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04-05 Ordinance
RECORD OF ORDINANCES Ordinance No. Inc. 04-OS Passed 20 AN ORDINANCE TO REZONE APPROXIMATELY 86.3 ACRES, LOCATED GENERALLY ON THE SOUTH SIDE OF PERIMETER DRIVE, APPROXIMATELY 1,400 FEET WEST OF AVERY-MUIRFIELD DRIVE, FROM PCD, PLANNED COMMERCE DISTRICT (PERIMETER WEST PCD AND RIVERSIDE PCD) TO PUD, PLANNED DEVELOPMENT DISTRICT. (CASE NO. 04-1502 -RIVERSIDE PUD -OHIO HEALTH HOSPITAL - 6955 PERIMETER LOOP DRIVE) NOW, THEREFORE, 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 PUD, Planned Development 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 "B", 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. Passed this 7fh day of ~~~~J , 2005. Signed: Mayor - Presi ing Officer Attest: `. ncil ler f Cou C Sponsor: Land Use and Long Range Planning I hereby certify that copies of this ~, Ordinance/Resolution were posted in the City of Dublin in accordance with Section 731.25 of the Ohio Revised Code. D,~ ty Clerk of Council, Dublin, Ohio a_:~ r,_ y I ~-' PCD ~ - - _ - - - _ ~~ . ~,~.-- ~~, ~ PCD - -, ., . ~. ._. - - - ,- - ~ ';~~ 'i ~~~'~rTr; ~ ~ ~ PCD ~ ~ ~'~, ~' ~'; ~ ~,, ~ - r,, PCD 'i PCD 'I ~'~~,~ ~ ' o ;~. ~I I ~ ~ ~m -~-- - -a - .,,;,,. PCD i m ~- PCD ~ ~ f D~ ' ~ j I ~ SITE ~ ~ ` ~ i .-..-_._ ~ ~~ , ~ ~ ' ~ ~I PCD ;~ . _ _ -- .. ,~, _ ..::_._ ., ,,. ., .. -.... -. .;:, ,., -. -, - -- ------- i f - - -- --- m - - --- - - --------------- - ~ ~~-- . - --~ R-SR ~~ ~ I~' i PIP C = ; -----=-~_: `,', ~_-R= ~, '~, PIP` _: i ~~--~~ `=~ ~ ~~ --- i ~~~ ~, _ - ---- ---- -' LI ~ ~ ~ R ~i~' ~ i ~ Z ~~ .. ~, ~~ i -- - - ,: -- :: ~ ~ - -- _ -_ ~~ ~`II SHIE RING ., 1 ~' PU i RD ~, PCD L4~ ~ ~~ R' i bi ~ i, - 04-1502 Rezoning OhioHealth Hospital Perimeter Loop Road City of Dublin Division of Planning Q N Not to Scale SUBAREA MAf' Popnetet Drive Ruxilli Site 2]3-010]Op original 16.460 xne ~~ -~ ~, L I ~ /;/ ~I I X, i s' ~~ 2l3 016112 i. I 13.319 acny 2]3.011300 9fla aan ~`°_ . i.- :z:' , 0 ~' m a 1]36,6, 10.421 an6i ,~ 273-910111 10.419 aun 6y paK] Subarea Map Legend: O OhioHealth Planned Development Site Boundary tl ~ Public Road (Hospital Drivtt Potential Future Public Road --- Approximate Location of Curb Cut (Location to be determined with final development plan. Driveways will alt&n with existing drives or maintain proper spacing.) ~ Subarea I ^ LJ Subarea II , ~evewprtent s;te Subarea i 65.8 Acres Ili-Opt495 35.631 auey by gear %% j ~~ a ° a 0213.°4106 000 ° ° O 213-006101 a ° o Avery a o 0 0 0 ~. ° ~ O ° ]73-0042pg 0 0 ° ° ° a o d ~~~r Loop Road G ° oo d ~ 000 ~a ~' _ ~ !r ~ t ° ,~ ~is-matt ~~=% j3365 x>~ ~'~ r_ 1 ~1 c %% ` i iil ~j/ ; i t526 xro I~ I / ~~ 9 i 4~ ~ ,~, a3-0tom II L t-t93 aax ~I Subarea its ._. , 20S Acres a 4- - n3-oooc~t ., - - - .u4~.eo iMeed` as•6o6301 G'.- 4S11baby tursry 1425 ava 6y ARd IR4 xm 6y fu.ky US 33/SR 167 ~~~~~~ ~ , ~n 04-1502 Rezoning OhioHealth Hospital Perimeter Loop Road Land Use and Long Range Planning 5800 Shier-Rings Road • Dublin, Ohio 43016 Memo Phone: 614-410-4600 • Fax: 614-761-6566 CITY OF DUELIN TO: Members of Dublin City Council ( ' FROM: Jane S. Brautigam, City Manager v~-~ ~ ~-~-~`~'~^~ DATE: February 1, 2005 INITIATED BY: Daniel D. Bird, FAICP, Land Use and Long Range Planning Director RE: Second Reading for Rezoning Ordinance: Ordinance #04-OS (Case No. 04-1502 -Riverside PCD - OhioHealth Hospital Perimeter Road) SUMMARY: Rezoning application 04-1502 for the OhioHealth Campus, located on the west side of Avery- Muirfield Road, south of Perimeter Drive, north of US33/SR161, is being forwarded for second reading. This application requests a development standards amendment to the existing zoning for 86.3 acres from PCD (Riverside and Perimeter West PCDs) to PUD Planned Unit Development District to accommodate a 600,000-square-foot hospital and 350,000 square feet of ancillary medical and associated uses. On September 16, 2004 the applicant informally presented their goals and objectives for the project, which included the construction of a 100-bed hospital open and operational by October 2007, to the Planning and Zoning Commission. Additionally, staff and the applicant have been conducting weekly pre-submittal meetings to discuss and refine the details in order to accommodate the opening date schedule. Because of the scope, intricacy, and compressed development schedule of this project the applicant has submitted a unique development text and corresponding subarea plan. Staff is aware that elements of this development text are not typical to a standard Dublin Planned District rezoning and that the unique circumstances associated with this project require a flexible, dynamic text that can withstand the rigorous needs of hospital development, as well as staff evaluation. Staff believes that the text provides flexibility, and accommodates the City's requirements for high-quality architecture and site design. This facility will exceed most expectations for hospital design by becoming an exemplary healthcare building that will have a lasting, positive outcome on patient satisfaction and community healthcare services. The Planning and Zoning Commission unanimously approved this rezoning on December 2, 2004 with seven conditions. Conditions 4 and 7 have been addressed in the development text. The applicant has agreed to have informal hearing on the progress of the hospital plans on March 17, 2005, which fulfills Condition 5. Conditions 1, 2, and 3, will be monitored at the site develops, and Condition 6 will be addressed at the time of final development plan approval. RECOMMENDATION: Motion to approve the second reading of Ordinance #04-OS with the seven conditions adopted by the Planning Commission on December 2, 2004. ~ ~, , ~. ~ ,; ;,,_, ~ -Z-v-~--F+~h 1~~~~~°itt~iG Old 2- `°~- EXHIBIT "B" '' REZONING APPLICATION (Code Section 153.23h) TO EXPIRE OivisionofPlnnning ORDINANCE NUMBER ~1LI- - (~~ 5800 Shier-Rings Road Dublin,Ohia43016-1236 CITY COUNCIL (FIRST READING) ~ t '~ ~ °`~ Phone/f00:614.410.4600 CITY COUNCIL (PUBLIC HEARING) fax: b14-410.4741 1'lebSite:tivwvr.dublin.oh.us CITY COUNCIL ACTION , NOTE: Applicants are highly encouraged to contact the Division of Planning at (614) 410-4600 for assistance and to discuss the Rezoning process prior to submitting a formal application. FOR OFFICE USE ONLY: !I Amount Received: i Receipt No Applicaat9n No: ©7 -~ Sb ~ MIS Fee No: P8Z Date(s): Date Received: &Z Action: ,~pAr~D'v'~t:~ ~ir ~, dv Received By: ~ l-ype of Request: N, s. E (W ~Circie) Side of: Avery - Muir. f field Drive/`^~ Distance from~Nearest Intersection: 5OO FEET, ~ S, E(W i(Circle) from Nearnst Intersection Nearnst hitersection: AND ~/ Avery - Muirfield Drive U. S. Route 33 / State Route 161 ,. PLEASE CHECK THE TYPE OF APPLICATION: i~T PUD Preliminary Development Pian (Section 153.0561 i Other (Please Describe) II. PROPERTY INFORMATION: This section must be Properly Address: 6955 Perimeter Loop Drive Tax iDlParcel Number(s): 273-OLO47O, et al. Parcel Size: * See Exhibit A I (Acres) 86.9± acres Existing Land Use Development: Generally Undeveloped; Medical Office Uses on Eastern edge site. Proposed Land Use Development: Hospital / Medical, Professional Office, & Related Uses Existing Zoning District: PCD Requested Zoning District: PUD r I re 6.9± acres ~~~ ~~~a Rezoning Application P,rge i of ~' ~j Rewseti 05Z60~1 CITY OF C~UBLIN PLANNING DIVISION R GLV IV IIV V J ~ M ~ Gnl=w ~. r~CaJC nuoa,n auuuivn<u onccw u State briefly how the proposed zoniny and development relates to the existing and potential hiture land use character of the vicinity: The property that is the subject of this rezoning currently sits in the Riverside Planned Commerce District and the Perimeter West Commerce District. Those distri provided for development promoting hospital/medical and related uses as well as professional office uses. This rezoning will create a new planned district that will provide for these same uses by creating a unified medial, professional and institutional campus. The development of this site, which is currently undevelop except for medical office buildings near its eastern edge, will complement surrounding commercial and retail development and will provide a much-needed sere to the community as a whole. State briefly how the proposed zoning and development relates to the Dublin Community Plan: The development of the site as a hospital/medical campus furthers the policy set forth in the Dublin Community Plan by enhancing the quality of life in the area through the provision of conveniently located healthcare services. Development of a community hospital here will make Dublin more attractive for both prospectiv residents and businesses and will provide an element of service which previously has been missing in the community. HAS A PREVIOUS APPLICATION TO REZONE TI IE PROPERTY BEEN DENIED BY CITY COUNCIL'vVTfHIN 1I iE LAST TWELVE MONII iS? !:YFS X NO If yes. list when and stale the basis for reconsideration ;+s noted by Section 153.234(A)(3): IF A PLANNED DISTRICT IS REQUESTED, IS F~ CONCEPT PLAN/PRELIMINARY DEVELOPMENT PLAN ATTM;HED'? X: YES !_ NO IF A PLANNED DISTRICT IS REQUESTED, IS THE PROPOSED DEVELOPMENT T'EXl' ATTACHFD? RYES ! NO s :e Rezoning Application Page 2 r~f~~ ? Revised 05'T_G0~1 IV x PLEASE SUBMIT THE FOLLOWING: Please submit all plans in large (24x36) and small {11xi7) format. Initial plan submittals for staff review will include four (4) copies. Revised submittals for Planning and Zoning Commission review will include fourteen (14) copies of aH TWO (2) ORIGINAL 51GNED AND NOTARIZED APPLICATIONS ANO THIRTEEN (13) COPIES OF THE ORIGINAL APPLICATION FOURTEEN (14} COPIES OF A LEGAL DESCRIPTION OF THE PROPERTY that consists of I _ page(s). FOURTEEN (14) TAX PARCEL ID MAPS indicating surrounding properly ovdners and parcel numbers (or all parcels within 500 feet of the site. FOUR (4) SCALED, SITE/STAKING PLANS SHOWING: a. North an'ow and bar scale. b. Location. size and dimensions of ail existing and proposed conditions and structures (significant natural features, landscapiny, structures, additions, decks, access ways. parkiny). c. Proposed Uses (Regional transportation system. densities, number of dwellings. brrildinghrnit types, square footages. parking, open space, etc.). d. Size of the site in acres/square feet. e. All property lines, setbacks, street centerlines, rights-of-way. easements, and other hrfunnation related to the site. f. Existing and proposed zoning district boundaries. e. Use of land and location of structures on adjacent properties. FOUR (4) COPIES OF THE FOLLOWING SCALED PLANS (IF APPL_ICABLE): a. Grading Plan. b. Landscaping Plan. c. Lighting Plan. d. Utility andlor Sionnwater Plan. o. Tree Survey, Tree Preservation and Tree Replacement Plans. FOUR (4) COPIES OF SCALED, ARCHITECTURAL ELEVATIONS (IF APPLICABLE) with proposed colors and materials nofecl. FUUR (4) OF SCALED DRAWINGS INDICATING: a. Location of signs and sign type (wall, clround, projecting, or window). b. Sign dimensions, including letter sizes and proposed distance from sign io grade. c. Copy layout and lettering styles (fonts) of signage. d. t<Aaterials and manufacturer to be used in fabrication. e. Total area of sign face (including framo). t. Type of illumination. MATERIALlCOLOR SAMPLES (swatches. photos, plans. ar product specifications). Include manu[achrrer name and number. CONTIGUOUS PROPERTY OWNERS: Please attach additional sheets if necessar It is the policy of the City of Dublin to notify surrounding property owners of pending applications under public review. t_ist all neighboring properly owners within 300 feet of the perimeter of the property. information must be in accordance with the County Auditor's current tax list. Electronic copies of lists are encouraged. (Please attach additional sheets if necessary. ) PROPERTY OWNER MAILING ADDRESS (not Mortgage Company or Tax Service) "^~ r See attached list. CITYlSTATEIZIP CODE Rezoning Application Page 3 of ~ (,~ Revised O~i2604 JI. AUTHORIZATION TO VISIT THE PROPERTY: Site visits to the property by City representatives are' essential to process this application. The OwnerlApplicant, as notarized below, hereby authorizes City representatives to visit, photograph and past a notice on the property described in this application. VIi. UTILITY DISCLAIMER: rbe city of Dublin win make every effort to provide essential services to the property as needed. However, the rapid growth of the City of Dublin and surrounding vicinities has stretched fhe Cilys capacity to provide these services to the limit. As such, the Cily of Dublin maybe unable to make ali or part of said facilities availabVe to the applicant until some further date. The OwnerlApplicantaeknowledges the approval of this request for rezoning by the Dubiin Planning and Zoning Commission and(or Dubiin City Council does not constitute a guarantee or binding commitmr:nt that the Cily of Dublin will be able to provide essential services such as water and sower facilities when needed by the said OwnertApplicant. VIII. PROPERTY OWNER/APPLICANT INFORMATION: This section must be completed. Current Properly Owner/Applicant: Hospital Properties, Inc. / Ohio Health Corporation, Pt__al. Mailing Address: (Street, City, State, zip codc:> 3722 Olentangy River Road, Columbus, Ohio 43214-3448 Daytimf, Telephone: 614 / 544-5919 I f `"`' 614 / 544-5936 __ _ - - Email or Alternate Contact Information: Rezoning Application (-'age ~ of~'i.3 Revised (152Ci04 IX X XI. REPRESENTATIVE(S) OF OWNER: Please complete if applicable. Attach aclclitional sheets for Representative: (Tenant, Architect, Designer, Contractor, etc.) Ben W. Hale, Jr. or Aaron L. Underhill, attorneys Mailing Address: Smith & Hale, 37 West Broad Street, Suite 725, Columbus, OH 4 (Street, City, State, Zip Code) Daytime Telephone: (614) 221-4255 Fax: (614) 221-4409 ~ Email or Alternate Contact Information: Who is the PRIMARY CONTACT PERSON for this application? Ben W. Hale , Jr . 215 AUTHORIZATION FOR OWNER'S AGENTIREPRESENTATIVE(5): Please cornptete rr appucanre. r nrs secuon „ru~..,~ ,~~.o. ~«.•• i HOSpltal PTOpeYt12S, .LLC _ _ ,Iheowner.herebyauthorize Ben W .-__ Hale, Jr ._ ~nd__the __at- s -at . }~h ~ . lla e to act as my representative(s) in all matters pertaining to the processing and approval of this appli ion c uding modr yang the protect. agree to be twund by all representations and agreements made by the designated representative. * Se s th attached authorization - Signature of Current Property Owner: By . ~ Date: Hos ita Fro erties LLC JD~ l~ ~~ I~ P P .,r /~ /~ Subscribed and sworn to before me this .-_-________. State of _ ____-----______--- County of _~ ~/SIC! --- - -------- day of _ _~[~~~/ __ . 20 -'=-f -------- :'20~PRIAC SF~i~c / NOTARY PUBLIC, STATE OF MY COMMISSION EXPI ES ``•:sr `o;r- FEBRUARY 10, 2008 ~''~qrf OF Oa v^ APPLICANT'S AFFIDAVIT: This section must de compretea ana noranzeu. I Aaron _ L . UtlClerhlll, _eS .. , the OwnerlApplicant or Authorized Representative, have read and _ --__ _ understand the contents of this application. Tie information contained in this application, attached exhibits, and other information submitted is complete and in all respects true and correct, to three best of my knowledge and belief. * See also the attached affidavit Signature of Owner or / /'.. `_. ~. ~~Date: lll///vrwvv """'"""~~~"'-"- 10 / 15 / 04 Authorized °°^~esentative: By os ital Properties, LLC / Ohio Health Corporation Pt al. ____- ________ Subscribed and sworn to before me this _,'' .1 Stale of ~-._ County of I~-!-~u~-~~ ~.------- :~(1 ~ ~f Ohio 04-2&05•: NOTE: FAX CONFIRIJIATION WILL FOLLOW THE SUBMISSION OF THIS APPLICATION Rezoning Application day of _-~ _ _ C/ --------------- -----. 20rj~- -_ Page 5 of;;/~~ Revised 052604 APPLICANT'S AFFIDAVIT RE: OhioHealth Rezoning Application I,~ ~„~e,S ~,~.FtiGC~rn , in my capacity as c i ;r,Q, -r€or the City of Dublin, Ohio, which is an o ner/applicant, have read and derstan the contents of the above-referenced application. The information contained in this application, attached exhibits, and other information submitted is complete and in all respects true and correct, to the best of my knowledge and belief. City of Dublin, Ohio Subscribed and sworn to before me this ;C_~ day of l~~,le,ti,b~--, 2004. State of Ohio County of Franklin Notary Public ROBYN D.HARP Notary Public, State of Ohio ;ommission Expires 0910912009 a~,~eP FILE ~~'~"~" REC~FIVED oc~ ~-s~siooa CITY 01= ®UBLIN PLAI~~I~'ii~G DI`V'ISION ~ of i3 AUTHORIZATION FOR OWNER'S AGENT/REPRESENTATIVE Dublin Health Center, LLC, the owner, hereby authorizes Ben W. Hale, Jr. and the attorneys at Smith & Hale to act as its representative(s) in all matters pertaining to the the processing and approval of the application to rezone Parcel Identification Number 273-010470, including modifying the project. I agree to be bound by all representations and agreements made by the designated representive(s). By: Subsci 2004. State c Count FILE COPY RECEIVED oe Ski on i GIT'~ !~~ ~'~~~~LIN PL,~~~~~~'~~O~yG ~IViSION `~ ~ ~3 EXHIBIT A TO OHIOHEALTH REZONING APPLICATION Parcel I.D. Numbers for Property to be Included in Rezoning Application: 273-011300 273-010701 273-010211 273-000411 273-001895 273-000301 273-010470 273-010471 273-010473 273-010474 OhioHealth Rezoning App. Exh. A (10/11/04) (alu) FILE COPY RECEIVED o~H~ 45m°oa~ C~?'~ ~'~ ~~..~R~IN P~`~~~~iI~G C~-~~',~~N g p f i 3 Job 1827 10/12/04 Page 1 of 4 86.160 Acre Tract Description Zoning Exhibit South of Perimeter Drive North of U.S. 33 West of Avery-Muirfield Drive City of Dublin, Ohio Situated in the State of Ohio, Franklin County, City of Dublin, Virginia Military Surveys No. 2999 and 3452, and being all of Lot 1, Lot 2, Reserve A and Reserve B of Hospital Properties Section 1 Subdivision of record in Plat Book 95, Page 51, and portions of Perimeter Loop Road (80 feet wide) of record in Plat Book 86, Page 86 and of record in Instrument 200002250037975, all of Hospital Properties, Inc. 2.425 acre tract of record in Official Record 13004 C14, all of the Hospital Properties, Inc. 4.190 acre tract of record in Official Record 12758 F20, a portion of the Hospital Properties, Inc. 111.649 acre tract of record in Official Record 13642 G19, All of the Hospital Properties, Inc. 10.419 acre tract of record in Instrument 200106250142767, all of the Hospital Properties, Inc. 10.427 acre tract of record in Instrument 200106250142768 and all of the Hospital Properties, Inc. 7.904 acre tract of record in Instrument 20040618014141430, said 86.160 acre tract being more particularly described as follows: Beginning in the south right-of-way of Perimeter Drive at the northwest corner of Lot 2 of "Avery Road Retail Center" of record in Plat Book 86, Page 86; thence South 2°45'06" West 779.46 feet, in the west line of Lot 2 and a westerly line of Lot 3, to an angle point in the westerly line of Lot 3; thence South 7°27'09" East 248.37 feet, in the west line of Lot 3, to the southwest corner of Lot 3; thence South 87°14'12" East 915.79 feet, in the south line of Lot 3 and across Perimeter Loop Road, to the east line of Perimeter Loop Road (80 feet wide) of record in Plat Book 86, Page 86, and in a westerly line of Lot 2 of said Hospital Properties Section 1; "~ 7 thence North 00°19'08" West 16.40 feet, in a westerly line of said Lot 2 and the r ~'*'1 easterly line of said Perimeter Loop Road, to a point of curve; ~"~ thence in the arc of a curve to the right, with a radius of 342.16 feet, a delta of O 28°42'25", an arc length of 171.43 feet, with a chord bearing North 14°02'05" "'t7 East 169.65 feet, to the northwesterly corner of said Lot 2 and the westerly ""C corner of Lot 3; ~~~~~y ,~D 15~~ GI~"l~ ~jF DUBLIN PLANNIiVG D11r'ISION Job 1827 10/12/04 Page 2 of 4 thence South 63°33'38" East 240.38 feet, in a southerly line of said Lot 3 and a northerly line of said Lot 2, to an angle point in said line; thence North 85°22'22" East 292.69 feet, in a southerly line of said Lot 3 and a northerly line of said Lot 2, to the westerly right-of-way line of Avery-Muirfield Road; thence South 04°37'38" East 248.04 feet, in said westerly right-of-way line and in an easterly line of Lot 2 and an easterly line of Reserve "B", to an angle point in said line; thence South 19°59'09" West 33.81 feet, in said westerly right-of-way line and an easterly line of Reserve "B", to an angle point in said line; thence South 13°07'29" East 95.31 feet, in said westerly right-of-way line and in an easterly line of Reserve "B", to an angle point in said line; thence South 04°37'38" East 209.31 feet, in said westerly right-of-way line and in an easterly line of Lot 1, to an angle point in said right-of-way line at the easterly corner of Reserve "A"; thence South 4°40'49" East 176.60 feet, in said westerly right-of-way line, to the northeast corner of the Hospital Properties, Inc. 4.190 acre tract; thence South 4°11'29" East 310.17 feet, in said westerly right-of-way line, in an easterly line of said 4.190 acre tract and in the easterly line of the Hospital Properties, Inc. 2.425 acre tract to the northerly Limited Access right-of-way line of U.S. 33 as shown on Ohio Department of Transportation right-of-way plans FRA-33-0.34 of record in the Ohio Department of Transportation office in Delaware, Ohio; thence North 89°41'49" West 388.81 feet, in a southerly line of said 2.425 acre tract and in said northerly Limited Access line, to an angle point in said line; thence South 78°26'12"West 56.29 feet, in a southerly line of said 2.425 acre tract and in said northerly Limited Access line, to an angle point in said line; thence North 89°15'19" West 1095.28 feet, in a southerly line of said 2.425 acre tract, a southerly line of said 4.190 acre tract, a southerly line of said original 111.649 acre tract and in said Limited Access line, to a point of curve; thence in the arc of a curve to the right, with a radius of 3766.53 feet, a delta of 28°36'14", an arc length of 1880.37 feet, and a chord bearing North 74°57'12" West 1860.90 feet, in a southerly line of said original 111.649 acre tract and in the Hospital Properties, inc. 10.427 acre tract of record in instrument ivumber ~~~ Job 1827 10/ 12/04 Page 3 of 4 200106250142768, and in said northerly Limited Access line, to the southwesterly corner of said 10.427 acre tract and the southeasterly corner of the Mouth Carmel Health 40.108 acre tract of record in Instrument Number 200005150094699; thence North 4°43'50" West 882.88 feet, in the westerly line of said 10.427 acre tract, the westerly line of the Hospital Properties, Inc. 7.904 acre tract and in the easterly line of said 40.108 acre tract, to the northwest corner of said 7.904 acre tract; thence North 85°19'12" East 686.30 feet, in the northerly line of said 7.904 acre tract and in the southerly line of the remainder of the Perimeter West LLC 16.880 acre tract, to the westerly line of Perimeter Loop Road (80 feet wide) of record in Instrument 200002250037975; Thence South 4°40'48" East 150.77 feet, in the easterly line of said 7.904 acre tract and in said westerly line of Perimeter Loop Road, to a point; thence North 85°19'12" East 80.00 feet, across said Perimeter Loop Road, to the easterly line of Perimeter Loop Road and the westerly line of the Perimeter West Building LLC 13.349 acre tract of record in Instrument 200002250037988; thence South 4°40' 48" East 351.08 feet, in said easterly line of Perimeter Loop Road and the westerly line of said 13.349 acre tract, to the southwesterly corner of said 13.349 acre tract the same being the northwesterly corner of said 10.419 acre tract; thence North 85°19'12" East 630.00 feet, in the southerly line of said 13.349 acre tract, and the northerly line of said 10.419 acre tract, to the southeasterly corner of said 13.349 acre tract and the northeasterly corner of said 10.419 acre tract and in a westerly line of said original 111.649 acre tract; thence North 4°40'48" West 936.18 feet, in the easterly line of said 13.349 acre tract and in a westerly line of said original 111.649 acre tract, to the southwesterly corner of the City of Dublin 1.133 acre tract of Perimeter Drive (100 feet wide) of record in Instrument 200002250037976; thence in a curve to the left, with a radius of 2150.00 feet, an arc length of 6.75 feet, a delta angle of 0° 10' 48" and a chord bearing North 77°41'35" East 6.75 feet, in a southerly line of said Perimeter Drive, to a point; thence North 77°36'11" East 493.57 feet, in the southerly line of said Perimeter Drive and in a northerly line of said original 111.649 acre tract, to the southeasterly corner of said 1.133 acre tract; s ~'y Job 1827 10/12/04 Page 4 of 4 thence Borth 12°3'49" lNest 10.00 feet, in the easterly line of said 1.133 acre tract, to the southwesterly corner of said Perimeter Drive of record in Plat Book 86, page 86; thence in a curve to the right, with a radius of 1960.00 feet, a delta of 00°44'23", an arc length of 25.30 feet, and a chord bearing North 77°58'22" East 25.30 feet, to the Place of Beginning containing 86.160 acres, more or less. This description is based on deeds and plats of record, is to be used for zoning purposes only and is not to be used for the transfer of real estate. Bearings are based on the southerly line of Lot 3 and the northerly line of Lot 2 being South 63°33'38" East as shown on said plat of "Hospital Properties, Section 1" of record in Plat Book 95, Page 51. Pomeroy & Associates, LTD `e;$gG~~~~e~~aarr~srp`s~f r' _. µr~x.e~ ee Y r Gary ,,wi~k14~~:. Profe , ion~~l S~rv~~-af=~ Nc~. 6395 ~. '< 4:~- `~~ 1 Jam Free Printing ~ Use Avery® TEMPLATE 5160® f ~~ APPLICANT OWNER vuww.avery.com r/~1 AVERY® 5160® 1-800-GO-AVERY ,, V Ohio Health Corporation Hospital Properties, Inc., et al. 3722 Olentangy River Road, Ste. K 3535 Olentangy River Road Columbus, OH 43214-3448 Columbus, OH 43214 (614) 544-5919 Sutphen Realty LLC P.O. Box 158 Amlin, OH 43002 Nationwide Life Insurance Re Investments 1-34-02 One Nationwide Plaza Cohunbus, OH 43215 Dublin Health Center LLC 394 East Town Street Columbus, OH 43215 .obert W Rings et al 3 10 Arrowhead Road ,, Dwell, OH 43065 Don Casto 191 West Nationwide Blvd., Suite 200 Columbus, OH 43215 FHIT LLC 6695 Perimeter Loop Road Dublin, OH 43017 SURROUNDING PROPERTY OWNERS Mount Carmel Health System Chief Financial Officer 5955 East Broad Street Columbus, OH 43215 James R McKitrick P.O. Box 96 Dublin, OH 43017 33 /Dublin Industrial Park 6223 Avery Road Dublin, OH 43016 Dwayne Hawkins 6001 34`" Street, N Saint Petersburg, FL 33714 Mr. Hoffman 4111 Executive Parkway Westerville, OH 43081 BP America Inc. Property Tax Dept. P.O. Box 1548 Warrenville, IL 60555 ohiohealth-riverside.lbl 10/13/04-ncs 2004 zip disk folder 195 ®A2l3Ad a C ~ ~aanv-o~-oo ~ uao~•~ane•nnnnnn A TT(IRNF V Ben W. Hale, Jr. Smith & Hale 37 West Broad Street, Ste. 275 Columbus, OH 43215 (614)221-4255 Steve & Sally Young 2569 Lane Road Columbus, OH 43220 SS Dublin LLC 9915 Allisonville Road Fishers, IN 46038 Perimeter West LLC 2041 Arlington Lane Columbus, OH 43228 PB /Perimeter Loop LLC P.O. Box 165 Dublin, OH 43017 Walgreen Co. 300 Wilmont Road Riverwoods, IL 60015 6620 Perimeter Drive LLC 6465 Reflections Drive Dublin, OH 43017 "T7 ..~.. RECEIVED ~ a~~~ zo~o4 ~'' D CITY OF DUBLIN -~ PLANNING®~ j~~~~y®~~ sn ui~uiad aaa~ we CITY OF DUBLIN_ D'nisio~ of Pkiuisg 5800 Shier-Rings Road Dublin, Ohio 43016-1236 4-410-4600 ~ i 4-410-4747 Site: www.dublin.oh.us PLANNING AND ZONING COMNIISSION RECORD OF ACTION DECEMBER 2, 2004 The Planning and Zoning Commission took the following action at this meeting: 1. Rezoning -Preliminary Development Pian 04-1502 -Riverside PUD - OhioHealth Hospital - 6955 Perimeter Loop Drive Location: ± 89 acres located on the south side of Perimeter Drive. Existing Zoning: PCD, Planned Commerce Districts (Riverside Hospital Plan and Perimeter West Plan). Request: Review and approval of a rezoning to PUD, Planned Unit Development District under the Planned District Standards provisions of Section 153.053 (D). Proposed Use: A 300,000-square foot, 200-bed hospital with associated site improvements. Applicant: OhioHealth, c/o Cheryl Herbert, President -Development of OhioHealth Hospital in Dublin; represented by Smith and Hale, c% Ben Hale, Jr., 37 West Broad Street, Suite 725, Columbus, Ohio 43215; and Andrews Architects, c/o John Hardt, 6631 Commerce Parkway, Suite B, Dublin, Ohio 43017. Staff Contact: Anne Wanner, Senior Planner. Contact Information: Phone: 410-4656/ E-mail: awanner@dublin.oh.us. MOTION: To approve this Rezoning application because the hospital and ancillary uses will continue the high quality of life and community services enjoyed by residents and employees of Dublin, the hospital will fulfill the criteria within the Community Plan to provide public gathering places and community focal points that serve to provide a sense of community and a visual reference point for the community, and the hospital meets the intent of Section 153.455(B) Planned District Plan Approval Criteria within the Dublin Zoning Code, with seven conditions: 1) That the applicant cooperate with the City as additional funding sources are needed for the agreed upon roadway improvements including a connection to the US 33lSR 161 ramp. 2) That the applicant coordinate with staff on the design and constructions of Perimeter Loop Road (Hospital Drive), throughout their project and that required rights-of--way and easement deeds are given to the City prior to the construction of this road, to the satisfaction of the City Engineer; Page 1 of 2 PLANNING AND ZONING COMMISSION RECORD OF ACTION DECEMBER 2, 2004 1. Rezoning -Preliminary Development Plan 04-1502 -Riverside PUD - OhioHealth Hospital - 6955 Perimeter Loop Drive (Continued) 3) That any field tiles found on this property be connected to the storm sewer system in order to maintain positive drainage; 4) That the development text be revised to address the Perimeter West development density rights for the remaining 28,307 squaze feet of development contained within the Perimeter Loop Road right-of--way; 5) That the applicant present the proposed development to the Planning and Zoning Commission in an informal hearing prior to seeking approval of the Final Development Plan; 6) That the applicant understands and agrees that the development text will be amplified to reflect the approved development standazds, including azchitecture, signage,, landscaping, lighting, and ingress/egress plans with final development plan approval by the Planning and Zoning Commission; and ?) That the text be revised to state that ancillary commercial and restaurant uses be permitted in support of the hospital or other medical uses, subject to .staff approval. /. * Ben W. Hale, Jr., representing the applicant, agreed to the above conditions. _ VOTE: 6-0. RESULT: This rezoning application was approved. It will be forwazded to City Council with a positive recommendation. STAFF CERTIFICATION Daniel D. Bird AICP Duector of Planning Dublin Planning and Zoning Commission Minutes -December 2, 2004 Page 2 Mr. Bird apolo ' ed for not including date of the David Report. oring said Councils d have also been no ~ ed. Ms. Boring asked w staff was ensuring t the Sawmill Kro footage state the text, instead of w t was indicated to the Mr. ' d said it was part of tl ecord that there was~differenc meeting in the last rector's ~~ ~° ~r ~' More was limited to the uaze nission at the last eting. of 1,060 sgpaf feet. Ben W. Hale, Jr. th orney representing Sawmill Kroger sto ,explained when ele is were pushed out requested, the footp ' t of the building gre He said the square f ge in the buildin at is space that can b~ d has not changed at Ms. oring said if the foo 'tis supposed to be li ed to 100,000 squaz et, then it better be 'ted to 100,000 sq eet. ~ Mr. Bird said ' as his understandin at was not part oft ppeal and it could b andled sepazately. a said he would chec 'th the law departure and report back to the mmission. erber again thanke .Bird for the Direc s Reports and said t were very helpful d he appreciated th Mr. Gerber ed that a CD of the est version of the Z g Code was distrib to the > Commis ' ers tonight. 1. Rezoning -Preliminary Development Plan 04-1502 -Riverside PCD - OhioHealth Hospital - 6955 Perimeter Loop Drive Mr. Gerber said this an application for review and approval of a preliminary development plan for a new 600,000 squaze foot, [corrected from 300,000], 200-bed hospital with related medical and office uses and associated site improvements. The rezoning application is to set up specific standazds that will be binding. He said this meeting is a recommendation hearing. At a later date, City Council will schedule a public hearing and vote to approve or disapprove the proposal. Adjacent property owners will also be notified of that Council meeting. If approved, the rezoning will become effective after 30 days. Mr. Gerber swore in all those who intended to present testimony in regards to this rezoning application. Acme Wanner presented this case. Ms. Wanner said the OhioHealth group had been working with staff to refine the development text, develop subazea plans, and study the traffic impacts for the project. She said the approval of this rezoning will allow the applicant to proceed to the next level of plan development, which is the Final Development Plan. Dublin Planning and Zoning Commission Minutes -December 2, 2004 Page 3 Ms. Wanner said this development text is unlike a typical rezoning text and that the provisions contained are broad. However, this text is a one of a kind document which allow the applicant a flexible, dynamic text that can withstand the rigorous needs of hospital development which cannot be minimized. She said the applicant has committed to a high quality hospital building, medical offices, and associated site improvements. Ms. Wanner said the applicant will present their architectural and site landscaping plans, in an informal review which is indicated on the amended conditions. Ms. Wanner said this site is located within central Dublin. An aerial slide of the site indicated that the site is currently bounded by US 33, SR 161, Avery-Muirfield Drive, and Perimeter Drive. All these zonings and surrounding zonings are PCD, Planned Commerce Districts. She said this site is currently located within two zoning districts, the Perimeter West development and the Riverside PCD. She said the site now includes the existing medical buildings in place along Perimeter Loop Road. Ms. Wanner said the staff report contains a section discussing the development rights currently in place within the right-of--way along the Perimeter Loop Drive. She said staff has requested that the applicant address this issue within the body of text. She said a draft of some of the language had been submitted which was acceptable to staff. She said it generally was a transfer of development rights which will become the new Perimeter Loop Drive which is slated to be realigned. In addition, Ms. Wanner said the applicant had a discussion with the landlord of the Pacer Global Logistics site. She said the applicant had agreed to provide an extended access easement to this property, based on the fact that the Perimeter Loop Road will be realigned and the adjacent property owner finds it acceptable. It will be consistent with the previously approved curb cuts for the site. She said there would be an additional curbcut for the Pacer site when it is expanded. Ms. Wanner said the applicant had provided landscape specifications for the helipad, as determined by Federal Aviation Administration (FAA). She said the use of taller landscaping within this area cannot be accommodated due to the FAA requirements. She said a subarea map had also been provided within the text. Subarea 1 is intended to permit the hospital and medical office uses. She said the objectives of Subarea 2 include the continuation of the current medical office buildings, but that the existing buildings could be removed in the future to permit additional hospital expansion. Ms. Wanner said the subarea map also indicates the location of realigned Perimeter Loop Road. She said it has been suggested that the road be renamed Hospital Drive to add additional way finding for patients. She said a future extended access from Avery-Muirfield Drive is shown as a future access. She said it will continued to be explored as part of traffic management on the site. Ms. Wanner showed a slide of a conceptual plan previously shown at the informal hearing. She said the text permits 950,000 aggregate square feet of structures, of which 600,000 square feet will be permitted to be used for hospital structures, and 350,000 square feet will be allotted for Dublin Planning and Zoning Commission Minutes -December 2, 2004 Page 4 medical office uses. Ms. Wanner said currently, there are approximately 58,000 square feet contained for the existing medical uses. Ms. Wanner said staff believes that the text provides flexibility for the applicant, and accommodates the City's requirements for high quality architecture and site design. She said this facility will exceed most expectations for hospital design by becoming an exemplary health care building that will have a lasting, positive outcome on patient satisfaction and community health care services. She said staff recommends approval with the following amended six conditions: 1) That the applicant cooperate f~~~, with the City as additional funding sources are needed for the agreed upon roadway improvements including a connection to the US 33/SR 161 ramp. 2) That the applicant coordinate with staff on the design and constructions of Perimeter Loop Road (Hospital Drive), throughout their project and that required rights-of--way and easement deeds are given to the City prior to the construction of this road, to the satisfaction of the City Engineer; 3) That any field tiles found on this property be connected to the storm sewer system in order to maintain positive drainage; 4) That the development text be revised to address the Perimeter West development density rights for the remaining 28,307 square feet of development contained within the Perimeter Loop Road right-of--way; 5) That the applicant present the proposed development to the Planning and Zoning Commission in an informal hearing prior to seeking approval of the Final Development Plan; and 6) That the applicant understands and agrees that the development text will be amplified to reflect the approved development standards, including architecture, signage, and landscaping with final development plan approval by the Planning and Zoning Commission. [Conditions modified from the Staff Report are indicated in italics.] Mr. Gerber asked about the purpose and intent of Conditions 5 and 6. Ms. Wanner said in regards to Condition 5, the text, as written, is broad because of the way hospitals design their buildings from the inside-out; the opposite of how office buildings are built. The function of hospital buildings is very important. She said hospitals design the interior and figure out where spaces should be, and then wrap the exterior around the building. As such, she said they are still in that interior design phase. Ms. Wanner said the applicant would like to present drawings sometime in March, at an informal hearing, to show the Commission what the progress of those drawings are. Ms. Wanner said regarding Condition 6, since the signage package, architectural and landscaping plans are not here for the Commission tonight, once those plans get approved at the Final Development Plan stage, including the signage (style, colors, etc.) will become part of that development text. These details will become part of the text so that it will be clear what the Commission has approved. Further developments can then be harmonious with those plans and that signage. Dublin Planning and Zoning Commission Minutes -December 2, 2004 Page 5 Mr. Gerber said that seemed to make sense because typically, when the Commission received a rezoning package, there was a lot more initially. The Commission looks it over, has a discussion, and make a recommendation to City Council. Council can approve it and tweak it more, then it comes back to the Commission as a Final Development Plan. He said the Commission has done this a couple of times in the past, and some things have sometimes slipped through the cracks. He said this helped his comfort level if this language got the Commission where they needed to be where they still had the ability at this informal to review this with earnest and put them in the place where they would be tonight if they had a full package completed. He asked if Ms. Readler was satisfied with the above six conditions. Jennifer Readler, agreed that it would still empower the Commission to carry out their duties. Ms. Readler said there was a provision in Section 153.053 that permits the Commission to vary the text at the Final Development Plan stage for different provisions that will enhance the overall development. She said the condition only strengthened that power. Mr. Gerber said his concern tonight was to not delay this whatsoever, but to make sure that the Commission can still carry out their duties they are sworn to do as Commission members. Ms. Boring concurred with Mr. Gerber. She asked if it was implicit that the Commission had an ability to modify and change. Ms. Readler said she thought Section 153.053 gave the Commission the power to modify it, and that Condition 6 referred back to that section. Ms. Reiss amended Condition 6 to include the lighting plan and the ingress/egress plan. Mr. Gerber clarified that Condition 6 was being amended to read: That the applicant understands and agrees that the development text will be amplified to reflect the approved development standards, including architecture, signage, landscaping, lighting, and ingress/egress plans with final development plan approval by the Planning and Zoning Commission. Ben Hale, Jr., representing the applicant, OhioHealth, said their commitments here are probably equal to what was in the original zoning because it was just a "bubble plan." He said they have done minor modifications, but basically, this zoning tonight is not radically different than the existing zoning. Mr. Hale said the hospital has bought about 24 acres from Pacer Global Logistics. He said that zoning did not include hospital uses. Cheryl Herbert, OhioHealth thanked Ms. Wanner and staff for assisting them to this point. She said it had been a tremendous pleasure working with them and getting to know them. Ms. Herbert discussed the OhioHealth vision and design process. She said OhioHealth was proud to be working on Dublin's new community hospital with national and local architects and designers in their effort to create a facility and an experience that will be unique for Central Dublin Planning and Zoning Commission Minutes -December 2, 2004 Page 6 Ohio. She said Karlsberger Architecture, a nationally recognized firm with extensive health care experience is leading the team that includes Andrews Architects and MSI Design from Dublin, as well as Eco-Design and Engineering from Plain City, a national expert in healing environments, and a local creative consulting firm. Ms. Herbert said OhioHealth will not build 'Lust another hospital. She said design will based on scientific, documented research that has occurred over the past several years which demonstrates that specific elements of facility design have a positive impact on both patient satisfaction and on their health outcomes. She said in order to further this research, hospitals across the country are participating in a project known as the Pebble Project. Ms. Herbert said it is coordinated through the Center for Health Design and its purpose is to create a ripple effect in the health care community by providing research and documented examples of health care facilities whose design has made a difference in the quality of health care provided to consumers. Ms. Herbert said she was pleased to tell the Commission that the hospital will become in Dublin, the 26th hospital nationally to participate in this project. Ms. Herbert said innovation and creativity are paramount as they work to design a facility and experience that are focused on reducing stress, connecting to nature, providing options and choices for patients and their families, allowing for social support, and offering pleasant diversions. She said at the same time, the design will promote patient safety, enhance the ability to deliver world-class customer service, be ecologically friendly, utilize advanced technology, and compliment the high-quality architecture that is already found in this area. She said they are in the process of programming patient units, support spaces, public areas, and offices which will lead to the establishment of the building's footprint, and ultimately to the design of the exterior skin, landscaping, and parking. Ms. Herbert said the proposed zoning text is written to allow them this innovative and creative design process. Ms. Herbert said they looked forward to sharing detail with the Commission as soon as it becomes available. She appreciated the Commission's consideration of the unique and important nature of this hospital project. Mr. Gerber said this is an exciting project, and at the same time, a very massive one. He said it looked like that in the spirit of cooperativeness, that both the staff and the applicant had worked very diligently to get this point. Mr. Hale agreed, on behalf of the applicant to the amended conditions as listed below. He estimated that they would return the middle of March 2005 to Commission meeting with plans as requested. Mr. Gerber said the Commission tonight was looking at the use itself only. He said all the detail, etc. would be reviewed at the March meeting. Ms. Reiss asked if the proposed US 33 ramp idea was approved, how would it affect the ponds near the two existing medical office buildings that are a part of this rezoning. Dublin Planning and Zoning Commission Minutes -December 2, 2004 Page 7 Ms. Wanner said there is a significant grade change from Avery-Muirfield Drive to the ponds. Therefore, that would have to be mitigated, as well as the stormwater management for them. Ms. Reiss asked if that was addressed in the proposed text. Ms. Wanner said the Stormwater Management Regulations are a Code provision. They could not manage less stormwater than they are doing now. They would have to mitigate this stormwater perhaps elsewhere on the site -redesign the ponds. She said that would be a development plan approval that would have to come to the Commission if and when that happens. Ms. Reiss thought the idea of a ramp entrance directly across the US 33 exit ramp made sense. Mr. Hale said that ramp had been considered since the late 1980s. He said there are provisions in the current text. However, they do not think it is a near-term project. He does not think it will be constructed before the hospital is built. US 33 is currently being studied by the State and until it is done, they will not entertain any other infrastructure development in that area. He said from the traffic engineering point of view, they think the ramp is justifiable. Ms. Wanner said the area was within the Limited Access of US 33, so it is under ODOT's purview and requires their approval. Ms. Reiss asked how the guidance system and helipad would be illuminated. John Hardt, Andrews Architects, said the details have not yet been determined since the design has not been completed. He said there will be ground lights surrounding the helipad similar to those at the airport. Ms. Reiss was concerned about helipad noise. She asked if a noise study could be undertaken to help understand how the noise is going to travel south. She thought it had been attempted to locate it in the best possible location to minimize noise disturbance to neighbors. She wondered how its sound would travel on take-off and landing. Mr. Gerber said helicopter flights were governed by FAA who had prescribed flight noise and safety patterns with respect to flights, not only for persons on the ground, but the patients in the air. Mr. Hale agreed to get noise and flight pattern information for the Commissioners. Mr. Gerber asked about permitted uses, for example, energy plants to service the hospital. Ms. Wanner said the hospital will need an independent emergency energy source which would be a significant structure within or close to the hospital site, and it would be a permitted use. Mr. Gerber said he understood that hotel and motel uses would be like the Ronald McDonald Houses - not a Super 8, etc. He said it would go through the planning process independently. Dublin Planning and Zoning Commission Minutes -December 2, 2004 Page 8 Mr. Gerber referred to Condition 3, and asked of related commercial and restaurant uses would be internal operations. Ms. Wanner said they have indicated there will be some kind of ancillary commercial use, whereby they could have a gift shop inside the hospital, some sort of coffee shop inside the hospital. Ms. Boring asked if ancillary "interior" could be added so that a concern previously occurring could be avoided. Ms. Wanner said the existing text includes the language Ms. Boring discussed. Ms. Reiss and Ms. Boring said this text needed to be tightened. Ms. Wanner stated that the current text states that "Ancillary commercial uses within the structure primarily devoted to office or medical uses. She said if the applicant agreed, the proposed text could be changed to "Ancillary commercial and restaurant uses within the hospital structure or within the structure devoted to hospital uses..." Mr. Hale said they were discussing a garden for patients to sit and decompress, He said they did not want to exclude themselves having some portion of exterior ancillary uses. Mr. Gerber agreed those were all things related to a hospital. Ms. Boring asked if the Commission was asking them to limit Point 3 to within the hospital structure. Mr. Hale agreed to limit those things to within the hospital structure. However he wanted to tweak it so that in the decompression area people could drink coffee. Mr. Gerber said it should not be limited too much because it is part of a campus and it is not for additional commercial operations or activity, per se, it is to support the function. Ms. Reiss said that was not the intent today, but it was unknown what might happen in the future. Ms. Boring agreed. However, she said she thought taking food or drinks to the outside area would not be considered a commercial use. Ms. Wanner said uses being discussed would be associated with the hospital and would be considered an accessory to the hospital. Ms. Reiss was concerned about a stand alone building, owned by the hospital being split off and sold in the future when it is seen that they do not need all the land purchased and it being converted to a restaurant, because the text permits it. Mr. Hale agreed to tighten up the text language so that could not happen. Dublin Planning and Zoning Commission Minutes -December 2, 2004 Page 9 Ms. Wanner suggested adding: Ancillary commercial uses within the hospital or structures primarily devoted to office or medical uses. Mr. Gerber added: ...in support of hospital functions and activities. Mr. Hale agreed to create some text addressing those concerns, subject to staff approval. Mr. Gerber said the above would be Condition 7. Ms. Reiss asked if a noise study could be required as a condition. Mr. Hale reiterated the need for the hospital to have a helipad. Mr. Gerber said noise was covered by the FAA, and they take into consideration many of these things. He said if there are resident complaints, the FAA is who they are going to contact. Mr. Hardt said the helipad will be used almost exclusively for critical outbound patients who would be better treated elsewhere. He said it will not be used with the frequency seen at Columbus' trauma centers. Mr. Gerber viewed that if it was an emergency, it did not matter how loud the helicopter noise was. Ms. Boring agreed. Ms. Boring said she did not mind if information from the helicopter company was provided for an idea for expectations for acclimation, but other than that she was satisfied with what it was because of the benefit. Mr. Hale said all of Central Ohio was covered by LifeFlight, and it was the same service at this hospital. Mr. Gerber said Dublin has a noise ordinance, but it excludes emergencies. Mr. Hardt indicated on a slide of the hospital's preliminary plan where the helipad was currently being proposed, southwest of the hospital. He said they have worked hard to put it as close to the highway as possible, shield it behind the building, and keep it far away from the homes. He said it had been one of the defining factors of their planning to this point. He said from a noise standpoint, they had done about all they could do with the position of it. Ms. Boring asked if staff had received any phone calls from concerned residents about this hospital project. Ms. Wanner said staff had not received any calls about this project. She said she knew the applicant had met with several resident groups, homeowners' association groups, and business leaders. She said she thought they had done a v~ good job of getting the message out to all of the community and the surrounding property owners. Dublin Planning and Zoning Commission Minutes -December 2, 2004 Page 10 Mr. Gerber reiterated that this preliminary development plan/rezoning application will go to City Council for approval and all residents are invited to that forum and will have an opportunity to speak if this is an issue. Mr. Messineo said he thought traffic would be an important issue. He questioned some of the assumptions in the traffic study, particularly the opening day peak traffic. He said it looked like on the major road, (Avery-Muirfield Drive), only 179 vehicles were assumed to pass through that intersection. He was referring to Sheet 15 of the traffic study provided. Todd Stanhope, Traffic Engineering Services, said the hospital traffic is not going to be a peak hour use. He said typically, shift changes occur off peak and there is a lot distribution throughout the day. Mr. Messineo asked if the numbers for Avery-Muirfield Drive and Hospital Drive north/south reflected 179 vehicles moving through that intersection in the peak time. Mr. Stanhope agreed. Mr. Gerber asked how this hospital compared in size to others in Columbus. Ms. Herbert said this hospital is probably going to have 100 beds. She said this hospital is one- eighth the size of Riverside Hospital. Ms. Herbert said they also do not have the associated medical office building traffic, the associated information systems, etc. She said the traffic on Thomas Lane not associated with Riverside Hospital makes it difficult to compare here. Ms. Herbert said St. Ann's currently has approximately 250 beds. She said Grant Hospital is currently operating with 500 to 600 beds. Mr. Messineo said assumptions were made to project the traffic in the study, and that signals were not needed, and may never be needed on opening day. He traveled the intersection today during a peak hour and he estimated more than 200 vehicles passed through it in the few minutes it took him to come through it. Mr. Hale explained that the uses and national database are studied to arrive at a projection of how many vehicles will be generated totally. He said then they do their study, and then send it to Doyle Clear, who is an outside consultant who represents the City. He said it is adjusted pursuant to Mr. Clear's comments. He said what the Commission gets is the report that has been through this process. Mr. Hale said the opening day figure was based on national studies. Mr. Stanhope clarified what Mr. Messineo was looking was the traffic generated by the hospital site, not the total traffic. Mr. Messineo said that was not the way Warrant 1 and 3 were done for traffic signals. He said they consider all the traffic passing through that intersection. Dublin Planning and Zoning Commission Minutes -December 2, 2004 Page 11 Mr. Hale said Dublin has done a number of traffic studies over the years in terms of how the roads, etc. are sized. He said the square footage specified in the text is actually under what the City has assumed is going to come off of these sites. He said they have stated in the text that if they ever exceed that number, they have to do a traffic study and come back to the Commission to discuss what additional improvements are needed. Mr. Hale said he believed the studies they had done were accurate, and in terms of the assumptions that the City has made, they are actually conservative. Doyle Clear, Trans Associates, suggested that the figure on Page 15 should not be looked at because that was just site-generated traffic. He said what is not included in the report given to the Commission was current traffic volumes, added with the site traffic that would give the total traffic volume numbers, which was what he thought Mr. Messineo wanted. Mr. Messineo said if that was not included in the report given to the Commission, then it was recommending to them that a signal was not needed on opening day at Perimeter Drive and Hospital Drive. Mr. Clear said staff asked the applicant to plan and design this roadway system for the long term. He said they designed it for 2025. He said they started with the long term requirement, which is full build of the hospital, expected traffic growth, and build out of all the Perimeter area, both east and west of Avery Road, and that was what they used to design the roadway. He said that was what Mr. Hale was talking about where they made the comparison between what they have estimated previously as part of the design process, and where they are now. He said the figure in the report was a special, separate request by staff of the applicant to simply show the volume of traffic generated by the site on opening day. He said it was not that volume that was used to test the signal warrants. Mr. Messineo said that was not the way the warrants were applied for the traffic signals. Mr. Clear said that was correct. He said there were other analyses that went through where you took the total traffic volumes, not just the site traffic to estimate the warrant analyses. He said they were close on signals. Mr. Messineo asked where were those numbers shown on the report. Mr. Clear said they were not in this report. Mr. Gerber said that was not the purpose of the report. Mr. Messineo asked why, if this was an engineering report, was it not stamped inside. Mr. Stanhope said the City does not require it to be stamped and signed. However, a technical appendix that had the data for the warrants was provided to staff for review. Gary Wilcox, Traffic Engineering Services, agreed to stamp the report. Dublin Planning and Zoning Commission Minutes -December 2, 2004 Page 12 Mr. Hale said the intersection being discussed where a light is not warranted is the Perimeter Loop intersection, not on Avery Road. He said the hospital would like to have a light at that intersection. He said there are some exceptions to the warrants that deal with hospitals and emergency issues. He said they would do everything they could to get a signal at that location because they think it is necessary to provide ease in entry and exit to the hospital. Mr. Gerber said traffic was something the Commission needed to consider with any development, but they also know that the Avery/Perimeter area is becoming utilized more and more. He asked that the ideas or thoughts engineering had to alleviate traffic be discussed. He said whether it is a hospital or nine office buildings and a couple of hotels, there is going to be more traffic there - that's a given that has been known all along. Barb Cox said the engineering staff is working on part of those concerns now. She said a consultant had been hired to look at the Avery-Muirfield comdor, specifically at the Post Road, Perimeter Drive, and Perimeter Loop Road intersections. She said there were several concerns along that corridor. She said the information requested for this traffic study was to look at their site generated traffic and see if there are any impacts that were above and beyond what the City already knows is coming down the pipeline, based on the background traffic growth. Ms. Cox said the background traffic coming down Avery-Muirfield Drive is going to grow and that is going to get bigger faster than this project is going to impact that. Mr. Gerber asked Ms. Cox if this report was more or less than expected. Ms. Cox said it was interesting to her as she was going through this and working on the information for the staff reports for this project. She said this land was actually rezoned in the mid 80s. A traffic study was done at that time, and the majority of things on the list of items that were listed in that traffic study that needed to be done for this work had been completed. However, she said the ramp by the stormwater ponds, the extension of Perimeter Drive had not been done. Ms. Cox said the Perimeter West rezoning, where the Pacer Global building is located, also did a traffic study of their impacts and what would happen. She said some of that work identified in that study has also been completed, including the construction of Perimeter Drive to the west and the dedication of the right-of--way necessary for the City to build Perimeter Loop Drive. Ms. Cox said there is supposed to be an additional left turn lane at Perimeter Drive and Avery- Muirfield Drive, and that will be constructed. She said the left turn lane will be funded by the TIF on this property. She said the big driver for some of the things that happen in this corridor is how the US 33 interchange functions. Ms. Cox said they had ODOT guidelines that cannot be changed by the City. She said it is complex and simple solutions are not available. She said staff is considering other options along Avery-Muirfield Drive and trying to think beyond the traditional solutions for those. She said it is growing at a rate that the staff is struggling with, but they are working on it. Ms. Cox said at the ramps, one of the big issues is the free-flowing right hand turn on the exit ramp off US 33 to go northbound. She said traffic backs up along US 33 towards the interchange with I-270, if this turn. lane is impeded. Dublin Planning and Zoning Commission Minutes -December 2, 2004 Page 13 Mr. Messineo noted that that is a large change of elevation (drop) through there. He asked what were the chances of the additional ramp to the hospital. Ms. Cox clarified that the additional roadway connecting into what will be Hospital Drive will have to be worked out with ODOT. Mr. Messineo asked if any projection on how it will be built have been made in case ODOT approval is given. Ms. Cox did not think any detail work had been done on it. The steps needed to be worked through about whether or not it would even be feasible, when it could happen, if it could happen. She said the Major Investment Study (MIS) for the US 33 Corridor and the I-270 Corridor is being undertaken by ODOT now, and it could identify additional improvements to be done at certain interchanges in the study area. Mr. Hale said the MIS study had to be completed by ODOT before they could go in. He said they thought this additional ramp could work. He thought it was feasible, but no one has set down with an engineer and said go spend money to design it. Mr. Messineo asked if ODOT said the ramp could be built tomorrow, would the hospital have the land. Mr. Hale affirmed that the hospital owned the necessary land. Mr. Gerber understood that the City was aware of this and was working on it as well as Council, a taskforce, ODOT, and the applicant. He said it sounded like based on this report and what Ms. Cox had seen in terms of the anticipation of the usage of the roadway by this applicant that this is fine and will work. Ms. Reiss referred to Ms. Cox's memorandum about the traffic analysis and said she suggested an interconnection between the hospital site and Avery Square. Ms. Cox said it was not on the site plan now, but staff was wondering if there was a way to tie in the parking lot so if you are at the hospital and you want to visit say, BW3 for dinner, you don't have to get out on Perimeter Drive and come through everything to get to it. Ms. Reiss questioned whether automobile traffic should be encouraged instead of pedestrian traffic for such as short trip. Ms. Cox said both, automobile and pedestrian traffic should be encouraged. Ms. Reiss asked then, should a pedestrian connection be requested. Ms. Cox recommended both automobile and pedestrian traffic connections. Dublin Planning and Zoning Commission Minutes -December 2, 2004 Page 14 Mr. Sprague asked when the MIS study would be completed and if there was a potential timetable on the widening. Paul Hammersmith said the freeway study itself, which was the I-270/US 33 MIS was a little behind schedule for various reasons. He said it could be anticipated to be completed by this time next year. He said that study will be forwarded to ODOT and Federal Highway Administration (FHWA) for their review. He said depending upon the conclusions from that study, any suggested improvements will have to compete for programming funds through the whole track process. He did not expect it optimistically, for five years. Mr. Zimmerman was concerned that renaming Perimeter Drive to Hospital Drive might cause a financial burden on existing businesses when advertising their address changes. He asked if the City would participate in that. Ms. Cox said she was not sure whose financial burden it would be. However, she pointed out that some of the businesses had Perimeter Loop addresses, some had Perimeter Drive addresses. She said fortunately, the whole shopping center will not be affected by the street name change. She said the engineering staff handled address assignments, and they have standard letter notifications. The Post Office honors old addresses of businesses for a year. Mr. Zimmerman said he thought the helipad location was good. He reiterated that it is necessary for the hospital. He looked forward to the next phase of this application. He said this was a good staff report. Mr. Gerber asked if Mr. Hale agreed to the amended conditions, modified Condition 6 to include lighting and ingress/egress plans, and Condition 7, related to those permitted uses. Mr. Hale agreed to the conditions listed as below. Mr. Gerber said in his opinion, this "dots the eye" for Dublin. Ms. Reiss referred to the condition in the height and setback area: On interior property lines, there won't be any minimum setback requirement. She said she understood that the hospital was trying to span these couple of lots, and she had no problem with that, but she did not want to see that applied to any future lot splits, if the hospital should choose to split off a section and sell it. She said then, the minimum setbacks need to come back into play. Ms. Wanner said if the hospital sold property, the new property line is no longer considered an interior property line. She said the idea of interior property lines only apply to land owned by one property owner. Mr. Hale explained that hospitals (not-for-profit corporations) are not allowed to assist doctors financially, so doctors' buildings are built and owned by the doctors, and connected to the hospital. He said from a practical point of view, it looks like the hospital, but it is not owned by the hospital. Dublin Planning and Zoning Commission Minutes -December 2, 2004 Page 15 Ms. Reiss said she had no problem with that. She asked if, for some reason, the western portion in the future could be sold. Mr. Hale said the intent was not to let a separate building have a zero property line, but that if a building, separately owned, were attached to the hospital, it would not be required to utilize the setbacks. Ms. Reiss said she had no problem with that. She asked if the existing language accomplished this intent. Ms. Wanner said that was the intent. She said for any proposed development, staff would render an opinion as to whether or not this building, or this development is meeting the text requirements. She said the text requirement will provide adequate yard space for unattached buildings. Mr. Hale agreed to look at the language with staff to make sure that was articulated and if it needs revision before going to Council, they will do that. He said he would agree to that as a condition if necessary. Ms. Reiss suggested that wrought iron, stone or brick was the only allowable materials for fencing on the site. Ms. Boring suggested waiting until the FAA fencing requirements for the helipad are known. Mr. Gerber said he thought the Commission would have the ability to review these items with Conditions 5 and 6. He said these types of issues and details could be addressed at the informal. Mr. Gerber made the motion to approve this rezoning/preliminary development plan because the hospital and ancillary uses will continue the high quality of life and community services enjoyed by residents and employees of Dublin, it will fulfill the criteria within the Community Plan to provide public gathering places and community focal points that serve to provide a sense of community and a visual reference point for the community, and it meets the intent of Section 153.055(B) Planned District Plan Approval Criteria within the Dublin Zoning Code, with seven conditions: 1) That the applicant cooperate with the City as additional funding sources are needed for the agreed upon roadway improvements including a connection to the US 33/SR 161 ramp. 2) That the applicant coordinate with staff on the design and constructions of Perimeter Loop Road (Hospital Drive), throughout their project and that required rights-of--way and easement deeds are given to the City prior to the construction of this road, to the satisfaction of the City Engineer; 3) That any field tiles found on this property be connected to the storm sewer system in order to maintain positive drainage; 4) That the development text be revised to address the Perimeter West development density rights for the remaining 28,307 square feet of development contained within the Perimeter Loop Road right-of--way; Dublin Planning and Zoning Commission Minutes -December 2, 2004 Page 16 5) That the applicant present the proposed development to the Planning and Zoning Commission in an informal hearing prior to seeking approval of the Final Development Plan; 6) That the applicant understands and agrees that the development text will be amplified to reflect the approved development standards, including architecture, signage, landscaping, lighting, and ingress/egress plans with final development plan approval by the Planning and Zoning Commission; and 7) That the text be revised to state that ancillary commercial and restaurant uses be permitted in support of the hospital or other medical uses, subject to staff approval. Mr. Hale agreed again to the above conditions. Mr. Zimmerman seconded the motion, and the vote was as follows: Ms. Reiss, yes; Ms. Boring, yes; Mr. Sprague, yes; Mr. Messineo, yes; Mr. Zimmerman, yes; and Mr. Gerber, yes. (Approved 6-0.) Mr. Messineo said the Commission was glad to have the hospital in Dublin and he was sure it was going to be great thing for the community. Mr. Gerber thanked the applicants and said that the Commission very much looked forward to seeing this project again in March to review the development plan and define the text completely. The meeting was adjourned at 8:10 p.m. Respectfully submitted, Libby Farley Administrative Secretary CITY OF DUBLIN_ Division of Planning °~ "~0 Shier-Rings Road '- Ohio 43016-1236 ie: 614-410-4600 614-410-4741 Web Site: www.duhlin.oh.us STAFF REPORT DUBLIN PLANNING AND ZONING COMMISSION DECEMBER 2, 2004 1. Rezoning -Preliminary Development Plan 04-1502 -Riverside PUD - OhioHealth Hospital -Perimeter Loop Drive Location: 86.3 acres located on the south side of Perimeter Drive. Existing Zoning: PCD, Planned Commerce District (Riverside Hospital Plan and Perimeter West Plan). Request: Review and approval of a rezoning to PUD, Planned Unit Development District under the Planned District Standards provisions of Section 153.053(D). Proposed Use: A 300,000-square foot, 200-bed hospital with associated site improvements. Applicant: OhioHealth, c/o Cheryl Herbert, President -Development of OhioHealth Hospital in Dublin; represented by Smith and Hale, c/o Ben Hale, Jr., 37 West Broad Street, Suite 725, Columbus, Ohio 43215; and Andrews Architects, c/o John Hardt, 6631 Commerce Parkway, Suite B, Dublin, Ohio 43017. Staff Contact: Anne Wanner, Senior Planner. Contact Information: Phone: 410-4656/E-mail: awanner(a~dublin.oh.us. BACKGROUND: Case Summary: This case was heard informally on September 16, 2004. At that time the applicant presented the goals and objectives for the project along with a schedule of development, and a very preliminary conceptual site plan. Since that time, the applicant has worked with staff to refine the development text, develop Subarea plans, and study traffic impacts for this project. This proposal includes a 600,000-square foot hospital and 350,000 square feet of additional medical uses, to be constructed in several phases. When completed, the Dublin Hospital Planned District is expected to include a total of 950,000 square feet of building square footage. Staff is recommending approval of this project with four conditions. Dublin Planning and Zoning Commission Staff Report -December 2, 2004 Page 2 Case Procedure: As described in Section 153.050, the purposes of the new Planned Development District regulations are to: 1) Provide an opportunity for a mix of land uses otherwise not permitted within the standard municipal zoning district classifications; 2) Allow the creation of development standazds that respect the unique characteristics, natural quality and beauty of the site and the immediate vicinity and protect the community's natural resources by avoiding development on, destruction of, sensitive environmental azeas; 3) Enable greater review of design characteristics to ensure that the project is properly integrated into its surroundings and is compatible with adjacent development; 4) Assure compatibility between proposed land uses within and around the Planned Development District through appropriate development controls; 5) Pursue the housing and economic development goals of the City; 6) Promote economical and efficient use of land and reduce infrastructure costs through unified development; 7) Provide for supporting community facilities; 8) Establish objective criteria for development plan review that ensure conformity to community and district standards and allow for consistent treatment throughout. The procedures established for the new Planned. Development Districts continue to provide for proper site planning in a coordinated and comprehensive manner, consistent with accepted land planning, landscape architecture, and engineering principles, using imaginative azchitectural design and flexibility in building styles. The new PUD process may consist of up to three basic stages: ~ -~ 1) Concept Plan (Staff, Commission, and/or City Council review and comment); 2) Zoning Amendment Request (Preliminazy Development Plan; Commission recommends and City Council approves/denies); and 3) Final Development Plan (Commission approves/denies). A concept plan shall be forwarded to the Planning and Zoning Commission when the project is complex, comprises more than 25 acres, or does not comply with the Community Plan. Otherwise, a preliminary development plan shall be reviewed by staff and forwarded to the Planning and Zoning Commission for review and action. The Planning and Zoning Commission shall review the application to determine compliance with the approval criteria set forth in 153.055(B) and repeated below. Upon review the Planning and Zoning Commission shall ultimately forward the plan to City Council with a recommendation for approval, a recommendation for approval subject to conditions or a recommendation for disapproval. City Council shall review the proposal and conduct a public hearing before rendering its decision. Adopting the plan shall constitute a rezoning of the property and allow the applicant to proceed with detailed preparation of the final development plan. Dublin Planning and Zoning Commission Staff Report -December 2, 2004 Page 3 Review Criteria: In accordance with Section 153.055(B) Plan Approval Criteria, the Code sets out the following criteria of approval for a preliminary development plan (rezoning): 1) The proposed development is consistent with the purpose, intent and applicable standards of the Dublin Zoning Code; 2) The proposed development is in conformity with the Community Plan, Thoroughfare Plan, Bikeway Plan and other adopted plans or portions thereof as they may apply and will not unreasonably burden the existing street network; 3) The proposed development advances the general welfare of the City and immediate vicinity and will not impede the normal and orderly development and improvement of the surrounding areas; 4) The proposed uses are appropriately located in the City so that the use and value of property within and adjacent to the area will be safeguaxded; 5) Proposed residential development will have sufficient open space areas that meet the objectives of the Community Plan; 6) The proposed development respects the unique characteristic of the natural features and protects the natural resources of the site; 7) Adequate utilities, access roads, drainage, retention and/or necessary facilities have been or are being provided. 8) Adequate measures have .been or will be taken to .provide ingress and egress designed to minimize traffic congestion on the surrounding public streets and to maximize public safety and to accommodate adequate pedestrian and bike circulation systems so that the proposed development provides for a safe, convenient and non-conflicting circulation system for motorists, bicyclists and pedestrians; 9) The relationship of buildings and structures to each other and to such other facilities provides for the coordination and integration of this development within the PD and the larger community and maintains the image of Dublin as a quality community; 10) The density, building gross floor area, building heights, setbacks, distances between buildings and structures, yard space, design and layout of open space systems and parking areas, traffic accessibility and other elements having a bearing on the overall acceptability of the development plan's contribution to the orderly development of land within the City; 11) Adequate provision is made for storm drainage within and through the site so as to maintain, as far as practicable, usual and normal swales, water courses and drainage areas; 12) The design, site arrangement, and anticipated benefits of the proposed development justify any deviation from the standard development regulations included in the Dublin Zoning Code or Subdivision Regulation, and that any such deviations are consistent with the intent of the Planned Development District regulations; 13) The proposed building design meets or exceeds the quality of the building designs in the surrounding area and all applicable appearance standards of the City; 14) The proposed phasing of development is appropriate for the existing and proposed infrastructure and is sufficiently coordinated among the various phases to ultimately yield the intended overall development; 15) The proposed development can be adequately serviced by existing or planned public improvements and not impair the existing public service system for the area; and Dublin Planning and Zoning Commission Staff Report -December 2, 2004 Page 4 16) The applicant's contributions to the public infrastructure are consistent with the Thoroughfare Plan and are sufficient to service the new development. CONSIDERATIONS: Site Characteristics: Site Description. This 86.3-acre site is located on the south side of Perimeter Drive, west of Avery-Muirfield Drive, and north of U.S. 33/S.R. 161 Drive. The site is irregularly shaped with approximately 3,400 feet of frontage on U.S.33/S.R.161, 1,200 feet of frontage along Avery-Muirfield Drive, and 535 feet of frontage along Perimeter Drive. Currently, the majority of the site is undeveloped, however the eastern portion of the site is developed with two medical office buildings. Zoning. To the north of the site is Perimeter Drive and partially developed land zoned PCD as part of the Perimeter West plan and Riverside PCD plan. To the east is the Avery Square shopping center (part of rezoning). To the west is land also zoned PCD, currently owned by Mount Carmel. T'he site wraps around the existing Pacer Global Logistics building, located at 6805 Perimeter Loop Road. Community Plan and Land Use: • Future Land Use Map. The Future Land Use Map in the Community Plan shows this site as "mixed-use with employment emphasis" and "office." The proposed hospital and ancillary uses match and support the projected land uses. • Elements of Community Character. This site is part of the Elements of Community. Character Map-(page 19), which describes certain areas within Dublin as public gatherirxg places and community focal points that serve to provide a sense of community. The. proposal for a hospital will create an important community use and provide a visual reference point for residents. • Current Zoning Districts. The proposed area currently lies within two zoning districts, Riverside Hospital PCD, and the Perimeter West PCD. This proposal will remove approximately 28.48 acres from the Perimeter West development, including five acres of right-of--way previously platted for Perimeter Loop Road. The Perimeter West rezoning was approved with an aggregate density of 9,000 square feet per acre, which included the right-of--way within this area (Perimeter Loop Road). Because development rights for this right-of--way were originally included within the Perimeter West development these rights will be retained within the remainder of this development. Specifically, the City recognizes that the 28,307 square feet of development (5.0 acres of right-of--way x 9,000 square feet) can be accommodated on the remaining Perimeter West development as was originally proposed with this project. • Community Meetings. The applicant has provided an extensive awareness/outreach program for residents and business leaders in the city. OhioHealth has hosted or presented at four public resident meetings and four business leader breakfast/luncheons to introduce the project and conceptual site plans. These meetings have been well attended and the project has been well received. Dublin Planning and Zoning Commission Staff Report -December 2, 2004 Page 5 Traffic Study and Impacts: • Previous Developer Commitments. During the initial Riverside Hospital rezoning the applicant and the City agreed to certain short-term and long-term improvements. Short- term improvements included improvements to Avery Road, improvements to widen the westbound off-ramp to a total of three lanes, and the construction of a four-lane bridge over U.S. 33 at Avery Road. All of these short-term improvements have been completed. Long-term commitments included a loop ramp carrying southbound Avery Road traffic eastbound and the widening of U.S.33/S.R.161. Because U.S. 33 is a limited access highway any improvements must be reviewed and approved by The Ohio Department of Transportation (ODOT). As of this date ODOT has not given permission to construct either of these improvements, however they have not been eliminated as possible long-term improvements. (See City Council meeting minutes from February 21, 1989) Traffic Study. The land delineated within the hospital rezoning application has been subject to other traffic studies by previous developers and the City. The traffic impact study for the Hospital rezoning includes the following verifications: (1) that the traffic generation from the site is within ranges previously forecasted, (2) determination of trip distribution at opening day, (3) signal warrant analysis at the Perimeter Drive at Perimeter Loop Road intersection and at their proposed site driveway and, (4) assessment and determination of appropriate access management along the new portion of Perimeter Loop Road. The applicant has submitted a traffic study (see OhioHealth-Dublin :Traffic Study, revised November 11, 2004). Staff has reviewed the study and concurs with its findings. (See staff memo dated November 24, 2004). • Traffic Improvements. Based on the completed study, improvements to the` surrounding road:network beyond those identified in the previous traffic studies are not necessary. The traffic generation findings are consistent with what was previously studied .arid concluded. However, staff recognizes that background traffic (traffic from other sources) will continue to increase overtime requiring additional traffic improvements. The City is currently studying the Avery-Muirfield Drive corridor to determine traffic improvements to manage the projected traffic growth in the area. The long-term traffic management of the corridor is complex and may require unconventional solutions to maintain adequate levels of service. • Perimeter Drive Signalization. Based on the traffic study, signal warrants are not met for the two studied intersections on Perimeter Drive. Figure 9 of the traffic study demonstrates that the Perimeter Drive/Perimeter Loop Road intersection does not meet warrant volumes. Staff will continue to monitor these intersections in terms of traffic volumes and accident statistics to determine if warrants are met for future signalization. If the warrants are met, staff will recommend to City Council the installation of the appropriate traffic control measures. The applicant will not be responsible for this cost. Access Points. The extension of Perimeter Loop Road (Hospital Drive) has been identified in the development text and the Subarea map to provide access to this site. The Subarea map shows seven access points from this road. An access point off Perimeter Drive is also shown to gain access into the northern portion of the site. The proposed internal and external access management outlined in the traffic study is acceptable to staff and will be further defined with the final development plans. Dublin Planning and Zoning Commission Staff Report -December 2, 2004 Page 6 • Perimeter Loop Road Construction. The City will be responsible for the design and construction of Perimeter Loop Road through this project site. Staff will work closely with the applicant on all the necessary items for performing this work, including right-of--way vacation and dedication, stormwater drainage, water line locations, and pedestrian path locations. A TIF (Tax Increment Financing) will fund these traffic improvements • Summary Of Traffic. In summary, this rezoning is not expected to generate more traffic than previously forecasted. The Division of Engineering recommends that the applicant cooperate with the City as additional funding sources are needed for additional mutually agreed upon roadway improvements including the potential future public road connection to Avery-Muirfield Drive and the U.S.33/S.R.161 on ramp). Staff requests that the applicant coordinate the design and construction of Perimeter Loop Road through their project site to the satisfaction of the City Engineer. • U.S. 33/Post Road Interchange Improvements. During the Perimeter West rezoning, the potential need to upgrade the US33/Post Road interchange was considered. The I270/C1S33 Northwest Freeway Study, which includes this interchange, is underway through MORPC (Mid-Ohio Regional Planning Commission). The conclusions of this study will evaluate necessary improvements. The construction of this project will likely require interagency cooperation through Jerome Township, ODOT, Union County, Franklin County and the City of Dublin. These improvements are not currently within the five-year Capital Improvements Program (CIP) budget. `'Architecture: • Hospital Design Process. Design of interior space in a functional-layout is essential for ., ~ hospitals and drives the design of the architectural appearance. This progression ensures drier.. that therapeutic, functional environments for patient care are created that support family involvement, facilitate efficient staff performance, and provide an environment restorative for workers under stress. The result of this design method crafts a cohesive hospital experience from the interior of the building to the surrounding landscape. Currently, the applicant is working with a large design team to formulate and refine the interior spatial design. As such, elevations of the exterior architecture, building footprint, or site plans are not available at this time for review with this application. However, the applicant has indicated that these progressive concepts will be incorporated into the ultimate design of the hospital and that the facility will illustrate state-of the art hospital design with a building that confirms the community standard of high-quality architecture and site design. In order to remain on time with the development schedule the applicant has indicated that they would like to informally review the progress of the plans with the Commission sometime in March as the plans are developed. This additional step will permit further time for review and comment on the plans. • Architectural Character. The development text states that the architecture for the building will be more urban in nature, but will continue to reflect the residential tones typical of recent development in the area. In addition, all buildings and associated structures shall be harmonious in character. Pitched roofs must have a minimum slope of 6:12. • Architectural Coordination. The development text states that the facade materials and colors on individual buildings shall be coordinated to compliment one another. The glass and curtain wall colors will be coordinated to compliment the color palette of the building. Dublin Planning and Zoning Commission Staff Report -December 2, 2004 Page 7 • Hospital Orientation. The text states that the building orientation on the site shall consider the need of patients to receive northern light. This consideration is significant in the placement of the patient rooms and facilities. • Building Additions. The medical field is dynamic which results in constantly changing building needs for hospitals. The development text accounts for this need by addressing building additions that can accommodate new medical equipment, services or future medical requirements. Specifically, the text permits administrative approval fora 10 percent or less hospital or accessory structure expansion, based on the total square footage. This addition must be architecturally compatible and comply with all provisions of the Planned District development text. Development Text Standards: • Permitted Uses and Subarea Map. The text permits the following uses for the Subareas 1 and 2: All uses outlined in the SO, Suburban Office and Institutional District, hospitals and clinics, healthcaze facilities, ancillary commercial and restaurant uses, daycare, health club, skilled nursing facility, hospice, hotels and motels, helipad, parking garage and an energy plant to service the hospital. Subazea 2 also permits off-site signage in the event access from Avery-Muirfield Drive is acquired. Subarea map attached to the text outlines two Subazeas within the district. Subazea 1 which is the majority of the site (65.8 acres) is proposed to include the hospital and associated medical office buildings. Subarea 2 (20.5 acres) includes the existing medical office buildings. at 6905 and 6955 Perimeter Loop Road 'and a potential access point to Avery-Muirfield Drive. The extension of Perimeter Loop Road is shown on this map and indicates potential site access points. • Height Requirements. The development text states that the building height shall not exceed six stories and that some architectural elements such as mechanical equipment and associated housing may exceed this limitation. • Density. The development text permits a total of 950,000 of total building square footage. Approximately 600,000 square feet will be used for the hospital portion with the remaining 350,000 square feet for medical office uses (approximately X58,000 square feet is currently developed within the existing medical office buildings along Perimeter Loop Road). The overall projected density of this project is approximately 11,008 square feet per acre. • Helipad Regulations. The text outlines the landscape specifications for the helipad as determined by the FAA. The use of the helipad for helicopter landings will preclude taller landscaping within this azea. An attachment has been added to the text to outline these landscaping specifications and this component will be addressed within the final development plans. • Setbacks. The text states that the minimum building setbacks shall be 50 feet including side yards and rear yazds. Minimum pavement setbacks aze 25 feet for the following rights-of--way: Perimeter Drive, Perimeter Loop Road (Hospital Drive) and dedicated local streets. The text also states that U.S.33/S.R.161 will have a 50-foot pavement setback. All other side and rear yards are regulated to 15 feet for pavement. A minimum setback is not required for interior parcel lines. • Parking Requirements. The applicant has proposed one pazking space for every 300 gross square feet of building on site. The parking lot configurations and total spaces will be further reviewed during the time of final development plan. The text does permit parking garages as an alternate solution for pazking. Dublin Planning and Zoning Commission Staff Report -December 2, 2004 Page 8 • Signage and Graphics. An overall sign package for the hospital will be largely based on the azchitecture of the building and the final site design. The applicant has proposed a development text that will allow further review of the signage package during the final development plan. The text states that this signage will be unified in character, adequate for way finding, and coordinated with the architecture of the hospital campus. • Off-site Ground Signage. The hospital has proposed the use of off-site signage within Subarea 2. This signage will be incorporated into the overall theme of the sign package and may be utilized if a secondazy access off Avery-Muirfield Drive is granted by ODOT. • Bikepaths/Bikepath Tunnels. The development text states that pedestrian pathways will be provided and shall be connected to the existing bike path system in the azea. The text states that a pathway along the south side of Perimeter Loop Road (Hospital Drive) will not be required; however, the applicant has committed to the installation of bikepath tunnels along Perimeter Loop Road, where permitted, to provide access to the existing Bikepaths/sidewalks and to the adjacent OhioHealth development on the east side of Perimeter Loop Road. Additional pedestrian walks, for internal use by hospital employees, will also be integrated into the final site design. • Lighting. The text states that all lighting will conform to the Dublin Exterior Lighting Guidelines. Lighting for the helipad will be in strict conformance with the Federal Aviation Administration regulations and guidelines. Landscaping: • Text Requirements. The text states that the landscaping shall be consistent with Code with some exceptions as detailed below. Landscaping along Perimeter Loop Drive. The hospital has proposed to cluster trees along U.S.33/S.R.161 to provide view sheds: to the hospital from this road. This may be accomplished by varying the spacing of the trees and working with the ultimate placement of the trees to provide these view sheds. • Helipad Landscaping. The safety of the helipad is regulated by an approved set of landscaping standards from the Federal Aviation Administration (FAA). These standards are illustrated in Exhibit B-2: Helipad Flight Take Off and Approach (FATO) Clear Zone. Mainly these standazds include anApproach/Take off Zone, which includes an obstruction free azea. This zone includes a height tier of the vegetation. Cross sections have been included of this zone to illustrate the heights. Prevailing wind is a major consideration to the final site location of this element. • Landscape Plan. The applicant will provide a fully detailed landscape plan during the final development plan stage, which will be reviewed and approved by the Planning Commission. As has been indicated by the applicant, the use of healing gardens, open space and a resort atmosphere will be reflected in the final plans. Utilities: Public Sanitary Sewer. An eight-inch sanitary sewer main is located in the west side of the site. Additionally, aten-inch line is located on the east side of existing Perimeter Loop Road neaz the existing medical office buildings (6905 and 6955 Perimeter Loop Road). These mains will be adequate to service this site. • Public Water Supply. Twelve-inch water lines exist at either side of the site. These systems will be adequate to service the site. Dublin Planning and Zoning Commission Staff Report -December 2, 2004 Page 9 Stormwater Management. The project will meet all requirements of the City's Stormwater Regulations. The site is located within the South Fork Indian Run (subbasins 2320, 2280, 2290, 2300, and 2310) of the Stormwater Master Plan. Any field tiles found on this property must be connected to the storm sewer system in order to maintain positive drainage. STAFF RECOMMENDATION: Staff and the applicant have been working at length to discuss and refine the scope of the development text for the unique needs of the OhioHealth hospital within their allotted timeframe. Staff is aware that elements of this development text are not typical to a standard Dublin Planned District rezoning but that unique circumstances with this project require a flexible, dynamic text that can withstand the rigorous needs of hospital development. Staff believes that the text provides this flexibility, and accommodates the City's requirements for high-quality architecture and site design. This facility will exceed most expectations for hospital design by becoming an exemplary healthcare building that will have a lasting, positive outcome on patient satisfaction and community healthcare services. Staff recommends approval with four conditions. Conditions: 1) That the .applicant cooperate financially with the City as additional funding sources are needed for additional roadway improvements including a connection ... to the U.S.33/S.R.161 ramp; 2) That the .applicant coordinate with staff on the design and construction of Perimeter Loop Road (Hospital Drive), throughout their project and that required rights-df---way and easement deeds are given to the City prior to the construction of this road, to the satisfaction of the City Engineer; 3) That any field tiles found on this property be connected to the storm sewer system in order to maintain positive drainage; and 4) That the development text be revised to address the Perimeter West development density rights for the remaining 28,307 square feet of development contained within the Perimeter Loop Road right-of--way. Bases: 1) The proposed hospital and ancillary uses will continue the high quality of life and community services enjoyed by residents and employees of Dublin. 2) The hospital proposal will fulfill the criteria within the Community Plan to provide public gathering places and community focal points that serve to provide a sense of community and a visual reference point for the community. 3) The hospital proposal meets the intent of Section 153.055(B) Planned District Plan Approval Criteria within the Dublin Zoning Code. PROPOSED TEXT DUBLIN MEDICAL CAMPUS PUD PLANNED DEVELOPMENT DISTRICT 1~'y~~~ 2t, f 3 RECEIVED oti • ~soc~ DEC 2 ?2004 CITY OF DUBLIN PLANNING DIVISION PROPOSED TEXT Overview se OhioHealth is creating the Dublin Medical Campus PUD for the purpose of providing a unified medical, professional, and institutional campus with a community hospital as its cornerstone. It shall be designed to provide easy access to high quality medical care in an area where the comprehensive healthcare services to be found in this district previously have been absent. Development of this site will immediately enhance the health and well-being of the citizens of the City of Dublin and surrounding communities. Site Description The site is of an irregular shape and consists of approximately 86.3 acres located immediately to the northwest of the intersection of U.S. Route 33/State Route 161 and Avery-Muirfield Drive. It has approximately 3,400 feet of frontage on U.S. Route 33/S.R. 161 and approximately 1,200 feet of frontage along Avery-Muirfield Drive. It is also located to the south of Perimeter Drive, with approximately 53S feet of frontage on that roadway between the parcels currently known as the Pacer Global Logistics site (Parcel Identification Number 273-010212) and the Kroger/Avery Square site (Parcel Identification Numbers 273-008208 and 273-008209), and extends westward to a parcel currently owned by Mount Carmel Health (Parcel Identification Number 273-001902). Prior to the approval of this development text the eastern two-thirds of the site, consisting of approximately 52.9 acres, was located within the Riverside PCD and currently includes two existing medical office buildings and associated stormwater ponds owned by the hospital which can be found near the property's eastern boundary. The Riverside PCD provides permitted uses for SO, Suburban Office and Institutional Uses, including but not limited to hospitals, clinics, ambulatory care, outpatient services, and medical offices. The remainder of the site was included within the Perimeter West PCD and is currently undeveloped. The Perimeter West PCD allows permitted uses for SO, Suburban Office and Institutional Uses, including but not limited to general office uses, ancillary commercial and restaurant uses, and hotels and motels. This Dublin Medical Campus PCD will remove the site from the scope of these other PCDs and establish new development standards to facilitate the creation and growth of a community hospital and surrounding campus. 2 PROPOSED TEXT Site Use Concept and Schedule of Development The medical campus site will be comprised of 2 subareas that will be subject to the restrictions set forth in this development text. A hospital building will be centrally located on the site and will be constructed with an eye toward the future, allowing for expansion as the need arises. In addition to the hospital building to be constructed and the medical office buildings that are currently being utilized on the extreme eastern section of the property, future development will generally allow for healthcare-related uses, medical and professional office uses, and other uses that will complement and be ancillary to the hospital. The site will be developed in phases over time based on demand for medical and associated services. The hospital has a goal of completing the first phase of construction and opening for the treatment of patients in October 2007. The site is conveniently located near two major roadways, namely U.S. Route 33/S.R. 161 and Avery-Muirfield Drive. The extension of Perimeter Loop Drive will provide access to the site from Avery-Muirfield Drive. This extension has been provided for in the Riverside PCD and Perimeter West PCD development texts as well as in this text and is essential to the traffic scheme for this site. Access to the property will be possible from Perimeter Drive as well. The hospital will require a helipad for transportation of emergency life flight patients. The general layout of the site is generally set forth in Exhibit A, which is attached hereto and incorporated herein. Effect on Perimeter West PCD Density Within Perimeter West PCD. As mentioned above, a portion of the real property to be included in the Dublin Medical Campus PUD was previously a part of the Perimeter West PCD. The development standards for the Perimeter West PCD imposed a density restriction of no more than 9,000 square feet per Boss acre on the aggregate of all real property within that district's boundaries. In calculating site density within the Perimeter West PCD, credit was allocated to buildable sites within the district for right-of--ways that were dedicated to the City of Dublin along Perimeter Drive and for the extension of Perimeter Loop Drive. By creating the Dublin Medical Campus PUD, certain portions of the real property dedicated to the City of Dublin for the extension of Perimeter Loop Drive will be rezoned as a part of the hospital's application and thus will be taken outside of the scope of the Perimeter West PCD. Despite this fact, density should continue to be calculated in the Perimeter West PCD as if the right-of--way will remain in that district, as explained below. When the Perimeter West PCD was created as a part of a rezoning, it contained 81.151 acres of land, including right-of--way. As a condition of the rezoning, deed restrictions were placed upon this acreage to limit the average total density in the district to 9,000 square feet per gross acre. This permitted a total of 3 PROPOSED TEXT 730,359 square feet of allocated density for the entire property, to be apportioned as the developer deemed appropriate. Of these 81.151 acres, the following development has occurred: (1) 13.349 acres were sold and became what is now known as the Pacer Global Logistics site, and a density totaling 164,212 square feet was allocated to that property; (2) 6.545 acres of the site were sold and became what is now known as the Perimeter West Professional Park, and a density totaling 52,576 square feet was allocated to that property; and (3) 28.776 acres (which are now to become part of the Dublin Medical Campus PUD) were sold to OhioHealth, and a density totaling 258,984 square feet was allocated to that property. 24.147 acres of real property in the Perimeter West PCD continue to be controlled by Perimeter West, LLC (an affiliate of Ruscilli Development Co., Ltd.) and is undeveloped, while the remainder of the district consists of 8.334 acres of dedicated right-of--way. Based on development within the district to this point, a density of 254,587 square feet remains available for development on Ruscilli's property. As a part of the rezoning of the hospital's property, 3.145 acres of right-of--way will be removed from the Perimeter West PCD. At an average density limit of 9,000 square feet per gross acre, this could mean that 28,305 square feet of density allocation may not be credited to Ruscilli. In order to ensure that the density allocation in the Perimeter West PCD remains in line with the conditions which were understood and agreed to by the developer and the City at the time of the approval of that district, this 28,305 square feet of density should continue to be allocated to the undeveloped portion of the district and Ruscilli should be entitled to develop a total of 254,587 square feet on its 24.147 acres of undeveloped property. Nothing in this section shall be construed to alter the permitted density within this Dublin Medical Campus PUD as otherwise stated in this development text. Curb Cuts. Both the roadway plat for the Perimeter West PCD and the development plan for the Pacer Global Logistics building's proposed future expansion as approved by the Dublin Planning Commission on November 4, 1999 provided for a second curb cut on the southwestern portion of Parcel Identification Number 273-010212 (a.k.a. the Pacer Global Logistics site) to allow access to the Perimeter Loop Drive extension. The roadway plat for the Dublin Medical Campus PUD will now serve to govern the location and shape of the Perimeter Loop Drive extension. The roadway plat resulting from the creation of the Dublin Medical Campus PUD shall provide for such second curb cut to allow access to the Perimeter Loop Drive extension from Parcel Identification Number 273-010212 in substantially the same location where the curb cut would have been located if the Perimeter West PCD development standards and roadway plat were still applicable. Should a curb cut alone be insufficient to provide such access, then additional means will be utilized to provide access to the Perimeter 4 PROPOSED TEXT Loop Drive extension from Parcel Identification Number 273-010212 at no cost to the owner of that parcel. The hospital shall cooperate with the owner of the Pacer Global Logistics site in the design and alignment of such curb cut and any additional means necessary to provide such access. Subarea Development Standards Development of the site will occur in 2 subareas. The following general standards shall apply to each subarea: - Governing Standards. Basic development standards will be set forth for each subarea regarding uses, density, traffic and circulation, landscaping, architecture, signage and graphics, and other relevant matters. If the standards set forth in this Dublin Medical Campus PUD are found to be in conflict in any way with the City of Dublin Zoning Code, then the terms of the PUD shall prevail. Standards set forth in the City of Dublin Zoning Code shall apply to any matters not addressed in this development text. - Density/Coverage. The hospital shall have the right to develop at least 950,000 aggregate square feet of structures within the PUD. Of these 950,000 square feet, at least 600,000 square feet shall be permitted to be used for hospital structures and at least 350,000 square feet shall be permitted to be used for any other use permitted in the PUD. If the hospital submits any final development plan to the Planning Commission which exceeds the basic threshold of 950,000 aggregate square feet of development within the PUD, then the Planning Commission may require the hospital to provide a traffic report which illustrates how the additional development will affect the transportation system in the immediate area and what improvements will be necessary as a result. The values contained in this section shall be calculated in a manner that is exclusive of the square footage of any parking lots, parking structures, and the helipad on the site and of the square footage of any energy plant serving the property from on-site. The maximum lot coverage for buildings on the entire site, exclusive of parking structures, parking lots, and the helipad, shall not exceed 25% of the total site acreage. Nothing shall prohibit building coverage of greater than 25% in any single subarea so long as the final total coverage figure for the entire site does not exceed this value. - Perimeter Loop Drive Extension. Perimeter Loop Drive shall be extended to serve as the main roadway for ingress and egress to and from both subareas. This extension shall run from the point where Perimeter Loop Drive currently meets the Dublin Medical Campus site at its northeastern edge and shall continue around the southern portion of the site, eventually connecting to Perimeter Drive at a point north of the westernmost portion of the site. The 5 PROPOSED TEXT Perimeter Loop Drive extension shall be a public road. Design of the extension shall occur in the year 2005, with construction being completed by the end of 2006. This roadway shall have various entry points into the hospital. The locations of these entry points shall be driven by the layout of the hospital. These entry points may include, but shall not be limited to, a major entry that aligns with the main entrance to the hospital and a secondary entrance which will be found at or near the emergency services area. Other entry points shall be provided so as to maximize the efficiency of traffic flow to and from each building on the site. - Renaming of Roadway. Beginning west of the intersection of Perimeter Loop Drive and Avery-Muirfield Drive and continuing to the point where the Perimeter Loop Drive extension meets Perimeter Drive, Perimeter Loop Drive shall be renamed "Hospital Drive." This will serve to identify the location of the hospital and will eliminate confusion for those in need of medical attention. (For purposes of this development text, this roadway will continue to be referred to as Perimeter Loop Drive.) Following are the development standards applicable to each subarea: I. Subarea 1: Central and Western Site Area A. Descri tion. Subarea 1 encompasses the western three-quarters of the site. This subarea will consist of approximately 65.8 acres. Its southern boundary shall run along U.S. 33/S.R. 161. Its western boundary shall run contiguous to the boundary of the property currently known as Parcel Identification Number 273-001902 and shall extend northward to the hospital's property line. The northern boundary shall be irregularly shaped, running from the end point of the western boundary line and meeting the property line for Parcel Identification Number 273-010212. This boundary line shall wrap around the southern portion of Parcel Identification Number 273-010212 and shall continue so as to include all of the real property south of Perimeter Drive located between that site and the parcels currently known as Parcel Identification Numbers 273-008208 and 273-008209. This northern boundary line shall then head eastward anti shall end just east of Perimeter Loop Drive. Subarea 1 includes Parcel Identification Number 273-011300, consisting of approximately 7.904 acres; Parcel Identification Number 273-010701, consisting of approximately 10.427 acres; Parcel Identification Number 273-010211, consisting of approximately 10.419 acres; and approximately 32.681 acres of Parcel Identification Number 273-001895. The remainder of the acreage in this subarea, equaling approximately 4.369 acres, consists of the right-of--ways. 6 PROPOSED TEXT B. Site Use Concept. Planning objectives for Subarea 1 shall include the creation of a convenient, attractive hospital and surrounding campus with an effective access system that accommodates traffic and pedestrian circulation. Particular attention will be paid to locating service centers on the site in a manner that is efficient and provides the quickest and safest methods for matching patients with the particular service that they seek. C. Permitted Uses. Uses outlined in Section 153.026 (Suburban Office and Institutional District) of the City of Dublin Zoning Code shall be permitted, as well as the following uses: 1. hospitals and clinics 2. healthcare facilities including ambulatory care, outpatient care, inpatient and outpatient surgery, medical offices and ancillary services 3. ancillary commercial and restaurant uses in support of hospital or other medical uses 4. day care 5. health club, fitness center, and physical therapy uses 6. skilled nursing facility 7. hospice 8. hotels and motels 9. helipad 10. parking garage/parking structure 11. energy plant to service the hospital D. Height and Setback Requirements. 1. The maximum building height for structures shall not exceed 6 stories. Architectural elements, as well as mechanical equipment and associated housing for such equipment, may exceed this height limitation. 2. Minimum setbacks for buildings and pavement shall be as follows: From U.S. 33/S.R. 161: 50 feet for buildings and pavement From Perimeter Loop Drive: 50 feet for buildings, 25 feet for pavement From Perimeter Drive: 50 feet for buildings, 25 feet for pavement Dedicated local streets: 50 feet for buildings, 25 feet for pavement Sideyards: 50 feet for buildings and 15 feet for pavement 7 PROPOSED TEXT Rearyards: 50 feet for buildings and 15 feet for pavement 3. There shall be no minimum setback requirement from interior property lines where both subject parcels lie within the Dublin Medical Campus PUD. This provision is not intended to be an exception to any applicable building codes; rather, it is intended to allow buildings owned by separate parties to be connected for functional purposes and is subject to prudent planning principles. Where this provision does not apply, setbacks along interior property lines shall be 25 feet for buildings and 15 feet for pavement, unless otherwise approved by the Planning Commission." 4. Detached accessory structures, including but not limited to dumpsters, pump houses in support of irrigation systems, or mechanical equipment housing, may encroach upon building setbacks. Such structures shall not be permitted to encroach upon pavement setbacks. E. Parking and Loading_ 1. Parking areas for hospital patrons may be located in the front of, behind, or to the side of the hospital building. Parking areas shall be added as needed on the site. 2. Additional parking areas shall be provided as needed for each building developed on the site which is not a part of the main hospital structure. 3. At least 1 parking space shall be provided for every 300 gross square feet of buildings on the site. No parking shall be required for the energy plant. 4. On-street parking shall not be permitted. 5. In accordance with the City of Dublin Zoning Code, service courts and loading docks shall be screened from all sides by landscaping, mounding, or walls. 6. All other matters related to parking on the site shall be regulated by the City of Dublin Zoning Code, Sections 153.200 through 153.212. F. Traffic and Circulation. 1. Internal private driveways shall be utilized within this subarea. Exact locations and specifications for these roads in the initial phase of development shall be submitted to the Planning Commission as part of the final development plan. Unless otherwise set forth in the final PROPOSED TEXT development plan, these driveways shall be constructed in accordance with the City of Dublin Zoning Code. 2. All curb cut locations and spacing shall be placed and designed according to prudent traffic engineering principles and in accordance with the City of Dublin Zoning Code. 3. The Perimeter Loop Drive extension shall have 80 feet of total right-of- way or such amount of right-of--way as recommended by the City of Dublin Engineer. The pavement width for this roadway shall be in accordance with the recommendation of the City of Dublin Engineer. 4. Pedestrian pathways shall be provided which are generally accessible to the public and shall be connected to the existing bike path system in the area. However, no pathways shall be required along the south side of the Perimeter Loop Drive extension. Tunnels shall be permitted where necessary to provide connections to the bike path system. The installation of private internal paths intended for the exclusive use of hospital patients, visitors, and staff shall also be allowed but shall not be required to be connected to the bike path system or to be available for use by the general public. 5. Traffic signals shall generally be placed based on traffic warrants. Traffic signals are specifically permitted at the intersection of Perimeter Drive and the Perimeter Loop Drive extension, as well as at the intersection of Perimeter Drive and any access drive on that portion of the site that lies between Parcel Identification Number 273-010212 and Parcel Identification Numbers 273-008208 and 273-008209. 6. A traffic study shall be undertaken by the hospital which shall serve as a guideline for the location of roadways and internal drives on the site. A final access plan shall be submitted to the Planning Commission for its approval as a part of the final development plan. G. Signage and Graphics. 1. At the time of the submission of its initial final development plan to the Planning Commission, the hospital shall present the Planning Commission with a graphics and signage plan for its review. This plan, and any future amendments thereto, shall serve as the uniform graphics and signage plan for the entire PUD both for the initial phase of development on the site and any phase of development occurring thereafter. Once the graphics and signage plan is approved as a part of the initial final development plan, its terms shall apply to all graphics and signage within the PUD. In the event that the graphics and signage plan is silent on any matter addressed by the 9 PROPOSED TEXT City of Dublin Sign Code, Sections 153.150 through 153.164, then the terms of those Code sections shall apply. 2. All primary identification signage shall be of appropriate size and adequate exposure on contiguous right-of--ways to allow passing traffic to easily identify and locate the campus. At least one primary identification sign shall be permitted on each right-of--way that is contiguous to the campus. 3. All hospital entrance signage shall be of appropriate size and adequate exposure and maybe either building-mounted or ground-mounted adjacent to the appropriate entrance. At least one such sign shall be permitted at each entrance to the hospital. 4. Primary directional signage shall be of appropriate size and adequate exposure to accommodate verbiage that will allow quick comprehension by patients and visitors with respect to locating different service areas on the campus. At least one double-faced primary directional sign shall be permitted at each campus perimeter corner decision point and each vehicular ingress/egress point along contiguous right-of--ways. 5. An appropriate number of secondary directional double-faced signs shall be permitted within the internal campus vehicular traffic routes. Secondary directional signs shall be of a smaller size than primary directional signs. 6. The area of each sign base (if any) shall not exceed the area of the sign face. The base shall not be included in the overall area permitted for the sign face. 7. The overall design of signage and graphics shall be of a unified appearance and shall be compatible with the overall campus architectural character with respect to materials and colors. 8. Temporary development marketing signage shall be permitted. 9. In regard to materials and color, all signage elements shall be compatible with the architectural character of campus buildings. H. Architectural Standards. 1. The architecture within this subarea may be more urban in nature than that found in surrounding developments but shall still reflect the residential tones typical of recent development in the City of Dublin. All buildings and associated structures shall be harmonious in character. 10 PROPOSED TEXT 2. Facade colors and materials on individual buildings shall be coordinated to complement each other. Glass and curtain wall color shall be coordinated to complement each other and the color palette of the building. 3. Flat roofs shall be permitted provided that all mechanical equipment is screened from view or otherwise incorporated into the building architecture. If pitched roofs are used, the minimum slope shall be 6:12 rise over run. 4. No materials, supplies, equipment, or products shall be stored or permitted to remain on any portion of the subarea outside of the permitted structure unless otherwise set forth herein. 5. Hospital building placement shall take advantage of major view sheds both to enable patients to receive northern light and so that the hospital may be seen from major thoroughfares. Major view sheds to the hospital are from U.S. 33/S.R. 161 looking east/west, from the U.S. 33/S.R. 161 exit ramp to Avery-Muirfield Drive looking west, and from Perimeter Drive looking southeast. 6. After approval of the final development plan, minor deviations from building and architectural plans shall be permissible in order to comply with applicable building and fire codes so long as these deviations are architecturally integrated into the structure. There shall be no requirement that such deviations be presented to the Planning Commission for its approval. 7. Expansions of the main hospital building or the construction of any accessory structures which extend beyond the building specifications set forth in the initial final development plan shall be permitted without prior approval by the Planning Commission, provided that the total square footage of the expansion does not exceed 10% of the total gross square footage of the main hospital structure as calculated at the time such expansion commences. Any such expansion must be architecturally consistent with the existing hospital structure and must meet the terms of this PUD and any applicable provisions of the City of Dublin Zoning Code. I. Lei htin~• 1. All lighting shall be in conformance with the City of Dublin Zoning Code, except as provided for in this text. 2. External lighting shall be cutoff type light fixtures. 11 PROPOSED TEXT 3. All parking, pedestrian, and other exterior lighting shall be on poles or wall-mounted cutoff fixtures and shall be of a coordinated type and style. 4. All light poles and standards shall be dark in color and shall be either a dark brown, black, or bronze metal. 5. Parking lot lighting shall be no higher than 30 feet. 6. Cutoff type landscape lighting and uplighting of buildings shall be permitted. 7. All lights shall be arranged to reflect light away from any street or adjacent property. 8. All building illumination shall come from concealed sources. 9. No colored lights shall be used to light the exterior of any building. 10. For the helipad, lighting and related accessories shall be placed and utilized in accordance with Federal Aviation Administration regulations and guidelines. 11. Alighting plan conforming to the City of Dublin's Lighting Guidelines shall be submitted to the Planning Commission as a part of the final development plan. J. Landscaping 1. All landscaping shall be in accordance with the landscaping regulations contained in the City of Dublin Landscape Code, Sections 153.130 through 153.139, except as provided for in this text. 2. Reasonable and good faith efforts will be made to preserve existing trees and tree rows occurring within this subarea. Consideration will be given to laying out streets, structures, and parking areas to avoid the unnecessary destruction of wooded areas. Additionally, standard tree preservation practices shall be in place to preserve and protect trees during all phases of construction, including the installation of snow fencing at the drip line. 3. Landscape areas located within paving areas for the purpose of stormwater management may be used to meet the interior landscape requirements for paving areas. Such plantings may include plantings consistent with their stormwater management function (e.g., native plant species and grasses) in lieu of shade trees. 12 ~• PROPOSED TEXT 4. Landscaping along the Perimeter Loop Drive extension and U.S. 33/S.R. 161 shall include the planting of street trees where appropriate. Efforts shall be made to provide for clusters of trees in locations that preserve major view sheds to and from the site. 5. Landscaping along Perimeter Drive shall be consistent with existing landscaping for adjacent sites. 6. No chain link or wire fencing shall be permitted. 7. In order to ensure safe takeoffs and landings for emergency medical flights, any trees, plantings, and landscaping near and around the helipad shall be provided in accordance with the plan set forth in Exhibit B attached hereto and incorporated herein by reference. 8. Undeveloped areas of the site shall be seeded and graded as necessary to ensure proper drainage. 9. A landscaping plan for the initial phase of development of this subarea shall be submitted to the Planning Commission as a part of the final development plan. K. Waste and Refuse. All materials and refuse shall be placed in containers and shall be fully screened from view by a solid wall or fence. Such walls shall be constructed with materials that are harmonious with the architecture of the nearest primary structure. In the event that a waste incinerator is constructed in this subarea, incineration equipment shall be screened from view by a solid wall or fence. Exhaust stacks for any such incinerator need not be screened from view but, to the maximum extent possible, such stacks shall be constructed so as to blend with the general color scheme of the surrounding environment. II. Subarea 2: Eastern Site Area A. Description. Subarea 2 is located on the eastern portion of the site and consists of approximately 20.5 acres. This subarea will include existing medical office buildings located just south of the current Walgreen's site, now known as Parcel Identification Number 273-010472. The subarea's western boundary shall be contiguous to and extend just to the north of the easternmost boundary of Subarea 1. Its southern boundary shall run along U.S. 33/S.R. 161 and end at Avery-Muirfield Drive. The eastern edge of Subarea 2 shall run contiguous to Avery-Muirfield Drive and shall stop at the boundary of Parcel Identification Number 273-010472. Its northern boundary shall run along the boundary with Parcel Identification Number 273-010472 and shall connect with the western boundary for this subarea on the east side of Perimeter Loop Drive. 13 PROPOSED TEXT Subarea 2 includes Parcel Identification Number 273-010471, consisting of approximately 3.365 acres; Parcel Identification Number 273-010470, consisting of approximately 4.387 acres; Parcel Identification Number 273-010473, consisting of approximately 1.691 acres; Parcel Identification Number 273-000301, consisting of approximately 2.424 acres; Parcel Identification Number 273-000411, consisting of approximately 4.211 acres; and approximately 2.95 acres of Parcel Identification Number 273-001895. The remainder of the acreage in this subarea, equaling approximately 1.5 acres, consists of the right-of--ways. B. Site Use Concept. Planning objectives for Subarea 2 include continuation of the current medical office uses in the existing buildings. Further development of this subarea for similar uses and general office uses is anticipated. This subarea will also allow for expansion of the main hospital campus. The existing medical office buildings may be removed should development of the subarea make such action necessary at some point in the future. C. Existing Conditions. Any condition or use in existence in Subarea 2 at the time that the initial final development plan is submitted to the Planning Commission for its approval shall be deemed to be in conformance with this development text. D. Permitted Uses. Uses outlined in Section 153.026 (Suburban Office and Institutional District) of the Dublin Zoning Code shall be permitted, as well as the following uses: 1. hospitals and clinics 2. healthcare facilities including ambulatory care, outpatient care, inpatient and outpatient surgery, medical offices and ancillary services 3. ancillary commercial and restaurant uses in support of hospital or other medical uses 4. day care 5. health club, fitness center, and physical therapy uses 6. skilled nursing facility 7. hospice 8. hotels and motels 9. helipad 10. parking garage/parking structure 11. energy plant to service the hospital 12. off-site ground signage E. Height and Setback Requirements. 1. The maximum building height for structures shall not exceed 6 stories. Architectural elements, as well as mechanical equipment and associated housing for such equipment, may exceed any height limitations. 14 PROPOSED TEXT 2. Minimum setbacks for buildings and pavement shall be as follows: From U.S. 33/S.R. 161: 50 feet for buildings and pavement From Perimeter Loop Drive: 50 feet for buildings, 25 feet for pavement From Avery-Muirfield Drive: 50 feet for buildings, 30 feet for pavement Dedicated local streets: 50 feet for buildings, 25 feet for pavement Sideyards: 50 feet for buildings and 15 feet for pavement Rearyards: 50 feet for buildings and 15 feet for pavement 3. There shall be no minimum setback requirement from interior property lines where both subject parcels lie within the Dublin Medical Campus PUD. This provision is not intended to be an exception to any applicable building codes; rather, it is intended to allow buildings owned by separate parties to be connected for functional purposes and is subject to prudent planning principles. Where this provision does not apply, setbacks along interior property lines shall be 25 feet for buildings and 15 feet for pavement, unless otherwise approved by the Planning Commission." 4. Detached accessory structures, including but not limited to dumpsters, pump houses in support of irrigation systems, or mechanical equipment housing, may encroach upon building setbacks. Such structures shall not be permitted to encroach upon pavement setbacks. F. Parking and Loading. 1. Parking areas for hospital patrons may be located in the front of, behind, or to the side of the hospital building. Parking areas shall be added as needed as development arises on the site. 2. Additional parking areas shall be provided as needed for each building developed on the site which is not a part of the main hospital structure. 3. At least 1 parking space shall be provided for every 300 gross square feet on the site. No parking shall be required for the energy plant. 4. On-street parking shall not be permitted. 15 PROPOSED TEXT 5. In accordance with the City of Dublin Zoning Code, service courts and loading docks shall be screened from all sides by landscaping, mounding, or walls. 6. All other matters related to parking on the site shall be regulated by the City of Dublin Zoning Code, Sections 153.200 through 153.212. G. Traffic and Circulation. 1. It is anticipated that a connector may be constructed in the future that would provide direct access to the Dublin Medical Campus site from U.S. 33/S.R. 161. Such a connector would require approval from the State of Ohio for a break in the Avery-Muirfield Drive limited access. In the event that such a connector is constructed, an additional connector road from the Perimeter Loop Drive extension to Avery-Muirfield Drive shall be permitted in Subarea 2. 2. Internal private driveways shall be utilized within this subarea. Exact locations and specifications for these roads in the initial phase of development shall be submitted to the Planning Commission as part of the final development plan. Unless otherwise set forth in the final development plan, these driveways shall be constructed in accordance with the City of Dublin Zoning Code. 3. All curb cut locations and spacing shall be placed and designed according to prudent traffic engineering principles and in accordance with the City of Dublin Zoning Code. 4. The Perimeter Loop Drive extension shall have 80 feet of~ total right-of- way or such amount of total right-of--way as recommended by the City of Dublin Engineer. The pavement width for this roadway shall be in accordance with the recommendation of the City of Dublin Engineer. 5. Pedestrian pathways shall be provided which are generally accessible to the public and shall be connected to the existing bike path. system in the area. However, no pathways shall be required along the south side of the Perimeter Loop Drive extension. Tunnels shall be permitted where necessary to provide connections to the bike path system. The installation of private internal paths intended for the exclusive use of hospital patients, visitors, and staff shall also be allowed but shall not be required to be connected to the bike path system or to be available for use by the general public. 6. Traffic signals shall generally be placed based on traffic warrants. 16 PROPOSED TEXT 7. A traffic study shall be undertaken by the hospital which shall serve as the basis for the locations of roadways and internal drives on the site. A final access plan shall be submitted to the Planning Commission for its approval as a part of the final development plan. H. Signag_e and Graphics. 1. At the time of the submission of its initial final development plan to the Planning Commission, the hospital shall present the Planning Commission with a graphics and signage plan for its review. This plan, and any future amendments thereto, shall serve as the uniform graphics and signage plan for the entire PUD both for the initial phase of development on the site and any phase of development occurring thereafter. Once the graphics and signage plan is approved as a part of the initial final development plan, its terms shall apply to all graphics and signage within the PUD. In the event that the graphics and signage plan is silent on any matter addressed by the City of Dublin Sign Code, Sections 153.150 through 153.164, then the terms of those Code sections shall apply. 2. All primary identification signage shall be of appropriate size and adequate exposure on contiguous right-of--ways to allow passing traffic to easily identify and locate the campus. At least one primary identification sign shall be permitted on each right-of--way that is contiguous to the campus. 3. All hospital entrance signage shall be of appropriate size and adequate exposure and nay be either building-mounted or ground-mounted adjacent to the appropriate entrance. At least one such sign shall be permitted at each entrance to the hospital. 4. Primary directional signage shall be of appropriate size and adequate exposure to accommodate verbiage that will allow quick comprehension by patients and visitors with respect to locating different service areas on the campus. At least one double-faced primary directional sign shall be permitted at each campus perimeter corner decision point and each vehicular ingress/egress point along contiguous right-of--ways. 5. An appropriate number of secondary directional double-faced signs shall be permitted within the internal campus vehicular traffic routes. Secondary directional signs shall be of a smaller size than primary directional signs. 6. The area of each sign base (if any) shall not exceed the area of the sign face. The base shall not be included in the overall area permitted for the sign face. 17 PROPOSED TEXT 7. The overall design of signage and graphics shall be of a unified appearance and shall be compatible with the overall campus architectural character with respect to materials and colors. 8. Temporary development marketing signage shall be permitted. 9. In regard to materials and color, all signage elements shall be compatible with the architectural character of campus buildings. I. Architectural Standards. 1. The architecture within this subarea may be more urban in nature than that found in surrounding developments but shall still reflect the residential tones typical of recent development in the City of Dublin. All buildings and associated structures shall be harmonious in character. 2. Facade colors and materials on individual buildings shall be coordinated to complement each other. Glass and curtain wall color shall be coordinated to complement each other and the color palette of the building. 3. Flat roofs shall be permitted provided that all mechanical equipment is screened from view or otherwise incorporated into the building architecture. If pitched roofs are used, the minimum slope shall be 6:12 rise over run. 4. No materials, supplies, equipment, or products shall be stored or permitted to remain on any portion of the subarea outside of the permitted structure unless otherwise set forth herein. 5. After approval of the final development plan, minor deviations from building and architectural plans shall be permissible in order to comply with applicable building and fire codes so long as these deviations are architecturally integrated into the structure. There shall be no requirement that such deviations be presented to the Planning Commission for its approval. 6. Expansions of the main hospital building or the construction of any accessory structures which extend beyond the building specifications set forth in the initial final development plan shall be permitted without prior approval by the Planning Commission, provided that the total square footage of the expansion does not exceed 10% of the total gross square footage of the main hospital structure as calculated at the time such expansion commences. Any such expansion must be architecturally consistent with the existing hospital structure and must meet the terms of 18 PROPOSED TEXT this PUD and any applicable provisions of the City of Dublin Zoning Code. J. Lighting. 1. All lighting shall be in conformance with the City of Dublin Zoning Code, except as provided for in this text. 2. External lighting shall be cutoff type light fixtures. 3. All parking, pedestrian, and other exterior lighting shall be on poles or wall-mounted cutoff fixtures and shall be of a coordinated type and style. 4. All light poles and standards shall be dark in color and shall be either a dark brown, black, or bronze metal. 5. Parking lot lighting shall be no higher than 30 feet. 6. Cutoff type landscape lighting and uplighting of buildings shall be permitted. 7. All lights shall be arranged to reflect light away from any street or adjacent property. 8. All building illumination shall come from concealed sources. 9. No colored lights shall be used to light the exterior of any building. 10. For the helipad, lighting and related accessories shall be placed and utilized in accordance with Federal Aviation Administration regulations and guidelines. 11. Alighting plan conforming to the City of Dublin's Lighting Guidelines shall be submitted to the Planning Commission as a part of the final development plan. K. Landscaping. 1. All landscaping shall be in accordance with the landscaping regulations contained in City of Dublin Landscape Code, Sections 153.130 through 153.139, except as provided for in this text. 2. The existing landscaping treatment along the Avery-Muirfield Drive corridor shall be maintained in accordance with the "Avery-Muirfield Buffer Landscape Treatment" document dated September 15, 1995. 19 PROPOSED TEXT 3. Reasonable and good faith efforts will be made to preserve existing trees and tree rows occurring within this subarea. Consideration will be given to laying out streets, structures, and parking areas to avoid the unnecessary destruction of wooded areas. Additionally, standard tree preservation practices shall be in place to preserve and protect trees during all phases of construction, including the installation of snow fencing at the drip line. 4. Landscape areas located within paving areas for the purpose of stormwater management may be used to meet the interior landscape requirements for paving areas. Such plantings may include plantings consistent with their stormwater management function (e.g., native plant species and grasses) in lieu of shade trees. 5. Landscaping along the Perimeter Loop Drive extension and U.S. 33/S.R. 161 shall include the planting of street trees where appropriate. Efforts shall be made to provide for clusters of trees in locations that preserve major view sheds to and from the site. 6. No chain link or wire fencing shall be permitted. 7. In order to ensure safe takeoffs and landings for emergency medical flights, any trees, plantings, and landscaping near and around the helipad shall be provided in accordance with the plan set forth in Exhibit B attached hereto and incorporated herein by reference. 8. Undeveloped areas of the site shall be seeded and graded as necessary to ensure proper drainage. 9. A landscaping plan for the initial phase of development of this subarea shall be submitted to the Planning Commission as a part of the final development plan. L. Waste and Refuse. All materials and refuse shall be placed in containers and shall be fully screened from view by a solid wall or fence. Such walls shall be constructed with materials that are harmonious with the architecture of the nearest primary structure. In the event that a waste incinerator is constructed in this subarea, incineration equipment shall be screened from view by a solid wall or fence. Exhaust stacks for any such incinerator need not be screened from view but, to the maximum extent possible, such stacks shall be constructed so as to blend with the general color scheme of the surrounding environment. 20 PROPOSED TEXT III. General Matters A. Conditional Uses. Each subarea provides for uses allowed in that subarea. Any person owning or having an interest in property may file an application to use such property for one or more of the conditional uses provided for by the Dublin Zoning Code in the zoning district listed in the Permitted Use section of each subarea. Applications for conditional uses shall follow the procedure and comply with the requirements of Chapter 153 of the Dublin Zoning Code. B. Appeals and Variances 1. Appeals a. Taking of Appeals: Appeals under Section 153.053 of the Dublin Zoning Code concerning interpretation or administration of this PUD text or interpretation or administration of the underlying zoning ordinance by the Administrative Officer or any other administrative official maybe taken by any person aggrieved, including a tenant, or by a governmental officer, department, board, or bureau. Such appeal shall be taken within twenty (20) days after the date of the decision by filing, with the officer from whom the appeal is taken and the appropriate governmental entity or administrator (as set forth in Section 153.053 of the Dublin Zoning Code), a notice of appeal specifying the grounds thereof. b. Imminent Peril: An appeal shall stay all proceedings in furtherance of the action appealed from, unless the Administrative Officer certifies to the applicable governmental entity or administrator, after notice of appeal shall have been filed with him, that by reason of facts stated in the application a stay would, in his opinion, cause imminent peril to life or property. In such case, proceedings shall not be stayed other than by a restraining order which may, on due cause shown, be granted by the applicable governmental entity or administrator under Section 153.053 of the Dublin Zoning Code, after notice to the Administrative Officer, or by judicial process. 2. Variances On a particular property, extraordinary circumstances may exist making a strict enforcement of the applicable development standards of this PUD text or the Zoning Code unreasonable. Therefore, the procedure for variance from development standards is provided to allow the flexibility necessary to adapt to changed or unusual conditions, both foreseen and unforeseen, under circumstances which do not ordinarily involve a change 21 PROPOSED TEXT of the primary use of the land or structure permitted. 3. Variance and Appeals Process. The procedures and requirements of Chapter 153 of the Dublin Zoning Code shall be followed in cases of appeals. Requests for variances shall be heard by the Planning Commission. C. The additional zoning requirements of Chapter 153 of the Dublin Zoning Code shall apply to all development within the Dublin Medical Campus District unless such requirements are specifically changed by this text. 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N O ~' _~ _T N w C C I (n ° N ° ~ L ~ ~ ~ ~ cLi~ N U V ~ 3 ~~ ar°i ~ ~ ~ ~ O 7 J tL 7 ~ Q O ,~ ~ O Q °" ~- FIL ~ v ~ ~ . a. °¢ ~° ro Y ~~ ~ E COP ~ s ~ ro 2 J ° ° J ~ EC I VED nCT 1 5 CITY OF DUBLIN PLANNING DIVISION d C u a N a m Y ~F ~4: ~~~ A~F'~f~flVED TEXT sT DEVELOP~STA1~Ti)ARDS PEI~MjMTTER WEST NOVEMBER 11, 1999 General Devdopment Standards 1_ It is the intent for this development to be a unified, high quality office per. 2. Mtd-rise, signaiure type offices will be Promoted along the SR 161/33 freeway with lower intensity, lower scat a offices located on the natthera portion of the site next to Post Road. 3. Retailed architexxu ral standards will be set forth in dead restrictions providing for coordinated use of materials and architectural character throughout the development 4. Signage shape, size, color, and style will be controlled by sigoage standards set forth far the entire development. All site planning will be done in a manner consistent with prudent planning principles . end practice. In no event shall ground signs exceed a maximum height of 6 feet S. If these standards «x~8icx in anyway with the City of Dublin Codified Ordinances, then the Planned Commerci ~1 District shall prevail. Standards in the City of Dublin Zoning Code applicable to matte:cs not covered in this document shall apply in all such matters not covered. 6. Emphasis shall be p laud on high quali~y water features_ Where practical, Pedestrian access and seating areas st all be incorporated in proximity to ponds and water features_ 7. r,atudscaping for eac h individual building site shall be consistent with other "Class A" office campus developme;lts in Dublin.. 8. Road Improvemexr s 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 . 4ugust 10, 1999 and as illustrated on attached Exhibit B, as well as the extension of Perime ter 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 p«cnitted to be occupied until such tune as these improvements have been completed_ 9. Hotels shall be gexi:.rally 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 maxi-num of two (2) hotels shall be permitted within Subarea 2. No hotels shall be permitted ~~-ith,in Subarea 1 or Subarea 3. 04-1502 Rezoning OhioHealth Hospital Perimeter Loop Road APPRaVED TEXT 10. The maximum lot c average permitted shall be not greater than 60'/a in the aggregate for Peximet+er West Office Park with no individual site having a lot coverage ratio than 659._ I 1 _ Tha maicimum build ~g area to be c:onstnicted shall be not gt+eater thaw 9,000 square feet per gross acre for Peru+teter West Office Parr Individual sites however may exceed this requirement providi:d however the overall density shall not exceed an average of 9,000 square feet in the ag ~regat+e. 12. When requested by Dublin City Sta>~ the Developer shall prepare. and maintain a log illustrating density z ad lot coverage for the Perimeter West development i3. Impmovemen~ c:onst:uctsd in oonjuoation with the development of Perimeter West shall be incompliance with ~ fie Dublin Thoroughfare Plan and Dublin Stotmwater Regulations. I4. Landscape treatments, including street trees along all roads, shall be consistent with the property immediate) y east of Perimeter West 15. In no event shall gn Fund signs exceed a maximum height of 6 feet _ 04-1502 Rezoning 2 OhioHealth Hospital Perimeter Loop Roa APPROVED TEXT SUBAREA 1(22.52+1- AC=RES) net of road rig/ct-of-wa3'~ 1.01 Description: S~ac~ea 1 is located immediately north of Perimeter Drive, south of Post Road. i 02 Permitted Uses: The uses permitted in Subarea 1 include: ^ Those uses listed in the Dubiia Zoning Regulations in Section 153.026(A). _^ General offii:e uses including, without limitation, corporate headquarters and offices of major institutional users. rimaril devoted ^ Ancillary co :nmet+cial services or restaurant uses within a structure p y to office or i nstitutional uses. 1.03 Permitted Height :end Setback Requirements: 1. Setbacks sh: rll 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 packing 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 maxinc.um height shall be 2 stories above grade plus mechatucals and achitecturat features. Architectural features shall be limited to mechanical screens and skylights. ^ All building ~ shall be limited tQ 35 feet in height as measured to the mi`dpoiat of file gable roof_ 2. Pavement s,:tbaclcs shall be the following: ^ 75 feet from Post Road right-of-way as defined on Prelimiuazy Plat approved by City Council No.ember 2, 1999. ^ 30 feet from. Perimeter Drive and Perimeter Loop rights-o€ waY- 3. Building sea basks shall be the following: ^ 100 feet fro ~n the Post Road right-of-way for any building. ^ 50 feet fron~ Perimeter Loop and Perimeter Drive. 1_04 Trs~c, Circulatic n, Parl~dng and Loading: 1. Size, ratio, .end loading facilities shall be regulated by City of Dublin Zoning Code Sections 15 x.200 through 153.212. Parking in excess of that required by the Code maybe 8' x lb' with 22-foot aisles. 2. Exceptions "mm strict application of code standards maybe granted at the discretion 04-1502 3 Rezoning OhioHealth Hospital Perimeter Loop Road APPR01fED TEXT of the Planni xrg and Zoning Commission. 3. I,oadingar~s shall be screened according to City of Dublin Code Sections 153.130 through 1 S3 149. 4. Ingress and ~ to and from the site shall be provided along Perimeter Drive. S_ Curb cuts fo: the Perimeter Drive right-of-way shall be apptnved in accordance with the City ~€ ineer's direction. 6. Shared drives will be encouraged throughout the development to reduce the number of curb cuts needed. Subarea drives maybe required for any lot of 250 feet of lot width or lei ~. 1.05 Waste and Referee: 1. All waste and refuse shall be conhainerized and fully screened, according to the Dublin zonitzg code, with walls constructed of materials that coordinate with the materials ut .lined in the associated structure die. brick, etc). 1.06 Storage and Egrry~ment: 1. No material ~, supplies, equipment, or products shall be stored or permitted to remain on any porn on of the parcel outside the permitted shu+cture. 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 prc perry, or shall be scx~eeaed fmm public view with landscape materials or materials lu .rmonious with the building. I.07 Landscaping, Lot Coverage, and Pedestrian PatLs: 1. All iandscal ping shall, at a minimum, be according to the City of Dublin Zon ~ ~ Code Sections 153.130 through 153.149. Landscaping for each individual building site shall be cot sistent with other "Class A" office campus developments in Dublin. 2. The develc per agrees to limit areas of construction activity and implement sedimentafi~ .nand erosion contml measures to minimise erosion during construction 1.08 Fences/Walls i . No chain lit ik or wire fencing shall be permitted. 1.09 Signage and Graf hics: Except as otherwise-herein stared: 04-1502 Rezoning 4 OhioHealth Hospital Perimeter Loop Road AF'PR~~JED TEXT 1. ~ s'tgnage and graphics shall conform to the City of Dublin Zoning Code Sections 153.150 thrc ugh 153.164. No signage shall be permitted to face Post Road unless required for •lmergency services- - 2. ~ sigpage shall be subject to applicable sigoage setbacks of Sections 153.150 through 153.164. 3. No igas sl.all be applied to windows for the Purpose of outdoor or exterior adv lag. 4. Ho f signs shall be permitted, nar should a sign extend higher than the building. 5. No flashing, traveling, animated, or intermittently illuminated signs may be used. 6. No billboarc.s, or electrical or other advertising signs shall be allowed, other than a sign earryity; the name of the business occupying the site. 7. Temporary development marketing signage sba11 be permitted. 1.10 Lighting: Except as otherwise herein stated, all lighting must conform to the City of Dublin Lighting Guidelines. 1. External lig sting within all subareas shall be cut-off type fixtures. 2. All types of -pedestriazl, 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 poi:s and standards shall be dark in rotor and shall either be a dark brown, black or bre aze metal. 4. Parking lot _fighting shall be no higher than 28 feet. S. Cut-offtype- lighting and building uplighting shall be pennitted• 6. All lights shall be arranged to reflect light away from any street or adjacent properly 7. All buildic-1: illumination shall be from concealed sources. 8. No colored 1 fights 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 wi 11 be directed away from adjacent residential properties. 10. A lighting ldan conforming to the City's Lighting Guidelines must be submitted to 04-1502 S Rezoning OhioHealth Hospital Perimeter Loop Road ~F'PR~VED TEXT the City as p: at of the I~velopment Plan 1.11. Architectural Stan lards: The following standards shall apply and be placed as deed restrictions, also: 1 _ All bufldings and associabad shuctsu+es shall be harmonious in charactear, 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 F'u~al Devdopment Pian. 2. All building` shall have the same degree of cxbexior finish on all sides. Stone, brick, or decorativ+~ precast concrete panels shall be dominant exterior materials. Dryvit and other act e+~t materials shag be limited to a ma~dmum of 15% of the totalexterior- areas of the 1 auilding. 3. Facade colt rs and materials on individual buildings shall be coordinated to complement each other. Facade colors of high chrome or intensity are not permitted. 4. Glass and cu stain wall color should be coordinated to complement each other and the color palettE: of the building. Highly reflective `Stnirror-like" glass shall not be permitted or_ building facades. 5. A.il building structau~es constructed shall be of residential style. Roofs shall be of 6:12 pitch a~ ~d mansard roofs shall be prohibited 04-1502 Rezoning 6 OhioHealth Hospital Perimeter Loop Road ~PPR~VED TEXT ERR A 2 r~ G3+/- A.c ~~~er o f ~__d~/~ot-waves Z.Ol Description: This Subarea is located imc tediat~elY adjacent to SR 161 and US 33, extending north to Permeter ~vq inclwding the extendinn of Perimeter Loop Road- Z02 Permitted Uses: The uses p~nitxed in this subarea include: ^ Those permi #ed uses listed in the Dublin Zoning Regulations in_Section 153.026(A). ^ General offic a uses including, without limitatioq corporate headquarters and offices of major in.s~ itutional users. ^ HoteUmotel ^ AncillazY caanmercial services or restaurant uses within a ~ primarily devoted to office or t~otci uses. 2.03 Permitted Height ~ nd Setback Requirements: 1. Setbacks sh:~Q be determined as described below: ^ Side and rest ~ yards for buildings within the Subarea shall be a minimum of 30 feet_ ^ Side and rea • 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/MotE >s 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 mechanical:. and architectural features_ Atchitrectural features shall be limited to mechanical screens and skylights. Maximum height of hotels/motels shall be 7 stories plus ~iechanicals and architectural features. ^ Buildings shall be limited to 80 feet in height including mechhana~c~ls and architectural treatments. 2. Pavement s,:tba,cks shall be the following: ^ 50 feet frog SR 161/33 ^ 30 feet frorr. Perimeter Drive ^ 30 feet froze. Perimeter Loop 3. Building seabacks shall be the following: ^ 100 feet fm ~i SR 161/33. ^ For buildiq~ exceeding 60 feet in height (including mechanicals) the minimum setback line shall be 100 feet from Perimeter Loop Road. ^ For buildinf ~ under 60 feet in l~aght (including mechatvicaks) die minimum setback 04-1502 7 Rezoning OhioHealth Hospital Perimeter Loop Road APPROVED TEXT line shall be .`s0 feet from Perimeter Drive and Perimeter Loop Road. ^ Buildings in excess of 60 feet in height (rncludmg mechaairals) shall be setback a minimum of lS0 feet from Perimeter Drive. ^ Buildings frc sting on SR 161/33 shall be a minimum of two (2) stories_ 2.04 Traffic, G~ircalatio~,, Parldag and Loading: 1. Siza, ratio, a ~d loading facilities shall be regulated by City of Dublin Zoning Code Suctions 153.200 through iS3~12. Parking in cxcGSS of that required by the Cock maybe 8' x : 6' 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. [.oading auras shall be screened a~xocding to City of Dublin Code Section 153.134_ 4. Ingress and egress to and from the site shall be provided along Perimeterrive and Perimeter L<ap Road. 5. Curb cuts frn • the Perimeter Drive right-of-way shall be approved in aaoordance with the City Engineer's diradion. 6. Shared drive s 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 les:.. 2.05 Waste and Refuse: 1. A.il waste aid refuse shall be containerized and fully screened, according to the Dublin zoning code, with walls constnrcte;d of mauterials that coordinate with then materials utilized in the associated structure (ie. brick, etc). 2.06 Storage and EgaiE meat: 1. No material:. supplies, equipment, or products shall be stored or permitted to remain on any porn ~n of the parcel outside the permitted structure. 2 Mechanical equipment or other utility hardware on roof, ground, of buildings shall be set back t'rom the property line or building edge so as not to be visible from the adjarart pro~tty, or shalt be screened from public view with limdscape materials or materials harmonious with the building. _ 2.07 Landscaping, Lot Coverage, and Pedestrian Paths: 1. All landsc~.;ng shall, at a minimum, be according to the City of Dublin Zoning Cock Section 153.134_ Landscaping for each individual building site shall be consistent 8 04-1502 Rezoning OhioHealth Hospital Perimeter Loop Road ~PPR4VED TEXT with other `Y:lass A" office campus developments in Dublin. 2. The develoF er agrees to limit areas of conshuction activity sad implement sedim+e<ttatio~ L and erosion cxsntroh measures to minimize erosion during coasfniction. Z.08 Fcnces/'Vfralls 1. No chain linl~ or wire fencing shall be perntted. 2.09 Signage and Grapt ics: Except as otherwise herein stated: 1. All sig~age a lid graphics shall conform to the City of Dublin Zoning Code Sections 153.150 through 153.164. 2. All sgnage shall be subject to applicable signage setbacks of Sections 153.150 thmugh 153.164, Signs. 3. No signs st.3h1 be applied to windows for the purpose of outdoor or exterior advertising_ 4. No roof sign} shad be perntted, nor should a sign extead higher thaa the building. 5. No flashing, traveling, animated, or intermittently illuminated signs maybe used. 6. No billboarc:~, 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) off ice complex identification monument sigmas shall be permitted at the following locations: one at the southe~stenn corner of Perimeter Loop Road and Perimeter 1~YVe 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 approxi[natE 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 t<• approval by Planning and Zoning Commission. 8. Temporary , leveiopment marketing signage shall be permitted. 9. No wall siguage shall be permitted unless specifically aPPmv~ by the Planning Commission. 2.10 I:ighting: Eaccept as otherwise herein stated, all lighting must conform to the City of Dublin Lighting 04-1502 9 Rezoning OhioHealth Hospital Perimeter Loop Road ~lPPRQVED TEXT Guidelines. 1. Fxteraal.liglt xng within all subareas shall be cut-off type sxnu~es. 2. All types of F Arking, .pedestrian, and other exterior lightang shall be on poles or wall mounted cut off fixtures, and shall be of the same type sad style. 3. All light poles and standards shall be dark in color and shall either be a dark brown, black or bror:ne 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 arra~iiged to reflect light away from any street or ad,~acent property. 7. Ail building illumination shall be from concealed sources. 8_ No colored 1 ghts 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 wii _ be directed away from adjacent residential properties. 10_ Alighting plan conforming to the City's Lighting Guidelines must be submitted to the City as p art of the Development Plan. 2.11 Architectural Stan lords: The following standards shall apply and be placed as deed restrictions, also: 1. All building` and associated shudiues shall be harmonious in character, and reflect an upscale, sigh quality, signature, office park development. Final architectural drawings sh:al be presented for approval according to the process identified by the Developmer t Plan. 2. All building:: shall have the same degree of exterior finish on all sides. Stone, brick, or decorative precast concrete panels shall be dominaint exterior materials. Dryvit and other a~a:ent materials shall be limited to a maacimum of i5% of the total exterior areas of the auilding. 3. Facade col~irs 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 cL min wall color should be coordinauted to complement each other and the color paletG: of the building. Highly reflective "minor-like" glass shall not be permitted oil building facades. 041502 Rezoning OhioHealth Hospital i0 Perimeter Loop Road ~,.~ ~PPRC)VED TE~CT $, No metal Pat ~s shall be permitted on building facades except architectural metal panels used d ~ screen rooftop mechanical units. 04-1502 Rezoning 1 i OhioHealth Hospital Perimeter Loop Road APPROVED TEXT - - . CUBA .A 3 0+/- ACRES net of road ri t-of-ways 3.01 Deacx'tptiou: Subarea 3 is located immediately south of Post Road west of Avery Road. This Subarca tray be developed independently of the remainder of Ore 81 +J- act+e balance of the site, or it may be integrated into the overall d+e-welopment 3.02 Perntitted Uses: The uses permitted is this St.baresi include: ^ Those uses li:.ted in the Dublin Zoning Regulations in Section i 53.026(A). ^ General office: uses including, without limitation, corporate headquarters and offices of major institutional users. ^ Facisting relic ~rce may be continued without expansion. ^ Reuse of the existing residential structure for office purposes is permitted only in the event the stcv cture is not expanded. 3.03 Pcrmitted Height surd Setback Regniremeats: 1. Setbacks shat l be determined as described below: ^ Side and rear ;yards for buildings within the Subarea shall be a minimum of 30 feet. ^ Side and rea- yards for parking areas shall be 10 feet each for a total of ZO feet between areas unless a common parking lot is established adjacent re the site. ^ The maxima n 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 sa backs shall be the following: ^ 75 feet from Post Road right-of-way. 3. Building set) packs shall be the followurg: ^ 100 feet frona 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 15? .200 through 153212. Paridng in excess of that required by the Code tray be 8' x 16' with 22-foot aisles. 2. Exceptions f:om strict application of code standards maybe granted at the discretion of the Plane ng and Zoning Commission. 041502 Rezoning OhioHealth Hospital 12 Perimeter Loop Roa APPf~OVED TEXT 3_ I,~g areas shall be screened'according to City of Dublin Code Sections 153200 through 153.12 4. Access to St.barea 3 shall be from Post 1Load unless the residential sdnrcUire is expanded or Subarea 3 is redeveloped, at which time internal access via Perimeter Drive must b ~ provided S. Shared drives will be encouraged throughout the development to reduce the number of curb cuts needed. 3.©5 Waste and Refuse: 1. All waste as d refuse shall be containerized and fully screened, according to the Dublin zonir g code, with walls conshucted of materials that coordinate with the materials utilized in the associated shucture (t.e. brick, etc). 3.06 Storage and Equip: Went: 1. No materials. supplies, equipment, or prodibcts shall be stored or permitted to remain on any poctic~n of the parcel outside the permitted structure. 2. Mechanical ~:quiptnent or other utility hardware on rood ground, or buildings shall be set back f rom the property line or building edge so as not to be visible from the adjacent proi~erty, or shall be screened from public view with landscape materials or materials ban monious with the builduig. 3.07 Landscaping, Lot 1'~ovcrage, and Pedestrian Paths: 1. All 1andSCap ag shall, at a minimum, be aacArding to the City of Dublin Zoning Code Section 153.134. Landscaping for each individual building site shall be consistent with other `ti::lass A" office campus developments in Dublin. 2. The develo~ yer agrees to limit areas of construction activity and implement sedimentatic n and erosion control measures to minunize erosion duruig constcvtction. 3.08 FeaceslWalis 1. No chain lir'.c or wire fencing shall be peranitted- 3.09 Sigaage and Grap Tics: Except as otherwisr. herein stated: 1. All signage gad graphics shall conform to the City of Dublin Zoning Code Sections 153.150 tlui5ugh 1S3.i64. 04-1502 13 Rezoning OhioHealth Hospital Perimeter Loop Road APPRaVED TEXT 2_ All sigoage ;hall be subject to applicable srgnage 5ctbacks of Sortions 153150 through X53.164. 3. No signs slkll be applied to windows for the purpose of outdoor or exterior advertising. 4. No roof signs shall be pcxmittod, nor should a scgn eactetcd higher than the building. 5_ No flashing, t~veling, animated, or iatermitxeatly illuminated signs maybe used 6. No billboard: , or electirical or other advertising signs shall be allowed, other than a sign canying the name of the business occupying the site. 7. Temporary Development marketing sigoage shall be permitted_ 8. No wall signnge shall be permitted unless sQectficaily approved by the Planning Cowmission. 3.1fl Lighting: Except as otherwise l :~erein stated, all lighting must conform to the City of Dublin Lighting Guidelines_ 1. External lighting within all subareas shall be cart-0ff type factures. 2. All types of l addng, pedestrian, and other exterior lighting shall be on poles or wall mounted cut• off fixtures, and s6a11 be of the same type and style. 3. All light poles and standards sbaIl be dark in color and shall eithrr be a dark brown, black or brocrze metal. 4. Parking lot L- gbxing shall be no higher tfian 28 feet 5. Cut-off type ' fighting and building uplighting shall be permitted.. 6. All lights sh:ll be aQanged to reflect light away firm any street or adjacent property_ 7. All building illumination shall be from concealed soutres. 8_ No colored lights shat! be used to light the exterior of the buildings_ 9. All lighting cif parking(dciving areas and buildings will be designed and constructed so that it will be directed away from adjacent residential properties. 10_ A 1'tghting p.an conforming to the City's Lighting Guidelines must be submitted to 14 04-1502 Rezoning OhioHealth Hospital Peruneter Loop Road ~1PP~31/ED TEXT the City. as p:ut of the Development Plan. 3.11 Architechtrat Standards: The following standards shall apply and be placed as deed t+cstrictions, also: 1. All buildings and associated stsudures shall be harmonious in character, and reflect an upscale, high quality, residential style, office park development Final architectural drawings shall be presentees far approval according to the process identified by the Final Development Plan. 2. All building~ steal! have the same degree of exterior finish on all sides. Stone, brick, or decorativ+:. precast concrexe panels shall be dominant e~cterior materials. Dryvit and other arc ant matearials shall be limited to a maximum of 15% of the total extriror areas of the 1 wilding- 3. Facade . cok rs and materials on individual buildings shall be coordinated to - complement each other- Facade colors of high chroma or intcesity are not permitted. 4. Glass and cu rtain wall color should be coordinated to complement each other and the color palette of the building. Higlily re$ective "mirror-lilae" glass shall not be permitted or building Facades. 5. All building structiues constructed shall be of residential style. Roofs shall be 6:12 pitch and m;~nsard roofs shall be prohibited. 041502 15 Rezoning OhioHealth Hospital Perimeter Loop Road ~..~, PERIMETER WEST PCD EXISTING SUBAREAS ,~ ' ~B-AREA out-~ ,,' ¢ 2 ACRE ,, , 1 i~ , 1 ~~ , 1 J 1 ~ Z1e \ 1 ~__r~ 1 ~ ~;' ~.~ -~--~-~ 1 ~~- \~~~ ~ ~ 1 ~~,, ~~1 ~~ ~~~~ .. ~~~ •'r;> •~ ~3~; Zk ~'~ ~. .\~ \ ~'`~'t` M _~~~ ~-~ ~__ ~~~ ~1 -~ ~, 1 ;- , ~.~ -s~~ ~--- ~ PERIMETER ~ sUS-AREa ~~ 1 ~ , ,' 2.0 ACRE ~ ! ~~ ~ ~ ~ ~ ~ ~~ ~ ~ D ~ ~ ~ ~ ~ O• ..~~-lP ~ROAO ! i ~c ~ _: ~ - 1 ~ • ~ ~~^- ~i ` a ~..~. ~• a 1 i rn~`• ~~ I,~ PERIMETER WEST 1 SUB-AREA 1 ~ I~ ~,~~ ~ 21.0 ACRE ~~~~ 1 i ~; -.\ ~-. ~.~ 1 ~ fi ' 1' ~~ - -------~ ~,- 1 ;;j I~~ 1 ~1 il~ Iii ! 1! II .;j j;. I;k II Ij~ I ~jl 1! j l PET~II I I W 1~~ 1 SUBS EST 1 1 ! 1 I 1 59.brq, i 1 jl i~' l '~i ~ 1~ '1 i i~ ~i 1 t ~~I i~~ Ida II 1i1 I;1 11 II 1,' ,1 1~~. I 1 l i 11 `I I ~~# 11 ~~, >~ .~~ 1~~< ~~, ~. ~ ~ ~ 1~ .~ ~''~..~ '' ~ 04-1502 Rezoning OhioHealth Hospital Perimeter Loop Ro d APPRQVED TEXT Sulrirca Slacidard, t': 1 kt_~~IplanltcxLs/rivctsidcl K:d Riverside Dublin July i, 1988 Revised August 25,1988 Revised September 30, 1988 Revised December i5, 1988 Revised December 20, 1988 Revised January 11, 1989 Revised January i3, 1989 Revised February 10, 1989 Revised October 5, 1998 Revised November 2G, 1999 (additions are noted by underlining) The following Subarea Descriptions and Development Standards by subarea shall be made part of the Concept Plan are further discussed and illustrated in the Subarea Plan. Subarea Descriptions Subarea A Post Road Related: 27.3 ac. This area is characterized by its relationship to residential and nursing home uses on the north side of Post Road_ Development within this subarea should be of the office type and should reflect residential scale and character. A reasonable landscape setback buffer should be provided between the residential uses and the proposed development within Subarea A, and A,_ Subarea B Proposed Retail Center: 25.1 ac. Subarea >3 is sandwiched between the lighter office related uses of Subarea and the more Intense hospital and freeway of~cc related uses of Subarca C,_ This area contains a mix of retail/commercial uses in an integrated shopping environment typical in size to a small conuttuctity center_ 'fltis self-contained area also has access on two sides and is closely related to both tralGc signals on Avery !toad to create an even distribution of traffc_ 04-1502 Rezoning OhioHealth Hospital Perimeter Loop Road RIVERSIDE PCD EXISTING SUBAREAS ., :~ ~ ~` ~:.. --~_ rC -~ 04-1502 Rezoning OhioHealth Hospital Perimeter Loop Ro d APPRaVED TEXT Suharc~[ it, fi It, Aver>> Road Oull[arccls: 4 ac. Retail outparccls located along Avery Road and the proposed entry drive. Uses and Architecture will be integrated into proposed retail center located in Subarea Q_ Uses in Subarea t3Z wilt be for either retail outparcel or medical office buildings. Subarea C, Hospital/State Route 1G1 Related Uses: 33.7 ac. Uses within Subarea C, focus around development of a community hospital or medical/institutional campus. Qecause of extensive State Route 161 frontage, additional uses within Subarea CZ will be freeway oriented, including general office_ Subarea CZ Medical/Avery Road Related Uses: 18.4 ac. Uses within Subarea CZ will primarily service those uses located within Subarea C, but will not include hospital beds for overnight stay. Qecause of extensive Avery Road frontage, these uses will include primarily medical office, hotel, clinical and diagnostic service uses. Within this subarea approximately 8.6 acres will be dedicated for completion of the interchange. Subarea Develop[ueut Standards General 1. If these standards conflict in any way with the City of Dublin Codified Ordinances, then the Planned Commerce District shall prevail Standards in the Dublin Zoning Code applicable to matters not covered in this document shall apply to each of the subareas in [he Planned Commerce District. 2. "1'hc street plan shown is the general scheme which will be platted and constructed. [t is not however, intended to be precise, a[id white die functional system will be preserved, its precise location may vary from that shown so long as the functional objectives continur to be attained. ~ 04-1502 Rezoning OhioHealth Hospital Perimeter Loop Road APPROVED TEXT 3_ Signagc and (;raphics: a. R1( signage and graphics shall conform to Dublin Sign Ccxlc Cltaptcr 1 189, except as provided by this text for Subarea B, and except as provided for in the Signagc Criteria aad approved as part of the Development flan. b_ Ail signage shall be subject to applicable signage seibacks of Chapter 1 f89, Signs_ c. All ground supported signage shall reflect a uniform shape and shall be set in a frame of dark brown, black or bronze color. d. Within Subarea A, and AZ, no signage shall be located on or oriented toward Post Road . e. All uses within Subarea B, and BZ shalt have signage of uniform size, shape and materials, signs base shall be made of wood, brick, stone or stucco and shall reflect the materials of the building. These signs shall have a maximum height of 6' and contain no more than 50 SF of area per face. Landscaping shall be integrated into signage feature. f_ All uses within Subarea B, and BZ shall be allowed two ground signs, one sign oriented toward Avery Road and one sign oriented toward either a second public street (provided the site has at least 100 feet of frontage on two public streets) or the internal access road on the west side. g. No building mounted signs will be allowed along Avery Road frontage_ lt. Within Subarea B, two overall project identity signs shall be allowed for retail center, one located at the eastern Peruneter Loop Road entrance to the center, and one located at the western Perimeter Drive customer entrance. signage base would reflect similar materials to Subarea B, and BZ. All building mounted signage should conform to Dublin signage Code except as provided herein and reflect a common shape, size, material and base color. i. No sign strait be painted or posted directly on the surface of any building, wall or fence except as provided herein or as permiucd as tenant's main identification sign under paragraph 13.2. of the "Signagc and Graphics" section of "Subarea I3 - Retail Ccntcr" herein_ No wall murals shall be allowcd- ~- No signs shall be applied to windows for the purpose of outdoor or cxtcr~or advcrlisiiig- . 04-1502 3 Rezoning OhioHealth Hospital Perimeter Loop Road k. I. 117 II_ APPROVED TEXT n~- roof signs shall he permitted. Nor should ~~ sign extend I~ighcr th~ul tl~r bil llding. No clashing, traveling, animated or intcrmittcntly illumiaatcd signs may be uud. No billboards, or electrical or other advertising signs shall be allowed other than a sign carrying the name of the business occupying the site_ On site permanent directional sign, e.g_ employee and visitor parking, deliveries, etc_ will be of a common design, material and size must meet signage standards. 4_ Lighting: a_ b. c_ d_ c. External lighting within all subareas shall be cutoff type fixtures. All parking, pedestrian and other exterior lighting shall be on poles or wall mounted cutoff fixtures and shall be from the same type and style. All light poles and standards shall be dark in color and shall be constructed of dark wood, or dark brown, black or bronze metal: Parking lo[ lighting shall be no higher than 28' _ Cutoff type landscape and building upiighting shall be permitted. q 041502 Rezoning OhioHealth Hospital Perimeter Loop Road APPROVED TEXT St-barra A I'c-st Road Rclalcd Pcrntittcd Uscs Tt-e following uses s!-alt be permitted within Subarea A,. a) Those uses listed in Section 1159A1 (SO) of the Zoning Code. b) Skilled Nursing I=acility. c) Hospice. d) Daycare Center. The following uses sl-ali be permitted within Subarea A2: a) Tliosc uses listed in Section 1159.01 (SO) b) Financial Institution (Condition Use drive-thru for Bank). Density: The density shall not exceed 10,000 SFlAC. Yard and Sctback Requircntcnts: 1. Setback from Post Road shall be 75' for pavement and 100' for buildings_ 2. Side yards shall be 25' for pavement and buildings. 3. Rear yards shall be 25' for pavement and buildings_ 4. I=rout yard and parking setback from publicly dedicated local access streets shall be 25' for pavement and 50' for buildings. 5. `t'otal ground covered, exclusive of parking garages, by all buildings shall not exceed 25% of the total lot arca_ G_ `t'he setback from Avery Road shall be 30' far paving, 50' for buildii~g_ 7. Sctback From 1'crimeter Drive extension shall be 30' li-r pavement and SO' for br-ildiiig_ 5 041502 Rezoning OhioHealth Hospital Perimeter Loop Road ~.,,,: APPROVED TEXT licigl~t Rcquirciucnls: 1. Maximum hciglit for structures within Subarea A steal[ be 3S' as measured per Dublin Zoning Code. Parking and Loading: Size, ratio and type of parking and loading facility shall be regulated by Dublin Code Chapter 1193. Circulatio~i: 1. Existing Post Road shall remain a 60' right-of-way and relocated Post Road intersecting with Perimeter Drive Extension shall be an 60' right-of--way with a 32' pavement. 2. The Perimeter Drive Extension shall have a 100' right~f--way and S6' pavement width at the intersection and taper down to an 80' right-of--way and a 36' pavement. 3. Al! other local public access streets shalt have 60' rights-0f--way with 32' pavement. 4. Avery Road shall have a 112' right-of-way consistent with preliminary plan for Avery Road widening prepared by E.M.H. ~: T. S_ Curb cuts on Perimeter Drive extension shall be spaced a minimum of 200' (as measured from the driveway's centerline) with opposing curb cuts offset no less than 100' or directly aligned wherever possible consistent with prudent traffic engineering principles and practice. ~'~'aslc and RcCusc: All u~astc and refuse shall be containerized and fully screened from vier by a solid wall or fence. Storage and I:yuipuicut: ~, 04-1502 Rezoning OhioHealth Hospital Perimeter Loop Road APPROVED TEXT 1 _ No materials, supplies, cquipmcnt or products shall be stored or pcrmiucd to remain on any portion of a parcel outside a pcrntittcd strucWre_ Mccitanical cquipmcnt or other utility hardware on roof, ground or buildings shall be screened froth public view with materials harmonious ~~~ith the building. Landscapiug: I. Landscaping shall be according to the Dublin Landscape Code Chapter 1187_ In addition, landscaping shall be provided within the Post Road setback shall include a sodded or seeded mound with a mixture of ornamental, evergreen and shade trees. The mound shall be natural in appearance and shall vary between 130' and i SO' in length, and S' to 6' in height. Landscape plantings will be in accordance with the attached "Avery-Muirfield Buffer Landscape Treatment" dated 9/1S/95. 2. In addition, landscaping within Perimeter Drive Extension shall include a 3' to 4' landscaped mound with street trees planted SO' on center within the right-oC-~vay and planted 1' from the right-of-way line. 3_ A comprehensive landscape plan along Avery Road corridor is provided as shop;~n in "Avery-Muirfield Buffer Landscape Treatment" dated 9IlS/95_ The plate incorporates plant materials, stone pillars, signage, lighting and grading with a single design element creating a unique, aesthetic entrance to the Dublin Area. Architecture: 1. Ail buildings shall be finished with natural materials: brick, wood, stone, stucco and shall be of earth tone colors. Roofs shall have a pitch no (latter than 6:12 and shall use dimensional asphalt shingles. 2. The Planning Commission shall have the right to review materials to assure they arc consistent with other building materials used in the area. The Planning Conunission may accept alternative materials and colors if they are consistent with other building materials and add to the overall architectural quality. 3. The building shall have the same degree of finish on all four sidcs_ 4. Buildings along Avery Road shall be designed to reflect the existing character of Avery Road and Ue sympathetic of the residential areas to the north. 041502 7 Rezoning OhioHealth Hospital Perimeter Loop Road APPROVED TEXT Subarea 1~ - Itcl~lil Cculcr I'crniiltcd ilsc-S The following uses slla(I be permitted within Subarea II: a) Tilose uses listed in Section i 159.01 (SO) of file Zoning Code. b) Those uses listed in Section 1 163.01 of tale Zoning Code. Conditional Uses a) Drive-in facilities developed in association with a permitted use. b) Tlleaters_ Yard and Setback Requirements: 1. Along Perimeter Drive Extension, pavement setbacks shall be 30', building setbacks SO' . 2. Along the South Access Drive, pavement setbacks shall be 2S', building setbacks SO' . 3. All other local street pavement setbacks shall be 2S', building setbacks SO'. 4. Total building square footage permitted per acre shall not exceed 10,000 square feet. Utilities: 1. All utility lines including water supply, sanitary sewer service, electricitl~_ telephone and gas, and their connections or feeder lines should be placi(i U11dCrgCOUlld. 2. All utility connections should be kept to the rear or the side of the building, out of view (lr SCICened_ fi 041502 Rezoning OhioHealth Hospital Perimeter Loop Road APPROVED TEXT 3. All ntcduntical cyuipntent and reialed structures should be effectively screened frcnu grade level ricw as well as on site vie+vs from within the developatent. 4. Mechanical cyuipntent or oQtcr utility hardware on roof, ground, or buildings shall be screened from public view with materials harmonious with the building. Circulation: i. Avery Road shalt have a 112' right-of--way consistent with preliminary plan for Avery Road widening prepared by C.M.H_ & T_ 2. Perimeter Drive Extension shall have a 100' right-of--way, and a 56' pavement width and shall taper to an 80' right-of--way, and a 36' pavement_ 3. South Access Drive shall have a i00' right-0f way, and a 56' pavement width and shall taper to an 80' right-of-way, and a 36' pavement. 4. Ail other local public access streets shalt have a 60' right-of--way, and a 32' pavement width. 5. Opposing curb cuts on the Perimeter Drive Extension and the South Access Drive shall be offset no less than 100' (as measured from the driveway's centerline) or directly aligned wherever possible consistent with prudent traffic engineering principles and practices_ I'aviug: Asphalt paving for roads and parking areas. 2. Concrete curbs. 3. Concrete road paving as needed in service area. 4. Sidewalks should he minimum 4' 0" wide; paving material to be broom finish cc~ncrctc. I'arl:ittg: In addition to ntccting the current City of Dublin code rcyuircmcnts, the lollo+viug guidctincs should be [ollo+vcd in the design of parking facilities. ~~ 04-1502 Rezoning OhioHealth Hospital Perimeter Loop Road ~, APPROVED TEXT All parking and loading shall he regulated by tltc Uublii~ Code Cl~aptcr 1193_ 2. Drive-tliru stacking areas for Cast food restaurants shall accommodate a minimum of eight spaces per exchange window. 3. Qank drive-tliru stacking requirements as per the Columbus Zoning Code. 4_ Parking stalls shall be laid out i-n the most efficient manner; 90 degree layouts are suggested with 9' x 19' stall and 22' - 24' aisles. 5. No parking shall be permitted on either the Perimeter Drive Extension or the South Access Road. G. One curb cut shat[ be permitted for each parcel. An additional combined curb cut shall also be permitted creating a maximum of three curb cuts for every two parcels. 7. Where scopes occur that exceed 3:1, the area shall be terraced or treated with erosion control materials, shrubs or ground cover. Materials which will roll, wash or float away are to be avoided on these slopes. 8. Handicap parking spaces shall be 19' long x 12' wide. Handicap ramp access shall be included in conjunction with these parking spaces. ~'~'aste and Refuse: All waste and refuse shall be containerized and fully screened from viet~~ by a solid wall or fence. Service: All loading activity shall occur within a building_ 2. No noises, smoke, odors, vibrations or other nuisances shall be permitted. 3. No area of the site will be used for outdoor storage. 4. Service courts and loading docks shall be screened from all streets by (aiidscapin~~, mounding or walls. 5. No materials, supplies, equipment or products shall be stored or pcnnittcd to remain on any portion of the parcel outside the pcrmiucd structure. l 0 04-1502 Rezoning OhioHealth Hospital Perimeter Loop Road APPROVED TEXT Laudscapiug: A comprehensive landscape plan along Avery Road corridor is provided as shown in "Avery- Muirfield Quffer Landscape Treatment" dated 9!!5/95. The plan incorporates plant materials, stone pillars, signage, lighting and grading into a single design element, creating a unique, aesthetic entrance to the Dublin area_ -` 1. All landscaping shall be according to the Dublin Landscape Code Chapter i 187_ 2_ Along Perimeter Drive Extension and the South Access Drive, a 3' to 4' high landscape mound shall be provided with street trees planted 50' on center, within the right-of--way and planted 1' from the right-of-way line. 3_ The rear of all buildings or structures shall be screened with planting, hedge, fence, wall or earth mound to provide a minimum of 50% winter opacity and 70% summer opacity, between 1' above finish level and 6' in height. 4. Minimum size of all trees shall be 2" to 2 1/2" caliper for shade trees, 6' to 8' height for evergreen and I" to I t/2" caliper for ornamentals_ General Conditions A. Any portion of a lot upon which a building or parking area is not constructed shall be landscaped. F3. Street trees on each side of an entry drive shall be set back twenty (20) feet from the curb to accentuate the entry/exit points. C. A minimum greenbelt of ten (10) feet shall be maintained along each adjoining property line. D. Shrub plantings are reconutlended masses or clustered in beds rather than singular s(-rub plantings. G_ Site unay eau he maintained by specifying the same species of major landscape elements (shade trees, evergreen trees and ornamental trees). Nc~~~ compatible species of shrubs and ground cover will be introduced to the plant palette as needed to provide interest, focal points and screening around new development !~ cuccs/V~'alls: 04-1502 l ~ Rezoning OhioHealth Hospital Perimeter Loop Road .~. APPROVED TEXT A. No chain link or wire fciicing shall be pcrinittcd. Archilcciural Height: A. No outparcel structure shall be more than 28' in height. For structures with pitched roofs, this height limit will be measured to the roofpeak. B. Height limit for the shopping center wilt be 35'. Color Palette: A. Earth tones, muted and natural tones are preferred. Accent colors in brighter hues such as white are permitted for building accent features only- A mixed palette on a single building should be carefully selected so all colors harmonize with each other. Materials A. Warn-tone brick. Q. White brick can be used as accent. C. Cedar shakes/shingles with not less than 325 Ib per square weight. D. Split-face concrete block or pre-cast concrete used as an accent with dark brick only. E. Stone veneer with limestone trim (limestone rubble in a coarse ashlar pattern). 1~. Stucco when accented with brick or stone. Roof A. Pitched roofs with gabled or hipped ends are suggested with a slope equal to 8112. 13. Minimum 8" overhangs arc suggested. C. Glass roofs are acceptable in portions of a structure- D. Mansard roofs arc not pcrmiued (unless used to screen air handling cyuipment). 12 041502 Rezoning OhioHealth Hospital Perimeter Loop Road APPROVED TEXT i;. I=lat roots arc lu:rn)ittcd if architecturally cc)ordinated and <y)proved by ('I,inninL Conli))iSS)Un_ Scale: A_ The scale of the structures should be sympathetic to a residential cl)aracter_ B. Structures should be designed to harmonize with tl)e landscape_ C. The scale of each building can be aided through ti)e use of articulated building elements such as porticoes, dormers, recesses and other such elements which help break up tl)e mass and bring it ic)to a more residential character_ Wall Articulation/[=enestration: A. In addition to using building elements to articulate tl)e building mass, individual walls must be articulated with fenestration, pattern or structural expression equally on all sides of eact) structure. B_ Btank facades on the "rear" of the building will not be pernlitted, articulating such facades with recesses, fenestration, fences, pilasters, etc. is not encouraged. C. The amount of fenestration should be balanced with the amount of solid facade_ D. With the exception of enclosed service corridors, the buildings shall have the same degree of exterior finish on all sides. Signage and Graphics: All signs shall comply with the sign code unless varied by this text or accompanying drawings_ A_ Main Identification Signs: A total of two n)ain identification signs shall be permitted, not to exceed 15 feet in heig!)t on Perimeter Loop Road, 10 feet in hcigl)t on 1'crimetcr Drive, and 19 feet in ~a~idtl), 4vith a maximum each of two sign faces, with a maximum area of G( square feet per sign face, externally illuminated, ~t~ith sign bast materials n)atd)in~~ tl-e rct~-il tenant signage materials and colors_ Permitted location for each main identification sign: (1) at the eastern Perin)cicr Loop Road entrance to the center, and (2) at U)e ~~°cslcrn n)ost Pcrintclcr Di-IVC Cilstot))G~ Cilti-ancC_ l ; 04-1502 Rezoning OhioHealth Hospital Perimeter Loop Road APPROVED TEXT 2. Area of sign base (if any) shall not c~cccd area of sign facc_ "l~he base shall not he included in the overall area permitted for the sign facc. 3. "l~here wit! be no project identification sign located adjacent to Avery-MuirGeld Drive or SR IGIIU.S. 33_ Q. The Riverside-Dublin sign package shalt meet the following elements: 1. All wail and projecting signage shall meet the City Sign Code relative to permitted sign face area and that wall signs not exceed 15 feet in height, except as shown in the attached sign detail drawings. Wail signage for Location 1 which is the major tenant (Kroger), will be a maximum of 22' 0" above finished walkway. The following maximum tenant sign heights are permitted as shown on the attached sign detail drawings: Location 2; 20 fee[: Location 3: 20 feet; Location 4: 18 feet_ Relative to sign face area and location, the wall signage for the major tenant (Kroger) and those tenant spaces that are permitted by this text to exceed 15 feet in height shall comply with respective building elevation as shown on the attached sign detail drawings (exhibits). 2. Each tenant store front shall be limited to one wall sign, one projecting sign and one awning sign. Walt sign faces shall. not exceed one square foot in area of each one lineal foot in store frontage not to exceed 80 square feet, except in the case of the major tenant. (See Section 3 below). Projecting sign faces shall not exceed three square feet in area. 3. The major tenant (Kroger) shall be permitted signage of an individual nature within the center with a maximum area of 109 square feet. The "Kroger" letters shall be internally illuminated with "white" plastic faces. An individual tenant may select any one of the sign colors from the approved sign palette for a tenant wall sign. All awning signage shall be painted on the fabric. The signage colors shall be aesthetically compatible with the awning fabric. 4. C,ach tenant space with a recessed store front and a covered front walkway may liavc one {l) projecting sign of uniform size and design, as illustrated by the accompanying drawing. Projecting signs area not permitted for any oilier tenant spaces_ (3ackground color of projecting sign shall match letter color of that particular tenant's wail sign. 5. Awning signs will be permitted per Code for property addresses, name of occupant and year business established, should not state product name or tines, tag lines, hicture.~ of products, bourn of operation or telephone or fax numbers, and provided such signs arc limited to one square foot in area unless approved by the Plannui i 4 04-1502 Rezoning OhioHeaith Hospital Perimeter Loop Road APPROVED TEXT and Zoning Conunission as hart of a dcvclohmcm plan and the color is complimentary to ilic awni~ig and wall sign. G. The signs will be externally illuminated, excerpt for the major tenant, by gooseneck light fixtures. The gooseneck fixtures will be comprised of the same exterior f Wish and color, subject to staff approval _ 7_ The color of wall signs, projecting signs and awning signs shalt be selected from the existing Riverside Dublin Subarea B sign palette, as follows, or a compatible color approved by staff: a) Martin-Senour Market Square Tavern Dark Green W85-0620. b) Martin-Senour Palace Arms Red W 1083_ c) Martin-Senour Benjamin Powell I4ouse Green W85-1089_ d) Sherwin Williams Paiais White SW-2429. e) Sherwin Williams Obsidian (Dark Blue) SW2738. f) Sherwin Williams Amethyst SW2703. g) Sherwin Williams Bonfire SW2321 _ f=or samples of these colors, refer to case file 1198-024Z. 04-1502 i S Rezoning OhioHealth Hospital Perimeter Loop Road APPROVED TEXT Suharc:a ti, fi ti, <)ulh~irccls t'cruiittcd Uses "i'hc following uses shall be permitted within Subarea B,: a) Those uses listed in Section 1159.01 (SO) of the Zoning Code. b) Those uses listed in Section 1163: CC, food, apparel, miscellaneous retail, eating and drinking. c) Same uses as permitted under Subarea B. d) Al( drive-tltru uses will be conditional use. The following uses shall be permitted within Subarea BZ: a) Same uses permitted under Subarea B, b) Same uses permitted under CZ. c) Al( drive-thru uses will be a conditional use. Gcucrai The orientation and the face of the out parcels in the zone will be to the west and at the corners toward the intersecting streets and to what would normally be considered the rear of those parcels, (i.e. the portion abutting Avery Road will be employed as an entrance feature to the residential areas to the north). Buildings will have a common architectural theme with good aesthetic quality, the same or compatible building materials and a common lighting, signage and landscaping ethic. Within this mold the west, and intersecting street faces may identify the separate users and their products with appropriate expressions of individuality. However the east face must appear as a unified, single expression. Structures, be they buildings or walls, roof lines and types, building spacing, signage lighting and landscaping should present an almost noncommercial approach with low level signage employed solely to identify users and structures and landscaping effectively shielding the street from the impact of activity on the site. The following additional standards are deemed appropriate to produce such a function. The Planning Commission shall have the right to review all applications for their Architectural consistency. Additional materials and colors may be approved by Commission if they arc consistent with other building materials and add to the overall Architectural quality. 1 ~~ 04150Z Rezoning OhioHealth Hospital Perimeter Loop Road APPROVED TEXT Yard and Sclbarl: Recluircurcn(s: 1. 'l'ire setback from Avery Road shall be 4S' for pavcmcnt and GS' for buildings within Subarea I3,_ Within Subarea [3,, the setback from Avery Road shall be 30' for pavcmcnt and SO' for buildings. 2. Setback from South Access Road will be 2S' for pavement and SO' for buildings 3. Side yards shall be 2S' for pavement and buildings. 4. Rear yards shall be at least 10 feet within Subarea B,. Rear yards shall be 2S' for pavement and buildings within Subarea 132. S. I=ront yard parking setback from publicly dedicated local access streets shall be 2S' for pavement and SO' for buildings. G_ Total ground covered by all .buildings shall not exceed 2S% of the total lot area_ 7. The setback from Perimeter Drive extension shall be 30' for pavement and SO' for buitdings_ S_ i3uiiding setback from Avery Road shall be consistent for all building if possible. Hcigitt Requircntcuts: 1. ~~aximum height for structures within Subarea B, acid [32 shall be 28' as measured per Dublin Zoning Code. ['arkirtg and Loading: Size, ratio and type of parking and loading facility shall be regulated by Dublin Code Chapter 1 193. 2. `t'Ite parking space requirement for Uutlot 13, of Subarea 13,, shall be G2 spaces for use of the outlot as a restaurant by Wendy's/Tim Horton, however, should Outlot I3, not be used by the about named restaurant use then the parking requirements found in Dublin Codc Chapter 1193 shall apply to the Outlot_ 3. The parkint~ space requirentcnt for Outlot n of Subarea [3,~s1ta11 lx: S 3 sir<tces Tor use of the Outlot as a restaurant by i3ur per King, however should Outlot A not be used by the above Warned restaurant use then the parking requirements lound in Dublin Codc Chat~tcr 1 l93 shall art~lYto the Outlol. 041502 1 ~ Rezoning OhioHealth Hospital Perimeter Loop Road ~, , APPRQVED TEXT ('irculat ion: 1 _ "17ic Perimeter Drive Extension shall Itavc a 100' ROW aixl SG' pavcntcnt width and shad raper to an 80' right-of--way and 3G' pavement width or whatever deemed necessary under prudent traffic engineering practices_ 2. South Access Drive shall have a 100' ROW and 56' pavement widd~ and shall taper to an 80' right-oE way and 36' pavement width or whatever deemed necessary under prudent traffic engineering practices. 3. Full service access to outparcels will be provided from near access drive shown on Exhibit 8 access to outparcel on South Access Drive will be right-in, right-out only within 300' from Avery Road. 4. All other local public access streets shall have a 60' right-of-way ~~~ith a 32' pavement. 5. Avery Road shall have a 112' ROW consistent with E.M.H. & T_ plan for Avery Road widening. VVastc and Refuse: 1. All waste and refuse shall be containerized and fully screened from view by a solid wall or fence. Storage and Cquipmeut: No materials, supplies, equipment or products shall be scored or permitted to remain on any portion of a parcel outside a permitted structure. Mechanical equipment or other utility hardware on roof, ground or buildings shall be screened from public view with materials harmonious with the building. Landscaping: A comprehensive landscape plan along Avery Road corridor is provided as show~i in "Avery-Muiri-ieid 13uffer t~ndscapc Treau;gent" dated 9/ 15/95. "I'he plan incorporates plant materials, stone pillars, signage, lighting and grading with a single design element creating a unique, aesthetic entrance to the Dublin Area_ 2_ [n addition, landscaping within the Perimeter Drive Extension and South Access Drive shalt include a 3' to 4' landscaped mound with street trees planted 50' o~~ ccnicr within the right-of-way and planted !' from tic right-of-way line. 18 04-1502 Rezoning OhioHealth Hospital Perimeter Loop Road APPROVED TEXT Minimum size of all trees shall tic 2" to 2U2" c;atii~cr for s(iade trees, G' to 8' itcigiit fc~r evergreens and 1" to It/2" caliper for ornamcntals_ Archiiccturc: Architectural standards shall be the same as defined in Subarea B. 2. [f the uses specified in Subarea CZ are used within Subarea Bz, then the architectural standards set forth in Subarea CZ shall apply. 3. Architectural character shall be sensitive to adjacent development if applicable. 04-1502 l 9 Rezoning OhioHealth Hospital Perimeter Loop Road APPROVED TEXT Sulr.~rc<~ C, Ilos ~itat/Stale Route iGl Related Uscti Pcriiiilicel Uses Tlic following useti shall be permitted within Subarea C, a) Those uses listed in Sections 1 iS9.01 (SO) of the Dublin Zoning Code_ b) Hospitals and clinics_ c) Health care, including ambulatory care, outpatient care and surgery, medical offices and ancillary distribution_ d) Hoiel and motel_ e) Restaurant uses within a structure primarily devoted to hotel/motel,o~ ~,,,,ti--.~ e~.a~~j medical/office. `~'`'`~`" -1-~U/1.Ge f) Ancillary commercial uses within awe primarily devoted to office or medical uses _ g) Health Ciub and I=fitness Center_ h) Skilled Nursing racility_ i) Hospice_ I'ard acid Setback Requirements: 1 _ Setback on the South Access Drive shall be 2S', for all pavement areas, SO' for buildings_ 2_ Setback along Stale Route 161/Route 33 shall be SO' for all pavement areas and buildings_ 3_ Side yards shall be 2S' fa~ parking and buildings_ 4. Rear yards shall be 2S' for parking and buildings_ S. All other publicly dedicated local streets shall have a 2S' pavement setback and SO' building setback_ 2U 041502 Rezoning OhioHealth Hospital Perimeter Loop Road APPROVED TEXT G. "Dotal <~rotutd c<-vcrcd by all buildings, exclusive ul p:-rkin~:, garages, shall not exceed 2S°lu of the Total lot area. Ilciglti Rcquircntcnts: 1. The maximum height for structures in Subarea CI shall be treasured per the Dublin Zoning Code and have a maximum height limitation of 65' and a minimum height of two stories shall be required for all primary structures. The maximum height may be extended if the structure is setback from both the Ramp Access Drive and State Route 161 right-of-way and additional foot beyond the required setback for every l' of height of two stories shall be required for ail primary structures along the freeway. Parking and Loading: I _ Sizes, ratio and type of parking and loading and other facilities shall be regulated by Dublin Code Chapter 1193_ Circulation: 1. South Access Drive shall have a 100' right-of-way and 56' pavement width at the Avery Road intersection tapering back to an 60' right-of-4vay and 36' pavement width. 2_ Al( other local public streets shall have 60' rights-of-way and 32' pavement ~~~idths. 3. Opposing curb cuts on the South Access Drive shall be offset no less than 100' {as measured from drive-way. center line) or directly aligned whenever possible. Driveways to be placed in accordance with prudent traffic engineering practices and principles. Waste and Rcfusc: 1. All waste and refuse shall be containerized and fully screened from view by a solid wall or fence. Sloragc aucl I?quipntcttl: i _ No materials, supplies, equipment or products shall be stored or permitted to remain on any portion of the parcel outside llte pcrmiucd structure. t\~l~chanical cquipntent or other utility hardware on room, ground or buildings shall b~ screened front public view lvilh iitalCrtalS ltarntonlous \vUh the bU11d11-g. 2 i 04-i50Z Rezoning OhioHealth Hospital Perimeter Loop Road E. APPROVED TEXT l,audu<~hing: All latidsc:aping shall be according to the Dublin l~ndscapc Codc Ctiaptcr l (87_ 2_ [it addition and within the required building setback, a 3` to 4' earthen landscaped mound shall be provided along the South Access Drive with street trees planted 50' on center and located 1' from right~f--way line within right-of-way. 3_ Along State Route 161, a 6' landscaped mound shall be provided with trees planted a minimum of 1 tree per 40' O.F.T.O_ (trees inay be grouped). 4. A comprehensive landscape plan along Avery Road corridor is provided as shown "Avery-Muirfieid Buffer Landscape Treatment" dated 9/ 15/95. The plan incorporates plant materials, stone pillars, signage, lighting and grading into a single design element creating a unique, aesthetic entrance to the Dublin Area. 5. Minimum size of all trees shall be 2" to 2U2" caliper for shade trees, 6' to 8' height for evergreens and 1" to 1 v2" caliper for ornamentals. VVaI( ArticulationlFencstration: Architecture: 1. The architecture within Subarea C, will be more urban in nature than the other subareas but should still reflect ttte residential tones of Subareas A, B and C2. 2. The base material shall be earth tone brick accented with lighter tones of brick, pre- cast concrete, stucco or similar. 3. Pitched roofs of 6112 minimum will be generally required but flat roofs will be allowed as long as all mechanical equipment on them are screened and the area deemed acceptable by Planning and Zoning_ Roof. A_ Plat roofs wilt be permitted only if deemed acceptable by Dublin Planning and Zoning_ B. All mechanical equipment will be screened from view_ C_ Mansard roots arc not pcnnittcd_ U. 1'itclicd roots with gabled or hippai ends ~~ill be suggested, if possiblc_ 22 04-1502 Rezoning OhioHealth Hospital Perimeter Loop Road APPROVED TEXT Suharc:~ (', ItTrdical/A~•crt~ (toad Itciatcd t)scs: I'crmittcd (lscs "l'iic following uses shall be permitted within Subarea CZ. a) "1'hosc uses listed in Sections 1159.01 (SO) and 1175.01 of the Dublin Zoning Code_ b) Clinics. c) Health care, including ambulatory care, outpatient care and surgery, medical offices, diagnostic facilities and ancillary distribution. d) Hotel and mote(. e) Restaurant associated within a hotel structure. Yard and Setback Requirements: 1 _ Setback on the South Access Drive shall be 25', for all pavement areas, 50' for buildings. 2. Setback on the Ramp Access Drive shall be 25' for pavement, 50' for buildings. 3. The setback from Avery Road shall be 30' for pavement and 50' for buildings. 4. Side yards shall be 25' for parking and buildings. S. Rear yards shall be 25' for parking and buildings. G. All other publicly dedicated local streets shall have a 2S' pavement setback and SO' building setback. 7. Total ground covered by all buildings, exclusive of parking garages, shall not exceed 25% o!~ the total lol area_ Height Rcquircnteuts: 1. `l~hc u~aximum hcil;ht for structures in Subarca CZ shall be measured per the Dublin Zoning Code and have a maximum height limitation of 4$'. ('itched roofs cyual 2 ~ 04-1502 Rezoning OhioHealth Hospital Perimeter Loop Road - APPROVED TEXT to 6/12 will lx: suggested. Mansard roofs will only be pcn»iucd when used to screen air handling cyuipmcnt. ('arking and l,oadiug: 1. Sizes, ratio and type of parking and loading and other facilities shall be regulated by Dublin Code Chapter 1193. Circulation: 1. Tlie South Access Drive shall have a 100' right-of-way and 56' pavement width at the Avery Road intersection tapering back to and 80' right-of--way and 36' pavement width or whatever deemed appropriate by prudent traffic engineering practices . 2. The Ramp Access Drive shall have a 80' right-of way and a 36' pavement or whatever deemed necessary by ODOT and Dublin City Engineer and prudent traffic engineering practices. 3. All other local public streets shall have 60' rights-of-way, and 32' pavement widths. 4. Opposing curb cuts on the South Access.Drive shall be offset no less than 100' (as measured from drive-way center line) or directly aligned whenever possible. Placement is to consistent with prudent traffic engineering practices and principles. 5. Avery Road shall leave a t 12' right-of-way per Dublin Traffic Plan or consistent with E.M.H. & T. preliminary plan for road widening. Waste and Rcfusc: All waste and refuse shall be contauierized and fully screened from vie~~~ by a solid wall or fence_ Sloragc anti l;quipnicnt: No materials, supplies, equipment or products shall be stored or permitted to remai^ on any portion of the parcel outside the permitted structure_ Mechanical equipment or other utility hardware on roof, ground or buildings shall be screened from public view wily materials harmonious with the building_ 24 04-1502 Rezoning OhioHealth Hospital Perimeter Loop Road APPROVED TEXT Landscaping: 1. All landscaping shall be according to the Dublin Landscape Code Chapter 1187. 2. in addition, within the required building setback, a 3' to 4' earthen landscaped mound shall be provided along the South Access Drive and the Ramp Access Drive and perimeter with street trees planted 50' on center and located 1' from right-of- way line within right-of--way. 3 _ A comprehensive landscape plan along Avery Road corridor is provided as shown in "Avery-Muirfield Buffer Landscape Treatment" dated 9/ 15/99. The plan incorporates plant materials, stone pillars, signage, lighting and grading into a single design element, creating a unique, aesthetic entrance to the Dublin Area. Acchitecture: Color Palette- A. Earth tone, muted and natural tones are preferred. Accent colors in brighter hues such as white are suggested. A mixed palette on a single building should be carefully selected so all colors harmonize with each other. Materials: A. Warm tone brick (white brick can be used as accent) and stucco. B. Pre-cast concrete, split face concrete block or similar can be used as accent. C. [f sloped roof is used, shingles with not less than 325 (b. per square ~t~eigtu_ D. The Planning Conunission shall have the right to review materials to assure they arc consistent ~~~ith otltcr building materials used lit tlic area- The Planning Commission may accept alternative materials and colors if they arc consistent with other building materials and add to the overall Architectural quality. Sc<i1c _ A. "I~he scale of structure will~in Subarea CZ shall blend between smaller residential character of Subarea 13 and larger more urban character of Subarea C,. 25 04-1502 Rezoning OhioHealth Hospital Perimeter Loop Road ~~~., APPROVED TEXT AVI:P.Y ROAD lMl'it()Vi:iti41:N"1:~ 1. Payinciit Obligation. Tlic Applicant shall be obligated to pay l/3 of the cost of the "Phase 1 hnprovcmc.~ts" (as defined below) to Avery Road from the south right of way liuc of Post Road to the north right of way lint of State Route 161 according to plans approved by the City of Dublin if, and only if, ttie City of Dublin agrees to pay 1l3 of said cost, and 113 of said cost is assumed by those owning property on the east side of Avery road between Post Road and State Route 161 and involved in the development of Perimeter Mati (such party owning properyy on the east side of Avery Road and developing Perimeter Mall being referred to herein as the "Perimeter Malt Developer"). Said improvements shall be undertaken and performed by, or under the direction of, the Perimeter Mall Developer's property (or such earlier time as may be agreed to between Applicant and the Perimeter Mal( Developer) if, and only if, the City of Dublin furnishes the Perimeter Mall Developer in money or required materials with the City of Dublin's share of said costs at a time which reasonably meets the construction and opening schedules. [n addition, Applicant and the Perimeter Mall Developer have agreed to include within the improvement project that part of Avery Road (Muirfie(d Boulevard) form the south right of way tine of Post Road to the present southerly terminum of the four lane section of Muirfield Drive north of Indian Run if, and only if, the City of Dublin furnishes the Perimeter Malt Developer in money or required materials with the entire cost of said additional construction. Applicant, the Perimeter Mail Developer and the City of Dublin understand that appropriate contracts will be executed covering the construction contemplated herein. 2. Phase [ [mprovements. ror purposes hereof, the "Phase I [mprovements" to Avery Road shall have the wine meaning as that given in plans prepared by EMH & T dated December, 1988. 2(. 04-1502 Rezoning OhioHealth Hospital Perimeter Loop Road APPROVED TEXT 1~ddcnduni tc- Subarea Standards Dated December 20, 1988 INTI;RCIiANGE SUi3ARI:A 1. Descri tp ion of Subarea_ This Subarea is situated at the sout(ieast corner of the property, consists of approximately 8.6 acres and is labeled "Interchange" on the attached Subarea Plan. 2. Reservation of Land. The interchange Subarea shall, subject to Paragraphs 3 and 4 below, be reserved for possible ramp completion and other related interchange improvements. Nothing contained herein shat( obligate the owner of the property to incur any expense in connection with such possible ranip completion and related interchange improvements; it being understood and agreed that if the CIty of Dublin or other governmental authority exercising jurisdiction hereafter elects to pursue such ramp completion and other interchange improvements, then the City of Dublin or such other governmental authority, as the case may be, (i) shall have the right to acquire the Interchange Subarea, or portion thereof, which may be needed for such ramp completion and related interchange improvements, and (ii) shall be responsible for all costs and expenses incurred with respect thereto, including construction costs and further, including the obligation to compensate the then owner for the land acquired for such ramp/interchange improvements. The compensation to be paid to the then owner by the City of Dublin or other governmental authority for the land so acquired shall equal the sum of (i) the actual cost incurred by tiie owner-Applicant in acquiring such land, plus (ii) an amount equal to the actual interest expense incurred by the owner-Applicant in acquiring such land for flee period from March 1, 1989 through the date of acquisition by the City of Dublin or other governmental authority_ 3. Termination of Reservation. In the event the City of Dublin or other governmental authority, as the case may be, does not hereafter acquire the necessary (and for ranip/interchange improvements by January 1, 1997, the reservation and right of purchase set forth in Paragraph 2 above shall terminate and be of no further force and effect. 4. Limited Improvements. Notwithstanding the reservation described in Paragraph 2 above, the owner of the land shall have the right to grade, clear, landscape, pave andJor perform other sit related work with respect to the Interchange Subarea or any part thereof_ 5. Access. "I~lic o«~ncr shall in good faith attempt to secure the necessary approvals from appropriate governmental authority permitting a direct access into the property form Avery Road along the common boundary of the Interchange Subarea and Subarea C2 in tl-e location as shown on the auachcd Subarea plan. Such obligation shall terminate upon termination of the reservation described in paragraph 2 above, or such earlier Umc as the owner may determine shat such approvals cannot be secured. Nothing in this paragraph S shall rcgriirc the o~~~ner to incur ally expense. 27 04-1502 Rezoning OhioHealth Hospital Perimeter Loop Road APPROVED TEXT LOCATIC~,~S WITH TENANT SIGN ~iEIGHTS PERMITTED TO EXCEED 15 FEET (Refer to Exhibits) Sign Location 3 rr.t •we+ ~~ ~'a~.[ ~- ~~r~ 041502 Rezoning OhioHealth Hospital Perimeter Loop Road M«( ~ ..C ® ~ T z Q U O z f~ v J A ~ ~ t •~ - tit •~ -~,. , ~~~~' t ~.- ~~a • rv •Y^, t 1 . ~• r : • ~ • • • • . • JI .~ !~ k' • f j f • ~ , •1 ;,~ ~ ;,,:.f~t~~ .;, ''~ j ~7 i • i~ i ._ ~- .~ ~1~~~l~ ~~~~~ :. •• • •' f . , - 1?fli •i 11 r ~-, ~- !~ • - ~ ~ ~~• -1 , • - r , -, i ~ - t~f J{i ` f t ~ `~`'' -1 • ~ ./ .~~••• li~! ~ 1 ~,,` .• :fit •j ' I ! . ,- ~ f . ~~ - •, ._: ~`~ ~~• ~t f 1 r i .. - -~.4; ~ -_ `' ~ ~•_~r f.. •~. ~ 1 , ' ~_. 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T~~T r~ ~ - ~ i ~ N t s. _ C D1 2 ~ ~ _ _x ctf 1-~ ~... ~ --. i~ c~ 041502 Rezoning • OhioHealth Hospital Perimeter Loop Road C'~ z 0 Q U O z cn b N ~= ~f .~ C .~ 7 04-1502 Rezoning OhioHealth Hospital Perimeter Loop Road Z (O f- Q U 0 z C~ ~~ ._m .~ ~ °' .~ .~ 04-1502 Rezoning OhioHealth Hospital Perimeter Loop Road .,..,~ APPROVED TEXT ~ - - ~ - _- 6t21~t'NtG - A,RE,4Ca6 S.t+. i - - ~ MAXit~lJM ~ ~ ~ ~ - ~ ~ ~ ~ Q ' -_ ~ G~NY~R IpENTIPIG,4TION t ~'w~ N - StcN G~iNEr .cuT_ STONE STONE 13RlGt< Wf~TEt2T~BL.E STONE SG,~LE~ 1~4"= t-O" 04-1502 P~,CE~ 1 OF 2 Rezoning - OhioHealth Hospital Perimeter Loop Ro d APPROVED TEXT --~ ~ ~ ~ .a ~- ro-6' ..~ -.:-:- CULOFtS: FACE - PMS 453 (~~ARCOAL GRAY GRAt'H(CS - VVHiTE BRIGHi'MAf'.GOI~ OtJi11NES HEAVY BUROEA - BRtGEiT MAP GOLD W( CEMERLINE PAlN1ED C1~ARCO~AL Gf3AY ~~~~~~T PACE 2 O~ ~ l .:~~~ _ . ., . (~:' 04-1502 Rezoning OhioHealth Hospital Perimeter Loop Road oous~ Fac~n st~c~t -~~a« ~ Y• - - i ~ 1. -~ t ~•~ i. ~~ ii .~- • . ~- _ . ..t~ ..s_~ s :~ -- :~i =`= ,~; :r - „ ,~ --~ .- ~'~~ ~~ ~~~ ~~ I~1 APPROVED TEXT ._. _. _ ~~ g ~ _~ 1 ~ ~_ t ., .; ~ - --- -r ~ I _ ~ ~' - . ;~ ~ ~~~ ,,~ Q...- 1~ ~ j.~ 1 ~~ ~~~ .,. ~~~' -'~1 k_. 04-1502 Rezoning OhioHealth Hospital Perimeter Loop Road CrfY OF DUBLIlV_ S Diu-~ys Raad 0 .Ohio X3014-1236 r ,~-~~s-~6ao Weh Site: rww_du6Ga.oh_ns PLANNING AND `CONING COMMISSION RECORD OF ACTION SEPTEMBER 16, 2004 The Planning and Zoning Commission took the following action at this meeting: 1. Informal Review 04-137INF - Riverside/Perimeter West PCDs - OhioHealth Hospital -Perimeter Loop Road Location: ± 89 acres located on the south side of Perimeter Drive. Existing Zoning: PCD, Planned Commerce Districts (Riverside Hospital Plan and Perimeter West Plan). Street, Suite 725, Columbus, Ohio 43215; and Andrews Architects, clo John Hardt, 6631 Commerce Parkway, Suite B, Dublin, Ohio 43017. Staff Contact: Anne Wanner, Senior Planner. Request: Informal review of progress and plans for a hospital. Proposed Use: A ±200-bed hospital with associated site improvements. Applicant: OhioHealth, c% Cheryl Herbert, President -Development of OhioHealth Hospital in Dublin; represented by Smith and Hale, c% Ben Hale, Jr., 37 West Broad RESULT: There was no vote or action taken on this informal case. The applicant's representatives gave a short presentation on the goals and objectives for the hospital and a synopsis of the timeline of the entire project. The Commissioners stated that they looked forward to working with the applicant and seeing a community hospital built within Dublin. STAFF CERTIFICATION Daniel D_ 'r ~ AICP Planning Dire for 04-1502 Rezoning OhioHealth Hospital Perimeter Loop Road Dubl'In Planning and Zoning Commission Minutes -September 16, 2004 Page 3 1. Informal Review 04-137INF - Riverside/Perimeter West PCDs - OhioHealth Hospital - Perimeter Loop Road Mr. Gerber announced that this informal case would be timed for thirty minutes. He said this was a request for an informal review of the progress and plans fora 200-bed hospital with associated site improvements. Anne Wanner said staff had been conducting presubmittal meetings with representatives of OhioHealth since August to discuss -their development program for a new hospital within Dublin. She said the applicant had requested this opportunity to share and discuss their proposed timeline, goals, and objectives of this project in relation to the City's development standards. Ms. Wanner said staff understands this is an important project for OhioHealth and the Dublin community and they look forwazd to working in concert with their new design team to assist them through the development review process. Ms. Wanner said the site is located on the western side of Dublin as indicated on the slide she presented. Major roadways include US 33/SR 161, Perimeter Drive, and Avery-Muirfield Drive. She said the preferred site is approximately 89 acres, and is adjacent to two roadway stubs for Perimeter Loop Road. She said consistent with the Thoroughfare Plan, the applicant intends to extend this roadway through the site. Adjacent development in the area includes the Pacer Global Logistics building along Perimeter Drive, the Avery Shopping Center located to the east of the site, and some existing OhioHealth buildings located between Perimeter Loop Road and Avery-Muirfield Drive. She showed a slide of a map representing an overlay of the site and the two PCD zoning districts that are currently in place (Perimeter West and Riverside Hospital). ,Ms. Wanner said the preferred site spans both PCD districts and a zoning adjustment will be required to modify the development standazds, permitted uses, and subareas within the new district. She said although the current development standards of the districts aze not identical, it was envisioned that the two areas would mutually promote the development of a community hospital or medical campus. A slide showed a very preliminary conceptual plan for the hospital project. Ben W. Hale, Jr., representing the applicant, OhioHealth, said it was difficult to develop a hospital, but not impossible under the current zoning text_ He said they are currently working on a new zoning text which will integrate the properties into a cohesive development text and subazea. He said this hospital will go through a number of phases over a number of years and they wanted a development text in place that would plan for those phases. Mr. Hale said the hospital administrators had put together a design team that was very familiaz with Dublin and with its standards. He said they were going to build a fast-class institution. He said they hoped to file the zoning text and subarea map the first of October, and to return to the Commission in December for a zoning hearing. He said they hoped that by late summer, they could have a final development plan approved and begin the construction on the hospital. They would like to have the hospital opening in Fall 2007. He said while that may seem an aggressive plan, their consulting team felt it could be accomplished. He said to officially open the hospital in the fall, it would need to be operational a couple of months before that date to allow the hospital to identify and correct any defects in the systems and equipment. 04-1502 Rezoning OhioHealth Hospital Perimeter Loop Rom Dublin Planning and Zoning Commission Minutes -September l6, 2004 Page 4 Mr. Hale said this property was zoned for this hospital i 6 years ago_ He said OhioHealth feels very strongly that this is a location that has a temfic road system in place because it is adjacent to two interchanges. John Hazdt, Andrews Architects, thanked Mr. Bird and the rest of the staff for their help to this point He said since August, staff had been very helpfiil and instrumental. He also thanked them in advance for the work that undoubtedly is yet to come_ Mr. Hazdt said their team had met with staff and representatives from OhioHealth since eazly June to establish goals and objectives for this facility. He said the overriding goal throughout this whole process was to create afirst-class facility in terms of patient care and a facility that both OhioHealth and the community can be proud. He said there had been an intense study of this site including utility availability, roadway network, stormwater, and access issues which aze driving the design of the site. Mr. Hazdt showed a slide which indicated the traffic access. He said they anticipated approximately 50 to 60 percent of the traffic would approach from the south and east of the site, about 30 percent from the north and east, and about 10 percent from the west. He said as the Hyland-Croy corridor, the Union County and Marysville areas begin to develop, they expect those percentages to tilt slightly. He said people will approach this facility from two directions, and that it was a facility that needed a couple of ways into it with a couple of .front doors. He said they envisioned staff and service entrances on the. north, off Perimeter Drive. Mr. Hardt said another primary consideration unique to this site was that the site as it currently exists, is part of four different stormwater sheds. He said there is water heading to a 24inch, a 12-inch, a 20-inch and a 40-inch, plus storm drain, which is quite unique. Mr. Hazdt said the middle of the site is the optimum place to locate the building so the impact can be minimized. He said the views of the building as it is approached from US 33, Avery Road, and the west aze very important to make it a facility that can be easily found by people approaching it and also so that it can serve as focal point for the community and OhioHealth. Mr. Hardt showed a slide of the conceptual site plan. He said what was seen, in terms of the overall site layout, the roadway network, the position of the building, parking being configured around the building and several different entrances is very much real. However, the precise shape and size is not known at this point. He said in order to aid in hospital identification, there had been discussions about renaming Perimeter Loop Road to Hospital Road. In addition, a main entrance will be on the front of the building with staff and service entrances to the reaz, and an emergency entrance the side. He said the pazking areas shown were sized according to the hospital needs. He said they took into account the City's landscape requirements, although landscape islands are not shown at this level of detail. Mr. Hardt said they chose to orient the building with its entrances to the southeast, so that the patients' rooms could be located to the northwest to take advantage of the diffused northern sunlight. They chose to orient the building with its entrances to the southeast so patient rooms can be oriented to the northwest to take advantage of the best available views out of the building. 04-1502 Rezoning OhioHealth Hospital Perimeter Loop Road Dublin Planning and Zoning Commission Minutes -September 16, 2004 Page 5 Mr. Hazdt said the issues of heating and cooling were also taken into account in positioning the building. He said they needed northern (diffused) light in the patient rooms to reduce glare and help with the wintertime heating/cooling loads, etc. He said they were looking forward to coming back before the Commission in November and beyond with the rezoning application and sharing more details as soon as they become available. Cheryl Herbert, president of the OhioHealth Hospital in Dublin, said she too, would like to thank Anne Wanner and the staff for being extremely helpful to her and to their corporation as they moved forward. She said OhioHealth was very excited to finally be building what they had talked about building for 16 to 20 years. Mr. Hale said they discussed setting up a team concept to review plans as they progress. They plan to schedule regulaz meetings where everyone can talk about issues as they arise. He said it will be a collaborative effort. He said if staff feels they need to come to the Commission at any time to update them, they will do that long before a final development plan, if that is necessary. He said this is a community hospital and it will be a lazge part of the community, and they think the community should be involved_ Mr. Hale said the first meeting with the public will held Monday, September 21 at the Dublin Community Recreation Center. He said invitations had been mailed. There will be an opportunity for participants to make comments and provide input. They want to have a very transpazent process because the timefinrrie is short, and it is necessary. Mr. Gerber said the Commission was as equally excited and were looking fotwazd to the process. Mr. Gerber said the Commission was very interested about the aesthetics. He said there was Code to consider as well as, gateway features, traffic, etc. to consider. He said proper signage was necessary for easy identification. He said this was fantastic. Mr. Saneholtz thought it was a wonderfiil addition to the community and it was needed. He said the Commission feels blessed to have the opportunity to work with Ms. Herbert on this project. He was sure it would be a great success. Ms. Reiss echoed that this would be a great asset not just to Dublin, but to the greater northwest community. She said she was glad to see that they aze already being sensitive to the existing land issues, such as the drainage issues. She was also glad to see that they were thinking about how the public will access this site. Ms. Reiss said renaming the street would help to minimize signage and make navigation to the site easier. Mr. Sprague said OhioHealth had been a good corporate citizen for some time. He welcomed Ms. Herbert as the president. He said in the future, infrastructure improvements might be necessary along US 33/SR 161. He hoped that by the time the hospital is built, there will be adequate suburban office-type medical office facilities available to house professionals likely to come to the hospital. He said it looked like a wonderful facility that was much needed. Mr. Zimmerman thought the road system and adequate signage were extremely important. He was looking forward to working with the applicant. 04-1502 Rezoning OhioHealth Hospital Perimeter Loop Road,, Dublin Planning and Zoning Commission Minutes -September 16, 2004 Page 6 Ms. Boring said they had been looking forwazd to this hospital to complete the community. She thought there were experts on the team and combined with Dublin's planners in a team approach there is no way this cannot turn out to be fabulous. Mr. Gerber said the Commission has had special meetings for large projects especially when the Commission's regulaz caseload was full. He offered that special Commission meetings could be held for this case if needed Mr. Hale thanked the Commission for their time. [No vote was taken on this informal case.] 2. Info Review 04-136INT er Ridge Lifes Center -Dublin nville Road Mr. Ge r said this informal a was limited to 3 utes. It is a req for informal revie an eedback for a co ercial developmen comprised of app tely 20,000 f of staurant space, and proximately 78,000 uaze feet of retail ce. He said no vot ~11 be taken and discussi will limited to 30 utes. Dan Phill um said the site, ed CC, Communi Commercial Distri is located at the south corner of Dublin, enerally at the so east corner of the ' ersection of _ Dubl~ 'lle Road and Rive de Drive. He said surrounding sites t e south, west, and rth e also zoned CC. T e southeast aze p s zoned R 12, Urb esidential District a said this parcel is also ated within the CD ,Corridor Develop t District. He said a proposed use is consist with the current zo g. - He sh ed a slide of an ae ' view of the site. parcel is undevelo with the exception e ' g Mark Martin o Sales, at the wes edge of the site. a site has a si ~ ant opographic change pproximately 55 f of grade change m east to west, well as perimeter tree ro on the south and e as well as perime ee rows along the th and east boundary, a half-acre trees o the west of Dale rive stub. Mr. Phil aum said Dale Drives generally to the ce of the site, and S Drive is an access a running parallel to m-Granville Road. A slide of the conc site plan showe a buildings located the perimeter of ite with pazking general supplied in the inte ' The access to th rte is proposed to extension of Dale Dri straight into the sit A curb cut is also posed at the south st corner of the site whi meanders through site eventually cone mg with Sharp Dri .The City Engineer di ged a curbcut acre on Riverside Drive a to traffic impact c terns. Mr. Phillabaum stormwater retentio nds aze located a e western edge of a site, as well as at the i rsection of Dale an blin-Granville Ro He said a signi t portion of these pon a within current or rights-of--way, the City Engineer es not generally support nds within the ri -of--way. However ere are methods th pplicant can pursue would permit this tion if they wool an amenity to th ity, and if mauiten menu could be rked out between developer and the They would ha to be seen as a pazk-like tore with high-q landscape design. 04-1502 Rezoning OhioHealth Hospital Perimeter Loop Road ..CITY OF DCaLEti Drvaioe of Plaaaiag 5800 Shier-R'x~s Road OubGn, Oha 43016-1236 'ha~e/iDD: 614-I10-4600 Fax: 614161-6566 Neb Site: www.dablin.oh.us PLANNING AND ZONING COMMISSION RECORD OF ACTION July 17, 2003 The Planning and Zoning Commission took the following action at this meeting: 1. Revised Development Plan 03-061RDP -Riverside Hospital PCD, Subarea C2 - Dublin Health Center - 6955 Perimeter Loop Road Location: 4.387 acres located on the east side of Perimeter Loop Road, approximately 950 feet west and south ofAvery-Muirfield Drive. Existing Zoning: PCD, Planned Commerce District (Riverside Hospital plan). - Request: Review and approval of a revised development plan under the provisions of Section 153.058. Proposed Use: A 1,418-square foot building addition to an existing 24,053-square foot medical office building for an MRI facility, and modifications to signage. Applicant: Dublin Health Center LLC, 394 East Town Street, Columbus, Ohio 43215; represented by Glavan-Feher Architects Inc., c% Tricia Mahoney, 2 Miranova Place, Suite 700, Columbus, Ohio 43215. Staff Contact: Kelly C. Dannenfelser, Planner. - MOTION: To approve this revised development plan because the proposal meets the Riverside Hospital PCD text requirements and provides additional diagnostic services to the community, with i 6 conditions: 1) That the approval of this development plan is contingent upon the approval by City Council of the preliminary plat; 2) That the landscape plan be revised to comply with the text and Code, including providing adequate screening for all service structures, subject to staff approval; 3) That the lighting comply with the text and Dublin Lighting Guidelines; 4) That a copy of the executed and recorded shared access agreement for the internal connection between this site and the site to the north be submitted prior to applying for building permits,- S) That stormwater management comply with the City s stormwater regulations, and that the design of the ponds be coordinated with the design of the US 33/SR 161 interchange improvements; 6) That the construction plans for the Perimeter Loop Road public improvements be approved by the City Engineer prior to applying for building permits; Page 1 of 2 04-1502 Rezoning OhioHealth Hospital Perimeter Loop Road ~, PLANNING AND ZONING COMMISSION RECORD OF ACTION July 17, 2003 1. Revised Development Plan 03-061RDP -Riverside Hospital PCD, Subarea C2 - Dublin Health Center - 6955 Perimeter Loop Road 7) That revised plans, incorporating all of the above modifications, be submitted within two weeks; 8) That a revised staking plan, which meets the City s format and content requirements, be submitted prior to scheduling the (building permit) pre-submittal meeting; 9) That rooftop-mounted units of any type be painted to match the roof,- 10) That the proposed clear window glass be tinted 20 percent; 11) That the canopy lighting be of a soft tone; 12) That temporary secondary ingress/egress to the site from Perimeter Loop Road be added until such time that the adjacent lot to the north (Lot 2 on the revised preliminary plat) is developed; i3) That the plan meet the Landscape Code, and that dead or dying material be replaced by November 25, 2003; 14) That the mechanicals be screened to meet the Code, including the addition of an opaque gate, and rooftop vent(s) be painted to match the roof; 15) That any future sign modifications be subject to Planning and Zoning Commission review; and 16) That all proposed building materials be an exact match to the existing materials, subject to staff approval. Italics indicate conditions being carried forwazd from development plan approval (Case 98- 069DP). * Tricia Mahoney agreed to the above conditions. VOTE: 5 - 0. RESULT: The revised development plan was approved. STAFF CERTIFICATION Bazbaza M. Clazke Planning Director Page 2 of 2 04-1502 Rezoning OhioHealth Hospital Perimeter Loop Road CITY OF DUBLIN_ Divisioa of Plaaaing 5800 Shier-Rings Road Duhhn, Ohio 4301b-1236 Phone: 614-410-4600 fax: 614-410-4141 Web Site: wxrw.dublin.oh.us MINUTES DUBLIN PLANNING AND ZONING COMMISSION JULY 17, 2003 1. Revised D elopment Plan 0 61RDP - Rive Health enter - 6955 Peri ter Loop Road ( , 2. Rev' ed Development an 03-060RDP - ul gs Road (Appro 5-0) 3 Administrative quest 03-014AD -Code Standards (D' ussion only) Hospital PCD, S area C2 - -ved 5-0) Service Ce er Fence - 6555 lend nt - Residential ~CnaF Chair Ri Gerber convened a meeting at 6:30 .m. Commissione odd Zimmerm ick Ritc ' ,Jim Sprague, an ohn Messineo als ere present. Cath oring arrived at 0 p.m. T Saneholtz was ab t. Staff members ' cluded: Bobbie C ke, Gary Gunde , Brandol arvey, Mark Zup ,Dave Marshall, arb Cox, Kelly D enfelser, Mitch B chefsky, and Flora Rogers. Adminis ive Business Mr. G r made a motio accept the doc is into the record. r. Zimmerman se nded, an e vote was unani us in favor. (App ved 5-0.) Bobbie Clarke s ' the monthly repo on the administrati caseload indicates a status of each case. She ounced there is bare quorum fo the special July meeting to he administr a cases. It will b eld in the Justice nter at 6:30 p.m. .Gerber said the d ss code be casual. r. Gerber explaine a 10:30 rule and ed the applicants f Cases 1 and 2 hav onsented to the conditions. H asked if there was yone in the audien wishing to speak t 'either matter. 1. Revised Development Plan 03-061RDP -Riverside Hospital PCD, Subarea C2 -Dublin Health Center - 6955 Perimeter Loop Road The applicant Tricia Mahoney agreed to the 16 conditions listed in the staff report. There was no oral presentation of the staff report by the staff planner for this case Kelly Dannenfelser. 04-1502 Rezoning OhioHealth Hospital Perimeter Loop Road Dublin Planning and Zoning Commission Meeting Minutes -July 17, 2003 Page 2 Mr. Gerber made a motion to approve this revised development plan because the proposal meets the Riverside Hospital PCD text requirements and provides additional diagnostic services to the community, with 16 conditions: 1) That the approval of this development plan is contingent upon the approval by City Council of the preliminary plat; 2) That the landscape plan be revised to comply with the text and Code, including providing adequate screening for all service structures, subject to staff approval; 3) That the lighting comply with the text and Dublin Lighting Guidelines; 4) That a copy of the executed and recorded shared access agreement for the internal connection between this site and the site to the north be submitted prior to applying for building permits; 5) That stormwater management comply with the City's stormwater regulations, and that the design of the ponds be coordinated with the design of the US 33/SR 161 interchange improvements; 6) That the construction plans for the Perimeter Loop Road public improvements be approved by the City Engineer prior to applying for building permits; 7) That revised plans, incorporating all of the above modifications, be submitted within two weeks; 8) That a revised staking plan, which meets the City's format and content requirements, be submitted prior to scheduling the (building permit) pre-submittal meeting; 9) That rooftop-mounted units of any type be painted to match the roof; 10) That the proposed clear window glass be tinted 20 percent; 11) That the canopy lighting be of a soft tone; 12) That temporary secondary ingress/egress to the site from Perimeter Loop Road be added until such time that the adjacent lot to the north (Lot 2 on the revised preliminary plat) is developed; 13) That the plan meet the Landscape Code, and that dead or dying material be replaced by November 25, 2003; 14) That the mechanicals be screened to meet the Code, including the addition of an opaque gate, and rooftop vent(s) be painted to match the roof; 15) That any future sign modifications be subject to Planning and Zoning Commission review; and 16) That all proposed building materials be an exact match to the existing materials, subject to staff approval. Mr. Ritchie seconded the motion and the vote was as follows: Mr. Messineo, yes; Mr. Sprague, yes; Mr. Zimmerman, yes; Mr. Ritchie, yes; and Mr. Gerber, yes. (Approved 5-0.) 2. Rev' Development n 03-060RDP - blip Service Ce r Fence - 6555 ier- gs Road B ara Clarke, repre nting Dana McD el, Service Direc rand Deputy Ci Manager, greed to the cond' 'ons listed in the s report. There no oral presentaf n of the staff report by the s planner for this c ark Zuppo. Mr. Gerb made a motion t approve this revis development pl cause it improve e scree ' g toward the abu ' g residential pro , is consistent ~ the City's agre ent(s) 04-1502 Rezoning OhioHealth Hospital Perimeter Loop Road DUBLIN PLANNING AND ZONING COMMISSION RECORD OF ACTION January 6, 2000 f[TY UE D( BL11 Divisiaa of Pladiwg 5800Shia-Rugs Road Du61'in, Ohio 43016-1236 Pha~e/iDO: 614-161-bi50 Fmc:6l4-161.6566 Web Site: wwMrdu6Gn.ohus The Planning and "Coning Commission took the following action at this meeting: 4. Development Plan 99-102DF - Rivers~de.Hospitai PCD, Subarea i,2 -- Duhlin Health Center - 6905 Perimeter Loop R~;ad Location.: 3.4 acres located on th~~ east side of Perimeter Loep load, apnrosirr~ately 400 fee: west and so~~th of Ave: ,~-~~iui:-field Drive. Existing 7,uning: PCC, Planned Conune_ce District (Riverside Iiespital plau)_ Regz~est: Review and approval of a dev?lopment plan und;;r tl'.e provisians- or Secti:ni i 53.t;58_ ProposeJ. ttJse: ~~ new 33,500 square foot zredical office buiiciiztg. -- Applicant: I-Iospital Properties, 3:144 Ulentangy River Road; Suit;. ~OOO, Colurnbzrs_ Ohio (3214. MOTION:. To approve this development plan uiatf. eight cor~itions: 1) That the landscape plan be revised to comply with the text. Code, and comments in the. staff report, including additional parking lot IandscaFed islands and parking lot perimeter screening that exceeds Code, subject to staff approval; 2) That the lighting comply with the text and the Dublin Lighting Guidelines; 3) That the existing gravel access drive be maintained until the permanent parking lot is constructed; 4) That the brick material used to screen the dumpster be the same brick used on the building, and the dumpster enclosure be moved to a less conspicuous location at the north side of the building as noted in the discussion at this meeting; 5) That the applicant return for Commission approval of the building connectors; 6) That the porte cochere be redesigned with mass, including the vertical elements, subject to approval. Page 1 of 2 04-1502 Rezoning OhioHealth Hospital Perimeter Loop Road DUBLIN PLANNING AND ZONING COMMISSION RECORD OF ACTION January 6, 2000 4. Development Plan 99-102DP -Riverside Hospital PCD, Subarea C2 -Dublin Health Center - 6905 Perimeter Loop Road (Continued) 7) That revised plans, incorporating all the above modifications, be submitted within two weeks; and 8) That a revised staking plan, which meets the City's format and content requirements, be submitted prior to scheduling the (building permit) pre- submittal meeting. * Jeff Bellinski, representing Hospital Properties, agreed to the above conditions. VOTE: 7-0. RESULT: This development plan was approved. TAFF CERTIFICATION Little Planner Page 2 of 2 04-1502 Rezoning OhioHealth Hospital Perimeter Loop Road Dublin Planning and Zoning Commission Minutes -January 6, 2000 Page 18 4. Development Plan 99-102DP -Riverside Hospital PCD, Subarea C2 -Dublin Health Center - 6905 Perimeter Loop Road Kim Littleton said this development plan is fora 33,900 square foot medical office building. He said the site is part of the larger Riverside Hospital PCD of 120 acres for commercial and medical uses. The preliminary plat was approved in 1996, but it did not include this portion. Three lots were created, plus two stormwater reserve areas on the revised plat. The reserve areas were designed to handle this site. He showed several slides. Mr. Littleton said a building is under construction next door. This proposed building is a 1'/z story building with a dormer on a pitched roof. The building is designed to have an addition to the north. He said the parking lots are to be interconnected when the buildings are complete. Minimizing curb cuts on Perimeter Loop Road is a goal. A curb cut was designed to align with the shopping center curb cut. The site has 100 feet of frontage on Avery Road and 300 feet on Perimeter Loop Road. The main entrance is toward the corner of the building. There is a drop-off area with a walkway and a colonnade connecting the buildings.. The setbacks are 25 feet for the building and the parking. A dumpster area will be screened with a brick wall to match the building. Mr. Littleton said the parking lot landscaping does not entirely meet Code. A sidewalk connects with the existing one on Perimeter Loop Road. Mr. Littleton said the east and west elevations are similar. There is a roof-top well :for- the mechanicals that is part of the hip roof. The materials for the two buildings will match. The glass is tinted in all areas. He said two signs are proposed: a 43 square foot sign adjacent to Avery-Muirfield Drive and a 36 square foot sign, on the Perimeter Loop Road side of the building. The signage is consistent to signage at the,: adjacent site. Mr. Littleton said the- applicant had discussed combining the signs. Mr. Littleton said the applicant has worked to coordinate this building with-.the adjacent building. He said the spirit of the text. has generally :.been met. He said staff recommends approval of this development plan, with six conditions: 1) That the landscape plan be revised to comply with the text, Code, and comments in this report, subject to staff approval; 2) That the lighting comply with the text and the Dublin Lighting Guidelines; 3) That the existing gravel access drive be maintained until the permanent parking lot is constructed; 4) That the brick material used to screen the dumpster be the same brick used on the building; 5) That revised plans, incorporating all the above modifications, be submitted within two weeks; and 6) That a revised staking plan, which meets the City's format and content requirements, be submitted prior to scheduling the (building permit) pre-submittal meeting. Mr. Littleton said the sideyard setback is 25 feet. He said the connection was classified as a structure, it was not enclosed. Mr. McCash said it is a structure that is regulated under the Building Code. He said it did not meet the 25-foot setback. Mr. Littleton agreed. 04-1502 Rezoning OhioHealth Hospital Perimeter Loop Road Dublin Planning and Zoning Commission Minutes -January 6, 2000 Page 19 Mr. Littleton said this plan is 700 square feet deficient of landscape area. He said that can be accommodated by either changing the trees being used or by breaking up the parking lot. Mr. Lecklider was disappointed about the parking along Avery Road. He said the parking lot should be broken up with more landscaping islands, etc. He said the water features should be more visible than the parking lot. He said there should be a sidewalk on the north and east sides of the parking lots connecting all the exit doors for handicap accessibility. He said the cars were right up against the building. Mr. Littleton said staff recommends enlarging the planting strip on the west side. Jeff Bellinski, for Hospital Properties of Grant/Riverside Hospitals, said the site plan does not reflect everything. He demonstrated on the other building that they are willing to work with staff. Mr. Bellinski agreed to the above conditions. Mr. McCash said the plan indicates a dumpster pad in the rear with a brick wall enclosure. He said it will be seen from Avery Road, especially from the bridge. He suggested putting the dumpster is a less visible location from Avery Road. Mr. Bellinski agreed. Mr. Eastep suggested that the brick wall be three feet higher than the dumpster. Mr. Bellinski said coming off US 33, you look at the center of the two buildings. He said the dumpster will be to the north and will not be seen until you are over the. curve. Their site is very low. He said their signage is down in the reserve and it will not been seen, as well as some of the landscaping. He said the ponds will not be seen until one is pretty far off US 33. Mr. Eastep said when the road improvements are complete, the whole site ..will be visible southbound. He said the new road was getting higher, :not lower. Mr. Fishman said the dumpster could be located at the far northwestern corner of the parking lot. Mr. McCash suggested the dumpster be relocated next to the common access drive. . Mr. Eastep said this is too close to the front entrance of the building, and he suggested moving it eastward toward the landscaped peninsula and screening it. Mr. Harlan asked if the mechanical well will be visible from Avery Road. Mr. Eastep said no. Mr. Bellinski said it was atwo-story building. Mr. Fishman was disappointed about the all the parking. Mr. Littleton said it is required by Code. Mr. Bellinski said they normally had five spaces per thousand for medical use. He said they would use islands to break up the parking lot. Mr. Fishman said the parking lot needs additional landscaping. He favored doubling the landscaping in the parking areas. He said the building is a beautiful design and it will be ruined by this huge sea of asphalt. Mr. Fishman asked if landscaping could be doubled including the perimeter 04-1502 Rezoning OhioHealth Hospital Perimeter Loop Road Dublin Planning and Zoning Commission Minutes -January 6, 2000 Page 20 Mr. Sprague asked if in a PCD could the Commission adjust the parking requirements. Ms. Newcomb said the Commission did not have as much discretion in a PCD as in a PUD. The development plan must meet the text, and changing the text is a rezoning. Ms. Newcomb made a correction to the staff report. Landscaping should be added on the east side of the building, not the west. Mr. Bellinski agreed. Mr. Fishman wanted more perimeter landscaping. Ms. Newcomb said there was adequate space. The pond area has separate landscape plans. Mr. Bellinski agreed. to add landscaping on the east side of the building. Mr. McCash asked if there was enough parking to add two additional landscape islands on the east side of the building to the center strip of parking. Mr. Bellinski agreed to .exceed the landscape requirements for parking, subject to staff approval. He said they would be consistent with the other building. Mr. Lecklider wanted trees in the parking lot. Mr. Fishman said this landscaping should look like the corner of SR _161 and Frantz Road. Mr. Littleton said the site meets the 70 percent lot coverage without the retention pond area. He said the coverage on the southern lot was similar. Mr. Littleton said medical office uses have higher parking requirements than general office uses. Mr. Lecklider asked about the window tinting. Mr. Littleton said it all would be tinted 20 percent, similar to the other building. A sample was shown. Mr. Lecklider asked about the eight-foot sign height; he preferred asix-foot height. Mr. Littleton said the text does not specify sign height. The site to the south has one, 11 feet high. Mr. Eastep and Mr. Lecklider felt strongly that the sign should be no higher than six feet. Mr. Littleton said the eight-foot height may be needed along Avery Road due to the elevation and width of the road. Mr. McCash said it was in a small pit area. Mr. McCash said the building height, clearance underneath the porte cochere, column height and diameter are all difficult to read from .the drawing. Mr. Bellinski did not have them. A fire truck can pass under the porte cochere. Mr. McCash said the facade underneath the barrel vault on the other building was thicker than the facade on the pone .cochere on this building. It looked disproportionate. Mr. Bellinski said the details had not been worked out yet. Mr. McCash did not want to see thin aluminum tubes used for the connector or have it 10-14 feet tall. Mr. Bellinski said they would be consistent with the building to the south as far as height and column width. Mr. Eastep said it would be nice to know the scale of the building. He asked if architectural drawings were being completed. Mr. Bellinski said they were not being done yet. The Commissioners commented that this is the only time they will see this plan. Following approval, the applicant may proceed with the building permit process. 04-1502 Rezoning OhioHealth Hospital Perimeter Loop Road Dublin Planning and Zoning Commission Minutes -January 6, 2000 Page 21 Mr. Littleton said there was one drawing, that even though the columns are not measured and shown, with a dimension drawing that gave the height in scale. Mr. McCash said that did not show the colonnade, connector, or pone cochere. Mr. Harlan said it seemed the connector should have brick columns to match the two entrances. Mr. McCash agreed. He said the connector almost looked like an add-on.. Mr. Bellinski said it has a shingled .roof canopy. The .connector material was similar to the canopy on the building to the south which is a panaflex. Mr. McCash said the barrel vault was a Calwall on the perspective, but the building connector looks like an opaque flat roof. Mr. Bellinski said the product is flat. He said the connector is not critical for them. Mr. Eastep suggested a condition that the connector return for Commission approval. Mr. Fishman said the canopy does not match the other buildings, he wanted the canopy and the connector to come back for review. Mr. Eastep said the two buildings were compatible. He did not think the barrel vault should be copied on this building. Mr. McCash said if the fascia was slightly thicker, the proportions would look better. Mr. Eastep said it should match the building. Mr_ Eastep wanted to see a pedestrian way through the eastern parking lot and some type of a lunch area out by the pond (a patio with benches and landscaping). Mr. Bellinski said they built a building with a feature like this with picnic tables, and everyone still stood by-the door to smoke. No one uses it. Mr. Eastep said it would not be necessary. Mr. McCash said the canopy should come back for future review because there is not enough scale on it. If the fascia is thickened, the pone cochere can be approved by staff. He said there was a design detail with the hip roof as it goes back towards the glass door front along the side. It may be a leak problem. Mr. Bellinski agreed. Mr. Lecklider asked about the 950 square foot interior landscaping deficiency. Ms. Newcomb said most of the area can be reclaimed by changing the crabapples to large shade trees. Mr. Peplow made a motion to approve this plan, finding it compatible with the area development and conforming to the PCD regulations and Community Plan, with eight conditions: 1) That the landscape plan be revised to comply with the text, Code, and comments in the staff report, including additional parking lot landscaped islands and parking lot perimeter screening that exceeds Code, subject to staff approval; 2) That the lighting comply with the text and the Dublin Lighting Guidelines; 3) That the existing gravel access drive be maintained until the permanent parking lot is constructed; 04-1502 Rezoning OhioHealth Hospital Perimeter Loop Road Dublin Planning and Zoning Commission Minutes -January 6, 2000 Page 22 4) That the brick material used to screen the dumpster be the same brick used on the building, and the dumpster enclosure be moved to a less conspicuous location at the north side of the building as noted in the discussion at this meeting; 5) That the applicant return for Commission approval of the building connectors; 6) That the Porte cochere be redesigned with mass, including the vertical elements, subject to approval. 7) That revised plans, incorporating all the above modifications, be submitted within two weeks; and 8) That a revised staking plan, which meets the City's format and content requirements, be submitted prior to scheduling the (building permit) pre-submittal meeting.. Mr. Fishman seconded the motion. Mr. Bellinski agreed to all the above conditions. The vote was as follows: Mr. Harian, yes; Mr. McCash, yes; Mr. Lecklider, yes; Mr. Sprague, yes; Mr. Eastep, yes; Mr. Fishman, yes; and Mr. Peplow, yes. (Approved 7-0.) / 5. D elopment Plan -120DP -Tuttle orth Extension CD - Parking L Addition - 6000 Parkwoo lace Du to the late hour, is case was postp ed. There was discussion or vo taken. 6. Devel ment Plan/Con ' Tonal Use 99-10 PCU-Tuttle Cr sing PCD, Suba a A4 M nald's Restaur• t - 5170 Tuttle ossing Boulevar and nko's Copy Sto - 5520 -Paul BI r Memorial Par ay Due the late hour, th' case was postpo d. There was no iscussion or vote ken. 7. Conce lan 99-127CP - harp Property - 100 West Dubli -Granville Road Due to the 1 e hour, this case as postponed. T re was no discus ~on or vote taken. The rn~eting adjourned a~/11:55 p.m. Respectfully submitted, Libby Farley Administrative Secretary Planning Division 04-1502 Rezoning OhioHealth Hospital Perimeter Loop Road RECORD OF PROCEEDINGS Minutes of -_ Meeting - -- _ Dublin City Council Meeting Page 1 Held *~ ~,,,~f}g }nct9 > Mayor ICranst er called the Dublin Ci Council Meeting of Nov ber 15, 1999 to order at 7:0 .m. Mr. Rein ed the Pledge of Alleg~ ce. Roll all Co cil members present w e: Mayor ICranstuber, Vi Mayor Boring, Mr. Ada r. McCash, Mr. Peterso , Ms. Hide Pittaluga and .Reiner. Staff members present ere: Mr. Hansley, Mr. He ig, Mr. Smith, Ms. Grigs , Mr. Harding, Ms. Clarke, s. Puskarcik, Mr. Steve , Ms. Crandall, Mr. McDa ei, Mr. Hahn, Ms. Heal, . Husenitza. Mayor ICra uber moved approval of a minutes as submitted. Ms. Hide ittaluga seconded the mo ' n. Vote o the motion - Mr. Reiner, s; Mrs. Bonn„ yes; Mr. lyl! yes; s. Hide Pittaluga, yes; M or ICranstuber, yes; Mr. am The Clerk reported that ry~correspondence had Council action. There were no ~mments from citizens. There ~v~e no comments from staff sh, yes; Mr. yes. which would P Schmucki Executive Dir for provided a summa of their activities as out ' ed in 'j a annual report for the p od of July 1, 1998 thro June 30, 1999. She d' ributed ?j copies of the report to C ncil. Highlights of the ast year included expan ~ n of the .` sports marketing pro m; launching of an age ssive public relations ca paign; and market research to p with future planning. he provided statistics o occupancy rates 'i i and noted that th nfom~ation is provided ~ the handout. The past ar was a year of tremendous gr h in the number of hot rooms, and the Embass Suites will come on- ~' line in then t year. She added that t DCVB continues to be ' ve, based on their ii surveys, t t there is an unmet nee or a conference center i ublin. '~ May anstuber noted that S to Representative Pat Ti eri is present tonight and could lik o comment briefly. _ . _ i i ep. Tiberi noted that o r the last seven years, h as represented Central io an a 1~ ~~ portion of the Dublin rea. He has enjoyed the pportunity to work with e City of Dublin staff on pro cts such as the I-270 wi Wing and the Avery Roa interchange. In the future, he is peful that he will be ele ed to represent Dublin i e U.S. Congress ~~ and is looking rward to a continued g d relationship with Cou it and staff. This is ;~ the last year e will serve as Majority Bader in the Oliio House ut he will continue to ~ I provide a istance to the City of D in as needed. i) Mr. nsley expressed his app ciation of Rep. Tiberi's ' terest and assistance with j; iss s which impact Dublin. '' I EGISLATION ECOND READING/PUBLIC HEARING -ORDINANCES '~ Ordinance 45-99(Amended) - An Ordinance Providing for a Change in Zoning for II ~' 83 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 ~IIi Commerce District. (Perimeter Nest Office Park/File No. 99-0402) (Applicant: BJL, i! LP, c!o Jeff McInturf, 283 South State Street, Suite 201, Westerville, Ohiop43081; Carol Lehr, 2267 Middlesex Road, Columbus, Ohio 13220; and Ruscilli 04 c1 POZ t Rezoning OhioHealth Hospital ~,,..:....,...,.. r ,.,..., n ..,, a RECORD OF PROCEEDINGS Minutes of _ __ _ __ Meeting . ~_ __ Dublin City Council Meeting Page 2 ., )' ~`. Held l~leTetrtbe~l ~ nnn 1 ~: ' (YEAR) Company, c% William Tippmann, 2041 Arlingate Lane, Columbus, Ohio 43228; represented by Ben Hale, Jr. Smith and Hale 37 West Broad Street, Suite 725, Columbus, Ohio 43215) Ms. Clarke stated the rezoning area consists of S3 acres, currently farmland, and the proposal is for an office park to be called Perimeter West Office Park. It is located behind the Kroger shopping center on Avery Road. The application was initiated by another developer, the Alter Group, and it was then taken over by [he Ruscilli Corporation. There is an opportunity to build a hotel within the overall grounds. The project extends Perimeter Drive and Perimeter Loop Road from the Riverside Hospital property through this site. Perimeter Drive will connect back to Post Road. There is an economic incentive agreement related to this site on tonight's Council agenda. She then showed slides of the area, noting that an existing home on two acres off of Post Road is part of this application. Several road improvements are planned with the development. The density of the development was a major discussion item at the Planning Commission meetings. Following the traffic study, the density was brought down to 9,000 square feet per acre. This was a major concession made by the applicant at the Planning Commission. The overall development is now 747,000 square feet over the 83 acres. However, the applicant has asked for the right to return at a later date to request a higher density. The minutes from the Planning Commission reflect that the Commission acknowledged that they could support a higher density in the future, based upon the traffic studies at that time. This development is for a Class A office park, and [he applicant has committed to signature architecture as well as landscape features, water features, and landscape enhancements consistent with Class A office parks. This proposal will help to create an exciting gateway on Dublin's west side. Staff is recommending approval, and the Planning Commission recommended approval with 12 conditions on October 7, 1999: 1) That the text be revised to clarify the means to administer the density and lot coverage requirements; 2) That the text be revised [o 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 [he east, subject to staff approval; 7) That the text be revised to limit signs to ground signs with a maximum height of six feet; S) 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 SO feet, and that the absolute maximum height, including mechanicals, in Subarea ] be limited to 34 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 I50 feet; and 12) That all conditions are met prior to this case being scheduled for City Council. The Planning Commission also recommended in a second motion that Ci[y Council undertake the study of the Post Road interchange with US 33 as a high priority at the beginning of the year 2000. Rail Van is scheduled to occupy the first building by February of 2001. Ben Hale. Jr. Smith and Hale. 37 Nest Broad Street stated that this rezoning is unusual in that the first building for this site is to house Rail Vatt, a plan which has already been approved by the Planning Commission. He then showed the renderings of IhG,~t~G Rezoning OhioHealth Hospital Minutes of. RECORD OF PROCEEDINGS _ _ __ _ _ Meeting _ Dublin City Council Meeting Page 3 Held -~]~en3ber -13~s9- ' improvements, noting that the Rail Van building is a three-story, brick building- Lengthy discussion took place at the Planning Commission hearing in regard to the density and traffic issues. The applicant commissioned a traffic study at the request of the Planning Commission, and the Commission then asked that the squaze footage be reduced to a number that would allow the intersection to work at a level of service C. The Community Plan indicated that the level of service D was satisfactory. The applicant then reduced the density, and what was actually approved was for 9,000 square feet. They did receive the right to do an individual building at 12,500 square feet. The density set at 9,000 square feet is exceptionally low compared to other sites throughout Dublin. They will reserve the right to come back to the Planning Commission for an increase in density after all the traffic improvements are installed. He believes that the Commission was overly conservative. He clarified for the record in regard to the square footage issue that the applicant will come back in the future to request a higher density. City staff and the Planning Commission were all very supportive of this proposal. Ms. Hide Pittaluga noted that the parking appears to be pushed far back from the freeway. Mr. Hale responded that this is no[ a freeway building. There will be [ush landscaping all along the front of the site, and most of the parking will be in the back of the building. There was no further public testimony on the rezoning. Mayor Kranstuber commented that it appears to be a very attractive building with very nice architectural detail. Mr. McCash clarified for the record that, after this project came through Dublin's Planning and Zoning Commission, the Meacham & Apel Architects firm became involved with a land owner in the southwest area of Columbus. They are providing assistance in preparation of marketing materials for an office/industrial site. At the sanie time, the same landowner engaged Ruscilli. The two firms are not working together, but they are associated with the same landowner. He consulted with [he Law Director who has indicated there does not appear to be a conflict of interest on this particular issue. Mr. Helwig added that Rail Van has been working through the process since the second quarter of 1999, and he is appreciative of everyone's support and patience with this rezoning. Rail Van is coming in with a higher density than the 9,000 average on this site. The issues were extensively reviewed at the Commission, and Rail Van was assured that the City is desirable of having their presence in Dublin. The potential is for SSO to 600 jobs in February 2001 in the field of logistics. Staff welcomes Rait Van to the Dublin community, and appreciates Ruscilli's work in developing this office park. Vote on the Ordinance - Mr. Peterson, yes; Ms. Hide Pittaluga, yes; Mr. McCash, yes; Mrs. Boring, yes; Mr. Reiner, abstain; Mayor ICranstuber, yes; Mr. Adamek, yes. Ordinance 21-99 - An Ordina a Establishing the Loca nand Amount of Cas on Hand or Change Funds. Mr. H sley stated that this is ousekeeping ordinance, hich is described in the ems acco panying the ordinanc Staff is recommending option at this time. V eon the Ordinance - .Reiner, yes; Mayor ICr stuber, yes; Mr. McCas yes; Ms. tde Pittaluga, yes; Mr. eterson, yes; Mr. Adam ,yes. Ordinance 127- - An Ordinance Ac Jerome Town ip, Union County to th agent for Bi opTrust) Mayor ICr stuber introduced the or ~ ai Mr. Han ev stated that staff reco lend next C~6uncil meeting. [~V~I~HI~I. I:J e ing the Annexation of " .8+/- Acres from ity of Dublin. {Harris ~V. Smith, Jr., e. that this be held o r for public hearing at the i Hehvig stated that this vexation is for a parcel r acing to the Metro Park !! cquisi[ion. This parcel ~ snot in the original targ area for the Metrr appeared in the Comm ity Plan. However, its p ximity is important. 04-1502 Rezoning OhioHealth Hospital Perimeter Loop Road RECORD OF PROCEEDINGS • Dublin Ci Council Meetin Paoe 5 Minutes of - - - - - ty- --- _- --- ---- - g---- - - - - . -- Meetuig Held May Kranstuber proposed th the Clerk prepare an ad rtisement for the We sday, D tuber 10 Dublin News t oticit applications for tubers to serve on the k force. plications should be sub fitted by November 17 that interviews can be cheduled appointments made n thereafter. In additi to the five current me ers, he proposed that they add other Council repres tive, a Planning Co scion member, an Old Dublin reside an Old Dublin busine owner, and two at-lar~ citizen representatives. It was the copse of Council to proceed n this manner. Preliminary Plat -Perimeter Weet Office Park -Perimeter WesCPCD (Fite No. 99- 093pp1(Applicant: BJL, LP, c/o Jeff McInturf, 283 South State Street, Suite 201, Westerville, OH 43081; Carof Lehr, 2267 Middlesex Road, Columbus, OH 43220; and Ruscitli Development Company, c/o William Tippmann, 2041 Arlingate Lane, Columbus, OH 43228; represented by Ben W. Hale, Jr., Smith & Hale, 37 W. Broad Street, Columbus, OH 4321 ~.) Ms. Clarke stated this is a preliminary plat for 83 acres located behind the Avery Square Shopping Center. Dublin's adopted Thoroughfare Plan shows the extension of Perimeter Drive and Perimeter Loop Road to the west through this site. This preliminary plat shows full compliance with the Thoroughfare Plan. It was reviewed by Planning Commission on October 7, 1999 and they recommended approval with six conditions: 1) That the stormwater management system comply with the City's Stormwater Regulations, subject to staff approval; 2) That the plat be revised to note the setback requirements for buildings and pavement along Posi Road, Perimeter Loop Road, and Perimeter Drive; 3) That the plat be revised to conform to the Thoroughfare Plan, including the addition of bikepaths and sidewalks, subject to staff approval; 4) That right-of--way along Post Road consistent with the Thoroughfare Plan be dedicated to the City; 5) That Subarea 3 be permitted access onto Post Road unless the structure is expanded or the site redeveloped, at which time intemal access via Perimeter Drive must be provided; and 6) That all conditions be met prior [o scheduling for City Council. The rezoning that accompanies this is scheduled for public hearing at the next Council meeting. Staff recommends approval, as does the Planning Commission. [n response to Mr. Adaniek, Mr. Helwig stated that there is a TIF in place for this S3 acres plus an additional 40 acres to the west. Mr. Adaniek commented that, technically, this plat shows Perimeter Drive extending to the west out to the interchange. He assumes that the plan is to use the dollars from both of these properties to fund [he infrastructure improvements. Mr. Hei~vig responded that Council will be considering a revised TIF public improvements ordinance as a first reading at the November 15 Council Meeting. Policy decisions about roadways can be made at that meeting. Ms. Clarke stated that staff specifically asked one residence to be incorporated into the rezoning application. The developer has contacted that property owner, and that property has been rolled into the rezoning. ti is possible that the resident could choose to continue to live there, but it is unlikely. Mr. Hale stated that this separate homeowner, not controlled by the developer, was brought into the zoning after filing, at staff's request. The homeowner has been very cooperative. He has agreed to take his access ultimately onto the intemal drive, not off of Post Road. He is not allowed to expand the house, and he has agreed to this. Mayor Kranstuber moved to approve the Preliminary Plat of Perimeter West Ofce Park- " Mr: Peterson seconded the motion. ~~ Vote nn the motion - Mr. Adamek, yes; Mayor Kranstuber, yes; Mrs. Boring, yes; ,Li r. McCash, yes; Mr. Peterson, yes; Ms. Hide Pittaluga, yes; Mr. Reiner, abstain. 04-15OZ ' Rezoning OhioHealth Hospital Perimeter T ~,~-, R,..,,~ f[Tl' OF DCBLIl1 A'irisioa ei Plaaaiag `"QO Slww-Rings Road Oba X3016-1236 Pbaw/1Dlt 614761550 Fmc 614I61~56b Web Sid: www.dubtnah.as AMENDED DUBLIN PLANNING AND ZONING COMMISSION RECORD OF ACTION October 7, 1999 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. E~risting 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; 04-1502 Page 1 of 2 Rezoning OhioHealth Hospital Perimeter Loop Road 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 331SR 161 be undertaken as a high priority at the berg 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 04-1502 Rezoning OhioHealth Hospital Perimeter Loop Road • Dublin Planning and Zoning Commission Minutes -October 7, 1999 Page 10 Mr. Fis n agreed that re should be strong fence characte of Dublin. Sma lots should hav split rail fencin and th a should be no p ' acy fences pe fitted. M srs. Harian, Fis an, and Leckli r agreed that d ratio ould be permitte m the front yar . ance whicl~flects the within the uilding line, type fences Mr. Lecklider reed with the i ues expressed by r. McCash. was not in favor f rear yard privacy ences higher t n four feet, u ss for safety ro nd swimming p ls. He would allowances for rivacy fences as art of a deck. a opposed split it fencing around perimeter, ex pt for large to and any kind fencing in fron of the front buildin line. Ornamen fencing along front walk, m be okay. Mr Littleton aske if stone wall fe ing should be variance situati ,such as in d blin. Mr. Lec ider said yes. .Clarke sugges d lots along the ver. She sugg ted tone or maso fences be limit o scenic roads. Mr. Eastep ade the motion table this C revision. Mr. cCash second ,and the vote was follows: Mr. P low, yes; Mr. rague, yes; Mr. klider, yes; .Fishman, yes; Mr arian, yes; Mr. cCash, yes; a Mr. Eastep, yes (Tabled 7-0.) Mr. ~;ecklider 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: 04-1502 Rezoning OhioHealth Hospital Perimeter Loop Road 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 Ciry 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 04-1502 Rezoning OhioHealth Hospital Perimeter Loop Road 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. Them 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. 04-1502 Rezoning OhioHealth Hospital Perimeter Loop Road 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 unprovements. 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 04-1502 Rezoning OhioHealth Hospital .. Do,-;mnfnr T nnri Rnarl 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 avera e 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 accent signs in excess of the Code. There should be no wall signs. Mr. Hale agreed. 04-1502 Rezoning OhioHealth Hospital Perimeter Loop Road 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 1b0 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 corner 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 Ciry Council have opposed the commercial reuse of houses. EXDansion of a house often makes the house very difficult to eliminate. 04-1502 Rezoning OhioHealth Hospital Perimeter Loop Road 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: i) 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 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. Harlan, 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 i~g of 2000. Mr. Fishman seconded the motion, and the vote was as follows: Mr. Harlan, yes; Mr. McCash, yes; Mr. Lecklider, yes; Mr. Sprague, yes; Mr. Peplow, yes; Mr. Fishman, yes; and Mr. Eastep, yes. (Approved 7-0. ) 04-1502 Rezoning OhioHealth Hospital Perimeter Loop Road CITY OF DUBLIri Olvisioa of Plaany 1800 SIB-Rugs toad Dehia, Oho 43016-123b Phone/1DO: b141b1-b550 Fmcb141b1~5bb YVeb Siax www.dubGn.ah.us DUBLIN PLANNING AND ZONING COMMISSION RECORD OF ACTION October 7, 1999 The Planning and Zoning Commission took the following action at this meeting: 4. Preliminary Plat 99-093PP -Perimeter West Office Park -Perimeter West PCD 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 (PCD, Planned Commerce District penduig}. Request: Review and approval of a preliminary plat under the provisions of Section 153.058. Proposed Use: .Office subdivision including three subareas and the westward extension of Perimeter Drive and Perimeter Loop Road. 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 approve this preliminary plat with six conditions: 1) That the stormwater management system comply with the City's Stormwater Regulations, subject to staff approval; 2) That the plat be revised to note the setback requirements for buildings and pavement along Post Road, Perimeter Loop Road, and Perimeter Drive; 3) That the plat be revised to conform to the Thoroughfare Plan, including the addition of bikepaths and sidewalks, subject to staff approval; 4) That right-of--way along Post Road consistent with the Thoroughfare Plan be dedicated to the City; 5) That Subarea 3 be 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; and 04-1502 Rezoning Page 1 of 2 OhioHealth Hospital Perimeter Loop Road DUBLIN PLANNING AND ZONING COMMISSION RECORD OF ACTION October 7, 1999 4. Preliminary Plat 99-093PP -Perimeter West Office Park -Perimeter West PCD (Continued) ~ That all conditions be met prior to scheduling for City Council. * Ben W. Hale, Jr. agreed to the above conditions. COTE: 7-0. RESULT: This preliminary plat was approved. It will be forwazded to City Council with a positive recommendation. STAFF CERTIFICATION ~~~~~ Chad Gibson Planner 04-1502 Page 2 of 2 Rezoning OhioHealth Hospital Perimeter Loop Road Dublin Planning and Zoning Commission Minutes -October 7, 1999 Page 17 4. Preliminary Plat 99-093PP -Perimeter West -Perimeter West PCD Chad Gibson presented this preliminary plat and showed several slides. He said Perimeter Drive will be extended from the Riverside Hospital PCD site to the west property line of this site. Perimeter Loop will be extended approximately 1,200 feet. When 210,000 square feet of buildings have been constructed, the Phase 2 road improvements will begin. Mr. Gibson said eight-foot bikepaths are needed on both sides of Perimeter Drive, and five- foot sidewalks on both sides of Perimeter Loop. They are not indicated on the current plans. He said additional lanes are still needed at key intersections. Mr. Gibson said staff recommends approval with six conditions: 1) That the stormwater management system comply with the City's Stormwater Regulations, subject to staff approval; 2) That the plat be revised to note the setback requirements for buildings and pavement along Post Road, Perimeter Loop Road, and Perimeter Drive; 3) That the plat be revised to conform to the Thoroughfare Plan, including the addition of bikepaths and sidewalks, subject to staff approval; 4) That right-of--way along Post Road consistent with the Thoroughfare Plan be dedicated to the City; 5) That Subarea 3 be 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; and 6) That all conditions be met prior to scheduling for City Council. Mr. Harian suggested installing a bikepath on one side of Perimeter Loop Road. Mr. McCash asked if it would be a problem where afive-foot sidewalk met an eight-foot bikepath. Mr. Harian suggested installation be a transition. Mr. Gibson thought this could work. Ben W. Hale, Jr., attorney for the applicant, agreed to the conditions. He clarified that the 210,000 square feet could be exceeded when the Perimeter Drive was connected to Post Road. He said Phase 2 was a small piece of Perimeter Loop Road. Mr. Hale agreed to Mr. Harian's suggestion of the eight-foot bikepath on Perimeter Loop Road. Mr. Fishman made a motion to approve this preliminary plat with six conditions: 1) That the stormwater management system comply with the City's Stormwater Regulations, subject to staff approval; 2) That the plat be revised to note the setback requirements for buildings and pavement along Post Road, Perimeter Loop Road, and Perimeter Drive; 3) That the plat be revised to conform to the Thoroughfare Plan, including the addition of bikepaths and sidewalks, subject to staff approval; 4) That right-of--way along Post Road consistent with the Thoroughfare Plan be dedicated to the City; 5) That Subarea 3 be 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; and 04-1502 Rezoning OhioHealth Hospital Perimeter Loop Road ` Dublin Planning and Zoning Commission Minutes -October 7, 1999 Page 18 6) That all conditions be met prior to scheduling for City Council. Mr. Harian seconded the motion, and the vote was as follows: Mr. Eastep, yes; Mr. Peplow, yes; Mr. Sprague, yes; Mr. Lecklider, yes; Mr. McCash, yes; Mr. Harian, yes; and Mr. Fishman, yes. (Approved 7-0.) 5. Re Wing Applicati 98-1332 - Me o Park Place Ben .Hale, Jr., alto y, requested tab ' g until Novem r 4. Mr. McC h made a for ling; Mr. Fis seconded. Th vote was as fol ws: Mr. Hari yes; Mr. F ye ; Mr. Lecklider, es; Mr. Spragu yes; Mr. Peplo ,yes; Mr. East ,yes; Mr. h s. (Tabled 7-0.) 6. Re ' d Final Dev opment Plan -089RFPD - Amberleigh orth, 8397 Au mnwood Drive nd 8405 Autu wood Drive Prior this meeting, a applicant re sted that this se be postpon Postpone ens notic were sent top perty owners. Code Revis' n - 98-106AD -Fence Code Due to the late our, this case w s postponed wi out discussion the October agenda. 8. Info al -Code ndment 97-148 M - Historic/Development,District Due to elate hour, thi case was postp ed without disc ssion to the tober 21 agenda. Th meeting was adj rned at 11:12 .m. Respectfully submitted, Libby Far ey Administrative Secretary Planning Division 04-1502 Rezoning OhioHealth Hospital Perimeter Loop Road DUBLIN PLANNING AND ZONING COMMISSION RECORD OF ACTION September 17, 1998 CITY OF DUBLIN O'ivlslao d Maadng 5800 S~ Rand trn6i~, Olio 1301b-1236 M~one/100: 611761-6550 Fmc 614-761566 Web rrww~6tn.ah.us The Planning and Zoning Commission took the following action at this meeting: 7. Development Plan 98-069DP -Riverside Hospital PCD, Subarea C-2 - Grant/Riverside Health Care - 6905 Perimeter Loop Road Location: 4.4 acres located on the west side ofAvery-Muirfield Drive, approximately 700 feet south of Perimeter Loop Road. Ezisting Zoning: PCD, Planned Commerce District (Riverside Hospital Plan). Request: Review and approval of a development plan under the provisions of Section 153.058. Proposed Use: Aone-story health care center, totaling 24,052 square feet that includes an urgent care center.. Applicant: Hospital Properties, c% Denny Fredeman, 3555 Olentangy River Road; Suite 4000, Columbus, Ohio 43214-3500; c% Prime Medical Group, -Inc., Jeff Bellinski, 392 ~E. Town Street, Columbus, Ohio 43215. MOTION: To approve this development plan with 13 conditions: 1) That the approval of this development plan is contingent upon the approval by City Council of the preliminary plat; 2) That the signage proposal be revised to fully comply with the text and Code, and that signs not exceed eight feet in height above average grade and incorporate a stone base, subject to staff approval; 3) That the landscape plan be revised to comply with the text and Code, including providing adequate screening for all service structures, subject to staff approval; 4) That the lighting comply with the text and Dublin Lighting Guidelines; 5) That a copy of the executed and recorded shared access agreement for the internal connection between this site and the site to the north be submitted prior to applying for building permits; 6) That stormwater management comply with the City's stormwater regulations, and that the design of the ponds be coordinatedwith the design of the US 33/SR 161 interchange improvements; 7) That the construction plans for the Perimeter Loop Road-public imnmvementc he approved by the City Engineer prior to applying for bt 04-1502 Page 1 of 2 Rezoning OhioHealth Hospital Perimeter Loop Road gal DUBLIN PLANNING AND ZONING COMMISSION RECORD OF ACTION September 17, 1998 7. Development Plan 98-069DP -Riverside Hospital PCD, Subarea C-2 - Grant/Riverside Health Care - 6905 Perimeter Loop Road 8) That revised plans, incorporating ali of the above modifications, be submitted within two weeks; 9) That a revised staking plan, which meets the City's format and content requirements, be submitted prior to scheduling the (building permit) pre-submittal meeting; 10) That rooftop-mounted units of any type be painted to match the roof; 11) That the proposed clear window glass be tinted 20 percent; 12) That the canopy lighting be of a soft tone; and 13) That temporary secondary ingress/egress to the site from Perimeter Loop Road be added until such time that the adjacent lot ~ the north (Lot 2 on the revised preliminary plat) is developed. * Ben W. Hale, Jr., representing the applicant, agreed to the above conditions. VOTE: 6-0. RESULT: This development plan was approved. STAFF CERTIFICATION e Wingenfield Planner 04-1502 Rezoning OhioHealth Hospital Perimeter Loop Road Dublin Planning and Zoning Commission Minutes -'September 17, 1998 Page 20 3) That the plat be revised to note the s back requirements for b il+ Post Road; 4) That the plat be revised to confo o the Thoroughfare Pi ,and 5) That all conditions be met prior t scheduling for City Cou cil; Ms. Wingenfield said no land Mr. Sprague asked about de Ms. Wingenfield said it will corporate boundary is well ~~ Ben W. Hale, Jr., owners to the west "Perimeter Drive" Mr. Fishman asked i Hale said staff wa and they have project. to the east of Avery the street names (the ponds would be ;d the ponds to look revised. Randy Bo' Mr. McCash de the motion to 1) That th onsite stormwater and pavement along Wed the property Loop Road" and :oor mated with those plane t the interchange. Mr. is ral and similar to the on s Dublin is constructing, an noted the interchang ponds are entirely a City this revised prelimina plat with five conditions: meet system comp with the Ciry's Stormwater xeguia ons; 2) That a stormwater retention nds be compatible with a overall landscape design for the US /SR 161 interchange ' rovements, subject to s ff approval; 3) the plat be revised to to the setback require nts for buildings and pavement along P t Road; 4) t the plat be revised t conform to the Thorou are Plan; and 5) hat all conditions be t prior to scheduling for ity Council. Mr. Sprague seconded, a~d the vote was as folio ~ Mr. Fishman, yes; Mr. Lecklider, yes; Mr. Harian, yes; Mr. Eastep, yes; Mr. Sprague, yes• and Mr. McCash, yes. (Approved 6-0.) ~7. Development Plan 98-069DP -Riverside Hospital PCD, Subarea C-2 - Grant/Riverside Health Care - 6905 Perimeter Loop Road Suzanne Wingenfield presented this development plan fora 24,000 square foot medical building on 4.4 acres located in the Riverside Hospital PCD. She showed a few slides. The irregular site has 450 feet of frontage on Perimeter Loop Road and 100 feet on Avery-Muirfield Drive. A reserve is being created along Avery-Muirfield Drive as a separate parcel for stormwater detention. The frontage entitles the site to a second sign. Ms. Wingenfield said there will be one access from Perimeter Loop Road, and the site will be connected to the site to the north. A shared access .agreement needs to be in place prior to issuance of a building permit. The building faces Perimeter Loor unarl and hac ldd narlrina spaces. She said the site complies with all setback requirements. 04-1502 Rezoning OhioHealth Hospital Perimeter Loop Road ~lthis site will be needed r the interchange improvements. Went plans for the westw rd extension of Perimete p Road. dewed when there is a evelopment proposal for at site. The west of this site, bey nd the former Adria La site. the applicant, agreed the conditions. He rind the streets. Mr Hale noted that "Peri Dublin Planning and Zoning Commission Minutes -September 17, 1998 Page 21 The development text requires athree- to -four-foot mound along Perimeter Loop Road. She said there are minor problems with the parking lot landscaping. Five percent of the parking area must be dedicated to islands and planted with shade trees, not ornamentalspecies. Also, the perimeter screening must be continuous. Ms. Wingenfield said the front elevation is very detailed, and the overall design is traditional. Two brick colors are used, reddish brown and an accent color brick. The windows are clear glass with white trim and framing. The white plastic canopies and skylights will also have the white trim. The proposed asphalt shingled roof matches the development text. Mechanical units will be ground-mounted and screened by 12-foot brick walls. Ms. Wingenfield said the five-foot high, 16 square foot sign shown along Perimeter Loop Road does not meet the text. All ground signs must be rectangular and set in a frame of dark brown, black, or bronze. 'The proposal is a pointed sign to have an off-white background with blue text. This site is permitted two signs because of two qualifying frontages. The sign facing Avery- Muirfield Drive is of the same design, but is 11 feet high and 49.5 square feet in area. This will be the first medical component of the Riverside Hospital PCD. The .urgent care facility that is part of this development will be of benefit the community. Ms. Wingenfield said staff is recommending approval with nine conditions: 1) That the approval of this development plan is contingent upon the approval by City Council of the preliminary plat; 2) That the signage proposal be revised to fully comply with the text and Code, with regard to color and shape, subject to staff approval; 3) That the landscape plan be revised to comply with the text and Code, including providing adequate screening for all service structures, subject to staff approval; 4) That the lighting comply with the text and Dublin Lighting Guidelines; 5) That a that a copy of the executed and recorded shared access agreement for the internal connection between this site and the site to the north be submitted prior to applying for building permits; 6) That stormwater management comply with the City's Stormwater Regulations, and that the design of the ponds be coordinated with the design of the US 33/SR 161 interchange improvements; 7) That the construction plans for the Perimeter Loop Road public improvements be approved by the City Engineer prior to applying for building permits; 8) That revised plans, incorporating all of the above modifications, be submitted within two weeks; and 9) That a revised staking plan, which meets the City's format and content requirements, be submitted prior to scheduling the (building permit) pre-submittal meeting. Mr. Fishman said this decides that new ramp loops will never be built at this exit of US 33. Ms. Clarke said that issue was decided with the revised preliminary plat. Mr. McCash asked which layout was under consideration. Ms. Wingenfield said all engineering drawings were in the packets, but the site and landscape plans were changed in the last week. The initial proposal had a narrow retention basin and no street frontage ~ 04-1502 Rezoning OhioHealth Hospital Perimeter Loop Road Dublin Planning and Zoning Commission Minutes -September 17, 1998 Page 22 for this site. The site has been reworked to maintain a 100-foot frontage and redesign the two retention ponds to be more in keeping with the interchange design. Mr. McCash noted that two signs are proposed on Avery-Muirfield Drive, and he expressed displeasure with the concept. Ms. Wingenfield said each of the two medical buildings will be entitled to a sign along Avery-Mui~eld Drive. Ms. Clarke said the initial design showed the ponds on separate lots from the medical buildings and this was unusual. The applicant believes it is important that the ponds be located on separate parcels. From Avery-Muirfield Drive, the pond, building, and sign will appear to be on the same lot. She admitted the lots are strangely shaped in order to keep the ponds on separate reserves. Ms. Wingenfield said you will not be able to tell that the ponds are on separate reserves. Mr. McCash said the signs were too close together. If they do not want the retention basins to be part of their lots, then they will lose their right to signage along Avery-Muirfield Drive. Mr. Fishman said a solution might be spacing the signs farther apart. Ms. Clarke noted all signage must be on the same lot as the land use. Ms. Wingenfield said the lot lines might be shifted on the northern site. Mr. Hale said the two reserves for retention ponds would pay taxes as usual. Mr. Eastep said they were not improved properties. Mr. Hale said this will be the front door for the hospital, and these will be a joint maintenance agreement to cover it. The hospital wants the ponds and open space in an association, so that its maintenance is controlled. He said the medical office building on Lot 2 will eventually be owned by someone else. The proposed signs are about 200 feet apart. Mr. Eastep was convinced that long term maintenance could be handled without reserves. Mr. Hale said these ponds will look the same as Dublin's ponds at the interchange. Mr. Fishman was concerned that there would eventually be three signs. He agreed with two. signs but no more. Mr. Eastep said this sets a precedent that a developer can buy a corridor to gain additional sign rights. Mr. McCash was concerned that 100 feet was an inadequate distance per lot, and the signs should be separated more. Mr. McCash said the size of the retention basins was changed on his set of plans. Mr. Hale said the exact configurationof the basins is schematic. The final design and shape will be done when Dublin's are designed. They will be natural looking. Mr. McCash suggested redrawing the lot lines for better spacing. Mr. Hale agreed and said each of the two buildings will have a sign. Mc McCash had no problem with the 11.5-foot sign height because of the ramp. Mr. Hale said the urgent care center would not handle trauma. Mr. Eastep asked if there would be ambulances_ Joan Gilcress, URS Greiner, said an ambulance entrance would be located on the Avery-Muirfield side of the building, in case a patient needs to be transferred to a hospital. 04-1502 Rezoning OhioHealth Hospital Perimeter Leon Road .. Dublin Planning and Zoning Commission Minutes -September 17, 1998 Page 23 Mr. Hale thought the building plans for Lot 2 will be submitted within the next few mrnths. Mr. Eastep asked for a second ingresslegress point until Lot 2 is developed. Mr. Hale agreed. Mr. McCash thought the curbcut for Lot 2 should be shared with Lot 3. Ms. Wingenfield said the expectation is to align that curbcut with the shopping center cut. Lots 2 and 3 would have a shared access between them. Lot 3 would have a curbcut on Perimeter Loop Road aligning with the Wendy's/Tim Hortons driveway. Mr. McCash said Sheet 4 showed a proposed access easement between Lots 2 and 3. Ms. Wingenfield circulated new renderings of the aluminum rectangular sign. She said the text requires the sign. material to be black, bronze or brown. Ms. Wingenfield said when the site. to the north is developed, it will also be allowed two signs. Mr. Sprague said the rendering shows asix-foot wide, 11-foot high sign. Ms. Wingenfield said the total combined sign area could not exceed 66.6 square feet. Mr. Sprague thought this was larger than others signs in that general area, and he found that troubling. Ms. Wingenfield said Code permits 15 feet in height. Mr. Sprague thought it was a goal to keep Avery-Muirfield Drive uncluttered. Ms. Wingenfield said all the signs along Avery-Muirfield Drive will be incorporated into the hedge and pillar treatment. Mr. Fishman asked if the sign menthe Sign Code. Ms. Wingenfield said yes, with the revised rectangular shape. Mr. Hale agreed to use stone on the base of the sign. Mr. Eastep said the aluminum sign material did not go with the building architecture. Mr. McCash assumed this was a routed metal sign, not vacuum-formed plastic sign. Mr. McCash had no problem with the proposed Lot 1 sign material or the 11-foot height because it sat down in a pit. He hoped the sign height for Lot 2 would be lower_ Ben W. Hale, Jr., for the applicant, agreed to reduce the sign height to 8 feet and to use stone on the sign base. Ms. Gilcress showed the building elevations. A dark red brick and a recessed band of lighter beige brick were indicated. White aluminum window framing and clear glass are proposed. A vaulted canopy at the front entrance will be of a curved honeycomb plastic material. Gables will have the same white aluminum framing and glazing as the windows. GIF 325-pound textured asphalt shingles are proposed. The rear HVAC units are screened by matching masonry walls. Mr. McCash was concerned that the clear glass would show too much of the internal lighting, etc., and he preferred tinted glass. Ms. Gilcress said the hours for the Urgent Care portion of the facility would be 10 a.m. to 10 p.m., and operating hours would be 7 a.m. until 6 p.m. Mr. McCash said if the light levels are reduced when the building is closed, he had no problem. Otherwise, a tinted glass should be used. Mr. Sprague said the design was interesting and he liked it. He wanted the nc,rth etevatic-n t~ he broken up more. Ms. Gilcress showed a sample of the propose 04-1502 Rezoning OhioHealth Hospital PPrimP.tP.r T.nnn Rnacl Dublin Planning and Zoning Commission Minutes -September 17, 1998 Page 24 asked why an opaque plastic material was chosen. Ms. Gilcress said it blended well with the other materials. Ms. Gilcress will provide addresses of other buildings using a similar canopy. Mr. Eastep asked if a cultured slate roofing had been considered to match Avery Square. Ms. Gilcress said different types had been considered. Mr. Fishman did not like the imitation slate roofs. Mr. Eastep would like to see 30 percent tined window glass to shield night lighting. He did not think the west elevation was particularly attractive. He said this was a good looking building with a timeless character. He suggested painting the vents to match the roof. Mr. Hale agreed. Mr. Fishman asked if the lighting would be high pressure sodium. Ms. Gilcress said the parking lot lighting will match Kroger's. Mr. Fishman also thought the windows shouldbe slightly tinted. Mr. Hale agreed to a 20 percent tint. Mr. Lecklider was concerned about bright lighting under the canopy and the nighttime appearance. Ms. Gilcress said it would glow with column up-lights and inside, down-lights which will light the drive through area. It will not be seen from Avery-Muirfield Drive, but it might be seen from US 33. Ms. Gilcress said it will not be a beacon in the night. Mr. Eastep made the motion to approve this application with 13 conditions: 1) That the approval of this development plan is contingent upon the approval by City Council of the preliminary plat; 2) That the signage proposal be revised to fully comply with the text and Code, and that signs not exceed eight feet in height above average grade and incorporate a stone base, subject to staff approval; 3) That the landscape plan be revised to comply with the text and Code, including providing adequate screening for all service structures, subject to staff approval; 4) That the lighting comply with the text and Dublin Lighting Guidelines; 5) That a copy of the executed and recorded shared access agreement for the internal connection between this site and the site to the north be submitted prior to applying for building permits; 6) That stormwater management comply with the City's stormwater regulations, and that the design of the ponds be coordinated with the design of the US 33/SR 161 interchange improvements; 7) That the construction plans for the Perimeter Loop Road public improvements be approved by the City Engineer prior to applying for building permits; 8) That revised plans, incorporating all of the above modifications, be submitted within two weeks; 9) That a revised staking plan, which meets the City's format and content requirements, be submitted prior to scheduling the (building permit) pre-submittal meeting; 10) That rooftop-mounted units of any type be painted to match the roof; 11) That the proposed clear window glass be tinted 20 percent; 12) That the canopy lighting be of a soft tone; and 04-1502 Rezoning OhioHealth Hospital Perimeter Loop Road Dublin Planning and Zoning Commission Minutes -September 17, 1998 Page 25 13) That temporary secondary ingress/egress to the site from Perimeter Loop Road be added until such time that the adjacent lot to the north (Lot 2 on the revised preliminary plat) is developed. Mr. Hale agreed to the above conditions. Mr. Fishman seconded the motion, and the vote was as follows: Mr. Harian, yes; Mr. Lecklider, yes; Mr. Sprague, yes; Mr. McCash; yes; Mr. Fishman, yes; and Mr. Eastep, yes. (Approved 6-0.) 8. Final Development Plan 8-086FDP - Amberleigh rth, Sections 2 and 3 At the request of the appli nt, this case was postpon prior to the meeting. ~ here was no discussion or vote taken. 9. Rezoning Applii Christopher Cline, table,and Mr. Spray Mr. Lecklider, yes; 97-033Z -Revised Con rney, requested tabling of seconded. The vote was . Sprague, yes; Mr. Fis 10. Informal Re iew -Code Amendment This case was ref rred to a subcommittee of Fishman, Mr. cCash, and Mr. Lecklide Sign Code cha es. Meetings will be held all Commissi ners will be notified of a s substance of a amendments, and no v to ~osite Plan - Windmiller his case. Mr_ Fishman follows: Mr. Eastep, i, yes; and Mr. McCa , 9~$-lOSADM -Sign Code e Planning CommissioPlanning Commissio volunteered to serve on eparately from the Desi cheduled meetings. T e was taken. The meetiyfg adjourned at 12:05 a.m~ ~ Respectfully submitted, ~. Libby Fa ley Administrative Secretary Planning Division 04-1502 Rezoning OhioHealth Hospital Perimeter Loop Road ade the motion to Mr. Harian, yes; yes. (Tabled 6-0.) or in-depth review. Mr. subcommittee to consider Review Subcommittee, and re was no discussion on the • REt.:ORD OF PROCEEDINGS Minutes of bGa.Cit3cCou++rit.._~*~.eeting v. ~~ Meeting ^®Tn ~ 1~ Held June 23, 1997 tg !i .Hale responded that have met with the nand have assured that sewers be done on both the and south. He will with them again when design is co leted prior to the P Commission meeting. Mr. ~ moved to the concept plan wbj to the conditions of P and Commission Mr. seconded the motion Ms. Hid Pittahrga asked if wand be interested is ving a Committee ' co ' e phmning for this le area north and earth Avery. Mr. responded that this is discussed u: paR of Gmmutnty Plan wo - Mr. Ca~bell, ; Mr. Reitta, yes; Ms:: Pittahrga, yes; Mrs- Boring, Yes: Kranadrba, yes; McCasl>, yes; Mrs. S yes. Ms. Clarke that Caundl action is ed on the final plat it can be recorded. \ ' Planning 'on reeomntatded on August 1, 1996 14 conditions: 1) That the opa meet all the and prehtnutary Plat ' 'pns; 2) That the d of "no-build zone° a amended and noted on a plat, and -homeowners'. associa 'on shall maintain the ing in the no-bw7d z 3) That all "no p zones be noted on phis, and "no vehicu access" be noted on the plat for all lot on Dublin Road or E aald Pukway, That the fencing orntation from page 3 o the preliminary devdo ent plan text my 2, 1996 version) be ed on the plat with the ce details, which ue ' uded in the text figures 1, 2 artd 3; S) That it is d boil a with similar d ' W in compliance with all to the satisfaction of ~, structures, and featur opment standards; ' e a clew design control ' Emerald Parkway, Dublin Road and En :Lou 1, 2, 10-12, ~d 18 are ue typical on lots i Coventry for the architecture o~- all side Parkway frontages be own on 8) the side yard setbacks shown in the ' e famdy design gold of the app text be ehangcd to read ore: 8' minimum one u e; combined side yard back 20 percent o t vndth"; 9) That r final landscape and ing plans be wb that ue consist«rt with e designs for Em d Parkway-and street plan be wbmitted, u proved by stafF, 10) That 1.3 aau (25 percent of the oposed 5.45 acxe park) dedicated to the City 8~~ wuranty in oonjunetion with a recording of IGUilea, 'on 1; 11) That the d eloper provide the erosion mitigation o e existing awales downstream of the x culvert, the 24-inch vent, and the wlvert installed by the City, as required by the Ci Engineer, 12) That the Bevel install aneight-foot b epath along Dublin Roa as part of the blic improvements the subdivision, and that he developu cooperate 'th the plan for a foot (federal bikepath along Dublin ad, including revision o the grading plan, l~Pe Pte. ~ P~ parallel easement(s), if 'ty Counpl chooses top rwe that design; 1 That all of the es required above be sub 'fled to staff within 30 ys; and 14) That all restrictions ecting developability of is be included in the d restrictions- ~ That the applicant pro and facades of liaises abi ~ slope easattatts ~ ~ Pte; -Mayo Kranstuba moved to a rove the foul plat of ICi lea with the conditions Planning and 'ng Commission. Mr. bell seconded the moll n. ' -Mayor uba, yes; Mrs. Stillwell, es; Ms. Hide Pittaluga, es; Mr. v:.Reiner, y • Mrs. Boring, yes; Mr. cCash, yes; Mr. Campb ,yes. ~ Final PLt - Rveria' Hn~piL1 p(~rJ _ Averv~ GMs. Clarke stated that the final plat for the Riverside Hospital PCD involute the roads that ue necessary to savior the shopping cents which is nearing completion The final plat includes 04-1502 Rezoning OhioHealth Hospital Perimeter Loop Road RECORD OF PROCEEDINGS Minutes of *~ublin-Gity~-Gouasil~ufeeting D.g~.1 Meeting Held June 23, 1997 19 ;:the fast sections of Puimetu Drive and Penmete Loop Road west of Avery/Muirfield Drive. The alignmenu of those two roads have yet to be determined and wiU be dependent on a series ! of things relating to the freeway access, the land uses the hospital proposes, and the desires of the property owaets to the west. Perimeter Drive will be exiatded to the west and back to ,~ Post Road.. Perimetu Loop tray be cal-dasaced within the Riverside Hospital piece. The plat needs to be rocorded before the roads can be open and therefore the shopping oertte. There is ,: some delay with the southern entrat-ce at Perimeter Loop Road, and the center tray open using ~ just Perimeter Drive: The City Engineer hasindicated-that the Petitneter Loop etttrattce cannot be opened until the signal is operational This final plat reflects the requiretttettts of the prelitninary plat and staff is recommending approval with the S condition appended by Planning and Zoning Cornmissiort on May 15, 1997: 1) That the fittal plat be revised to comply with-the preGrninary plat and staff comments before scltedufmg the City Council hearittg; 2) That a deed. oftanporuyeasematt for the temporary bikepath between Post Road . and Paimetu Drive lte provided to the Engineering Division prior to recording of the final plat; ~i 3) That the traffic signal at Perimetu Drive be constructed, tested, andpperational prior 1 to the opening of the shopping center, and that Perimete Loop Road remain closed until the iJ traffic signal at Paimetu Loop Road and Avery-Muirfield Drive has been constructed, tested, ~! and is operational; 4) That the landmark oak tree be protected by a sturdy, protective fence, as approved by staff, during ctrl phases of development 'and 5) That the front setback of Avery-Muirfield Drive be established at not less than the 30 'feet of green space that is shown on the green highlighted exhibit (marked Exhibit "A"") submitted by staff fo Council on April 22, 1996, and that in the effort to tnatamiu green spaces, the footages shown on such exhibit be used as minimum requirema-ts.' (• condition carried ova from the preliminary plat) Mr. Hate_ representine Riverside Hospital stated that they are working with the owners of the property on the eastern side of Avery-Muufield to coordinate the traffic signal installation ~~ The design Las been done, and he understands that the shopping tatter cannot have the road ;; access until the signal is installed. s"l r Mr. McCash stated that he would like for than to speedup the installation of this stgnal Iv1r. Hale responds! that he will meet with the Casto company representatives in the morning .; and they will surd a letter to Mr. Kinds with a specific date for installation of the signal. N Mr. Campbell stated that he will abstain from voimg because Wendy's, his wife's employe, is ~~ now to be a use of one of the parcels in the area. This was not the case at the time of preliminary plat approval Mr. Reiner moved to approve the final plat of the Riverside Hospital PCD with the S conditions of the Planning Commission. i. Mrs. Boring seconded the motion: ~~ Vote on the motion - Ms. Hide Pittaluga, yes; Mrs. Boring, yes; Mrs. Stillwell, yes; Mr. McCash, yes; Mr. Reinu, yes; Mayor Kranstubu, yes; Mr. Campbell, abstain .- presented Council with a letter summariz g their comments regar 'ng the continuation or lishment of the Committee: If City Council is teested in civic input r r cation (outside the lob efforts of special into o RAC; 2) `If PRAC is reinstat ,Council is urged to tom oily to serve as comma ee membes. With on r tional issues would pr 'de a fair represe ding the issues ing parks and groups), then consid the ranstatement srvely recr»it a cross ' n of the t r diversity, PRAC's r bons if the views and co of Dublin 04-1502 Rezoning OhioHealth Hospital Perimeter Loop Road illi~tut¢S Of Dublin RECORD OF PROCEEDI ity Council Meetin¢ 91U6 1 ~ U Helcl.. February 21, 1989 The gularlq scheduled m ring of the Dublin C y Council was called o or r by Mayor Jan Roza i at 7:30 P.M. on T sday, February 21, 19 ." 1 Mr. Jankowski Led t Pledge of Allegianc 11 Members of Coun present were: Hr. orose, Mr. Jankowski, rs. King, Ms. Maurer, M or Rozanski, Mr. Str' and Mr. Sutphen. Mr. Hansl , City Manager, and Banchefsky, ASsista Law Director, were al present as were the ollowing members of C' y S[aff: Mrs. Andre Mr. Bowman, Ms. Cla e, Chief Ferrell, Lt. eis, Mr. Harding, Mr. ones, Ms. Leitzel, M McDaniel, Ms. Newcom , Ms. Prushing, and M Willis. Mr. Amorose moved t approve the minutes o the February 6, 1989 eting of Dublin City Co cil. Mr. Sutphen sec ded the motion. Vote on appro 1 of the minutes was 0. Presentat n of Awards and Comme ations to officers of he Dublin Police Divisio by Mayor Rozanski, w' assistance from Chie Ferrell and Mr. Sutph Ma r Rozanski expressed a appreciation and t ks of Council as well e citizens of Dublin o the officers of the blin Division of Polic for a job well done. The following awa s were presented to t se in attendance at the eeting: Sgt. Ray arf First Star - Safe riving Sgt. Gr Potts First Star - Sa Driving First Star - rvice Sgt onEckartsberg First Star Safe Driving First Sta -Service Tho receiving awards but of present were: I Sgt. Louks Se nd Star - Service rst Star - Safe Drivin Ptl. Keck First Star - Service First Star - Safe Dr' ing Ptl. Mood First S[ar - Servi First Star - Saf Driving Sgt. ngler Safe Driving A rd Ptl ridham Certificate Merit 24 Months afe Driving Service and Ptl. Ross Certi care of Merit 24 nths Safe Driving . S vice Award Ptl. S. Davis ertificate of Merit 24 Months Safe Drivi I Service Award Correspond e ~) There w no objection to the tr sfer of a liquor perm' , dba Stouffer's Dubli otel from the Stouffer o[el Company to Stouf r Hotel Managemen I, Cor ration. li Ordinance No. 2b-88 - Ordinance Providing for a Change of Zoning on IJ 120.533 Acres Located on the Southwest Corner of Post Road and Avery ~ Road. Public Hearing. ~ Proponents registering were: Robert Schottenstein, Jim Houk, Frank I Swinehart, Frank Elmer, Mark Magalotti, Chris Ciine. There were no registering opponents. ,~ 04-1502 ;; Rezoning OhioHealth Hospital Perimeter Loop Road RECORD OF PROCEEDINGS ~tiilutes of Dublin Council Meet bf Natlonat Graphics Corp-, Cals., O. Ferro No. 1017 Held. February 21, 1989 -- -- ---------- ------ ---------- ..._ 19- - Page Two Mr. Bowman had the following comments regarding the application for rezoning: 1. The process for this Riverside Hospital rezoning request has involved approximately one year's time on the par[ of the applicant and the , Dublin City Planning Staff. 2. Staff believes that this is a good zoning package; complete with appropriate and desirable land uses. 3. The site is almost 120 acres. Except for the former Cape Cod Inn ~ site of approximately six acres which is zoned Community Commercial, ~ the remainder of the site is presently zoned R-rural. 4. The applicant is requesting a rezoning to the Planned Commerce District. 5. The development includes office and institution on approximately 27 acres, retail uses on another 27 acres, and a hospital, medical offices and hotel on approximately 46 acres. 6. It will be a phased complex. ~ 7. Riverside Hospital intends to maintain architectural control over the entire site, as well as all the development standards. 8. There is to be the same landscape buffer treatment along.Post Road and Avery Road as to be employed as par[ of the Perimeter Center I rezoning passed a few weeks ago. 9. The proposed roadway network will be compatible with that being done on the Perimeter Center site. I 10. The funding for the first phase of the Avery Road improvements will be shared by the Perimeter Center developer, the City of Dublin ~ and Riverside Hospital. ' 11. Concurrent with the first phase of the Avery Road widening, the City ~ also will be improving sections of Avery Road north from Post Road to the existing boulevard on Muirfield Drive where Indian Run Meadows and Muirfield Drive begin. 12. There are several items on the composite plan that have not been put on the application that will have to be dealth with specifically at the time of the Final Development Plan; items such as deed restrictions, some engineering and bike paths. 13. Much of the discussion regarding the application centered on potential traffic impacts [o the Avery Road interchange. The plan has substantiall changed and been modified to address concerns, primai;ily the 8.6 acres being set aside and dedicated toward the completion of a westbound ramp and the possible addition of another ramp. 14. The City will be working with Riverside Hospital as well as the State of Ohio to provide Eor direct accress across that land into the Riverside Hospital site. 15. Staff feels strongly that direct access off the ramp will be best for Dublin's local traffic concerns, attempting to avoid as many left turns into the Riverside site off of Avery Road as possible. 16. The concerns of the Planning Commission such as architecture, parking, interior roadway connections, etc. are well articulated in the minutes of the Planning Commission meeting., 17. The developer/applicants will work with staff to provide better access to the Mast property to the north. Mr. Mast owns 14 acres yet to be incorporated with roadways, curb cuts, etc. 18. The Planning Commission voted S-1 to recommend approval of the application with the following conditions: 04-1502 Rezoning OhioHealth Hospital Perimeter Loop Road ,lfinutes RECORD OF PROCEEDINGS f Dublin City Council Meeting hlec~tillg '~ °~g NaLonal Graphfp Cozp_ Call-. O. Farm No. 1097 Held-. February 21, 1989 - --- ---------------- -------- _19_ . Page Three The first proponent speaking was Mr. Robert Schottenstein, representing the applicant, U.S. Health Care, a subsidiary of Riverside Hospital. Mr. Schottenstein had the following introductory remarks: 1. This is to be a rezoning of three tracts - the Wirchanski tract (113 acres), the Cape Cod Inn tract (2~ to 3 acres), and another 4 acre tract .previously owned by Solomon. 2. Request to rezone entire tract to Planned Commerce District. 3. Riverside Hospital has been looking at the Dublin area for over 10 - years. 4. Since the early 1960s Riverside Hospital has been the hospital of choice for Dublin residents. S. The hospital feels that there is a need in Dublin for more immediate and more available health care. 6. The present hospital campus on Rt. 3i5 is about 40 to 45 acres. 7. It was necessary to purchase the larger tract,and as a result the applicant sought to develop meaningful and appropriate land uses for the remaining acreage. Mr. Houk of Bohm-NBBJ discussed the proposed land uses. 1. The. development will have mixed uses - the lower 45 acres will be developed in medically related uses; the center portion will be ringed in between roadways similar to the Perimeter Center site with about 25 acres of retail with a few acres of associated out- f parcels; as well as an office development. A. Finalization of roadway improvement agreement. B. Text corrections for clarity and consistency. (Ms. Clarke reports that has been done.) C. Dedication of necessary right-of-way and utility easements, including a 20 foot wide easement located adjacent to the proposed right-of-way of Avery Road and additionai dedication of right-of-way along Post Road. D. Paragraph 3 of the proposed agreement regarding the reservation of the interchange subarea be amended to read, January 1, 1997. The above item dealt with the purchase terms for the 8.6 acres set aside for the proposed ramp. Staff, following discussions with Che applicant, is recommending that the set aside be reserved for five years at which time Dublin may purchase the site at Riverside Hospital's cost. That would be strictly cost to purchase [he property as well as a Low interest rate that they would pay over that five years. After five years Dublin then would, if still desiring the property, purchase the property, that 8.6 acre set aside, and would then renegotiate the terms. 19. In addition [o the zoning recolmnendation the Planning Commission moved to send a resolution to City Council stating, in a most firm way, that the rezoning was passed by the Planning Commission with the expectation that Council will put the roadway improvements as a highest priority on the Capital Improvements list. 20. As part of the traffic study that was done as part of the application) identified were approximately 10 million dollars of improvements. Short term - improvements to Avery Road; improvements to the west- bound ramp which in the initial phase will be widened two full lanes but in the future three additional lanes will be required; need to construct another four lane bridge over U.S. 33 at Avery Road; more thank likely using the right-of-way of Old Avery Road. Long term improvements - a loop ramp carrying southbound Avery Road traffic [o eastbound; perhaps the widening of U.S. 33/S.R. 161, a this lane in that direction from the Avery Road interchange r_o I-270. 04-1502 Rezoning OhioHealth Hospital Perimeter Loop Road RECORD OF PROCEEDINGS tllintttes of Dublin City Council Meeti tLieetinn Natlonal Graphics Corp., Cola., O. Form IQO. IOl7~ Helcl_ ______ .February 21, 1989 - - - -- -- -- - - - -- ------ -- - -- ---- - - --- ----- -___ _19.- - Page Four 2. Access to the location, according to plan, will be from two full service intersections that will allow for a continual straight-in from the ramp, relieving movements that would further compound those already on Avery Road. 3. Are working with O.D.O.,T. (Ohio Department of Transportation). 4. Intensive standards have been adopted regarding controlled frontage on AVery Road - strict architectural standards; uses along Avery Road fronting internally; controlled low signage along Avery Road; sloped roofs; one story buildings. S. Establishment along Avery Road of a major entry into [he northwest portion of Dublin. 6. A landscape plan for the buffer on Post Road. 7. Architectural standards for the retail and office have been written to match Perimeter Center. Mr. Frank Swinehart, Senior Vice-President for U.S. Health Care, the parent company, discussed the medically related uses that are planned. he noted that in the first phase would be medical/office space to provide family practice care as well as certain subspecialties as well as an urgent care center and some diagnostic services (x-ray, laboratory, e.g.). The second phase will expand the medical office space as well as add out patient services. The third phase will be a full 100 bed in patient facility. He noted that each phase would be in a time frame of approxi- mately five years. Mr. Schottenstein said that with regard to the traffic issue that he had the following comments: 1. Riverside Hospital, the Perimeter Center developer and the City of Dublin have agreed to a partnership that calls for each party to pay for one third of the phase one improvement costs on Avery Road. 2. Regarding the interchange are of approximately 8'~ acres that has been set aside, or reserved, for future ramp completion. He .said that the applicant will continue to work with O.D.O.T. and assist Dublin in bringing that about. 3. Wilbur Smith Associates of Pittsburgh, an independent consultant, was hired by Riverside Hospital to analyze the interchanges, etc. and they have determined that there will be acceptable service Levels for the area through 1999. Mr. Schottenstein said that the office intensity has been reduced by more than 15%, further enhancing the traffic situation. With regard to utilities, Mr. Schottenstein said that Riverside Hospital has employed the firm of EMH&T to properly assist in providing for all utilities, including drainage. He said [hat there will be no problem in providing easements, easements which Mr. Bowman mentioned in his opening remarks. Mr. Schottenstein noted that the qualitative standards relative to Land- scaping, buffering, hedges, roofs, and outparcels as well as the architectural standards will match those of Perimeter Center. He also noted that the deed restrictions will be made a part of the second stage of the zoning process. Mr. Schottenstein reported that they have met with various surrounding civic associations as well as with the Dublin Chamber of Commerce and that all have been very supportive of the proposal. Mr. Frank Elmez was present, representing Mr. Lowell Mast's interests, the owner of the property zoned office to the north of Post Road, west of Avery Road. 04-1502 Rezoning OhioHealth Hospital Perimeter Loop Road C4 RECORD OF PROCEEDINGS "4 tlfinutes Of Dublin City Council Meeting tlfeetitt;( National Graplila Corp., Cds., O. Form No. 1097~r°- Held- February 21, 1989 -------- ---- ------------------ ------ --- -- - -- -------- --- -- -- 19-..- Page Five Mz. Elmer noted that planning activity for the area has started and that there were some concerns - the alignment of Perimeter Center Drive, the proposed handling of Post Road. He noted that moving the connection of Post Road and Perimeter Center Drive to the east of constructing a new small street from the new road north from Perimeter Drive to Mr_ Mast's propery would greatly facilitate traffic flow on their site. He also commented that it had been mentioned that the engineering for the Muirfield Boulevard extension is now in process and that the 14 acre tract owned by the Masts will lose a significant portion of its frontage along Avery Road because of the curvature preferred by the engineer designing Muirfield Boulevard, and that access to this property wilt be reduced to right turn only. Mr. Elmer also mentioned that the buffering suggested by the applicant on Post Road proposes to further reduce visibility to the Mast site. He did say that they had been assured of cooperation by City staff with regard to their concerns. Mr. Chris Cline, speaking on behalf of the Post Road Homeowners Associatio and the Indian Run Meadows Residents Association said that both groups generally support the application and appreciated the cooperation of the developers with the residents in presenting their plan to them and allowing the residents to ask questions and express their concerns. Mr. Cline noted that they felt that the land uses were appropriate. He said that although they considered the traffic issues to be settled in the immediate area that they felt that there are going to be traffic needs that need to be addressed by the City, specifically the expansion of the interchange and that the southwest corner with the loop for South Avery to eastbound U.S. 33 is probably the most crucial traffic aspect [ha[ Dublin will face in the coming years. He noted that they felt that it would be a prudent approach from a municipal standpoint to deter- mine what land will be needed for the ramps and acquire said land. Mrs. King expressed her concern regarding traffic, and said that she would be more comfortable if there were an engineering drawing of the revisions to the cloverleaf and if the City were further in the process of getting O.D.O.T. approval: Mayor Rozanski said that he had discussed the situation with O.D.O.T. and that they will not even consider a ramp or cloverleaf until there is a sufficient amount of traffic to justify one; that you have to have a bottleneck before you can find a solution. With regard to a breakdown of cost of the 10 million dollars of improve- ments, Mr. Bowman said that the bridge itself will probably cost about 2~ million dollars, possibly 3 million dollars; the ramp will be the most expensive with a high acquisition cost, business relocation as well as construction; that it would depend upon how well the office market cotttinues and that if there would be clean industrial uses the traffic probably would be less; the addition on U.S. 33 will cost 2 to 3 million dollars. Mr. Bowman said that the total package of 10 million doilars could be spread out - the improvements, the loop ramp, the additional lanes on U.S. 33 - [hat the minimum would probably be within a 10 ye<lr time frame. Mr. Sutphen commented that he wanted to remind everyone that the south side of U.S. #3 will need to be addressed as well. Responding to a question from Mr. Strip, Mr. Schottenstein said that U.S. Health Care is a non-profit corporation affiliated with Riverside Hospital of the Ohio Western Council of the Methodist Church, and that as such are exempt from real estate taxes. It was also noted that the remainder of the uses on the site would not be exempt from real estate taxes. 04-1502 Rezoning OhioHealth Hospital Perimeter Loop Road RECORD OF PROCEEDINGS d$ittutes of Dublin City Council Meetin¢ tll ec~t tug ~ Natlonal Graphics Corp.. Cola., O.. Foram No. 1017 ~'.-° HEId. February 21, 1989 _- 19- Page Six Mayor Rozanski asked if there were any plans for [he present Cape Cod structures. II Mr. Schottenstein said that as soon as development begins that the structures would probably be lazed. Mr. Sutphen .suggested that it would present an ideal place to practice fire fighting. ~ i There will be a third reading of the Ordinance on March 6, 1989. I Ordinance No. 2-88 - Ordinance Pr ding for a Change of oning on 14.814 Acre ocated on the North de of Martin Road, it t of Sawmill Road. Pu is Hearing. Mr. De Duros registered as proponent. Ther were no registered o onents. . Bowman had the foll ing comments regardi the application: 1. The subject sit is 14.82 acres Locat on the south side of e proposed Ston idge Lane and .north Martin Road, approxim ely 1100 feet w t of Sawmill Road. ~ 2. The Conce Plan for this devel ment was approved by t Planning and ton g Commission on Nove er 10, 1988 and Counc" approved the C cept Plan on Novembe 19, 1988. 3. A evious application ha been filed but was su equently withdrawn i the applicant ovez a ear ago. , 4. his plan represents assembly of 8 lots c rently owned by 5 ~ property owners. ~ i The northern half f the land is current zoned R-4; the southe half is zoned 6. The appiican >.s requesting approval f the revised Prelimin y Developmen lan, rezoning the pro rty to a Planned Unit velop- ment des' nation for 165 units, 5,000 square foot ret" ent center as wel as condominium offices otalling 40,250 squar eet. 7. The an eliminates any acc onto Martin Road; al ehicuiar access wi be from StoneRidge L e. 8. a retirement building ill be two and three s rtes high due to the slope of the prop ty. 9 Hatching materials, a same features, the me architecture will be repeated as pa of the offices. 10. The retirement rater will contain a ba c living unit of S50 uare feet, large c on areas, along with to 65 care units. 11. Parking wil be 90 spaces. 12. The offic will be fronting Sto idge Lane. 13. The bu ing/land ratio for th offices will be 8400 uare feet-. whic >.s less than the avera 10,000 square foot o ice structure. 14. St recommends approval. - 15. a Planning Commission so unanimously recomm ded approval with the following conditio A. Complete final oadway of Stoneridge ne as part of the firs phase. B. Consolida the curb cuts along S neRidge Lane to promot traffic afety. C. Provi adequate parking for ses and appropriate buf ring alo all residential neig ors. D. I orporate and/or reloc a existing mature trees nd land- ~ Gaping, and provide s Bening at the base of t electrical I. tower. ~ Mr. ros commented that he ad agreed to the above nditions. lie also n ed that SToneRidge Lan is very important to th project and said that e JALL "people" are m ing ahead with their po i~ He also commented tha Phele Investment Proper es '04-1 SOZ ridge Medical Cente has already dedicated t right balance of that r dway to be put in. Rezoning OhioHealth Hospital Perimeter Loop Road C I T Y O F D U B ~ I N Department of Planning & Development MINOTES OF SPECIAL MEETING 1. Rezoning 2_ Rezoning JANUARY 19, 1989 1 DIIBLIN PLANNING AND ZONING COM[~SSION - Z88-O -Riverside Me al Mall - Z8 15 - Woodin Tra~ Mr. race, the chairm called the mee g to order at 7:40 .m. C fission members attendance were Amorose, Mr. Be in, Mr. Campbell, Mr. Le er, and Ms. Rau Mr. Geese was ent. Staff members in att dance were Ms. C rke, Ms. Leitzell, r. Bowman, Mr. Willis, Mr. anchefsky, and Lq Jones. Mr. Gr a informed every e in attendance of e meeting proced as fol s: presentatio of staff report, p sentation by appli nt, c ents from the c unity, questions om Commission to licant and/or staff, fo owed by an appropr' e vote. Mr. Robert yer, of behalf of lcox Road Associat requested the tabling the application Z -015 - WOODIN TRA until a later date permit orking with the st f on several item 1_ Rezoning Application - Z88-004 - Riverside Medical Mall Ms. Clarke presented slides of the site and surrounding area and informed the Commission of the applicant's proposal as outlined in the Staff Report of January 19, 1989. -The site is over 120 acres, and alr_iost all of it {except a few Community Commercial acres--Cape Cod Inn and former hotel site--abutting the freeway) is classified in the R, Rural District, and is still being cultivated. To the west is additional agriculturally zoned and used land; to the north across Post Road is property zoned PUD for a nursing home (recently completed), one single-family house zoned R-1 and the Mast residence which is also zoned PUD for offices. To the east across Avery Road is the Perimeter Center PCD with a 3-acre out parcel at the Post/Avery intersection that is still zoned in the LI, Limited Industrial District. Along the southern boundary of the site is U.S. 33/St. Rt. 161 which is built as a limited access freeway along this stretch. The parcel is rectangular in shape and has about 2,800 feet of frontage on Avery Road and 2,000 feet along U.S. 33JSt_ Rt. 161. 04-1502 Rezoning 5131 Post Rd. Suite # 105 Dublin, Ohio 43017 6 1 4. 7 6 i . 6 5 5 3 OhioHealth Hospital Perimeter Loop Road Minutes of Meeting, January 19, 1989 Dublin Planning and Zoning Commission Page 2 -The applicant is requesting a rezoning to the PCD, Planned Commerce District, for a mixed use development including office and institutional (271 acres); retail (27± acres); hospital, medical office and hotel (461 acres). This is to be a phased complex, and while Riverside Hospital plans to retain architectural control over the entire site, several areas will be sold for development by others. The applicant's text and plan repeat the landscape buffer along Post Road and Avery Road which is to be employed to the east of Avery Road as part of the Perimeter Center. -A traffic study prepared by Wilbur Smith Associates, dated December, 1988, had been distributed to the Commission members along with the Staff Report. The proposed road network for Riverside/Dublin mirrors that being done to the east of Avery Road under the Perimeter Center Plan. -The first phase of the Avery Road improvements, not requiring an additional bridge over U.S. 33/St. Rt. 161, is currently being engineered. The funding for this first phase will be equally shared by the City of Dublin, the Perimeter Center developer, and Riverside Hospital. Concurrent with the first phase of the Avery Road widening, the City will also be improving the section of Avery Road between Post Road and Indian Run Meadow where Muirfield Drive starts. -Staff recommends approval of the rezoning subject to: 1. Finalization of roadway improvement agreement, 2. Text corrections for clarity and consistency, and 3. Dedication of necessary right-of-way and utility easements. -Ms. Clarke pointed out that under the PCD, this is the Composite Plan. There are several elements of the Composite Plan which are missing from this application and will have to be dealt with at the time of the Development Plan. For instance, deed restrictions, engineering issues, and bikepath plan are missing components of the Composite Plan. Mr. G7illis informed the Commission of the following: -He stated that the Avery Road improvement plan is complete enough to give the developer a description of the right-of-way dedication needed for that road improvement. Additionally, the City is requesting the dedication of right-of-way along Post Road (30 feet from centerline). -The City of Dublin is designing and will be constructing a waterline along the west side of Avery Road adjacent to the proposed right-of-way. Mr. Willis stated that he has a description of the waterline easement to be given to the developer requesting that the easement be granted as part of the rezoning. -Mr. Willis stated that sewer service for this site is available along the South Fork of Indian Run on the north side of Post Road or from Avery Road for the eastern portion of the site. -At time of Development Plan, the developer needs to provide on-site storm water detention. -In reference to the Post Road cul-de-sac shown on the plans, Mr. Willis stated that the developer only owns land to the center line of Post Road. In order to include this proposed cul-de-sac work, it will be necessary to include or at least obtain the permission of the property owner to the north of Post Road. 04-1502 Rezoning OhioHealth Hospital Perimeter Loop Road Minutes of Meeting, January 19, 1989 Dublin Planning and Zoning Commission Page 3 Mr. Bob Schottenstein, attorney representing OGC Development Company, a non-pr-of it subsidiary of Riverside Hospital, stated that for presentation purposes, the developer would be referred to as Riverside. Mr. Schottenstein stated that this application involves the rezoning of three tracts: the Wirchanski property, 112 acres; the former Cape Cod Inn (2.5 ac.), which is about to be owned by Riverside; and the former Solomon piece (4 ac.) which is now owned by Riverside. He stated that the presentation would consist of three parts: he will present a brief statement providing some background and later a summary; Mr. Jim Houk, a landscape architect with Bohn NBBJ will present the land use plan; and Mr. Frank Swinehart, a representative from Riverside Hospital, will present Riverside's intention for the property. Mr. Schottenstein stated that Riverside Hospital has been looking at the Dublin area for more than 10 years because for more than 20 years, Riverside has been the hospital of choice for most of Dublin. This is an ideal piece with highway frontage, but it is more than Riverside needs. It is Riverside's goal is to make this property the focal point for health care in the northwest part of Columbus. rlr. Houk presented several drawings representing the land use plan: -Regional Analysis Plan: new roadway from Coffman through Perimeter Center site, through Riverside site, and eventually tying back into the interchange at Post Road/St. Rt. 161/U.S. 33. -Preliminary Plan: old plan - previous response from Commission dealt with concern about the interchange ramp extending directly into the site and that it may eliminate the ability to complete the possible interchange, contingent upon approvals from ODOT. Likewise, ODOT's concern was similar to that of the Planning Commission on how that interchange could eventually get completed if needed and its effect on the state-controlled highway system. -Preliminary Land Use Plan: includes modification of 8.6 acres set aside for completion of an interchange westbound ramp and the possible addition of a split ramp which feeds off .the existing ramp directly into the site. Both Avery Road intersections are made into full-service intersections allowing movement back out of the site and providing a system that works which is not dependent on the interchange ramp ever being constructed. To accommodate these revisions, the office acreage has-been reduced from 32 acres to 27 acres. -Buffer Plan: the buffer. treatment along Post and Avery Roads will match the landscape treatment along the Perimeter development. -Architectural Materials: the same materials are specified in the Riverside standards for retail usage as were in the Perimeter standards--low development along Avery Road, sloped roofs.. Architecture will reflect a unified development with architectural review by the Planning Commission. Plan includes 50-foot .setback along Avery Road, 100-foot setback along Post Road. Mr. Swinehart, Sr. Vice-President of Corporate Development for U.S. Health and Riverside, stated that the health care industry is directing its method of delivery-from in-patient to out-patient services. He outlined Riverside's expectations for development of the medical uses on the site: 04-1502 Rezoning OhioHealth Hospital Perimeter Loop Road Minutes of Meeting, January 19, 1989 Dublin Planning and Zoning Commission Page 4 Phase is Medical office buildings, urgent care center, and some ambulatory care/diagnostic services. Phase 2: An expansion of the medical office buildings, addition of more sub-specialists in those medical office buildings as the population grows, increased ambulatory care/diagnostic services, and probably out-patient surgery. Phase 3: The possibility of a 100-bed hospital. Mr. Schottenstein summarized a few points regarding the proposal: Traffic: -Avery Road Improvement - willing to commit to one-third of Phase I improvement costs. -Interchange - 8} acres have been reserved to allow for the possible completion of the westbound ramp. -Traffic Plan - basically mirrors Perimeter roadway network; the access has been improved, and traffic consultants have indicated it works at acceptable service levels with or without the interchange ramp. Utilities: -E.M.H.&T., the consulting engineers, has assisted Riverside in regard to utilities and is present at the meeting to answer any questions. Land Use: -About 45 to 50~ of the useable property is being devoted to health care. Other land uses match Perimeter standards. Potential tax revenues for the community. Quality: -High-quality design standards, deed restrictions, architectural review, and landscaping have been matched with the Perimeter development. Commitment to quality. Community: -Have met with area homeowners' associations and .the Chamber of Commerce. All are very supportive of this project. Mr. Schottenstein stated than the conditions outlined by staff in the Staff Report of January 19, 1989, are acceptable to Riverside. Mr. Chris Cline, representing the Post Road Residents' Association, stated that Riverside met with the Post Road, Zndian Run, and Hemmingway Residents' Associations prior to filing its rezoning application. Riverside_ did a presentation and asked for resident input. Mr. Cline stated that his summary of the response was supportive. He added that most of the issues the residents considered to be major have been resolved. Mr. Bill Fearon, the owner of a manufacturing company off Avery Road south of St. Rt. 161, welcomed the proposed development but expressed concern about the capacity of the Avery Road/St. Rt.161/U.S. 33 interchange to carry the traffic load. He stated that the cloverleaf interchange needs to be addressed. Mr. Lowell Mast, the owner of the i4 acre tract north of this site on Post Road, expressed concern about this plan not addressing the PUD zoning for S0, Suburban Office and Institutional uses which already exists on the north side of Post Road. The present proposal limits the traffic patterns that are available for development on his 14 acres. He stated that he has not had any discussion with Riverside. Mr. Mast asked about the restrictions on the office area within this development. Mr. Amorose stated that the Commission will go into detail on the permitted uses in Sub-area A (offices). 04-1502 Rezoning OhioHealth Hospital Perimeter Loop Road Minutes of Meeting, January 19, 1989 Dublin Planning and Zoning Commission Page 5 Ms. Marybeth Spittle, from the Indian Run Meadow Civic Association, stated that association representatives have met with Riverside and are impressed with this project. She-did express concern about the possibility of a Post Road cul-de-sac diverting traffic onto Tara Hill Drive. Ms. Spittle asked about the disposal of infectious waste from the facilities on this site. Mr, Swineharr. assured her that the infectious waste would be disposed of properly. Mr. Houk stated that the proposed Post Road cul-de-sac is not a part of Riverside's proposal unless the City of Dublin requests it. It is only schematically represented on the plans because it has been discussed as a possibility by the City. Mr. Berlin addressed the following issues: -Will the hospital and medical offices be tax exempt? Mr. Frank Pandora, the general council for Riverside and the parent company, U.S. Health, stated that the hospital is tax exempt, but most of the medical office uses are not. Mr. Schottenstein added that the previously submitted forecast assumed tax exemption from a real estate tax standpoint. -Timetable on the construction of health care facilities. Mr. Swinehart stated that medical offices and urgent care will be provided during the first phase of development. The construction of the hospital will depend on community need, but it will probably be at least 10 years. -Is Riverside .willing to donate the land for the interchange? Mr. Pandora stated that Riverside is willing to hold it in reserve for a period of time for the City's option to purchase it at the fair market value. -Mr, Berlin expressed concern about the traffic pattern with this development. He stated that traffic studies were done by Perimeter and Riverside and asked if a study had been done by the City. He asked if staff was willing to accept Riverside's study as being the best for Dublin. Mr. Bowman stated that in the long run, what is good for Dublin is really a matter of economics. From a cost effective standpoint and level of services proposed with this study, the staff feels that the City is getting a good deal. Mr. Grace requested that Mr. Bowman give an overview of the Avery Road improvements, the completion of the Muirfield Boulevard portion, and the possibilities he has considered for the interchange, including cost figures and timetables for these improvements. Mr. Bowman suggested that Wilbur Smith Associates first outline the traffic plan, then he would finish up-with Dublin's point of view. Mr. Mark Magalotti of Wilbur Smith Associates outlined the proposed roadway improvements from .the study. He stated that he has been working closely with staff reviewing these improvements, looking at alternatives from a design standpoint, including cost estimates. The improvement .costs are in excess of $10 million. -Improvements to Avery Road -Improvement of Ramp A -Improvements on Avery Road extending south beyond the Riverside and Perimeter sites including a four-lane bridge crossing St. Rt. 161. -Construction of a two-lane loop ramp to carry eastbound St. Rt. 161 traffic. -Widen St. Rt. 161 to six lanes from this interchange east to the I-270 interchange. 04-1502 Rezoning OhioHealth Hospital Perimeter Loop Road Minutes of Meeting, January i9, i989 Dublin Planning and Zoning Commission Page 6 Mr. Schottenstein asked Mr. Magalotti to outline Phase I improvements. Phase I Improvements: (to begin at start of development) -Widening of Avery Road from Post Road southward with transition back to the existing Avery Road bridge over St. Rt. '161. Improvements (estimated at $1.1 to $1.2 million) will be shared in thirds by the City of Dublin, Riverside and Perimeter developers. Later Phases of Improvements: -Construction of six-lane bridge across St. Rt. 161 -Eastbound loop ramp -Improvements to St. Rt. 161 east to I-270 interchange Mr. Campbell addressed the following issues: -Riverside's willingness to make the commitment on the water line easement. Mr. Schottenstein stated that Riverside is willing to commit to the water line easement, as well as every other condition set forth in the Staff Report. Mr. Willis noted that the water line easement is a 20-foot strip of land immediately adjacent to the proposed right-of-way. -Location for water retention on the site. Mr. Greg Comfort, consulting engineer from E.M.H.&T., explained that he has been working with Mr. Willis on the utilities for the Perimeter site, the Avery/Muirfieid Drive extension, and the Riverside site. Mr. Comfort outlined the proposed water line, sanitary sewer, and storm drainage improvements. He explained that the site_ has storm drainage in two directions, and retention basins (wet ponds), designed in accordance with Dublin/MORPC standards, arP proposed near the Post/Avery corner of the site and the southern area of the site. -Possibility of fast-food or drive-thru operation on out parcels along Avery Road. Mr. Houk stated that any drive-thru facility will be a conditional use. -Determination on Post Road cul-de-sac. Mr. Bowman explained that the goal is to avoid as many left turns as possible onto and off of Avery Road. A determination on the construction of a cul-de-sac on Post Road will not be made until such time as Perimeter Drive is constructed through the Riverside site and other access alternatives are provided. Mr. Grace asked for clarification from Mr. Bowman on the City's commitment and a timetable on the bridge over St. Rt. 16i, addition of four lanes on Avery Road south to Shier Rings Road, additional ramps on the northwest and southwest quadrants of the interchange, etc. Mr. Bowman presented an overview of the traffic issues for the area. The issue was how does the City get to the capital improvements necessary under any scenario versus those that would work given the land use proposals with Perimeter and Riverside. Given the traffic solutions proposed with these two developments, the traffic intensity and delays will be busy but acceptable. Priority on capital improvements will be directed to: - Extension of Coffman Road--a new outlet altogether for redistribution of traffic. - A loop ramp in the southwest quadrant. - A ramp extension over Avery Road into the Riverside site. Timetable: The Coffman Road extension is under preliminary design--expect to have a public hearing on alternatives within next couple months. The key to these capital improvements is to make the commitment, get the land under Dublin's control, apply for .federal or state funding, put on capital improvement program and build when necessary. 04-1502 Rezoning OhioHealth Hospital Perimeter Loop Road Minutes of Meeting, January 19, 1989 Dublin Planning and Zoning Commission Page 7 Mr. Leffler asked about meetings with ODOT. Mr. Bowman stated that the City has met with ODOT, and ODOT's concern is with the state system. They would prefer that local traffic concerns be dealt with in terms of land use. ODOT is looking at the Wilbur--Smith traffic study investigating the diamond interchange idea with a turn-off onto the Riverside site. Mr. Schottenstein stated that ODOT has indicated that it will give this idea maximum consideration, but there are no guarantees.. Mr. Amorose addressed the following issues: -Referenced text for Subareas A, B, and C relating to parking garages and percentage of land area that can be covered by structures. Mr. Houk stated that parking garages are planned presently; Riverside perceives more of a campus-style development.. Mr. Houk stated that he will work with the Planning staff on clarification and acceptable numbers. -Subarea B - Retail Center - Permitted Uses: -Drive-thru facility: Mr. Houk clarified that drive-thru facilities will be listed as Conditional Use. -Theaters: Mr. Houk stated that the text is referencing a "Flicker's-type" theater. -Parking: Clarification on bank drive-thru stacking requirement per Columbus Zoning Code. Ms. Clarke explained the Code standard and noted that it is the guideline which has been used for other drive-thru uses in Dublin. -Subareas B-1 & B-2 - General: -Clarification on orientation on the face of the out parcels will be to the west, and at the corners, toward the intersecting streets. Mr. Houk explained that, as was the case with Perimeter, the commercial fronts of the centers.-will be facing inward rather -than facing Avery Road. The buildings will have controlled roof levels--all pitched roofs; back side of buildings will be finished materials; low, landscaped signage on the exterior--no building signage; internal service access; providing a residential character along the Avery Road corridor. Ms. Clarke asked if a building on the corner of Perimeter Drive and Avery Road could be oriented toward the northeast. Mr. Houk replied no, it could only face an internal road. Mr. Leffler addressed the following issues: -Subarea B - Paving standards: Mr. Houk explained that there are certain paving specifications within the developrent. He stated that he expects the developer to meet with Mr. Willis and meet standards set by him. Mr. Willis clarified that the actual streets within the development are public streets. -Subarea C-1 - Permitted Uses: Questioned health and fitness center listed as a Permitted Use and felt it should be a Conditional Use. Mr. Swinehart explained that this use is an integral part of a health care facility and also a benefit provided to employees. -Agreement dated December 20, 1988, relating to land reserved for possible ramp in northwest quadrant: Questioned January 1, 1995, holding date. Mr. Leffler suggested date of January 1, 1995, or the opening date of the hospital, whichever is later. Mr. Schottenstein stated that staff had requested five years. He noted that the date is not tied to acquisition and/or construction, but only on a decision being made by the City to acquire the land. Mr. Pandora stated his willingness to work with the City. Mr. Schottenstein noted that the City could take the land by eminent domain. 04-1502 Rezoning OhioHealth Hospital Perimeter Loop Road N>inutes of Meeting, Dublin Planning, and Page 8 January 19, 1989 Zoning Commission Mr. Amorose addressed the following issues: -When will the Cape Cod building and parking lot would be razed. Mr. Schottenstein replied that it will happen at the earliest possible date. -Suggested that the text be formatted for each subarea. Ms. Rausch addressed the following issues: -Subarea C-1 - Flat Roofs: Mr. Houk stated that preference will be for pitched roofs, but it is very difficult on some medical buildings for architectural reasons. The text could permit pitched roofs with flat roofs requiring approval by the Commission. -Traffic issues: Expressed concern about rezoning this property without commitment from the City on roadway improvements. Mr. Bowman agreed that rezonings need to be reviewed based on the City's ability to do the capital improvements. Mr. Amorose stated that he feels Council recognizes that capital improvements are necessary in this area of the City, and this type of development does generate enough tax revenue for the City to do some improvements. Mr. Bowman noted that the Coffman Road extension was approved by Council in 1988 as part of the five-year Capital Improvement. Project plan. Mr. Schottenstein noted that, according to the traffic study, the traffic patterns and service levels are acceptable with or without Coffman Road ever being extended. Mr. Magalotti stated that the (southwest quadrant) loop ramp is critically important to both the Perimeter and Riverside sites. Without the construction of this loop ramp in the very near future, these sites will have problems. Mr. Grace addressed the following issues: -Does Riverside's interest in developing loop ramps equate into dollars toward construction. Mr. Schottenstein replied that he felt it was asking too much for these developers to absorb a cost which, from his perspective, was unprecedented. Mr. Grace asked Mr. Willis and Mr. Bo~~nnan if they agreed with the cost figures on Table 13 of the traffic study. Mr. Bowman agreed with the figures. Mr. Grace asked about the cost of the acreage in the proposed interchange area. Mr. Pandora stated that Riverside currently owns only the 4-acre Solomon piece which was purchased for $350,000. Mr. Grace asked if Riverside would be willing to execute, instead of the proposed reservation for the 8.5 acres for the northwest ramp, a 10-year option for the City to purchase the acreage at Riverside's purchase price. Mr. Grace noted that as the property develops, the fair market value of the acreage set aside for the ramp will appreciate. Mr. Pandora denied this request. He stated that the Cape Cod Inn piece is even more expensive per acre than the Solomon piece, and this purchase price will not be equal to the carry cost of the property for 10 years. Mr. Schottenstein and Mr. Magalotti stated that the construction of either loop ramp benefits the Perimeter site about 4:1 over the Riverside site. Mr. Pandora stressed the need for immediate approval due to over-extended purchase options on this acreage. Mr. Grace expressed a crucial need for the roadway improvements prior to the traffic being generated from the combined sites. He suggested that, as part of the approval, Dublin City Council commit to the construction of the ramps and the widening of the roads before the traffic is generated from these sites. Mr. Banchefsky stated that the approval cannot be contingent upon Council's approval, but a motion could be.made on a recommendation to Council to implerient the improvements. Mr. Bowman stated that the 8.6 acres is not large enough 04-1502 Rezoning OhioHealth Hospital - r __ _~___ T _._- P,~...a Minutes of Meeting, January 19, 1989 Dublin Planning and Zoning Commission Page 9 for a properly designed loop ramp. Mr. Bowman stated that the ramps on the east side of the interchange are substandard, so even if the City asked for a mirror image on the west side, the State may not approve the request. -Does the City have sufficient right-of-way on Avery Road to construct the additional bridge across St. Rt. 161/U.S. 33. Until final engineering is done, right-of-way is flexible. Mr. Bowman stated that he foresees the new bridge being built on top of Did Avery Road. Mr. Willis added that Old Avery Road is still under public jurisdiction. -Is the City asking for State funds when it goes to ODOT for approval, and would the project be speeded up if it were not asking, for State funds. Mr. Bowman stated that the City would apply for whatever it could get. The second bridge will be needed in the near future, and the chancy of getting State or Federal funds in two or three years is virtually impossible. Mr. Berlin asked if Perimeter will be adding another lane or two on the entrance ramp on the northeast corner of U.S. 33 and Avery Road. Mr. Bowman stated that right-of-way will be dedicated, and the first phase with the widening of Avery Road will increase the current ramp to two full lanes. Mr. Lowell Mast stated that it was presented to the Commission that the planning for the utilities has been underway to the point that construction can be started this spring. He stated that discussion has not taken place nor have easements been granted for utilities north of Post Road. Mr. Willis stated that Riverside has not yet completed its final engineering plans; therefore, it would not have been appropriate for them to be seeking easements as yet for those utilities. Ms. Clarke outlined Subarea A (offices) as requested earlier by Mr. Mast. -Permitted Use; basically office buildings -Height: maximum height of 35 feet, no representation contained in text as to intensity (assumption is that they could not exceed 10,000 square feet per acre) Mr. Houk agreed that in Subareas A-1 and A-2, with a 100-foot setback along Post Road, it would not be possible to exceed 10,000 to 11,000 square feet per acre. Mr. Campbell asked for further clarification on a resolution on the Post Road cul-de-sac. Mr. Bowman stated that he would prefer to have right-in/right-out turns at the Post/Avery intersection, and it would not be critical to construct a cul-de-sac if a median exists. Mr. Cline stated that if a median is constructed eliminating left turns in .and out of the Mast property., a signalized intersection should be provided to access his property. Mr. Mast stated that if access is not available from both directions on Avery Road, provision should be made for a connection between his property and Loop Road. Mr. Bowman stated that the City intends to do its own traffic alignments to provide the best alternative for all land owners. Mr. Houk agreed that they would work with staff on this alignment. 04-1502 Rezoning OhioHealth Hospital Perimeter Loop Road 4 . ~~ minutes of Meeting, January 19, 1989 Dublin Planning and Zoning Commission Page 10 Mr. Amorose moved to approve the rezoning subject to: 1. Finalization of roadway improvement agreement; 2. Text corrections for clarity and consistency, and 3. Dedication of necessary right-of-way and utility easements, including a 20-foot wide easement located adjacent to the proposed right-of-way of Avery Road, and additional dedication of right-of-way along Post Road. 4. Paragraph 3 of the proposed agreement regarding the reservation of the interchange subarea be amended to read January 1, 1997. Mr. Campbell seconded the motion. Mr. Schottenstein expressed Riverside's willingness to comply with these conditions. Ms. Clarke noted that there were several text changes discussed during the meeting. Mr. Amorose stated that the applicant agreed to those changes during the meeting, and Mr. Houk agreed to work with staff. The vote was as follows: Mr. Campbell, yes; Ms. Rausch, yes; Mr. Leffler, yes; Mr. Berlin, no; Mr. Amorose, yes; Mr. Grace, yes. Motion carried 5-1. Ms. Rausch made a motion that the Commission send a resolution to City Council stating in a most firm way that this rezoning was passed by Commission with the expectation that Council will put the roadway improvements as highest priority on the Capital Improvements list.. The notion was seconded, and the vote was as follows: Mr. Leffler, yes; Mr. Berlin, yes; Mr. Grace, yes; Mr. Amorose, yes; Ms. Rausch, yes; Mr. Campbell, yes. Motion approved 6-0. There being no further business, the meeting was adjourned at approximately 10:30 p.m. Respectfully submitted, ~1/' Tamra S. Bray, Secretary Dublin Planning and Zoning Commission 04-1502 Rezoning OhioHealth Hospital Perimeter Loop Road Minutes of Meeting, October 6, 1988 Dublin Planning and Zoning Commission Page 11 4. InfoZmal Rezoning Application Z88-004 - Riverside Medical Mall Ms. Leitzell presented slides of the area outlining the site as follows: -The.-overall site contains 120 acres, most of which is still classified in the R, Rural District. To the west is additional agriculturally zoned and-used land; and to the north across Post Road is property zoned PUD for a nursing home (recently completed), one single-family house zoned R-1, and the Mast property which is also zoned PUD for offices. To the east across Avery Road is the Perimeter Center PCD with a 3-acre outparcel at the Post/Avery intersection that is still .zoned in the LI, Limited Industrial District. Along the southern boundary of the site is U.S. 33/St. Rt. 161 which is built as a limited access freeway along this-stretch. -The Cape. Cod Inn Restaurant which is zoned CC, Community Commercial District, was. excluded .from the initial application, but the applicant now controls the restaurant site in addition to the former motel site located to its rear. The subject parcel is rectangular and .has-about 2,800 feet of frontage on Avery Road and 2,000 feet along U.S. 33/ St. Rt. 161. Ms. Clarke presented the following details: -This application was review informally by the Commission in April of 1988. .With the acquisition of the Cape Cod Inn, the site now contains over 120 acres. The PCD, Planned Commerce District, is requested for the entire site. -Generally, the applicant is requesting a medical complex on the southern 48 acres; a 27-acre retail/commercial site; office uses are planned along the Post Road frontage; and the western portion of the site is to be used for office or institutional uses. One area on Post Road near the center of the frontage could contain retail activities. -The application includes a buffering plan for Post Road and Avery Road which would repeat the same sorts of things which were incorporated into the Perimeter Center application on the east side of Avery Road. -Riverside Hospital will not be developing the-retail or non-medical office portion of this site, and it plans to sell Areas A, B, B-1, B-2 and D-for development by others. The Hospital intends to retain the 48-acre section at the southeast corner of the site for a variety of uses in the medical line (physicians' buildings, some portions of a hospital, perhaps at some time a community hospital, different types of medical clinics, and hotels). -The traffic study prepared by Wilbur Smith Associates, dated June 6, 1988, was distributed to Commission several months ago. Ms. Clarke stated that Mark Magalotti of Wilbur Smith Associates was. in attendance at the meeting to discuss any of the Commission's comments regarding both the Riverside and Perimeter sites. -The applicant has agreed to cooperate with the City and other developers in funding the ultimate expansion of Avery Road. The details for Riverside Hospital's contribution have not yet been resolved. -It is the applicant's intention to have a final determination from the City on the rezoning proposal by the end of this calendar year. 04-1502 Rezoning OhioHealth Hospital Perimeter Loop Road Minutes of Meeting, October 6, 1988 Dublin Planning and Zoning Commission Page 12 - Mr. Bowman addressed a few of the Staff's specific traffic concerns as follows: -The Riverside Hospital site is somewhat different from the Perimeter Center. site in that the Perimeter site was already zoned property which logically was expected to be developed. In fact, development was already in place which necessitated a traffic system network to permit the best possible development. The Riverside property is essentially in a . holding state and is zoned Rural. -The land use intensity has not been determined, and Staff believes the .intensity should be tied directly to the City's ability to work within the highway system in coming up with the most appropriate method to eliminate traffic on the local roads. Staff is in agreement with the traffic study performed to-date, but the ability to fulfill the recommendations of the traffic study for the most part.will.rest-with State approval. Staff is working with the applicant:in effecting 'the approval and would like to tie the approval to-the development of the site. Mr. Reiner asked if the study included the development of a loop to the clover leaf at the Avery Rd./I-270 interchange on this applicant's property. Mr. Bowman stated that a clover leaf without access to it, as has been demonstrated in the study, will not sufficiently handle Dublin's local traffic. If we were to go to a complete limited-access type interchange, given the spacing of signals on Avery Road, Staff believes that the intensity of the development would have to be greatly reduced with perhaps one access point in and out of the site. Staff is working toward a traffic solution that works for the City and the developer by increasing the revenue from the property, allowing the area to develop sufficiently enough so that the City can justify the revenues to actually implement the improvements on the state highway. Staff would like to see the improvement but would like to first prove that it works. Mr. Bowman stated that the applicant has met with City Staff to discuss private/public participation in the ultimate improvement of Avery Road. Based on their set policies, Riverside Hospital is reluctant to expand its view to aid in a local situation. In a recent meeting with Riverside representatives, they were in agreement to look at some of these considerations. Mr. Jezerinac pointed out that improvement to an interchange is considered by ODOT and put on a five-year, long-range plan. Mr. Bowman stated that the actually funding and development in this case would be a local municipal concern as well as a private concern. A package to make it work is yet to be determined. Staff is in agreement with Commission that this rezoning should be based upon the implementation of the recommendations that have been made as part of the traffic study. Mr. Bob Schottenstein, representative for the applicant, stated that the goal of Riverside Hospital is to make this site the focal-point for health care in the northwest portion of the City. It is Riverside's intent to only develop the southern SOt acres, and to sell-off the remaining acreage for development by others. Meetings continue to take place with developers, but no commitments have been made at this time. 04-1502 Rezoning OhioHealth Hospital Perimeter Loop Road Minutes of Meeting, October 6, 1988 Dublin Planning and Zoning Commission Page 13 Mr. Frank Swinehart, a representative from-Riverside Hospital, outlined more specific plans for the development of the lower 50 acres based on demographic growth studies of the community. The proposed plan is to implement the development in .three phases. The first phase (1990) will provide for physician offices and ambulatory care services. The second phase (to be added four to five years later) would be an expansion of the existing services along with some out-patient surgery services. The third phase would then be for a 100-bed hospital for in-patient care services. Mr. Schottenstein addressed a question from the April Commission meeting regarding the .economic impact of the proposed development. (the entire site). Copies were distributed to the Commission members. .There have been some slight changes to ahe>concept`plan-ai:nce:_the last meeting, and Mr. Jim Houk of Bohm NBBJ was present to .:outline the sub-areas as detailed in the text. Mr. Houk stated that based on all the traffic studies of the area, .the access elements-have changed therefore adjusting some of the sub-areas. There are three access. points to this site. The first intersection would be a straight access in from the freeway interchange through to the Riverside piece. The secondary entry would be a full-service intersection for Perimeter Mall and a right-in/right-out only element for this site. The third interchange to the north would be the continuation of Perimeter Drive which would tie into Post Road. Generally, the same land uses have just been adjusted to conform with the new road configuration. Efforts have been made to use a list of~materials for this proposal which are consistent with Perimeter Mall, and it was also noted that the materials will be brought back to the Commission for approval. Mr. Houk presented a rendering of the Buffer Plan for Avery Road and stated that the landscape materials and hedge treatment are identical for both sides of Avery Road, as well as.the same signage setbacks and standards to integrate them with the landscaping. The Buffer Plan along Post Road utilizes the same materials and style of treatment which was used for Perimeter Center. Mr. Reiner asked how this new Avery Road treatment will interface-with Muirfield Boulevard. Mr. Houk stated that it is his understanding that the proposal on the table is for the developers and the City to jointly finish the boulevard north to the Post Road intersection, and at the same time, for the City to finish Avery Road from that point to the connection with existing Muirfield Boulevard. Mr. Bowman stated that there could be one or two bridges over Indian Run, but the intent is to extend the median as far south on Avery Road as possible. Mr. Reiner stated that if Muirfield Boulevard is to be extended with only a slight curve, the road will probably cut through the northeast corner of this parcel. Mr. Houk stated that they would be willing to dedicate the needed right-of-way for Avery Road widening and alignment. Mr. Jezerinac stated that he is not in agreement with much of the text and made several suggestions. -Sub-area A: change day care from permitted use to Conditional Use. -Setbacks along Post Road .and Avery Road should be switched arouna_ 04-1502 Rezoning OhioHealth Hospital Perimeter Loop Road '•Minutes of Meeting, October 6, 1988 Dublin Planning and Zoning Commission Page 14 -Sub-area B: Retail: drive-in facilities should be restricted in number and listed as Conditional Use. -Sub-area C-1: Delete hotels/motels as permitted uses. (Mr. Houk stated that the hotel/motels, drive-thru-pharmacies, & restaurants should have been deleted from the text). -Greater setbacks along St. Rt. 161 in keeping with established green-belt effect. -Sub-area C-2: Questioned whether the fire department can handle 65-foot maximum building height. (Ms. Clarke stated that Metro Center. has 90-foot<buildings)._ He .also .questioned the two-story minimum height building requirements. (Mr. Houk stated that in discussions with Staff, the desire was not to look down on structures at rooftop units from the freeway). -Sub-area D: In disagreement with restaurants usage. -In general, there is too much going on--toomuch.intensity. Mr. Jezerinac expressed concern about~.the parcels being sold off and the developers' interpretations of theezoning and planning issues as well as the architecture. -Mr. Reiner suggested creating a boulevard on the road bisecting the site through the southern entrance drive. -Mr. Reiner expressed concern about the vague description of materials (warm tone brick) in the text, and he noted the strong need for this entire development to have unified architectural features and materials, as well as consistent landscaping, with the Perimeter plan. -Mr. Reiner also agreed that several issues from tree caliper to land uses need to be reviewed more thoroughly. Mr. Schottenstein asked if the comments on hotel/motel uses were directed toward Sub-area C-l, and not C-2. He expressed the necessity of hotel/motel-uses near medical facilities and stated that they are critical in Sub-area C-2. Mr. Swinehart explained that the trend in medical treatment is for out-patient :services, and Riverside Hospital prefers a facility which they have some control over. Mr. Jezerinac suggested that the hotel/motel uses. be moved to Sub-area D. Mr. Mark Magalotti with Wilbur Smith Associates presented a brief summary of the traffic study which was performed for the site. This study looked at the .existing traffic in the area, along with the additional traffic-which would be generated from the developments on both sides of Avery Road, to determine an access plan to serve both sites at acceptable service levels. The study area included all the intersections along Avery Road including the Post/Avery intersection; the two existing ramp terminals from Avery Road to St. Rt. 161; the intersection of Coffman and Post Roads; the interchange at I-270 and St. Rt. 161; and the Avery-Road interchange and ramp system at St. Rt. 161. Mr. Magalotti stated that based on the study, the existing ramp terminals appeared to operate at an unacceptable level, and signals may currently be warranted at those two intersections. Mr. Reiner asked if the Muirfield Drive extension was assumed in the traffic study. Mr. Magalotti stated that this was taken into account, as well as some of the projections of traffic on Muirfield Drive that were part of the Master Plan and regional traffic projections for the ~ area. The year 1998 was selected as the design year for futv*-p traffic projections. 04-1502 Rezoning OhioHealth Hospital Perimeter Loop Road Minutes of Meeting, October 6, 1988 Dublin Planning and Zoning Commission Page 15 Mr. Magalotti stated that based on the latest proposal as far as square footages and types of development, the Riverside site will generate approximately 19,000 vehicles a day, with 1,000 entering in the morning peak hour and 1,000 exiting in the evening peak hour_ The Perimeter Mall site will generate approximately 42,000 vehicles a day, with 3,900 entering in the morning peak hour and 4,300 exiting in the evening peak hour. Then the approach distribution was studied. On the two major approach routes to this site, approximately 35 percent will approach northbound on I-270, 20 percent southbound on I-270, 3 percent eastbound on St. Rt. 161, 5 percent westbound on St. Rt. 161, 15 percent on Frantz Road, 2 percent south on Muirfield Drive, and 15 percent north on Avery Road. Another analysis was done of the traffic percentages for the two sites together which showed that 50 to 55 percent of the traffic accessing the Riverside and .Perimeter sites would come westbound on St. Rt. 161 and exit on the existing ramp to Avery Road. .The traffic was also studied with and without the Coffman-Road extension which could become a very important component and could carry up :to _35 percent of the traffic for these two sites. The residential traffic was also a concern on Avery Road between the two developments. Mr. Reiner asked for further ciarification on how the local traffic (especially the traffic moving south on Muirfield Drive) was taken into consideration. Mr. Magalotti stated that the number of through lanes have been designed to accommodate the south movement toward the interchange. The access plan for the Riverside site shows about 60 percent left-turn movement into the site in the morning. The same problem happens in the p.m. hours for the Perimeter site. There will be two signalized access points into Perimeter .and three access points to Riverside. To accommodate the heavy movement in the evening peak hour heading eastbound on St. Rt. 161, two alternate ramp systems were proposed. One was the construction of a missing loop ramp in the southwest quadrant; the second alternative would be to widen the existing ramp to a two-lane on ramp and the construction of a two-lane left turn -from that point onto the existing ramp going'eastbound. Mr. Magalotti informed the Commission their latest proposal to ODOT, which includes dedicating right-of-way necessary to complete the interchange in the northwest quadrant, is being reviewed at this time. Mr. Jezerinac asked who would pay for the ramp in the southwest quadrant. Mr. Schottenstein replied that the developer would not be participating in the cost. Mr. Schottenstein added that the developer has indicated that: 1) it will participate in the widening of Avery Road, including the extra lane from St. Rt. 161, 2) dedicate right-of-way, 3) and put in many of the internal roads within the site. Mr. Berlin stated that it was his understanding that the developer would do the Avery Road improvements from Post Road up to Muirfield Drive. Mr. Schottenstein said that his understanding was that the developer was to share in the cost of the improvements only between Post Road and St. Rt. 161. Ms. Clarke stated that when this case was heard by the Commission previously, the City was working on a private/public partnership, but the details had not been decided. Since that time, the deal was worked out for the City of Dublin to pay one-third of the improvement costs for Avery Road from St. Rt. 161 to Post Road. Included in the contract is the Post Road to Muirfield Drive connection 04-1502 to be done to be done privately and paid for entirely by the City. Rezoning ~ OhioHealth Hospital PerimatPr T nnr~ Rnarl - '" M~.nutes of Meeting, October 6, 1988 Dublin Planning and Zoning Commission Page 16 Mr. Reiner expressed further concern about the inadequacy of the proposed ramp system. Mr. Magalotti stated that the improvements are needed, and they are working toward a master plan on how this interchange could be upgraded to accommodate both sites so that whatever right-of-way is necessary can be reserved at this time. This is a long-range improvement and does not need to be in place at the time development begins. Mr. Reiner did not agree and stated that the system may be under-designed for the amount of future traffic he anticipates. Mr. Grace stated that it was-his understanding that the Avery Road improvements were to be done on a 50-50 basis between the two developers on either side of Avery Road. Mr. Jezerinac added that it was his understanding-that Riverside Hospital wanted this site to work in the best-way possible .and would do whatever ramp improvements were necessary. He did not feel that widening roads and=adding..several - traffic lights were the solution to what is probably the major access point into Dublin. Mr. Amorose felt:that the interchange was very awkward and designed to service only the hospital and not the community. Considering the growth possibilities for the area, the Commission members were in agreement that the proposed interchange was an inadequate solution for a very complex problem. Mr. Schottenstein expressed his confidence in the consultants' studies and his disagreement with the Commission that the developer needs to do more. He stated that the Riverside developer is prepared to pay its fair share for the Avery Road improvements between St. Rt. 161 and Post Road. Mr. Bowman pointed out that the issue is who is going to pay for the interchange. He stated that: 1) it could be negotiated through rezoning.; or, 2) Council could appropriate the funds for the City to buy the interchange and make the improvements when necessary, if the .Municipality .has the money to do so. In return, the Riverside development could be scaled down with possibly only one signalized location on Avery Road. Mr. Geese stated that a newspaper article and the Perimeter Text showed the Avery Road improvements as a one-third cost share-deal amongst the City, Perimeter, and Riverside. Mr. Schottenstein stated that they have not reached an agreement with Perimeter at this point as to what their share should be. Mr. Geese also stated that he read that the road was going to be started in the spring. Mr. Jezerinac asked how the one-third cost share deal could include Riverside when they do not even own the land. Ms. Clarke stated that Staff's understanding is that the City, Perimeter, and Riverside and/or other property owners on the west side of Avery Road are each obligated for one-third of the cost. If one-third is not paid by Riverside and/or other property owners on the west side of Avery Road, the City would have to renegotiate the deal with Perimeter. She also stated that the City is not willing to pay more than one-third at this time. Because this was was an informal rezoning review, there was no vote taken. 04-1502 Rezoning OhioHealth Hospital Perimeter Loop Road t Ohio Health -Dublin Traffic Study Prepared for: Ohio Health Prepared By: TRAFFIC ENGINEERING . SERVICES, INC. 742 Radio Drive Lewis Center, OH 43035 (740) 549-0070 October 2004 RECEIVED ~n~",'~iooa CITY OF DUBLIN ~ ~l~''~ PLANNING DIVISION FILE COPY Rev 1: 11h 112004 ~.~~~~5 TABLE OF CONTENTS Executive Summary 1 Background 3 Comparison of Trip Generation 6 Opening Day Site Distribution 13 Roadway System 17 Conclusions & Recommendations 22 TECHNICAL APPENDIX (Bound Separately) ., EXECUTIVE SUMMARY Ohio Health is proposing to develop a site to the northwest of the US 33/SR 161 & Avery/Muirfield interchange in the City of Dublin. The site is proposed to have a hospital and medical office buildings. Ohio Health's property is being rezoned to form the Dublin Medical Campus PUD. The proposed site is in two existing zoning districts, Riverside PCD (Sub Areas C-1, C-2) and Perimeter West (28 Acres of Sub Area 2). As part of the rezoning, a Traffic Impact Study (TIS) is required by the City of Dublin. The scope of the traffic study includes three elements: Comparison of Trip Generation, Opening Day Site Distribution, and the Roadway System. To provide the information per the scope of the study, two phases of development were considered. The first is the initial phase to be built for Opening Day in 2007. The second is the Threshold Build-out. The zoning text states that when development of the hospital site exceeds the Threshold Build-out traffic will have to be reexamined. For the purpose of the study, the Threshold Build-out was assumed to occur in 2025. The development in each phase is as follows: Initial Phase (Opening Day): Subareas 1 & 2 100 Bed Hospital (Estimated 300,000 SF) 115,452 SF of Medical-Office Building (Including existing in Riverside PCD Sub-area C-2) Threshold Build-out (2025): Subareas 1 & 2 300 Bed Hospital (600,000 SF) 350,000 SF of Medical Office Building (Including existing in Riverside PCD Sub-area C-2) The trips generated by the proposed Threshold Build-out had to be compared to what the City assumed for trips generated on this property in the development of the 2025 Horizon Year traffic volumes. Trip generation was computed for the Threshold Build-out using Trip Generation, 7th Edition, published by the Institute of Transportation Engineers (ITE). The Hospital Site will generate fewer trips than what is assumed for this land in the 2025 Horizon Year volumes the City is using to design long term improvements. For this reason, the City of Dublin does not require any adjustment to the 2025 Horizon Year volumes nor require the Ohio Health to make any long term improvements. The table below shows the trip comparison that lead to this conclusion: Existing Trips in 2025 Volumes Proposed Triers Generated AM Peak 2165 1515 PM Peak 2000 1983 Ohio Health -Dublin Traffic Study - 1 A distribution of the Opening Day site traffic was assigned to the existing roadway network for information only. The traffic was assigned to the network based on the following distribution: 10% South (via Avery Rd.) 40% East (via US 33/SR 161) 20% East (via Perimeter Dr./Perimeter Loop Rd.) 10% West (via Perimeter Dr./Post Rd./SR 161/US 33) 20% North (via Avery Muirfield Drive) The zoning text notes that specific locations for access along Hospital Drive will be submitted for approval in the final development plan. When access points are located as part of the hospital design process, intersection and stopping sight distance will meet applicable standards. Considering standards by the Ohio Department of Transportation and minimum turn lane lengths of 100' required at driveways, a guideline for driveway spacing along Hospital Drive is 300 feet (centerline to centerline) for areas where back-to-back turn lanes exist and 250 feet (centerline to centerline) where there are only driveways on one side of the street. The City of Dublin has identified the intersections of Perimeter Drive & Hospital Drive and Perimeter Drive & the hospital service access as acceptable locations for traffic signals if and when they are warranted. Signal warrant analysis was performed for existing conditions with the initial development. Neither intersection will be close to meeting a signal warrant on Opening Day. From the development and analysis of the elements in the scope of the study, the key conclusions and recommendations are as follows: • The Hospital Site will generate fewer trips than what is assumed for this land in the 2025 Horizon Year volumes the City is using to design long term improvements. Therefore, Ohio Health is not responsible for any long-term improvements. • A guideline for driveway spacing along Hospital Drive is 300 feet (centerline to centerline) for areas where back-to-back turn lanes exist and 250 feet (centerline to centerline) where there are only driveways on one side of the street. As the design proceeds, Ohio Health will identify specific locations for access and submit for approval in the final development plan. The locations will have to meet applicable sight distance standards. • The intersections of Perimeter Drive & Hospital Drive and Perimeter Drive & the hospital service drive expected volumes will not meet signal warrants on Opening Day in 2007. It is questionable whether the hospital service drive would ever have enough volume to meet the signal warrants. It is recommended that the City of Dublin do ongoing monitoring of traffic at the intersection of Perimeter Drive & Hospital Drive after Opening Day to determine if there are changes in traffic that would affect the signal warrant analysis. Ohio Health -Dublin Traffic Study - 2 BACKGROUND Ohio Health is proposing to develop a site to the northwest of the US 33/SR 161 & Avery/Muirfield interchange in the City of Dublin. The site is proposed to have a hospital and medical office buildings. Ohio Health's property is being rezoned to form the Dublin Medical Campus PUD. The proposed site is in two existing zoning districts, Riverside PCD (Sub Areas C-1, C-2) and Perimeter West (28 Acres of Sub Area 2). As part of the rezoning, a Traffic Impact Study (TIS) is required by the City of Dublin. The site location is shown on Figure 1. The property to be rezoned is shown in Figure 2. Figure 2 also shows the subareas of the existing zoning. The scope of the traffic study includes three elements: Comparison of Trip Generation Opening Day Site Distribution Roadway System The TIS addressed these elements and the findings will be outlined in this report. To provide the information per the scope of the study, two phases of development were considered. The first is the initial phase to be built for Opening Day in 2007. The second is the Threshold Build-out. The zoning text states that when development of the hospital site exceeds the Threshold Buildout traffic will have to be reexamined. For the purpose of the study, the Threshold Build-out was assumed to occur in 2025. The development in each phase is as follows: Initial Phase (Opening Davy: Subareas 1 & 2 100 Bed Hospital (Estimated 300,000 SF) 115,452 SF of Medical-Office Building (Including existing in Riverside PCD Sub-area C-2) Threshold Build-out (2025): Subareas 1 & 2 300 Bed Hospital (600,000 SF) 350,000 SF of Medical Office Building (Including existing in Riverside PCD Sub-area C-2) Ohio Health -Dublin Traffic Study - 3 G~' ~ ~~O ~~a~ ~\~~c ~G Mitt i~ O' sf" 33 d~A ~~ .L ~~O \~~~0 ~~. Fes' _, -~> _o co v _ un, n cn.. ~O~ ~ Ala Jison Cnun~ry _ 16 d~ ~ I a i i s a a I ~ d ~ ~s I 'Ap, e I Rings Rd. ~'a s ~~ ~~ a ~~c Hayden Run Rd. - - I 1 O ~'_I ~I ~~ a 3 ~ m al ~HarnoR'R~ h1AWNtt HILLS o. Ra ;v a 0 a 161 33 Shier Ring a 16 ', ~1 ,~ ~, Ohio Health -Dublin Traffic Study - 4 i V 0 Ohto Health - t~ubim i rarnc ~iuuv - ~ COMPARISON OF TRIP GENERATION The horizon year for the study is the year 2025. The City of Dublin has developed 2025 AM and PM Peak Hour projected traffic volumes. The City uses these volumes as the basis for planning and designing long term improvements to the roadway network. These volumes were originally developed in the travel demand model which was based on the Community Plan. As rezonings on undeveloped land have occurred and permitted uses have occurred on developed land, these volumes have been revised to reflect each case. The most recent revision to the numbers was performed by Traffic Engineering Services, Inc. (TES) for Avery Place in The Fairway Traffic Study. The scope of that study did not include all of the study area intersections so TES made some adjustments so that all of the intersection volumes reflect current development. The adjustments that were made were approved by the City. Figure 3 and 4 show the AM and PM 2025 volumes respectively. Copies of the AM and PM Peak Horizon Year volumes, prior to the adjustments for Avery Place are in the Technical Appendix. The trips generated by the proposed Threshold Build-out were be compared to what the City assumed for trips generated on this property in the development of the 2025 Horizon Year traffic volumes. The proposed site is in two existing zoning districts, Riverside PCD and Perimeter West. Because the site will function as a whole, specific uses that occur in each of the existing zoning districts cannot be identified. Therefore, it was necessary to include the 28 acres of Perimeter West in the analysis. Trip generation was computed for the Threshold Build-out using Trip Generation, 7th Edition, published by the Institute of Transportation Engineers (ITE). The trip rates that were used in the calculations were a result of using the regression formulas when appropriate. Table 1 shows a summary of the trip generation computations for the Threshold Build-out of the development. Table 2A and Table 2B show a comparison of existing trips from the parcels within the site that the City used to develop their 2025 Horizon Year traffic volumes and the trips generated by the Threshold Build-out and Avery Place. Figure SA and Figure SB are graphical representations of the information contained in Tables 2A and 2B. The comparisons shown in Tables 2A and 2B reveal that the Hospital Site will generate fewer trips than what is assumed for this land in the 2025 Horizon Year volumes the City is using to design long term improvements. For this reason, the City of Dublin does not require any adjustment to the 2025 Horizon Year volumes nor require Ohio Health to make any long term improvements. 0 Ohio Health -Dublin Traffic Study - 6 Ohio Health -Dublin "l rattic ~tuay - i vnio tiealtn - llublin Traffic Study - 8 Traffic Study Sub Area ITE Land Use # Description 1 610 300 Beds of Hospital [Beds] 2 720 350000 SF Gross Floor Area of Medical-Dental Office Building TABLE IA -LA/vu uJC Jutn~n.v~c~ Traffic Rate Total Pass-B % y Entering Exiting St Areaub Trips/Ind Var. ~ p~ Trt s ~°~ ~ ° /0 Total Tri s Primary Tri s % Total Tri s Primary Tri s 1 13.20 3959 NA 50% 1980 1980 50% 1980 1980 2 36.13 12646 NA 50% 6323 6323 50% 6323 6323 TOTALS 16605 8302 8302 T IIIV 8302 8302 TABLE I B- I RLY GC/VCKA l LVlV J U/Y[lYLHL[ I- ~!/i~a. ~ Traffic Rate Total Pass-B % y Entering Exiting St Areanb Tri s/Ind ~ p Var. ( p~ Tri s ~~ ~ % Total Tri s Primary Tri s ° /o Total Tri s Primary Tri s 1 0.94 282 0% 70% 198 198 30% 85 85 2 2.48 868 0% 79% 686 686 21% 182 182 TOTALS 1150 883 883 a r nr. ~v 267 267 TABLE 1 C -TRIP GE/VL'RA7 [v~v ~ un[/v~f-tc r - ~vtn rarin Traffic Rate Total Pass-B % y Entering Exiting St Areanb Trips/Ind Var. Trips) (%) % Total Tri s Primary Tri s % Total Tri s Primary Tri s 1 1.24 372 0% 36% 134 134 64% 238 238 2 2.89 1010 0% 27% 273 273 73% 737 737 TOTALS 1382 407 407 w. I nI` AV 975 975 TABLE ID -TRIP GElv~KA/[Viv Ju~Y«v~A~cr - ran rcnn Ohio Health -Dublin Traffic Study - 9 Land Use Existing in 202.5 Volumes Proposed Riverside PCD: Office/Hospital/Institutional Trips' 1400 Perimeter West: SoutheastZ 34S Perimeter West: SouthwestZ 420 Avery Place ("The Fairway")' 36S Prop. 300 Bed Hospital (600,000 SF)° 282 Pro .350,000 SF Medical Office (Includes Existin in Riverside PCD)4 868 AM Peak Total T_1.1 n 2165 1515 , a~l~ ~h - h~~~ rcax Hour 1 rips t/omparlson Land Use Existing in 2025 Volumes Proposed Riverside PCD: Office/Hospital/Institutional T i ' r ps 1220 Perimeter West: Southeast2 41 S Perimeter West: SouthwestZ 36S Avery Place ("The Fairway")' 601 Prop. 300 Bed Hospital (600,000 SF)' 372 Pro .350,000 SF Medical Office (Includes Existin in Riverside PCD)4 1010 PM Peak Total T_l.l 2000 1983 µ~l~ ~L - i l~l r max nuur ~ rips ~ompartson ' Table 1, p. S from a August 9-10, 1999 Memo to Balbir Kindra, P.E. from Doyle R. Clear, Jr. and Charles Wu titled "Perimter West Rezoning Application 99-0402". Office trips total of Peak Hour Enter and Exit trips. Portions of this Memo in Technical Appendix. Z Table 2, p. 10 from a August 9-10, 1999 Memo to Balbir Kindra, P.E. from Doyle R. Clear, Jr. and Charles Wu titled "Perimter West Rezoning Application 99-0402". Portions of this Memo in Technical Appendix. NOTE: Handwritten annotations on this table are by TES. s Table 1, p.12 of The Fairway Traffic Study by adding the Entering Primary and Exiting Primary traffic. Copy of Table is in the Technical Appendix. a Table 1 of this report. Ohio Health -Dublin Traffic Study - 10 :.,-'~ ~~ z ~'~w W t_7 U ~ ti W W ~ F- .~ _~ ~O i a ~L L Y A a a D a 3 fl. V ~v m c D Q W ~_ ..J ~ p O O O C t0 N ~ O N (~Isad Wed) sdul Idol Ohio Health -Dublin Traffic Study - 11 O O O a 0 i m E 0 N 0 N N a .~ f- a~ E N O N C .~ C N ~X !LJ H .~ ea C Q a ~L L 0 Y e~ a a D a H 3 Q. V ~Q V 'a a~ c D m W ~_ a m 0 a 0 a` E 0 N O N C .~ C N ~X W N d E 0 N 0 N C .N C. ~L C'~ (dead Wd) sdi~l le~ol Ohio Health -Dublin Traffic Study - 12 O O O O O O ~ O ~ O ~ N N ~ ~ OPENING DAY SITE DISTRIBUTION For informational purposes, the City requested that Opening Day site distribution be analyzed. These volumes would be especially useful for near-term analysis in any TIS performed in this area prior to Opening Day of the hospital. Therefore, trip generation had to be computed for Opening Day. Trip generation was computed using Trip Generation, 7th Edition, published by the Institute of Transportation Engineers (ITE). The trip rates that were used in the calculations were a result of using the regression formulas when appropriate. Table 3 shows a summary of the trip generation computations for the Initial Phase of the development. The number and locations of site driveways along Hospital Drive (formerly Perimeter Loop Road) are not known since only preliminary site planning has been done. Therefore, assignments were not made along Hospital Drive. Assignments were made on Hospital Drive at each end (Avery Road, Perimeter Drive) to indicate where the site traffic would be accessing the existing public street system. The trips generated were assigned to the existing street network based on an assumed initial distribution shown below: 10% South (via Avery Rd.) 40% East (via US 33/SR 161) 20% East (via Perimeter Dr./Perimeter Loop Rd.) 10% West (via Perimeter Dr./Post Rd./SR 161/US 33) 20% North (via Avery Muirfield Drive) Figure 6 and Figure 7 show the AM and PM Site Generated Traffic for the Dublin Medical Campus PUD. Ohio Health -Dublin Traffic Study - 13 Traffic Study Sub Area ITE Land Use # Description 1 610 100 Beds of Hospital [Beds] 2 720 115465 SF Gross Floor Area of Medical-Dental Office Building TABLE 3A -OPENING DAY LAND USE SUMMARY Pass-By Traffic Rate Total Entering Exiting Study Sub % (Trips/Ind Area (Trips) (%) % Total Primary ° % Total Primary var• Tri s Tri s Tri s Tri s 1 13.20 1320 0% 50% 660 660 50% 660 660 2 36.13 4172 0% 50% 2086 2086 50% 2086 2086 TOTALS 5492 2746 2746 2746 2746 TABLE 3B -OPENING DAY TRIP GENERATION SUMMARY -DAILY Pass-By Traffic Rate Total Entering Exiting Study Sub % Area (Trips/Ind Tri s ( p) % () o /O Total Primary ° /O Total Primary Yar. Tri s Tri s Tri s Tri s 1 0.94 94 0% 70% 66 66 30% 28 28 2 2.48 286 0% 79% 226 226 21% 60 60 TOTALS 380 292 292 88 88 TABLE 3C -OPENING DA Y GENERATION SUMMARY - AM PEAK Pass-By Traffic Rate Total Entering Exiting Study Sub % Area (Trips/Ind (Trips) ° (/o) ° /o Total Primary ° /° Total Primary var. Tri s Tri s Tri s Tri s 1.24 124 0% 36% 45 45 64% 79 79 2 2.89 333 0% 27% 90 90 73% 243 243 TOTALS 457 135 135 323 323 "[ABLE 3D -OPENING DAY TRIP GENERATION SUMMARY- PMPEAK Ohio Health -Dublin Traffic Study - 14 ~- 0 a PERIMETER LP RD. °~~ qVl LZ SI ££ -SI a s I --o to X14 ~oz 0 oro roz X14 tg21 4 a 1 r os ~,t~- ~~ 'Ilr' £t ~~ SS-- 0~ coc a U ~~ ~¢ cc, w 'w H a v BSI ~~~ i F ~~ ~~+i~r' 0 7r G L bl L~ r z HOSPITAL DR. tr a~ ~~ w~ q ~ wr q F O 4 LIGGETT RD. Q ~"~ W d ~" H ~ a,~~- a z H ~U ~a`n z ~ W pq U ~ zw x ~ w a ~ ~ a~ OAw ~ ~ of ~ ~ ~o H 0 '' ~ 4 r bz X14 r bz s£ S o '~ b --- bro -~ 6Z ~I rn ~Q ~~~LI~SO ft o: x 0 a a x a Ohio Health -Dublin Traffic Study - ~ ~ H 0 ~ PERIMETER LP RD. ~~~~. L9 lC S9 SE LZ -s9 LZ e ° 4 ° o .-~ .t- El ,Co o=° rEt z~ = raZ X14 rdS os ;.ills •-o ~1~' rc' i~ti-- r o s hT r' ~[2f~Ad ** o S ~ I f tiz ~ ~ _ os hl~ vim ~ry iiZ Lz ---- o~ o00 Q ~Q ~6. cC ,Lj~sOli ~ U~ a ~¢ m~ >x Q' F V ~4t ANN ~o w ~l4 ry o? ntr' w ~~~ o o Z o- O a. r x "' ~ SS 14 *r Rz HOSPITAL DR. Ifi Q~ ~',a w~ w~ q~~ O 4 LIGGETT RD. EI ~ ZED ~- r£~ bzi S zE -+ ~I C~7 z a W x a ~ ~ w Q ~ H ~ ..~ pa ~~H ;~~ U ~ a ~ A z zw'~~~'~~ ~zjW ~ ~ w ~ w W ~' a,~ OAw a~ ~""~ ° w ~ ~ ~ ~ o H Ohio Health -Dublin Traffic Study - 16 ROADWAY SYSTEM Hospital Drive As an actual design of the proposed hospital development is developed, Hospital Drive will be designed to meet the needs of Ohio Health as well as the standards for public streets. The City of Dublin will construct the road prior to the opening of the hospital in 2007. The zoning text notes that specific locations for access along Hospital Drive will be submitted for approval in the final development plan. When access points are located as part of the hospital design process, intersection and stopping sight distance will meet applicable standards. The Ohio Department of Transportation's State Highway Access Management Manual access management manual recommends a driveway spacing of 250 feet for a road with a posted speed of 35 MPH. (35 MPH is the maximum speed limit likely to be posted on Hospital Drive) This would not provide sufficient left turn storage for cases where back to back left turn lanes are necessary. Assuming the minimum turn lane length of 100', which accommodates up to 120 unsignalized turning vehicles, 250 feet would be needed between the radius returns of the intersections. Since there will be a number of access points, it is not anticipated that any access point to the hospital site will have more than 120 vehicles turning left so the 100' minimum turn lane length should be an acceptable length. Therefore, a guideline for driveway spacing along Hospital Drive is 300 feet (centerline to centerline) for areas where back-to-back turn lanes exist and 250 feet (centerline to centerline) where there are only driveways on one side of the street. Hospital Drive is planned to be three lanes which includes a center TWLTL (Two-way Left Turn Lane). Each end of Hospital Drive both at Avery-Muirfield and Perimeter is five lanes so there will a transition from 5 lanes to 3 lanes at each end. Figure 8 shows a concept of the proposed geometrics. It also indicates the minimum distance from the existing driveways at either end of Hospital Drive for the first access on the hospital property. The City will be designing the roadway improvements to Hospital Drive. Perimeter Drive Signal Warrants The City of Dublin has identified two acceptable locations for traffic signals when or if they are warranted. The approved locations have approximately 900' of separation and are located at Perimeter Drive & Hospital Drive and Perimeter Drive & the Service Access. The City's practice on signal installation for developments is that when a signal is warranted in the study, the projected traffic volumes used must be confirmed after Opening Day with actual traffic counts. In The Fairway Traffic Study, a signal warrant was performed on Perimeter Drive and the most western Avery Square access which was also identified by the City as an acceptable location for a signal. This location is approximately 650' east of the hospital service drive. That warrant study showed that the side street volumes were met but that there was not sufficient volume on Perimeter Drive to meet the warrant. Since that warrant was based on a Ohio Health -Dublin Traffic Study - 17 2002 count, new counts were taken on Perimeter Drive both east and west of Pacer Global Logistics for use in signal warrant analysis in this study. These approved signal locations, though in close proximity, would be acceptable in terms of left turn storage. The maximum projected left turning volume at any of these locations is 153 vehicles which only would require 200 feet of left turn storage. Signal warrant analyses were performed with the Existing Traffic plus the initial phase of the hospital development at the intersections of Perimeter Drive & Hospital Drive and Perimeter Drive & the service access. There are a total of 8 warrants in the Ohio Manual of Uniform Traffic Control Devices, 2003 Edition. If any of these are met, a signal is "warranted." If a signal is warranted, it means it is above the minimum level that a signal is desirable and may or may not be recommended for installation. A listing of the 8 warrants follows: • Warrant # 1 • Warrant # 2 • Warrant # 3 • Warrant # 4 • Warrant # 5 • Warrant # 6 • Warrant # 7 • Warrant # 8 Eight-Hour Vehicular Volume Four-Hour Vehicular Volume Peak Hour Pedestrian Volume School Crossing Coordinated Signal System Crash Experience Roadway Network For the warrants requiring volume data, the OMUTCD specifies two levels of volume criteria depending on the 85th percentile speed. The volumes necessary are lower for speeds greater than 40 MPH. The higher speed volumes required to meet the warrants are typically a percentage of the volumes required for the lower speed. When speed data is not collected as part of the study, it is common practice to use the speed limit. The speed limit on Perimeter Drive is 35 MPH. The City requested that Warrant # 1 and Warrant #3 be examined. For the Warrant # 1 analysis, daily distributions had to be projected for use in the Warrant analysis. These distributions were based on traffic counts taken at one of the access points to Riverside Methodist Hospital in Columbus. These distributions were applied to both side streets though the service drive traffic will ultimately reflect the shifts which are not known at this time. A 50% discount was applied to the right turning traffic at the Hospital Drive and right turns were not considered at the site service access so a one lane side street could be examined. The results showed that signals are not warranted at either location. Neither Perimeter Drive, the main street, nor Hospital Drive nor the hospital service drive has sufficient volume to meet the warrants. For Warrant #1, the warrants are not met during any hour and it is necessary that they be met 8 hours of the day for a signal to be warranted. The daily traffic development worksheets and warrant worksheets are in the Technical Appendix. Even if the actual side street volumes are greater than what is projected in this study, Perimeter Drive will not have the volume to meet signal warrants, based on volumes, for Ohio Health -Dublin Traffic Study - 18 some time if at all. Figure 9 depicts graphically the Perimeter Drive volumes at Hospital Drive in relation to the Warrant 1 thresholds. The service access would have similar results. Based on the conceptual layout of the site, it is questionable that the service drive, which is designated for service vehicles and employees, would ever have enough exiting volume to meet a signal warrant. O G i P Ohio Health -Dublin Traffic Study - 19 .-. H C d d L .' d N 7 O ~L L d i+ ~ ~ L •i ~ ~ ~a LL ~L ~+ .Q d ~L L d d ~L d a v 0 0 y N 'Y_^ ~~ VJ L. N C W Ohio Health -Dublin Traffic Study - 21 G a rn ab a a n co a a a C~ a cn N ~ ~ ~ a C a ~ N N_ CO 8 O Q Q O a rn ~o Q n a co r °0 0 0 °o °o °o °o °o °o °o O O W I~ tp ~ '~ e7 N ~ (~noH/yaA) sawn~on yaeo~ddd anus aa~awuad CONCLUSIONS & RECOMMENDATIONS The City requested three elements to the TIS. From the development and analysis of these elements, the key conclusions and recommendations are as follows: • The Hospital Site will generate fewer trips than what is assumed for this land in the 2025 Horizon Year volumes the City is using to design long term improvements. Therefore, Ohio Health is not responsible for any long-term improvements. • A guideline for driveway spacing along Hospital Drive is 300 feet (centerline to centerline) for areas where back-to-back turn lanes exist and 250 feet (centerline to centerline) where there are only driveways on one side of the street. As the design proceeds, Ohio Health will identify specific locations for access and submit for approval in the final development plan. The locations will have to meet applicable sight distance standards. • The intersections of Perimeter Drive & Hospital Drive and Perimeter Drive & the hospital service drive expected volumes will not meet signal warrants on Opening Day in 2007. It is questionable whether the hospital service drive would ever have enough volume to meet the signal warrants. It is recommended that the City of Dublin do ongoing monitoring of traffic at the intersection of Perimeter Drive & Hospital Drive after Opening Day to determine if there are changes in traffic that would affect the signal warrant analysis. Ohio Health -Dublin Traffic Study - 22 Ohio Health -Dublin Traffic Study TECHNICAL APPENDIX Prepared for: Ohio Health Prepared By: TRAFFIC ENGINEERING . SERVICES, INC. 742 Radio Drive Lewis Center, OH 43035 (740) 549-0070 October 2004 RECEIVED ~ ~E - Esc, ~ Nc ~/ ~ ~ ~ i~~~ Cl~i ~' OF DUE3LIN ~~NNING DIVISION PA ~+t 5 C~ N 5 !3-~.-i. ~„~ PARSONS TRANSPORTATION CfitgOUP INC. ~{- !' Barton•Aschman • tie Leuw, Cather • Steinman -~. fie Landings II •3040 Riverside Drive. Suite 224 • Columbus, Ohio 43221-2550 • (614) 488-4294 • Fax: (614) 488-1839 -r v/ , , MEMORANDUM TO: Balbir S. Kinds City of Dublin Engineer CC: Timothy D. Kelton President, Ruscilli Real Estate Services William J. Tippman President, Ruscilli Development Company FROM: Doyle R. Clear, Jr. Charles Wu DATE: August 10,1999 SUBJECT: Perimeter West Rezoning Application 99-0442 Site Access and Area Roadnet Analyses 643218-01400 In accordance with our Memorandum of Understanding of July 27, 1999, this memorandum report summarizes the key findings of the requested traffic study. Site Location and Area Roadnet The 83-acre subject parcel of land is located on the south side of Post Road, north of US33, and approximately 900 feet west of Avery-Muirfield Drive. Avery-Muirfield Drive has an interchange with US33/SR161 southeast of the site (see Figure 1). US33 also has an interchange with SR161/Post Road northwest of the site. The thoroughfare plan contained in Dublin's Community plan defines the extension of Perimeter Drive (at Avery-Muirfield Drive) through the site to connect with SR161 at its interchange with US33. With this extension, existing Post Road would intersect with the new segment of Perimeter Drive. Also Perimeter Loop Drive would be extended through the site to intersect with Perimeter Drive within the site. Figure 1 presents a schematic layout of the basic future roadway system. It should be noted that Figure 1 shows the US33/SRI61/Post Road interchange in its current diamond-type configuration. T)ie thoroughfare plan suggests that this interchange may need to be modified to properly accommodate future traffic volumes. In the -- - .rr.rr....`~~.~~. V ~~ Q Y7 ~ ~i ,! ~ g ti`0 ~d-°~ ~~ ~ . ~ ~ ~ 3.LIS w t- ... ~~ ~.~.js ~`w ~ ~ ~ ~~ b ~~ ~ ~ ~ ~ ~ ~~ v ~~J hti ~ ~~ 4 a s a c ~,iJ>' a k k v 4 i a t ^ d. Y ,~ ~. ~~ "! 1. F~ y 3 0 O a v z 3 3 F K e~`[ a ~ Memorandum Balbir S. Kindra August 9, 1999 Page 3 analyses of projected future conditions, a modified interchange is presented and assumed as a key element of the future roadway system. Studv Area Land-Uses The 120-acre tract of land lying to the east of the subject pazcel is currently zoned to permit the following development: 840,370 sf of office/institutional/hoteUhospital uses, and 247,000 sf of retail uses. The majority of the retail has been built. This "Eastern Development Complex" contains the following subareas: 11.9 acres located beh~veen Post Road and Perimeter Drive adjacent to the subject parcel, 12.2 acres located between Post Road and Perimeter Drive adjacent to Avery-Muirf~eld Drive, B 24.8 acre Avery Square-the retail center located in the center of the Eastern Development Complex. 1.6 acres located in the southwest quadrant of the Perimeter Drive/Avery- Muirfield Drive intersection, 1.8 acres located in the northwest quadrant of the Perimeter Loop Drive/Avery-Muirfield Drive intersection, 30.2 acres located west and south of the Avery Squaze subazea (adjacent to the subject pazcel), and 22.7-acre Northwest Health Center pazcel bound by Perimeter Loop Drive, Avery-Muirfield Drive, and US33/SR161. A 24,050 squaze-foot medical building has been approved within the C-2 subarea. An adjacent 20,000 square-foot medical building is currently in the planning stages. To the west of the subject pazcel is approximately 72 acres of land that will likely be divided into several subareas due to the planned extension of Perimeter Drive, relocation of Post Road, and modification of the US33/SR161 interchange. Also, the land may remain divided by existing Liggett Road. Further, a pazcel of land may be set-aside for a COTA transit center as suggested in the Community Plan. For purposes of this study, it has been assumed that this "Western Development Complex" will contain research aild development, or light industrial, uses-along with a hotel. The rationale for this assumption is presented in the following section. Memorandum Balbir S. Kinds August 9,1999 Page 4 Community Plan Land-Uses and Vehicle-Trip Generation The subject 83-acre pazcel of land is located within Traffic Analysis Zone (TAZ)123 as defined in the Community Plan Travel Demand Model. TAZ123 is bound by Post Road, Avery Road, and US33/SR161. (For a further discussion of this subject, please reference the May 25, 1999 memorandum associated with the subject parcel when the rezoning was being pursued by The Alter Group.) The 275-acres of TAZ 123 was assumed to contain the following land-uses upon build- out: Office 918,000 square feet, Retail 254,000 square feet, Industrial 727,000 square feet, and Hotel 400 rooms In other words, the travel demand model that was applied as bases for the development of the thoroughfare plan element of the Community Plan recognized the foregoing land-uses and sizes for TAZ 123. These defined development levels would generate approximately 2,500 and 3,200 vehicle-trips during the AM and PM peak hours, respectively. The "Community Plan" land-uses and associated vehicle-trip generation are shown in Table 1. A comparison of the "Community Plan" land-uses and sizes with the permitted land-uses and sizes within the "Eastern Development Complex" indicates that the Eastern Development Complex could absorb virtually all of the space defined for office, institutional, hospital, and retail uses (i.e., 840,370 square feet of 918,000 square feet for "office" and 247,000 square feet of 254,000 square feet for "retail"). Also, the "Western Development Complex" could, potentially, absorb over eighty percent of the space defined as "industrial". Given the foregoing, it was assumed for purposes of this study that all of the vehicle-trips defined in Table 1 would be generated by the Western and Eastern Development Complexes. The "office" and "retail" trips were assigned to the Eastern Development Complex and the "hotel" and "research and development" trips were assigned to the Western Development complex. Thus, any development on the subject 83-acre parcel of land was assumed to generate vehicle-trips above and beyond those defined in the year 2020 Community Plan. Clearly, this places the projected traffic volumes and associated impact analyses on the conservative high side. Memorandum Balbir S. Kindra August 9, 1999 Page S TABLE 1 COMMUNITY PLAN LAND-USES AND VEHICLE-TRIP GENERATION FOR STUDY AREA 1/ . ~~ ;;. i F ; _ } ~,t: I~r ~T ` _-~,~ ~ ~ , ~~ J~. ~~ ,~" ~ ~-~ Study Area Land-Uses f~ Office 918,000 sf ~ ` Retail 254,000 sf ~' Reseazch and Development 727,000 sf Hotel 400 rooms Vehicle-Trip Generation AM Peak Hour PM Peak Hour Enter Exit Enter Exit Office 1,245 1SS 170 1,US0 Retail 170 110 S60 60S R&D 4SS 100 120 44S Hotel 13S 120 135 14S 2,035 48S 98S 2,245 1/ "Study Area" refers to the tract of land bound by Post Road on the north, Avery Road on the east, and US33/SR161 on the south and southwest. This corresponds with Traf&c Analysis Zone (TAZ) 123 of the Dublin Travel Demand Model. -~~~ SEP-30-2004 1152 Memaraadum Balbir S. lCindra August 9, 1999 Page 10 TRANS ASSOCIATES COLUMBUS 614 459 4485 P.01i01 TABLE 2 SITE GrENERATF,D TRAFFIC VOLUMES A_ M Pcak HQtu PM Peak Hour Later Exit Enter Exit '~';~rthcxn ~2~~azea. rt 8 - 30,000 sf Office Buildings 500 70 c ' ~, ~. ~ L~'est.~rn ukk~~ '' Northern Half 75,000 sf Office Building 130 20 123,000 sf Ofkce Building I95 25 325 45 Southern Ralf 112,000 sf Office Building 180 25 120,000 sf Office Building 190 25 370 50 Easte~~ubarea a~ Northern Half ~ 150,000 sf Office Building 225 30 Southern Half 75,000 sf Office Building 130 20 105,000 sf Office Building Z 25 300 45 Total Vei':ucle~Trips 1,720 240 1 North of Perimeter Drive 2 South of Perimeter Drive and west of Perimeter Loop Drive 3 South of Perimeter Drive and east of Perimeter Loop Drive a Initial development 155 30 35 135 n 180 K~fyC~,l'L' 65 315 3S t7`i 70 ~~s 40 2b_5 ~~. 30 135 35 ~ ~ d~ ~'~' 65 340 395 1,915 TOTAL P.01 ~`~ ~ ~ l Z R 1 ~ .•-...,_ ~~~a.~s ,~ •1 I~11 p ,11 < ~ j ~ '' N ~ ~~u ,, ,4~ 1'" ~~,; ~~ a 1 ~ ,,1; ~fV 1 11 Q'i +~ ; ,In ~~ i !~li ,~ ~~ i ; `~11 J ~ ~ I 11 _ , ~~ /~ ~ 1 1` ~~ r 1 .Y".'~ t ~ ...... ~, 11 I 1 ~W ' 1, J ~aLL , ~~~1 ~ _ ('11 j3fi mw ~ }- ? 11 1.~ I', 11 I 11 `'Iv '_~ - `~~ - __-- - ~.. ~ I ~1ii ~n _____~ 'Iii I u ~ ELI ~ jlii ~ ~~~___,j i,ii /- ~~, mo ~~ :iii ~~ ~~~ ~;lii ~ _ ~1 ~ W~~ ~ ~ ~ lr~ , u ~ _ _ , . ,, ~ ~~ ~ ~ lx _ ~~ ~i'' 1 ~;li 1 ~ ~ ~ 5; ~I~ ~,: i (~ ~ ~ ~ ~y ~~ N m `r (per $~ i%~ ///») ''.~ v i V i ~ ~ ~ m~ p ~ ~ 6 j ~,a c % ,i~~ --- _ - .~ uccErs Fo r~ / ro ' ,,, ~ j ~ ~ ~~ t~~ ~ i N ~ -. ..~y~ ~~ ~i~/-~"!4M M -1111 /` . ~ _ ,.- ~' ~: Y .. ,~ T< 11~` ~~ f ~ ~~ J cti ~ ', } } `S ~ ~i psi ~ t .,,~. :~ `~ ,r=~;~ ; ~ ~+ ~It ~~i ~ e " _ ~ i ~~... x _. ~ t ~ ,~ T ~ a ',. ~ 1~ ~ ~Y4 ~~Tt ~: ~ .,,• ~ ~'~ ~:• ~;~ x~ ~,~ ~.~ ~ ~e _ ~~ ~ ~ ~,. '{] -1. - ~ t ~ ~ ~ ~; t ~ 4 d i ~~ ~#t ~ e~ ~ - ~. ' ~ , c~ -- _ ~ .• ~. t ~ ~ ~~ ~ ~ ,~~, ~~ ,... ,.. ~. ~ .r .:~.... ,.~~ M w wl X pt dl~~ ~ 1 .~ fir, - _ _ .. _ ..- .x y • ~ : ~ _ ....._ ,, ~ ~ ~ F~~-~~_.~ -..e.. .. ~ .. » y;~ ~~a~ 1 ~" t Ii I~ r ~~ ~~ ~ •~, ~! ~~ r• .. a ar ,~, _ ~ r ,~~~~~~ _.-- ''~~1~ ' ' ,, , ~r,, F ~ , ~~ d ~ I ~• r .~ d r _ _ r i ~r " - ~l M y i ~/ ~~ .~ r 1 ~ = ~ ~`~• r ~ .~I t i ~~~ ~. ~ ~/ I, z ~~ o_ r _ _ _ - F= F _ - - n ~ r e r, z < 99 t'~ C F m - ~~ - ~ "~ ~ ~ i L 'C [0 n . ._ c ~ ~ e c .. ., - ~ p d iC _ N N = e n d m O. < < r. d C ~ % H ~ r. rv ~ C, N _ _ r N ~ ' .~ y C F ~ H A H C ... .. ~ G F H F. - N ~. _ ~. -_ p p r. 7 ~n - e < Z Y: _ f F v _ e _ ~. _ v v~ v~ ~ r v~ x v~ Gl - ~ .C F ~ r ~ ,~ .-. 'c ~ ~~ _ c rv c c n _ r F r rv _ n ~ n {A 5 o r r ~ ..~ _ r .~ ,~ ~ a ~ £ i i C - = ~ c\ C ~ ~ ~ m _ -_ c~ -gib 'a o8e ~^ ~e8e LL~'~e =s~ LLo~e ~~3e "c ~;O ~ L~U < 3iU < ~ U !1< s;j u.< ~cpu.< ~`c (J G.< Z~ E ~g t~ €~~ $_ ~ 5 ~ m E z ~ O 3 r~ Ct ^ ~ ~ ~ y s {F T U ~ v S Z LL S 2 a ~ 2 1- ` ~°b N ~°brv L ~ ~ ~ arc V q q _Y ~ = _ z v a u t - = C F The Fairway Traffic Study - 12 1 /f~0 r -~. iSn i 7SS' j ~pER{METER ~ ` •~~' ¢SD r ~ /4~ 1 v~ ~~~ J`~ a~ ~° 1 r~ a a~N t?S ~aa 7S .~ 1 ~ ~-,zo .- ss 1 ~ 1 ~ ~ D GO -~ 3~ ~ ~~~ Q IVY ~, ~y 49S' .~ 1~. r 9fl ~•- ~s~ 'lt~ ~z¢s ~`~ ~ K~~ m~~' t 9a ~~~ ~-¢~ .~ i~ `,~D 'sue `1t~ 9~ -~ ~~m ~ L to N~ ~ "~ ~~ S~ ~~o s,' POST ~D -+ /45 --~ 3GS zza ~ 7D ~ ~vr ~ X95 1~ ~~ ~ W ALl X U J W a f" . 3 ~ ~oti .~, ~,~ ~ ~3~ r ~S .~1~ ~~~ '' o ~~ f* /33a DSO -- /do 7r ~ \~ V ' ~ PERIMETER LOOP a US 33/SR 161 s 'OST ROAD, CORRIDOR STUDY; DUBLIN, OHIO yl-.4~2 ~.~~o d UTURE AM PEAK. H®UR TRAFFIC VOLUMES ~ASICALLY THE CURRENT ROAD NETWORK BUT WITH POST ROAD ~.E'~cTQ ~~ .76n ~~5 430 PERIMETER ~ ~°N 750 Rio r ~_~ 5s 0 ~~ ~ ~. iav 90~ ~~~ GSZ ~~ V ~ ~9S ~ ~ ~./ ~S ,~zs1 `11 ~' ,Z/D --~ z's -~ ~~ ~~ ~$ a •`. zs~ ~~ ~..- yp ,~ ~~. ~- ~~ra ~pO eau, Q ~ ~1 S~ ~o ~~~ S~ 34fl ~--- ---- o~~ ~o ~S G2o v~ ~ POST 335 ~-- -e i 70~ -~ 7/ S ~ '7r ~ ~n/ ~9S --- ,ZBD ~0 8 U U Q w 3 ~ , ~~¢.- ~ 1 L ~ ~ '' . off B --e G51 G5o ~L05 Z `~ t ~~ ~ WADI VENTURE W PERIMETER LOOP a US 33/SR 161 .'OST ROAD CORRIDOR STUDY; DUBLIN, OHIO ~~~~ ~D~O SUTURE PM PEAK HOUR TRAFFIC ~IOLUMES 3ASICALLY THE CURRENT ROA® NETWORK BUT WITH POST ROAD~~/~~~~ i Traffic Engineering Services, Inc. 742 Radio Drive Lewis Center, OH 43035 Title I :Perimeter Loop E/O Global Site: Title2 :Logistics Date: 10/18/04 Title3 DirectiorEB Interval Mon Tue Wed Thu Fri Sat Sun Weekday Week Begin 10/ 18 10/ 19 10/20 10/21 10/22 10/23 10/24 Avg Avg 12:AM * * * 14 13 * * 13 13 1:00 * * * 14 11 * * 12 12 2:00 * * * 10 4 * * 7 7 3:00 * * * 1 5 * * 3 3 4:00 * * * 10 8 * * 9 9 5:00 * * * 18 13 * * 15 15 6:00 * * * 75 90 * * 82 82 7:00 * * * 208 215 * * 211 211 8:00 * * * 196 * * * 196 196 9:00 * * * 146 * * * 146 146 10:00 * * * 146 * * * 146 146 11:00 * * * 318 * * * 318 318 12:PM * * * 323 * * * 323 323 1:00 * * * 223 * * * 223 223 2:00 * * * 204 * * * 204 204 3:00 * * 190 184 * * * 187 187 4:00 * * 286 319 * * * 302 302 5:00 * * 337 341 * * * 339 339 6:00 * * 214 212 * * * 213 213 7:00 * * 156 191 * * * 173 173 8:00 * * 102 86 * * * 94 94 9:00 * * 90 60 * * * 75 75 10:00 * * 36 47 * * * 41 41 11:00 * * 39 30 * * * 34 34 Totals 0 0 1,450 3,376 359 0 0 3,366 3,366 AM Peak * * * 11:00 7:00 * * 11:00 11:00 Volume * * * 318 215 * * 318 318 PM Peak * * 5:00 5:00 * * * 5:00 5:00 Volume * * 337 341 * * * 339 339 Data File : Perimeter Loop EB EO Global Logistics Printed : 10/28/2004 Page : ] .,k,=., Traffic Engineering Services, Inc. 742 Radio Drive Lewis Center, OH 43035 le 1 :Perimeter Loop E/O Global Site: Title2 :Logistics Date: 10/18/04 Title3 DirectiorWB Interval Mon Tue Wed Thu Fri Sat Sun Weekday Week Begin 10/18 10/19 10/20 10/21 --- 10/22 10/23 - - 10/24 - Avg Avg 12:AM * -- * -- * - 15 16 * * I S 15 1:00 * * * 7 8 * * 7 7 2:00 * * * 4 5 * * 4 4 3:00 * * * 4 4 * * 4 4 4:00 * * * 9 10 * * 9 9 5:00 * * * 30 38 * * 34 34 6:00 * * * 144 133 * * 138 138 7:00 * * * 294 322 * * 308 308 8:00 * * * 210 * * * 210 210 9:00 * * * 132 * * * 132 132 10:00 * * * 120 * * * 120 120 11:00 * * * 215 * * * 215 215 12:PM * * * 318 * * * 318 318 1:00 * * * 313 * * * 313 313 2:00 * * * 227 * * * 227 227 3:00 * * 212 253 * * * 232 232 4:00 * * 230 254 * * * 242 242 5:00 * * 298 299 * * * 298 298 6:00 * * 246 246 * * * 246 246 7:00 * * 188 186 * * * 187 187 8:00 * * 136 147 * * * 141 141 9:00 * * 101 104 * * * 102 102 10:00 * * 76 61 * * * 68 68 11 :0 0 * * 35 35 * * 35 _ 35 _ . Totals _ _ _ 0 0 1,522 3,627 536 0 0 3,605 3,605 AM Peak * * * 7:00 7:00 * * 7:00 7:00 "olume * * * 294 322 * * 308 308 Peak * * 5:00 12:00 * * * 12:00 12:00 Volume * * 298 318 * * * 318 318 Data File : Perimeter Loop WB EO Global Logistics Printed : 10/28/2004 Page : 1 i Traffic Engineering Services, Inc. 742 Radio Drive Lewis Center, OH 43035 Titlel :Perimeter Loop W/O Global Site: Titlel :Logistics Date: 10/18/04 Title3 DirectiorEB ,Interval Mon Tue Wed Thu Fri Sat Sun Weekday Week Begin 10/18 10/19 _ 10/20 _ 10/21 - 10/22 10/23 10/24 Avg Avg 12:AM * * * 12 8 * * 10 10 1:00 * * * 11 7 * * 9 9 2:00 * * * g 3 * * 5 5 3:00 * * * 0 1 * * 0 0 4:00 * * * 8 7 * * 7 7 5:00 * * * 21 15 * * 18 18 6:00 * * * 87 94 * * 90 90 7:00 * * * 280 284 * * 282 282 8:00 * * * 232 233 * * 232 232 9:00 * * * 146 * * * 146 146 10:00 * * * 136 * * * 136 136 11:00 * * * 263 * * * 263 263 12:PM * * * 253 * * * 253 253 1:00 * * * 181 * * * 181 181 2:00 * * 124 178 * * * 151 151 3:00 * * 155 157 * * * 156 156 4:00 * * 186 216 * * * 201 201 5:00 * * 212 214 * * * 213 213 6:00 * * 157 164 * * * 160 160 7:00 * * 138 172 * * * 155 155 8:00 * * 86 70 * * * 78 78 9:00 * * 88 53 * * * 70 70 10:00 * * 28 39 * * * 33 33 11:00 * * 22 17 * * * 19 19 Totals 0 0 1,196 2,918 652 0 0 2,868 2,868 AM Peak * * * 7:00 7:00 * * 7:00 7:00 Volume * * * 280 284 * * 282 282 PM Peak * * 5:00 12:00 * * * 12:00 12:00 Volume * * 212 253 * * * 253 253 Data File : Perimeter Loop EB WO Global Logistics Printed : 10/28/2004 Page : 1 -=a~~ Traffic En~ineerin~ Services, Inc. 742 Radio Drive Lewis Center, OH 43035 lel Title2 Title3 :Perimeter Loop W/O Global :Logistics DirectiorWB Site: Date: 10/18/04 Interval Mon Tue Wed Thu Fri Sat Sun Weekday Week Begin 10/18 10/19 10/20 10/21 10/22 10/23 - -- 10/24 - Avg Avg 12:AM _- *- * - - * 19 20 * * 19 19 1:00 * * * 5 g * * 6 6 2:00 * * * 4 3 * * 3 3 3:00 * * * 4 1 * * 2 2 4:00 * * * 4 6 * * 5 5 5:00 * * * 26 30 * * 28 28 6:00 * * * 82 84 * * 83 83 7:00 * * * 124 135 * * 129 129 8:00 * * * 108 * * * 108 108 9:00 * * * 105 * * * 105 105 10:00 * * * 114 * * * 114 114 11:00 * * * 212 * * * 212 212 12:PM * * * 247 * * * 247 247 1:00 * * * 231 * * * 231 231 2:00 * * 208 205 * * * 206 206 3:00 * * 226 248 * * * 237 237 4:00 * * 270 298 * * * 284 284 5:00 * * 368 368 * * * 368 368 6:00 * * 248 248 * * * 248 248 7:00 * * 187 195 * * * 191 191 8:00 * * 132 142 * * * 137 137 9:00 * * 95 98 * * * 96 96 10:00 * * 70 53 * * * 61 61 11:00 * * 28 32 * - _ * __ * 30 -- 30 Totals _ 0 0 1,832 3,172 287 0 0 3,150 3,150 AM Peak * * * 11:00 7:00 * * 11:00 11:00 Volume * * * 212 135 * * 212 212 Peak * * 5:00 5:00 * * * 5:00 5:00 Voltame * * 368 368 * * * 368 368 Data File : Perimeter Loop WB WO Global Logistics Printed : 10/28/2004 Page : ] ime Hospital/Medical Office Source: Thomas Lane Access - iverside Methodist Hospital of 24 Hour Exiting Volume Exiting (Weekday) (Weekday) 1423 000 0.6% 9 100 0.5% 7 200 0.2% 2 300 0.5% 7 400 0.7% 10 500 0.8% 11 600 2.4% 34 700 7.6% 108 800 4.1% 58 900 5.4% 77 1000 7.5% 107 1100 6.8% 97 1200 6.6% 94 1300 7.9% 112 1400 9.0% 128 1500 9.1% 130 1600 7.7% 110 1700 5.4% 76 1800 4.3% 62 1900 3.8% 55 2000 3.8% 55 2100 2.3% 32 2200 1.1% 15 2300 2.1% 29 TOTAL 100.0% 1423 Appendix Signal Warrant (Warrant #1) Worksheet #720 -Hospital Drive & Perimeter Drive Opening Day (2007) Speed Limit on Perimeter Drive: 35 MPH di i C No. of Perimeter Drive !Hospital Drive WARRANT #1-A WARRANT #1-B on t on Lanes MAJOR STREET MINOR STREET 1-WAY 1-WAY 2-WAY 1-WAY 1-WAY 1-WAY MAJOR MINOR MAJOR MINOR 100% 80% 100% 80% 100% 80% 100% 80% Warrant 1 500 400 150 120 750 600 75 60 Warrant >_2 X X 70% Warrant 1 350 280 105 84 525 420 53 42 70% Warrant >2 420 336 140 112 630 504 70 56 6-7 AM 138 160 299 34 0 34 NO NO NO NO NO NO NO NO 7-8 AM 333 210 542 108 0 108 NO YES NO NO NO NO YES YES 8.9 AI\,1 283 189 471 58 0 58 NO NO NO NO NO NO NO NO 9-10 AM 190 176 367 77 0 77 NO NO NO NO NO NO NO NO ]0-l l AM 177 179 356 l07 0 107 NO NO NO NO NO NO YES YES 11-12 Noon 299 269 568 97 0 97 NO YES NO NO NO NO NO YES 12-1 PM 292 309 601 94 0 94 YES YES NO NO NO NO NO YES 1-2 PM 222 296 518 112 0 112 NO YES NO NO NO NO YES YES 2-3 PM 192 271 463 128 0 128 NO NO NO NO NO NO YES YES 3-4 PM 188 289 477 l30 0 130 NO NO NO NO NO NO YES YES 4-5 PM 225 323 548 110 0 110 NO YES NO NO NO NO YES YES 5-6 PM 232 399 631 76 0 76 YES YES NO NO NO NO NO NO 6-7 PM 185 288 474 62 0 62 NO NO NO NO NO NO NO NO 7-8 PM 166 209 375 55 0 55 NO NO NO NO NO NO NO NO 8-9 PM 87 151 238 55 0 55 NO NO NO NO NO NO NO NO Hours Warrant Met 0 ~ 0 Warrant Satisitied Y NO NO Hours Combination Warrant Met 0 Warrant #1-A :NOT MET Warrant #1-B : NOT MET Combination Warrant #1-A/#1-B :NOT MET Note: A 50% discount was applied to the side street right turning traffic. TRAFFIC ENGINEERING . ~~ Prepared By: SERVICES, INC. Appendix ime Hospital/Medical Office Source: Thomas Lane Access - iverside Methodist Hospital of 24 Hour Exiting Volume Exiting (Weekday) (Weekday) 119 000 0.6% 1 100 0.5% 1 200 0.2% 0 300 0.5% 1 400 0.7% 1 500 0.8% 1 600 2.4% 3 700 7.6% 9 800 4.1 % 5 900 5.4% 6 1000 7.5% 9 1100 6.8% 8 1200 6.6% 8 1300 7.9% 9 1400 9.0% 11 1500 9.1% 11 1600 7.7% 9 1700 5.4% 6 1800 4.3% 5 1900 3.8% 5 2000 3.8% 5 2100 2.3% 3 2200 1.1 % 1 2300 2.1% 2 TOTAL 100.0% 119 Appendix Signal Warrant (Warrant #1) Worksheet 710 -Hospital Service Drive & Perimeter Drive Opening Day (2007) Speed Limit on Perimeter Drive: 35 MPH Perimeter Drive /I-Iospital Drive WpRgANT #1_A ~yARRANT #1-B No. of Condition Lanes MAJOR STREET MINOR STREET 1_~ypy 1-WAY 2-WAY 1-WAY 1-WAY 1-WAY MAJOR MINOR MAJOR MINOR 100% 80% 100% 80% 100% 80% 100% 80% Warrant 1 X 500 400 750 600 Warrant >2 X 200 160 100 80 350 280 105 84 525 420 53 42 70% Warrant 1 70% Warrant ?2 420 336 140 112 630 504 70 56 6.7 AM 92 302 394 3 0 3 NO NO NO NO NO NO NO NO 7_g AM 221 480 701 9 0 9 YES YES NO NO NO NO NO NO g_g AM 206 382 588 5 0 5 NO YES NO NO NO NO NO NO 9-10 AM I55 283 438 6 0 6 NO NO NO NO NO NO NO NO 10-11 AM 154 258 412 9 0 9 NO NO NO NO NO NO NO NO 11-12 Noon 325 336 662 8 0 8 YES YES NO NO NO NO NO NO 12-1 PM 331 451 781 8 0 8 YES YES NO NO NO YES NO NO 1-2 PM 231 451 682 9 0 9 YES YES NO NO NO NO NO NO 2-3 PM 212 365 577 11 0 11 NO YES NO NO NO NO NO NO 3-4 PM 193 342 536 11 0 11 NO YES NO NO NO NO NO NO 4-5 PM 307 324 631 9 0 9 YES YES NO NO NO NO NO NO 5-6 PM 343 363 706 6 0 6 YES YES NO NO NO NO NO NO 6-7 PM 218 332 550 5 0 5 NO YES NO NO NO NO NO NO 7_g pM 175 224 400 5 0 5 NO NO NO NO NO NO NO NO 8-9 PM 96 171 267 5 0 5 NO NO NO NO NO NO NO NO Hours Warrant Met 0 0 Warrant Satisified ? NO NO Hours Combination Warrant Met 0 Warrant #1-A :NOT MET Warrant #1-B :NOT MET Combination Warrant #1-A/#1-B :NOT MET Note: A 100% discount was applied to the side street right turning trafFc. TRAFFIC. ENGINEERING ti Prepared By: ,~"..,^"."'^""'"""""'~" ~ N ,~ SERVICES, INC. Appendix Figure 4C-3. Warrant 3, Peak Nour s ~ Soo 400 W N a 300 200 0 > 100 L0 2 OR MORE LANES & 2 OR MORE~LANES~ _ 2 OR AAORE ES & 1 U\NE t 1P ~' `150 2P •1DQ lA 400 500 600 700 800 900 1000 1100 1200 1300 1400 1500 1600 1700 1800 ZA MAJOR STREET-TQTAL OF BOTH APPROACHES-- VEHICLES PER HOUR (VPH} "Note: 150 vph applies as the lower threshold volume for a rninor~street approach with two ar more lanes and 100 vph applies as the lower threshold volume for aminor-street approach with ane lane. WARRANT SUMMARY REQ INTERSECTION (MAIN STREET) -VOLUME SET PM PEAK RESULT 1P Hospital Drive & Perimeter Drive (Perimeter Drive) -Opening Day (2007) 492,133 NOT MET 2P Hospital Service Drive & Perimeter Drive (Perimeter Drive) -Opening Day (2007) 725,5 NOT MET REQ INTERSECTION (MAIN STREET) -VOLUME SET AM PEAK RESULT lA Hospital Drive & Perimeter Drive (Perimeter Drive) -Opening Day (2007) 493,14 NOT MET 2A Hospital Service Drive & Perimeter Drive (Perimeter Drive) -Opening Day (2007) 485,2 NOT MET ~- OHIO HEALTH-DUBLIN TECHNICAL APPENDIX TRAFFIC STUDY PREPARED BY: TRa~fic ~"ci"~~~~ ';`1 PEAK HR. SIGNAL WARRANT (<= 40 MPH) SERVICES IPTC. °~ Technical Appendix 04-1502 -Riverside- Ohio Health • Ben W. Hale, Jr. Smith & Hale 37 West Broad Street Suite 275 Columbus, OH 43215 ~'vlount Carmel Health System .thief Financial Officer 5955 East Broad Street Columbus, OH 43215 James R McKitrick PO Box 96 Dublin, OH 43017 33/Dublin Industrial Park 6223 Avery Road Dublin, OH 43016 Dwayne Hawkins 6001 34`" Street N Saint Petersburg, FL 33714 vlr. Hoffinan 11 Executive Parkway vJesterville, OH 43081 BP America Inc. Property Tax Dept. PO Box 1548 London, OH 43140 • Ohio Health Corporation 3722 Olentangy River Road Suite K Columbus, OH 43214-3448 • Andrews Architects c/o John Hardt 6631 Commerce Parkway Suite B Dublin, OH 43017 Steve & Sally Young 2569 Lane Road Columbus, OH 43220 SS Dublin LLC 9915 Allisonville Road Fishers, IN 46038 Perimeter West LLC 2041 Arlington Lane Columbus, OH 43228 PB/Perimeter Loop LLC PO Box 165 Dublin, OH 43017 Walgreen Co. 300 Wilmont Road Riverwoods, IL 60015 • Hospital Properties, Inc., et al 3535 Olentangy River Road Columbus, OH 43214 Sutphen Realty LLC PO Box 158 Amlin, OH 43002 Nationwide Life Insurance Re Investments 1-34-02 One Nationwide Plaza Columbus, OH 43215 Dublin Health Center LLC 394 East Town Street Columbus, OH 43215 Robert W. Rings, et a13 4600 Arrowhead Road Powell, OH 43065 Don Casto 191 West Nationwide Blvd. Suite 200 Columbus, OH 43215 FHIT LLC 6695 Perimeter Loop Road Dublin, OH 43017