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52-03 Ordinance RECORD OF ORDINANCES Dayton Legal Blank. Inc. Form No 30043 Ordinance No. SZ-03 Passed 20 AN ORDINANCE PROVIDING FOR A CHANGE IN ZONING FOR 40 ACRES LOCATED ON THE NORTHWEST CORNER OF SAWMILL AND HARD ROADS, FROM: PUD, PLANNED UNIT DEVELOPMENT DISTRICT, TO: PUD, PLANNED UNIT DEVELOPMENT DISTRICT (CASE NO. 03-0452 - NE QUAD PUD, SUBAREAS SA, AND SB - KROGER CENTER - SAWMILL ROAD). NOW, THEREFORE, BE IT ORDAINED by the Council of the City of Dublin, State of Ohio, ~j 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 Unit 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 / /~G~ day of , 2004. ~ ~ r r Mayor -Presiding Officer Attest: Clerk of Council Sponsor: Planning Division 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. Dep Jerk of Council, Dublin, Ohio ADDITIONAL CONDITIONS APPENDED BY COUNCIL 5/17/04 1. That the text include size limitations of individual tenant spaces; 2. That the reference to colors in the text be removed; 3. That the color palette be brought back for review and approval by staff and the Planning & Zoning Commission; 4. That except for the Kroger sign, the color palette be limited to four subdued colors; 5. That special emphasis be given to landscaping around the gas station. Department of Development Division of Planning 5800 Shier-Rings Road • Dublin, Ohio 43016 CITY OF DUBLIN Phone: 614-410-4600 -Fax: 614-410-4747 M e m 0 TO: Members of Dublin City Council FROM: Jane S. Brautigam, City Manages DATE: May 13, 2004 INITIATED BY: Gary P. Gunderman, Assistant Plannil~ ctor~~~~~-- RE: Ordinance 52-03 -Northeast Quadrant PUD, Kroger Center, Subareas SA, and SB -Sawmill Road Rezoning (Case #03-0452) UPDATE: This case was postponed at the May 3 City Council meeting due to the fact that the development text was missing from the packets. The text has been included in the Council packets. SUMMARY: Rezoning application 03-0452 was submitted in May 2003 to revise the existing preliminary development plan for Subarea SA and SB of the Northeast Quadrant PUD. The existing zoning standards for this area permits 198,000 square feet of retail, and one restaurant outparcel (Subarea SA) and office uses at a maximum density of 10,000 square feet per acre, and two retail outparcels (Subarea SB). The proposed modifications to the zoning text still permit office and retail uses, however development standards and acreages, within Subareas SA and SB of the Northeast Quad PUD, Planned Unit Development District have been altered due to the realignment of Emerald Parkway and the four-acre wooded area at the northwest corner of Hard and Sawmill Roads. Subarea SA has been modified to permit one 198,000-square foot shopping center, two multi-tenant retail outbuildings, and an eight pump gas station. Subarea SB remains virtually unchanged from the previous rezoning with the exception of acreage that has been adjusted to accommodate the new alignment of Emerald Parkway. RECOMMENDATION: The proposed rezoning is generally consistent with the existing text and will provide additional services to support surrounding residents and future office employees. The Planning and Zoning Commission voted unanimously for this rezoning on March 18, 2004, which included a total of 27 conditions. One of the conditions of approval required the applicant return to the Planning Commission prior to submitting a final development plan for an informal review of the signage, architecture, and landscaping. Approval of Ordinance #52-03 is requested at this time. l Department of Development Division of Planning 5800 Shier-Rings Road • Dublin, Ohio 43016 ciTY of nue~iN Phone: 614-410-4600 • Fax: 614-410-4747 M e m o TO: Members of Dublin City Council FROM: Jane S. Brautigam, City Manage~;~.,,...~ 5 ~ DATE: April 27, 2004 INITIATED BY: Carson Combs, AICP, Acting Planning Directo~~~~ ~~"C~-~ RE: Ordinance 52-03 -Northeast Quadrant PUD, Kroger Center, Subareas SA, and SB -Sawmill Road Rezoning (Case #03-0452) SUMMARY: Rezoning application 03-0452 was submitted in May 2003 to revise the existing preliminary development plan for Subarea SA and SB of the Northeast Quadrant PUD. The existing zoning standards for this area permits 198,000 square feet of retail, and one restaurant outparcel (Subarea SA) and office uses at a maximum density of 10,000 square feet per acre, and two retail outparcels (Subarea SB). The proposed modifications to the zoning text still permit office and retail uses, however development standards and acreages, within Subareas SA and SB of the Northeast Quad PUD, Planned Unit Development District have been altered due to the realignment of Emerald Parkway and the four-acre wooded area at the northwest corner of Hard and Sawmill Roads. Subarea SA has been modified to permit one 198,000-square foot shopping center, two multi- tenant retail outbuildings, and an eight pump gas station. Subarea SB remains virtually unchanged from the previous rezoning with the exception of acreage that has been adjusted to accommodate the new alignment of Emerald Parkway. RECOMMENDATION: The proposed rezoning is generally consistent with the existing text and will provide additional services to support surrounding residents and future office employees. The Planning and Zoning Commission voted unanimously for this rezoning on March 18, 2004, which included a total of 27 conditions. One of the conditions of approval required the applicant return to the Planning Commission prior to submitting a final development plan for an informal review of the signage, architecture, and landscaping. Approval of Ordinance #52-03 is requested at this time. U13MtTTEO 70 COEdNG"! ~g ~ I~GR NEEETING QN C) ~ i , i i I and D PUD PUD -1 v alter Ro R-1 PUD v 4 OC~~e r yard Roa iyo Columb -1 PU R-1 1 Y.i. R-1 CC dP dd 03-045 Z City of Dublin Division of Planning NE Quad PUD Retail Subareas 5A and 5B N Feet Kroger Center -Sawmill Road o ~,oo0 2,000 r EXHIBIT "B" REZONING APPLICATION (Code Section 153.234) TO EXPIRE :~t i=1 i?1.14 ORDINANCE NO._'r -D DirisionalPlaaning CITY COUNCIL 1ST Reading a 5800 Shier-RsysRoad CITY COUNCIL PUBLIC HEARING Dublin, Ohio 43016-1236 CITY COUNCIL ACTION Phone/TOD: 614110-4600 Fax: 614.761.6566 Web Site: www.dublin.oh.us FOR OFFICE USE ONLY Amount Application No: P&Z Date(s): PS~Z Action: Received: 0~ , n , / ~Z Receipt No: MIS Fee No: U 7 Date Rec iv ~n ~ Received By: n l l C.7 / / ,Q ~~~~i~~ p~~ n~ NOTE: Applicants are highly encouraged to contact the Division of Planning at 410-4600 for assistance to discuss the P&Z review process prior to submitting a formal application. CHECK THE TYPE OF APPLICATION:2/11/2003 ? Composite Plan (§153.058) Preliminary Development Plan (§153.056) ? Other (Please Describe) FAX CONFIRMATION ~i'ILL FOLLOW THE SUB:~~t1SSION OF THIS FORM PROPERTY INFORMATION: 273-008753 273-008394 Parcei Size: Tax ID/Parcel Number: (Acres) 40± acres 273-008408 273-008422 Property Address: Side of Street (N, S, E, W): Northwest corner of Nearest Intersection: Hard and Sawmill Roads Distance from Nearest Intersection: FEET, N, S, E, W (Circle) from Nearest Intersection Existing Land Use Development: undeveloped agricultural Pro osed Land Use Develo ment les p p retail, restaurant, gas 'ne sa Current or Existinr, Zoning Distract. Requested Zoning District: ~ ! Number of A€tes to be R~zo'~i: ~)r PUD ~ 40± acres ~ 7 ~ i . ~ ~ t~+ n1 v L ~ 1 Rezoning Statement: State briefly how the proposed zoning and development relates to the existing and potential future land use character of the vicinity. The property this is the subject of this rezoning application is located at the northwest corner of the intersection of Hard and Sawmill Roads. It is currently undeveloped, vacant farmland, the majority of which is zoned for agricultural uses. The property on the south side of the subject site is undeveloped and zoned to permit residential uses, actual development of this property however is likely to be otherwise. Abutting to the west is the Dublin Scioto High School. The property to the north is largely undeveloped and will remain so as it is a City Park. East of the site, across Sawmill Road, is the Olde Sawmill Square Shopping Center, which is developed with a variety of retail and restaurant uses. Also adjacent to the east are the Olde Sawmill on the Lake Condominiums, with a mix of office and retail south of them. Zoning of this property in accordance with the submittal proposed State briefly how the proposed zoning and development relates to the Dublin Community Plan. The Dublin Community Plan recommends development of this site with retail and office at an intensity of 6,500 to 8,700 square feet per acre. This square footage for this proposal is significantly less than the recommended low. Th proposal fosters that strategy of development at a level below that projected in the Future Land Use Plan. Previous Application: Has an application for rezoning the property been denied by the City Council within the last two (2) years? N/A If Yes, When? State the basis of reconsideration: IF A PLANNED DISTRICT IS REQUESTED, IS A COMPOSITE OR PRELIMINARY PLAN ATTACHED? YES ® NO ? IF A PLANNED DISTRICT IS REQUESTED, IS THE PROPOSED DEVELOPMENT TEXT AT ? NO ? IV. PLEASE SUBMIT THE FOLLOWING: l~ TWO (2) ORIGINAL SIGNED AND NOTARIZED APPLICATIONS AND THIRTEEN (13) COPIES OF THE ORIGINAL APPLICATION 14 COPIES OF LEGAL DESCRIPTION ~ Legal description of the property to be zoned consists of ~ page(s). ~E~ ~x ~ + C~ 14 SETS OF A SCALED, SITE/STAKING PLAN (NOT GREATER THAN 24" x 36") AND 14 SETS OF REDUCED SITE DRAWING(S) (NOT GREATER THAN 11" X 17") SHOWING: ' a. The site and all land 500 feet beyond the boundaries; b. North arrow and bar scale; c. Locations, size, and dimensions of all existing and proposed conditions and structures (significant natural features, landscaping, structures, additions, decks, access ways, parking, etc.); d. Proposed Uses (Regional transportation system, densities, number of dwellings, building/unit types, square footages, parking/oper space, etc.); e. Existing and proposed zoning district boundaries; f. Size of site in acres/square feet; and g. All property lines, setbacks, street centerlines, rights-of-way, easements, and other information related to the site. 14 COPIES OF COUNTY TAX PARCEL ID MAP: (NOT LESS THAN 8'/z" X 11" AND NOT MORE THAN 16" X 20") Showing contiguous property owners within 500 feet from the perimeter of the area to be rezoned. X7 14 SETS OF SCALED, DETAILED ARCHITECTURAL ELEVATIONS (IF APPLICABLE) ~ FOR SIGNS, 14 COPIES OF ACCURATE, SCALED DRAWINGS SHOWING: a. Location of sign and sign type (wall, ground, projecting, or window) b. All dimensions of sign, including letter sizes and proposed distance from sign to grade c. Proposed copy layout and lettering styles (fonts) d. Materials and manufacturer to be used in fabrication e. Total area of sign face (including frame) f. Type of illumination l~ MATERIAL AND COLOR SAMPLES (color chips, photos, plans or brochure of product information). Include manufacturer name and numbe li. 3 `S~ , ' ~E~~~!~ 1 C~ CONTIGUOUS PROPERTY OWNERS: List all neighboring property owners within 300 feet from the perimeter of the property. Information must be in accordance with the Co. Auditor's current tax list. Electronic copies of property owner lists are encouraged_ (Use additional sheets as necessary.) PROPERTY OWNER (not Mortgage Company or Tax Service) _ MAILING ADDRESS _ _ CITY/STATE2IP CODE Please see attached list C?' j ~v I~ D 1 i - - i i ii 1- I i i I i ~ - I I ~i i I I i I VI. PROPERTY OWNER /APPLICANT INFORMATION: Current Property Owner/Applicant: Sawmill Partners InvesE ment Company, et al _ _ _ ~ i~. ~ . . ~*'3; Mailing Address: 1788 Frebis Avenue, Columbus, OH 43206 ~ ~)c (Street, City, State, Zip Code) _ ~ Daytime Telephone: 614-449-4223 _ ~ ~ 614-449-4395 ~1 j ~ ~ t.,,, i.' VII. OWNER'S REPRESENTATIVE INFORMATION: Representative if different from property owner or applicant: Ben W. Hale , Jr . (Also complete Section IX) Mailing Address: (Street. Daytime Telephone: City, State, ZipCode)_ 37 West Broad Street, Suite 725, Columbus, OH 4 21 Fax: Daytime Telephone: 614-221-4255 614-221-4409 E-MAIL ADDRESS IF AVAILABE VIII. PRIMARY CONTACT: Who is the primary contact person? (If different from Owner's Representative and Applicant) Ben W. Hale, Jr . IX. AUTHORIZATION TO VISIT THE PROPERTY: Site visits to the property by City representatives are necessary in order to process this application. The Owner/Applicant hereby authorizes City representatives to visit, photograph and post a notice on the property described in this application. X. UTILITY DISCLAIMER: The City of Dublin will make every effort to provide essential services to the property as needed. However, the rapid growth of the City of Dublin and northwest Franklin County has stretched the City's capacity to provide these services to the limit. As such, the City of Dublin may be unable to make all or part of said facilities available to the applicant until some future date. The ApplicanUOwner acknowledges that approval of this request for rezoning by the Dublin Planning and Zoning Commission and/or Dublin City Council does not constitute a guarantee or binding commitment that the City of Dublin will be able to provide essential services such as water and sewer facilities when needed by said Applicant. XI. OWNER AUTHORIZATION FOR AGENT/REPRESENTATIVE: 1, Please see attachment " ~~ti~ t~ T~~~~~~~~~'"~ty the owner/applicant, hereby authorize to act as my agenUrepresentative in all matters pertaining to the processing and approval of this application including modifying the project, and I agree to be bound by all re resentations and a reements made b the desi Hated a ent. Signature of Current Property Owner: Date: XII. APPLICANT'S AFFIDAVIT: 1. Ben W. Hale Jr. the applicanUauthorized representative, have read and understand the contents of this application. The information contained in this application, attached exhibits and other information submitted is complete and in all respects true and correct, to the best of my knowledge and belief. Signature of Applicant or / v"` Date: Authorized Representative: l"///"//"///oo ~ / Subscribed and sworn to before me this - _ day of _ _ . 2D~ Notary Publ ~ - `rrPFtlA~ S lication Page 5 of 5 ~ ~~j~jDate 04/28/03 STEPHANIE C. gUR1R ' <y i Notary Public, State of Ohio J,r `o ~ My Commission Expires 10-29-0~ ~ ~ " ATE OfN~.''` V V ~`ti~~' ~i~~ ~~~~L~iv 5-27-03;12=03PM; Smith and Hale :6142214409 OWNER AUTHORIZATION I, ,~E'y1N/4~/~ iQll,Q~,~ , as the authorized representative for Sawmill Partners Investment Company, the owner of the property included in the rezoning area, hereby giant to Ben W. Hale, Jr. of Smith & Hale, the authority to submit and pursue the rezoning of its property located north of Hard Road along the west side of Samwill Road and any other appropriate applications necessary to allow the proposed development of the tracts. The above named representative, or any designee, has the authority to represent the owner's interest in the subject property at all applicable hearings to ensure the rezoning process and any other administrative reviews that are submitted and completed to allow the development of the property. SAWMILL TNERS INVESTMENT COMPANY By: 4 sawrnillpart.aut (pvp) 4/28/03 FILE COP'S ~ DESCRIPTION OF A 10.870 ACRE TRACT LOCATED NORTH OF HARD ROAD AND WEST OF SAWMILL ROAD CITY OF DUBLIN, FRANKLIN COUNTY, OHIO Situate in the State of Ohio, County of Franklin, City of Dublin, lying in the Section 2, Township 2, Range 19, United States Military District, and being part of an original 75.549 acre tract conveyed to Sawmill Partners Investment Company No. II by deed of record in Official Record 7883 E06 and part of an original 45.032 acre tract conveyed to Sawmill Partners Investment Company No. II by deed of record in Official Record 11768 DOS, all records herein of the Recorder's Office, Franklin County, Ohio, and said 10.870 acre tract being more particularly described as follows: BEGIN FOR REFERENCE, at point at the centerline intersection of Sawmill Road and Hard Road, as shown and delineated on the record plat of the DEDICATION OF HARD ROAD, a subdivision of record in Plat Book 78, Page 11-13; Thence Nortli~ 02°34'54" West, a distance of 1588.82 feet, along the centerline of said Sawmill Road, to a point; Thence North 87°25'06" West, a distance of 67.50 feet, leaving the centerline of said Sawmill Road, to the POINT OF TRUE BEGINNING; Thence the following ten (10) courses and distances over and across said original 75.549 acre tract and said original 45.032 acre tract: 1. North 87°25'06" West, a distance of 87.31 feet, to a point; 2. Along a curve to the right, having a central angle of 29°43'27", a radius of 358.18 feet, an arc length of 185.82 feet, a chord which bears North 72°33'22" West, a chord distance of 183.74 feet, to a point; 3. North 57°42' 15" West, a distance of 79.70 feet, to a point; 4. Along a curve to the left, having a central angle of 29°42'12", a radius of 358.30 feet, an arc length of 185.75 feet, a chord which bears North 72°33'38" West, a chord distance of 183.68 feet, to a point; 5. North 87°25'06" West, a distance of 320.50 feet, to a point; 6. North 04°33'00" East, a distance of 2.12 feet, to a point; 7. Along a curve to the right, having a central angle of 88°01'54", a radius ~of 650.00 feet, an arc length of 998.69 feet, a chord which bears Nor~l~~s East, a chord distance of 903.32 feet, to a point; J ~ I1 ~ 8. South 87°25'06" East, a distance of 165.00 feet, to a point; 9. South 42°25'06" East, a distance of 24.72 feet, to a point; 10. South 02°34'54" West, a distance of 746.04 feet, to THE POINT OF TRUE BEGINNING, containing 10.870 acres, more or less.-Being 10.647 acres out of said original 75.549 acre tract and 0.223 acres out of said original 45.032 acre tract; The above description was prepared from record information obtained from Recorder's Office, Franklin County, Ohio and not from an actual field survey. The above description is intended for zoning purposes and not for the transfer of real property. The bearings given in the above description are based on the bearing of North 81°19'41" West for the centerline of Hard Road, as shown and delineated on the record plat of the DEDICATION OF HARD ROAD, of record in Plat Book 78, Pages 11-13, records of the Recorder's Office, Franklin County, Ohio. R.D. ZANDE & ASSOCIATES, INC. P:/6876/survey/data/6876-zone2.doc DESCRIPTION OF A 29.136 ACRE TRACT LOCATED NORTH OF HARD ROAD AND WEST OF SAWMILL ROAD CITY OF DUBLIN, FRANKLIN COUNTY, OHIO Situate in the State of Ohio, County of Franklin, City of Dublin, lying in the Section 2, Township 2, Range 19, United States Military District, and being part of an original 99.2 acre tract (Parcel 1) and an origina122.131 acre tract (Parcel 2) conveyed to Sa«~nill Partners Investment Company by deed of record in Official Record 6572 C15, and part of an original 75.549 acre tract conveyed to Sawmill Partners Investment Company No. II by deed of record in Official Record 7883 E06, all records herein of the Recorder's Office, Franklin County, Ohio, and said 29.136 acre tract being more particularly described as follows: BEGIN FOR REFERENCE, at point, at the centerline intersection of Sawmill Road and Hard Road as shown and delineated on the record plat of the DEDICATION OF HARD ROAD, a subdivision of record in Plat Book 78, Page 11-13; Thence North 87°25'06" West, a distance of 67.50 feet, along the centerline of said Hard Road, to a point; Thence North 02°34'54" East, a distance of 88.50 feet, leaving the centerline of said Hard Road, to a point in the southerly right-of--way line of said Hard Road, said point also being at the POINT OF TRUE BEGINNING; Thence the following nine (9) courses and distances along the northerly right-of- ~vay line of said Hard Road: 1. South 47°34'56" West, a distance of 54.45 feet, to a point; 2. North 87°25'04" West, a distance of 83.25 feet, to a point; 3. Along a curve to the right, having a central angle of 36°59'20", a radius of 450.00 feet, an arc length of 290.51 feet, a chord which bears North 68°55'25" V~~est, a chord distance of 285.49 feet, to a point; 4. North 50°25'45" West, a distance of 506.18 feet, to a point; 5. Along a curve to the left, having a central angle of 00°48'53", a radius of 1334.03 feet, an arc length of 18.97 feet, a chord which bears North 50°50'11" West, a chord distance of 18.97 feet, to a point; 6. North 07°48'50" West, a distance of 48.12 feet, to a point; 7. North 54°23'03" West, a distance of 80.00 feet, to a point; ~ E:.: cJ 3 -t!~{ S ~ ~ L~ J 8. South 79°02'44" West, a distance of 48.12 feet, to a point; 9. Along a curve to the left, having a central angle of 00° 16' 14", a radius of 1334.03 feet, an arc length of 6.30 feet, a chord which bears North 57°39'36" West, a chord distance of 6.30 feet, to a point; Thence the following ten (10) courses and distance over and across said original 99.2 acre tract, said original 22.131 acre tract and said origina175.549 acre tract: 1. North 15°09'23" West, a distance of 60.02 feet, along the proposed right-of- way line of Emerald Parkway, to a point; 2. North 28°16'55" East, a distance of 60.98 feet, along the proposed right-of- way line of said Emerald Parkway, to a point; 3. Along a curve to the left, having a central angle of 23°37'36", a radius of 750.01 feet, an arc length of 309.28 feet, a chord which bears North 16°21'48" East, a chord distance of 307.09 feet, along the proposed right-of--way line of said Emerald Parkway, to a point; 4. North 04°33'00" East, a distance of 773.42 feet, along the proposed right-of- way of said Emerald Parkway, to a point; 5. South 87°25'06" East, a distance of 320.50 feet, to a point; 6. Along a curve to the right, having a central angle of 29°42' 12", a radius of 358.30 feet, an arc length of 185.75 feet, a chord which bears South 72°33'28" East, a chord distance of 183.68 feet, to a point; 7. South 57°42'15" East, a distance of 79.70 feet, to a point; - 8. Along a curve to the left, having a central angle of 29°43'27", a radius of 358.18 feet, an arc length of 185.82 feet, a chord which bears South 72°33'22" East, a chord distance of 183.74 feet, to a point; 9. South 87°25'06" East, a distance of 87.33 feet, to a point; 10. South 02°34'54" West, a distance of 1500.32 feet, to the POINT OF TRUE BEGINNING, containing 29.136 acres, more or less. Being 4.418 acres out of said original 22.131 acre tract (Parcel 2), 18.444 acres out of said original 99.2 acre tract (Parcel 1), and 6.274 acres out of said original 75.549 acre tract. The above description was prepared from record information obtained from Recorder's Office, Franklin County, Ohio and not from an actual field rv ~ ~ ~ ,-0 d3 'd ~ ,r } . i The above description is intended for zoning purposes and not for the transfer of real property. The bearings given in the above description are based on the bearing of North 81°19'41" West for the centerline of Hard Road, as shown and delineated on the record plat of the DEDICATION OF HARD ROAD, of record in Plat Book 78, Pages 11-13, records of the Recorder's Office, Franklin County, Ohio. R.D. ZANDE & ASSOCIATES, INC. P J6876/survey/d ata/6876-zone.doc ~V ~ t V 'v ~ Smoo't'h Feed Sheets T"' Use template for 5160 `_ICANT ATTORNEY MUNICIPALITY Sawmill Partners Investment Co. Ben W. Hale, Jr. City of Dublin 1788 Frebis Avenue Smith & Hale 5800 Shier Rings Road Columbus, OH 43206 37 West Broad Street, Suite 725 Dublin, OH 43016 Columbus, OH 43215 PROPERTY OWNERS Sawmill Partners Investment Co. Sawmill Partners Investment Co, Il 1788 Frebis Avenue 1798 Frebis Avenue Columbus, OH 43206 Columbus, OH 43206 ri ' ~li`~ v ~~~a ~ 7.03 SURROUNDING PROPERTY OWNERS ~ -UC~ ~ ~~~F Kandasamy & Janaki Chandra Rockford Homes Board of Education of the Dublin Kumar 999 Polaris Parkway Local School District 5923 Sandy Rings Road Columbus, OH 43240 7030 Coffman Road Dublin, OH 43017 Dublin, OH 43017 Homewood Corp. City of Dublin Summit View Associates 750 Northlawn Drive 5200 Emerald Parkway 1798 Frebis Avenue Columbus, OH 43214 Dublin, OH 43017 Columbus, OH 43206 Jalal & Michele Zanjani, TR Michael & Debbie Walsh James & Pamela Thomas 5328 Erin Isles Court 2756 Sawmill Meadows Avenue 2748 Sawmill Meaows Avenue Dublin, OH 43017 Dublin, OH 43016 Dublin, OH 43016 Julie Spafford Carl & Tecora Rogers James Bofante 2740 Sawmill Meadows Avenue 7900 Sawmill Road 2257 Sawmill Meadows Avenue Dublin, OH 43016 Dublin, OH 43016 Dublin, OH 43016 Zgsak & Preeda Klailee Apostolic Christian Church of Michael McGlone ~d39 Blackwillow Street Columbus 2757 Sawmill Forest Avenue Dublin, OH 43016 7860 Sawmill Road Dublin, OH 43016 Dublin, OH 43016 / na~r_r-w~~~ ~..a-~-~,cc 1 -.hc~ic ~ aSf'f S~Fin~.. Smooth Feed SheetsT"' Use template for 5160® SP-I P~Iiami Properties, LLC James & Rosemary Halterman Saltergate N-W Investrnent Co., 5930 Wilcox Place, Suite J 2731 Sawmill Forest Avenue Ltd. Dublin, OH 43016 Dublin, OH 43016 6125 Frantz Road Dublin, OH 43017 Olde Sawmill Square Shopping SDB Investments I, LLC Shalendra & Rashmi Porwal Center P.O. Box 418 5665 Fraley Court 209 East State Street Lewis Center, OH 43035 Columbus, OH 43235 Columbus, OH 43215 ;ushman Cordle Thomas Group Property M&E Remdr, LLC '616 Sawmill Road Management, LLC 4849 Evanswood Drive Jublin, OH 43016 710 Woods Hollow Lane Columbus, OH 43229 Powell, OH 43065 WEC 98H-38, LLC Society Bank Robert & Jane Eikholt 6750 LBJ Freeway, Suite 1100 7460 Sawmill Road 394 East Town Street Dallas, TX 75240 Dublin, OH 43016 Columbus, OH 43215 Phillip Evans KTC Investors, Ltd. Ambler Enterprises 7584 Stone Lake Drive 6125 Frantz Road 10926 Ambler Lane Dublin, OH 43016 Dublin, OH 43017 Mantua, OH 44255 Plainsboro Partners, II Julie Winningham Dawn Doty 6125 Frantz Road 7572 Stone Lake Drive 7562 Stone Lake Drive Dublin, OH 43017 Dublin, OH 43016 Dublin, OH 43016 Perri Gatewood Tony & Katrina Wilson Tara & Aaron Aschenbrand 1558 Stone Lake Drive 7436 Bloomfield Place 2655 Summer Drive Dublin, OH 43016 Dublin, OH 43016 Dublin, OH 43016 William Davidage & George John & Hollianne Kanoski Joseph Sansone Matthews 2504 Sannington Drive 7524 Stone Lake Drive 7546 Stone Lake Drive Dublin, OH 43016 Dublin, OH 43016 Dublin, OH 43016 Colleen Copp KTC Investors Sheila Toth 7520 Stone Lake Drive 6125 Frantz Road 7514 Stone Lake Drive Dublin, OH 43016 Dublin, OH 43017 Dublin, OH 43016 ~l3 ~ E ~r~ ~ „ jschottkrogers~bl (~disk3/~ ~3 1 Jf .1 nW Rl~ER~*~ Address Labels Laser 1 R Smooth' Feed SheetsT"' Use template for 5160 ,ICAN"r ATTORNEY MUN[C[PALITY Sawmill Partners Investment Co. Ben W. Hale, Jr. City of Dublin 1788 Frebis Avenue Smith & Hale 5800 Shier Rings Road Columbus, OH 43206 37 West Broad Street, Suite 725 Dublin, OH 43016 Columbus, OH 43215 PROPERTY OWNERS Sawmill Partners Investment Co. Sawmill Partners Investment Co, II 1788 Frebis Avenue 1798 Frebis Avenue Columbus, OH 43206 Columbus, OH 43206 SURROUNDING PROPERTY OWNERS ~3 ~ zOQ~ , ~ C" 16 i 1 uA ~v~~. Kandasamy & Janaki Chandra Rockford Homes Board of Education of the Dublin Kumar 999 Polaris Parkway Local School District 5923 Sandy Rings Road Columbus, OH 43240 7030 Coffinan Road Dublin, OH 43017 Dublin, OH 43017 Homewood Corp. City of Dublin Summit View Associates 750 Northlawn Drive 5200 Emerald Parkway 1798 Frebis Avenue Columbus, OH 43214 Dublin, OH 43017 Columbus, OH 43206 Jalal & Michele Zanjani, TR Michael & Debbie Walsh James & Pamela Thomas 5328 Erin Isles Court 2756 Sawmill Meadows Avenue 2748 Sawmill Meaows Avenue Dublin, OH 43017 Dublin, OH 43016 Dublin, OH 43016 Julie Spafford Carl & Tecora Rogers James Bofante 2740 Sawmill Meadows Avenue 7900 Sawmill Road 2257 Sawmill Meadows Avenue Dublin, OH 43016 Dublin, OH 43016 Dublin, OH 43016 ngsak & Preeda Klailee Apostolic Christian Church of Michael McGlone 1839 Blackwillow Street Columbus 2757 Sawmill Forest Avenue Dublin, OH 43016 7860 Sawmill Road Dublin, OH 43016 Dublin, OH 43016 -J Laser 5160® i//~~11 w~ it-r~~i~ A.-~~rr~cc ~ A[IP~C PR4P4SED TEXT REVISED Dublin Northeast Master Plan Subareas SA & 5B Sawmill Partners Investment Co. April 8, 2004 Introduction: The Dublin Northeast Master Plan was revised in 1995 to recognize the Schottenstein and Riverside development proposal along the Sawmill Road corridor from Bright Road north to Summit View Road. The purpose of this minor revision to the PUD text & plan is to allow for the preservation of an existing treed area at the northwest corner of Sawmill and Hard Roads and to shift the commercial designation found in subarea SA northward thereby removing approximately 2.4+/- acres from subarea SB, which consists primarily of office activities. The commercial square footage found within subarea SA will be 173,976 square feet for the first phase of the shopping center. As indicated on the development plan, an additiona124,000 square feet has been reserved as future retail development. Two (2) multi-tenant retail buildings and a gasoline sales kiosk shall be located along the Sawmill Road frontage comprising 17,150 square feet. The single outlot restaurant parcel which was located within the treed area has been removed to protect the existing green space and two (2) multi-tenant retail buildings and a gasoline sales kiosk of smaller size have been located north of the original outparcel along the Sawmill Road frontage. The slight modification in the boundaries of subareas SA and SB will not negatively impact the surrounding areas Subarea SA/Retail Center Area: (27.951+/- acres) AMENDED Permitted Uses: Department stores Meat and fish (sea food) markets Grocery stores Large format retail Candy, nut and confectionery stores Men's and boy's clothing and furnishings stores Women's accessory and specialty stores Women's ready-to-wear stores Family clothing stores Children's and infants' wear stores Family clothing stores Shoe stores Custom tailors Miscellaneous apparel and accessory stores 1 Radio, television and music stores Drug stores and proprietary stores Eating and drinking places Book and stationery stores Sporting goods stores and bicycle shops Jewelry stores Florists Cigar stores and stands News dealers and news stands Camera and photographic supply stores Gift, novelty and souvenir shops Optical goods stores Miscellaneous retail stores not elsewhere classified Commercial and stock savings banks Mutual savings bank Trust companies not engaged in deposit banking Establishments performing functions closely related to banking Savings and loan associations Agricultural credit institutions Personal credit institutions Business credit institutions Loan correspondents and brokers Beauty shops Barber shops Conditional Uses: The following uses shall be permitted in the retail center area, subject to approval in accordance with Dublin City Code Section 153.236. Health and allied services including day spas and health clubs with a maximum class size of thirty-five (35) Miscellaneous personal services Auto-oriented commercial facilities Outdoor service facilities Additional Use Considerations: 1. Two (2) multi-tenant retail buildings with a combined square footage of 17,000 square feet shall be permitted along the Sawmill Road frontage per the submitted development plan. A drive-thru and/or drive-in shall be permitted on one (1) of the multi-tenant retail outbuildings subject to approval in accordance with Dublin City Code Section 153.236. Should these two multi-tenant retail outbuildings not immediately be developed, the sites 2 shall be fine graded and seeded with grass as a holding measure until the lots are used. 2. One (1) gasoline sales kiosk, with maximum square footage of 150 square feet shall be permitted along the Sawmill Road frontage per the submitted development plan. 3. The hours of operation shall be as follows: a. Grocery store: 24 hours a day b. Retail space: 6:00 a.m. to 12:00 a.m. c. Restaurants: 6:00 a.m. to 2:00 a.m. Yard and Setback Requirements: 1. Along Sawmill Road the pavement setback shall be 40', and the building setback shall be 69'. 2. Along the Hard Road extension, the pavement setback shall be 50', and the building setback shall be 60'. 3. Along the Emerald Parkway extension, the pavement setback shall be 40', and the building setback shall be 50'. 4. Along Summer Drive, the pavement setback shall be 35', and the building setback shall be 60', measured from the centerline of the road. 5. Along the 4.4 acre tree preservation zone, the pavement setback shall be zero, and the building setback shall be 75'. 6. Interior lot lines shall have a zero setback for parking and building. 7. Easements for any purpose along the east side of Emerald Parkway, shall have no effect on the setbacks detailed herein or depicted on the Preliminary Development Plan Density: 1. Total building square footage for the first phase shall be 173,976, (99,945 grocery and 74,031 retail), the maximum future square footage shall be 24,000. The square footage for the multi-tenant retail buildings and gasoline sales kiosk adjacent to Sawmill Road is 17,150, (17,000 restaurant/retail and 150 gasoline sales kiosk). 3 Height Requirements: 1. The maximum height for the main grocery building shall be 45' except architectural features such as parapets, appendices, hips, gables, spires, etc., which may extend up to 55'. 2. The maximum height of the retail/restaurant space attached to the main grocery building shall be 38', except architectural features such as parapets, appendices, hips, gables, spires, etc., which may extend up to 50'. 3. The maximum height of the multi-tenant retail buildings shall be 28', except architectural features such as parapets, appendices, hips, gables, spires, etc., which may extend up to 30'. Parking and Loading: 1 . Unless otherwise stated herein or otherwise depicted on the preliminary development plan, all parking and loading shall be regulated by Dublin Code, Section 153.200 et seq. 2. There shall be 1,058 parking spaces provided for Subarea SA including the multi-tenant retail building and gasoline sales area, as indicated on the site plan. Eight stacking spaces shall be provided for the pharmacy drive-thru as part of the grocery. The applicant has planned this development around the preservation of a 4.4+/- acre tree preservation zone at the northwest corner of Hard and Sawmill Roads. Also, the City of Dublin realigned the Emerald Parkway extension easterly resulting in a net loss to this property of approximately two (2) acres. Due to the provision of the 4.4+/- acre tree preservation area and the acreage loss due to the road realignment, this site does not meet the minimum parking requirement. In consideration of these factors, the minimum parking requirement shall not be strictly enforced. 3. Service courts and loading dock shall be screened from all sides by landscaping, mounding, or walls. 4. There shall be shared parking between the main grocery building, the restaurant retail attached thereto, the multi-tenant retail buildings, and the gasoline sales area. 5. Internal pedestrian walkways as shown on the site plan will provide the necessary access points from parking areas to the stores. Bicycle racks will be provided along the front of the stores. 6. Shopping cart corrals shall be located within the parking lots and constructed in an "H" design utilizing landscape materials which provide screening of the stored carts. No vertical, non-generic cart corral signage will be allowed at each site. 4 7. Employees will park within the site as determined by the employer. 8. A large portion of the site is served by an existing stormwater drainage system, the remainder of the site will comply with the existing stormwater regulation found in the Dublin zoning code as articulated in the MORPC 5 year storm release rates and further the current Dublin standards with regard to stormwater quality must be met. 9. Stacking requirements for the fuel station shall be in compliance with the requirements of the Dublin City Code. Circulation: 1 . Sawmill R.O.W. shall be 68' from the centerline (to be resolved with City of Columbus). 2. Hard Road R.O.W. between Sawmill Road and Emerald Parkway shall be 135'. 3. Emerald Parkway shall have a 100' right-of--way and a pavement width consistent with prudent traffic engineering principles. 4. Summer Drive shall be private and maintained by the developer. Summer Drive shall be constructed by the developer to a specification approved by the City Engineer. 5. A bike path shall be developed along the Sawmill Road frontage and link with the existing pedestrian path along Hard Road. 6. Construction of Emerald Parkway from Sawmill to Hard Road shall occur before or simultaneously with the development of the retail center. In addition, at such time applicants shall dedicate the required right-of--way for the extension of Emerald Parkway to Bright Road. 7. The owner shall pay toward construction of Emerald Parkway north of Hard Road concurrent with development of the retail center, pursuant to a separate Infrastructure Agreement between the developer and the City. 8. The owner shall modify existing signals and pavement markings on Sawmill Road to the satisfaction of the cities of Columbus and Dublin; that curb cut location and function be as shown on the site plan and to the satisfaction of the City Engineer of the City of competent jurisdiction; that street lighting, curb and gutter, bike path and sidewalks be installed per City standards, to the satisfaction of the City Engineer; and easements for all utilities be recorded at a later date to the satisfaction of the City Engineer. 5 Waste, Refuse, Outdoor Display Areas and/or other Environmental Commitments: 1. All waste and refuse shall be containerized. The multi-tenant retail buildings and gasoline sales area will also be required to have lids on their dumpsters to mitigate any odor or pest problems in the area. 2. Seasonal outdoor sales shall be permitted subject to issuance of a seasonal outdoor sales permits in compliance with the requirements of the Dublin City Code. 3. The outside display area around the gasoline sales kiosk shall be limited to the following: a. Ice and beverage vending machines so long as they do not face a public right-of- way and are not internally illuminated. b. Limited automotive product display racks, not to exceed 36" in height adjacent to the sales kiosk. 4. Outdoor display shall be prohibited for the two (2) multi-tenant retail buildings. 5. All waste and refuse containers and areas must be screened on three sides by a solid fence, wall, or building with a matching solid wood or metal gate to a minimum height of six (6) feet, unless otherwise in compliance with the Dublin City Code. The enclosure material is to match that of the predominate material of all buildings unless otherwise approved by the Planning and Zoning Commission. Storage ,Equipment and Screening: 1. No materials, supplies, equipment or products shall be stored or permitted to remain on any portion of the parcel outside of permanent structure. Mechanical equipment or other utility hardware on roof, ground, or buildings shall be screened from public view with materials harmonious with the building per Dublin City Code. 2. All commercial vehicles associated with businesses operating within the center must be parked within a fully screened loading zone. Landscaping: 1. Except as otherwise stated herein landscaping shall conform to the Dublin Landscape Code, Section 153.130 et seq. 2. Landscaping within the Sawmill Road setback shall be comprised of a combination of evergreen and deciduous shrubs, flowering and deciduous trees to a height of 3.5'. 6 3. A 4' to 6' mound, landscaped with a mixture of evergreen shrubs and trees, will be located along the Emerald Parkway frontage to the west of the Kroger building to provide a buffer from Emerald Parkway. 4. Prior to the development of retail facing Emerald Parkway, mounding and fencing shall be installed as a buffer to the rear of the retail facing Sawmill Road in conformance with the fence detail attached hereto as Exhibit `A' . 5. Street trees shall be planted along Sawmill Road, Hard Road, and Emerald Parkway per City of Dublin Standards. 6. The applicant shall meet the City of Dublin Tree Preservation Ordinance unless a Tree Preservation Waiver is granted by the Dublin City Council. 7. The locations of planned signage and entry walls are indicated on the attached site plan. 8. A 4.4+/- acre tract of land located at the northwest corner of Sawmill and Hard Roads shall be privately owned and maintained and will be designated open space. A no disturb zone /tree preservation zone will be privately maintained with the only intrusions being the Hard Road access which connects to the shopping center and any necessary utilities to serve the site. No clearing or thinning of trees shall be permitted in that area except for customary practices to improve the aesthetic of the area. Existing trees within this area shall be counted toward the minimum landscape requirement of Dublin City Code Section 153.133(B)(3)(a). The area shall be maintained in compliance with the requirements of the Dublin City Code. Lighting: 1. External light fixtures may be pole or wall mounted, dark in color, and of similar type and style. 2. All parking lot lighting shall be limited to 28' in height 3. Lighting program shall be designed to minimize glare and light trespass onto adjacent properties. 4. All light fixtures shall be cut-off fixtures to prevent spillage of light onto adjacent properties, and shall conform to City of Dublin Lighting Guidelines 5. The above lighting restrictions are applicable to all of Subarea SA. 7 Architecture: 1. All building materials shall be earthtone in color. 2. The basic building materials shall be brick, stone and EIFS. 3. Roof lines, facades, rear and side building elevations shall be varied to provide relief in the building facades and alternate building massing. 4. Building materials shall be consistent on all visible sides of the buildings. 5. Where hipped or gabled roofs are provided, dimensional asphalt shingles will be the predominate roof material. 6. Main retail building tenants may have a variety of storefront conditions that include a covered colonnade or building mounted fabric awnings. Combinations of hipped, gabled, and detailed horizontal parapets shall be encouraged to breakup the over roof line. 7. Building materials consisting of brick, stone, and EIFS, shall be used for the larger anchor store, minor anchor store(s) (if provided), smaller retail shop buildings and the multi-tenant retail buildings. Non-visible (service court) masonry walls shall be painted concrete block in a color harmonious with the brick used throughout the center. 8. Other anchors and smaller shops may have colonnaded fronts, per the attached elevations, using a design similar and harmonious with those pilasters provided for the larger stores. Parapets projected above the columns will be articulated at larger tenant entrances. These parapets will be either rectilinear or gable in shape per the illustrations accompanying this text. Other materials will be the same as those provided for the major anchors with non- visible rear walls being concrete block painted to be harmonious with the brick used throughout the center. 9. Roof mounted equipment shall be screened with hipped or gabled roofs as well as detailed horizontal parapets. Rear and side building parapets on the anchor store shall be horizontal in nature, but shall be varied in height. Signage: 1. Proposed Signage is attached hereto and detailed in Exhibit `B'. 2. Unless otherwise indicated in this text, or the attachments hereto, all Signage shall be in conformance with the pertinent provision of the Dublin Sign Code. 3. The wall sign for the major tenant shall be a maximum 110 square feet for the grocery 8 facade facing Sawmill Road as shown on the submitted plans which is comparable with the wall signage previously approved for grocery store locations within Dublin. A maximum 50 square foot wall sign identifying the grocery store shall be permitted on the west side of the building along the Emerald Parkway frontage. The two (2) monument center identification signs identifying the major tenant shall be a maximum of 8 feet in height and shall be 66 square feet for the Sawmill Road location and 66 square feet in size for the Hard Road location. 4. The signage for the other tenants shall be described as follows: a. The maximum height for the individual letters will be 30", except for ascenders and descenders. b. The maximum graphic span on the front facade for each tenant shall be 80% of the sign fascial length and the wall sign shall be located over the entrance to the tenant space. c. The signage will consist of individual channel letter boxes affixed to the facade. The letter faces will be made on acrylic plastic which will be illuminated internally by neon tubing. The return sides of all letters shall be dark bronze throughout the entire center. No exposed raceways shall be permitted. Letter boxes will be mounted flush with the wall. d. No individual sign shall exceed three (3) colors. e. All sign finishes shall be matte finish. 5. All signage shall be comprised of the following color pallette: White Plexiglas Acrylic 7328 - Ivory Plexiglas Acrylic 2146 Delft Blue Gerber 3M 230-97 Scarlet Gerber 3M 238-83 Orange Gerber 3M 230-44 Sunflower Gerber 3M 230-25 Emerald Gerber 3M 230-126 Burgundy Gerber 3M 230-49 Rust Brown Gerber 3M 230-63 Blue VT 5821 Dk Bronze Mathews 41-313 3. signage shall be permitted for the pharmacy at the northern edge of the grocery use. Said signage to include canopy and post, shall be directional in nature indicating pharmacy drive thru location and "do not enter" signs per Dublin signage Code 9 4. Gas station signage shall be as indicated in Exhibit `B'. No signage shall be permitted on the building, pumps, or canopy, except as required by the law. 5. The site shall have a series of uniform egress and/or directional signs to aid traffic flow throughout the site, said signage shall comply with the pertinent provisions of the Dublin Zoning Code. 6. Blade signs shall be permitted to enable walking traffic to identify all tenants. 7. All other signage not identified shall comply with Section 153.150 et seq., of the Dublin zoning code. 8. No exposed neon, soda machines, banners; ATMs, etc., shall be permitted outside the buildings, except for the gasoline station outlot where ice and beverage machines are permitted. Maintenance: All buildings, structures, fences paved areas, landscaped areas and other improvements shall at all times be kept in good condition and repair and with a clean and sightly appearance. Landscape areas shall be maintained with materials specified in the Plan and in a healthy living state, mowed, pruned, watered and otherwise maintained as appropriate. There shall be provided and kept in good working order, trash compactors and/or depositories at approved locations which shall be emptied prior to becoming full and a pest and rodent control program shall be provided if necessary. Tenants will be required to deposit trash only in said compactors or depositories and said properties shall be kept free of liter under all reasonable conditions and parking and paved areas shall be power swept where necessary. All signage shall be kept in good repair. Lighting, painting and associated materials on signage shall be kept in a continuously upgraded condition. When, and if, vacancies shall occur, said spaces shall be decoratively maintained free of litter, and/or and left over andlor deteriorated signage so as to appear ready for re-rental and re-occupancy provided that nothing herein shall be construed as interfering with the right to make reasonable repairs or alterations to said premises. Subarea SB Office (10.87+/- acres): Permitted Uses: The following uses shall be permitted within Subarea SB: 1. Uses as outlined in Section 153.026 (Suburban Office & Institutional district) of the Dublin Zoning code. 10 2. Two outparcels shall be permitted in Subarea SB. Both outparcels are permitted for retail or restaurant uses. 3. A restaurant outparcel shall be permitted. The restaurant shall be full service with no drive in facility or pick up window. Yard and Setback Requirements: 1. Along Sawmill Road, building and pavement setbacks shall be 50'. 2. Along Emerald Parkway, pavement setback shall be 40', building setback shall be 50'. 3. Along Summer Drive, building setbacks shall be 60' and pavement setbacks shall be 35", as measured from the centerline. Density 1. Total building square footage permitted per acre shall not exceed 10,000 square feet including the outparcels. Height Requirements: 1. Maximum height for buildings in Subarea SB shall be 60'. Parking and Loading: 1. All parking and loading shall be regulated by Dublin Code, Section 153.200 et seq. 2. Bank drive-thru stacking requirements shall be as per Dublin Zoning Code requirements. Circulation: 1. Emerald Parkway shall have a 100' right-of--way and a pavement width consistent with prudent traffic engineering principles. Applicants obligation shall be to construct or pay for a maximum of 40' of pavement from back of curb to back of curb. 2. All curb cuts shall be approved by the City traffic engineer. 3. Sawmill Road R.O.W. shall be 68' from centerline. 4. A bike path shall be developed along Sawmill Road as a pedestrian link between Summer Drive and Emerald Parkway. It shall be built according to Dublin Standards. 11 5. The owner shall modify existing signals and pavement markings on Sawmill Road to the satisfaction of the cities of Columbus and Dublin; that curb cut location and function be as shown on the site plan and to the satisfaction of the City Engineer of the City of competent jurisdiction; that street lighting, curb and gutter, bike path and sidewalks be installed per City standards, to the satisfaction of the City Engineer; and easements for all utilities be recorded at a later date to the satisfaction of the City Engineer. Waste and Refuse: 1. All waste and refuse shall be containerized and fully screened from view by a solid wall or fence with building materials compatible with the surrounding architecture. Storage and Equipment: 1. No materials, supplies, equipment or products shall be stored or permitted to remain upon any portion of the parcel outside a permitted structure. Mechanical equipment and other utility hardware on roof, ground or building shall be screened from public view with materials harmonious with the building. Landscaping: 1. Landscaping shall be according to Dublin Code, Section 153.130 et seq. 2. All signage and entry features will have consistent character and meet Dublin Sign Code. Lighting: 1. External light fixtures may be pole or wall mounted, dark in color and of similar type and style. 2. All parking lot lighting shall be limited to 28' in height. 3. Lighting program shall be designed to minimize glare and light trespass onto adjacent properties. 4. All light fixtures within 150' of adjacent roadways shall be cut-off fixtures to prevent spillage of light onto adjacent properties. Architecture: 1. With the exception of enclosed service corridors, the buildings shall have the same degree of exterior finish on all sides. 12 2. Roof forms will be sloped and residential in character to conceal rooftop equipment. 3. The buildings should reflect a suburban office or residential character. 4. The architectural style, materials and colors shall be consistent with that indicated in Subarea SA and coordinated with surrounding architecture. Signage 1. Signage shall be in accordance with the signage section for Subarea SA, otherwise all signage shall comply with Section 153.150 et seq., of the Dublin Zoning Code. Maintenance: All buildings, structures, fences paved areas, landscaped areas and other improvements shall at all times be kept in good condition and repair arid with a clean arid sightly appearance. Landscape areas shall be maintained with materials specified in the Plan and in a healthy living state, mowed, pruned, watered and otherwise maintained as appropriate. There shall be provided and kept in good working order, trash compactors and/or depositories at approved locations which shall be emptied prior to becoming full and a pest and rodent control program shall be provided if necessary. Tenants will be required to deposit trash only in said compactors or depositories and said properties shall be kept free of litter under all reasonable conditions and parking and paved areas shall be power swept where necessary. All signage shall be kept in good repair. Lighting, painting and associated materials on signage shall be kept in a continuously upgraded condition. When, and if, vacancies shall occur, said spaces shall be decoratively maintained free of litter, dirt and left over and/or deteriorated signage so as to appear ready for re-rental and re-occupancy provided that nothing herein shall be construed as interfering with the right to make reasonable repairs or alterations to said premises. The undersigned, being the owner of the subject property together with the applicant in the subject application, or other duly authorized representative, do hereby agree singularly and collectively for themselves ,their heirs, successors and assigns, to abide by the above restrictions, conditions, and commitments regarding development of the subject property. Ben W. Hale, Jr. schottjaykroger.txt (dlh 16) 5/3/04 13 Q ~ ~ c~~ W .,..J U ~ ~ ~ ~ .swan 6i~ ~1/ E.._. LL C, ~ N _4J F 0- ~ Q- x x x xX X x xx a O ~ ~ m ~ x V „I _ 0 z o ~ u cV u~G ~ _ ~ Q lV ~ g w~ a~ „O-,9 ( t ~ I. ~ . _ Q J Uj - ~ ~ E- t ~ ~1 ~ i * 4 ~ S ' . , - W Wr~ Ems- ~ W Q ~ ~ . 0 O ~i z o o . oZo Q ~ C~ r- r _ LEI ~ - ' 7 x 1.~ . V J~ ' ~ L. .....o ~ ~ t . 'i ' ~ 1--- .cwt - C~! w ~ ~~c~ ~ W O i Z U o ~ . O ~ ~ . w ~ ~ ~ : ~ ~ ~ ~ ~~a Q • ~ ~ W C~ ~ ~ ~ U D z Z . 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Front View Scale: 1 1/2" = 1'-0" 1 ~ ae i KRO G E R Customer Approval: Date: 1 P o e nue CoSUmr,~~s, ~;:i_~ 3~:a Drawing 04pt4833 Date: 2/18/04 By: PT For: PC Sawmill Centre Revision Date: Pa e 1 of 1 la O 61' 443-d5G0 9 Fax - 4' -4eoa THIS DRAWING IS THE EXCLUSIVE PROPERTY OF HANOVER SIGN CO., INC. 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Rezoning/Revised Preliminary Development Plan 03-0452 - NE Quad PUD Retail, Subareas SA and SB -Kroger Center -Sawmill Road Location: 40 acres located on the northwest corner of Sawmill and Hard Roads. Existing Zoning: PUD, Planned Unit Development District (NE Quad plan). Request: PUD, Planned Unit Development District. Proposed Use: A 198,000-square foot shopping center anchored by a 99,945-square foot grocery store with adrive-thru pharmacy, a 98-square foot eight pump gas station and two 8,500 square-foot outbuildings, and 10.87 acres of office area. Applicant: Sawmill Partners Investment Company, 1798 Frebis Avenue, Columbus, Ohio 43206-3729; represented by Ben W. Hale, Jr., Smith and Hale, 37 West Broad Street, Suite 725, Columbus, Ohio 43215. Staff Contacts: Anne Wanner, Senior Planner. MOTION: To approve this revised preliminary development plan (rezoning) application because it provides required traffic improvements, necessary commercial and retail uses intended to serve the Northeast Quadrant, quality architecture, a significant four-acre tree stand and generally complies with criteria set forth in Section 153.056 of the Dublin Zoning Code, with 27 conditions: 1) That all site plans be accurately revised to reflect required site plan improvements and text requirements, including traffic elements, prior to scheduling a public hearing at City Council, subject to staff approval; 2) That no open cutting of the existing public roadway be permitted without prior approval by the City Engineer; 3) That cross-access easements be provided prior to issuance of building permits; 4) That the design of the private drive meet the approval of the City Engineer, and that the text be revised to state that the developer will be responsible for the construction and maintenance of this drive; 5) That final site design meet all applicable storrnwater regulations, and that all field tiles be connected to the storm water system to maintain positive drainage, to the satisfaction of the City Engineer; Page 1 of 3 ~ _ FoR ~r~NO oar S PLANNING AND ZONING COMMISSION RECORD OF ACTION MARCH 18, 2004 2. Rezoning/Revised Preliminary Development Plan 03-0452 - NE Quad PUD Retail, Subareas SA and SB -Kroger Center -Sawmill Road (Continued) 6) That additional rights-of--way be dedicated by General Warranty Deed prior to the issuance of any building permits; 7) That a bike path be provided along the Sawmill Road frontage, as approved by the City of Dublin and City of Columbus, and that an additional sidewalk be constructed from the Hard Road entrance (closest to Sawmill Road) into the site; 8) That the site plan be revised to properly reflect the width of Summer Drive on the west side of Sawmill Road as depicted in the traffic study; 9) That a formal tree waiver request be submitted prior to scheduling a public hearing at City Council; 10) That the text be clarified to state that all building materials and trim colors will be earth tone in color; 11) That all signage be in conformance with the Sign Code unless otherwise indicated in the development text; 12) That all signage be referenced within the body of text with a dimensioned exhibit, prior to scheduling a public hearing at City Council; 13) That a quality entry feature, matching the predominant building materials and colors, be submitted with the final development plans; 14) That the existing obsolete curb cut on Hard Road be removed, and that the plat be reconfigured to adjust the right-of way in this area; 15) That the rear fence screening and landscape treatment along Emerald Parkway be referenced in the text with an exhibit and attached to the development text prior to scheduling a public hearing at City Council; 16) That the final development plans show all adjacent and opposing curb cuts, both existing and proposed; 17) That all landscape plans be in conformance with the Landscape Code, unless otherwise indicated in the development text, and that small, undulating mounds with landscaping be added along the Sawmill Road frontage treatment; 18) That revised tree survey, preservation, and replacement plans be submitted prior to scheduling a public hearing at City Council; 19) That all lighting comply with the City of Dublin Exterior Lighting Guidelines; 20) That a plat for Emerald Parkway right-of--way be dedicated to the City, and that lots be created for this development; 21) That the multi-tenant retail outbuildings be revised to reflect more of a "village" architecture similar to the proposed shopping center; 22) That the paving material at pedestrian crossings and within the shopping center walkways be varied to provide visual interest; 23) That a sidewalk be added along the main east-west entrance of the shopping center to provide a pedestrian connection to the multi-tenant retail outbuildings and the Kroger store; Page 2 of 3 PLANNING AND ZONING COMMISSION RECORD OF ACTION MARCH 18, 2004 2. Rezoning/Revised Preliminary Development Plan 03-0452 - NE Quad PUD Retail, Subareas SA and SB -Kroger Center -Sawmill Road (Continued) 24) That the text be. revised to reflect the hours of operation for the grocery store to be 24 hours per day, seven days a week, restaurants to be 6 a.m. until 2 a.m., and all other businesses to be 6 a.m. until 12 midnight; 25) That stone be added to the facade of the Kroger portion of the shopping center to provide visual relief; 26) That there be an additional architecture; landscaping, and signage review by the Commission prior to the final development plan submittal; and 27) That the text regarding seasonal sales be amended to require permits for all seasonal sales, subject to Code requirements. * Ben W. Hale, Jr. agreed to the above conditions. VOTE: 7-0. RESULT:- This rezoning application was approved. It will be forwarded to City Council with a positive recommendation. STAFF CERTIFICATION Frank A. Ciarochi Acting Planning Director Page 3 of 3 Dublin Planning and Zoning. ~mmission Staff Report -March 18, 2004 Page 5 2. Rezoning/Revised Preliminary Development Plan 03-0452 - NE Quad PUD Retail, Subareas SA and SB -Kroger Center -Sawmill Road Location: 40 acres located on the northwest corner of Sawmill and Hard Roads. Existing Zoning: PUD, Planned Unit Development District (Northeast Quad plan). Request: A revision to the existing PUD preliminary development plan under the provisions of Section 153.056. Proposed Use: A 198,000-square foot shopping center anchored by a 99,945-square foot grocery store with adrive-thru pharmacy, a 150-square foot gas station, two 8,500 square-foot out parcels, and a 10.87-acre office area. _ Applicant: Sawmill Partners Investment Company, 1798 Frebis Avenue, Columbus, Ohio 43206-3729; represented by Ben W. Hale, Jr., Smith and Hale, 37 West Broad Street, Suite 725, Columbus, Ohio 43215. Staff Contact: Anne Wanner, Senior Planner. UPDATE: This application was tabled at the March 4, 2004 Planning and Zoning Commission meeting due to the late hour. The Commission recommended that this case be rescheduled on the March 18, 2004 meeting agenda to allow the necessary amount of time for discussion. No changes have been made to the application or submitted information, but minor updates have been made to the report. BACKGROUND: Case Summary: This is a request for the review and approval of a revised preliminary development plan (rezoning) application to modify the permitted uses, development standards, and acreages, within Subareas SA and SB of the Northeast Quad PUD, Planned Unit Development District. The existing zoning standards for this area permits 198,000 square feet of retail, and one restaurant outparcel (Subarea SA) and office uses at a maximum density of 10,000 square feet per acre, with two retail outparcels (Subarea SB). The proposed rezoning would modify Subarea SA to permit one 198,000-square foot shopping center, two restaurant/retail outbuildings, and an eight pump gas station. Subarea SB remains virtually unchanged from the previous rezoning with the exception of acreage that has been adjusted to accommodate the new alignment of Emerald Parkway. Case Procedure: The fundamental purpose of the PUD is to permit flexible, alternative development that is designed in a coordinated, comprehensive manner. A PUD should preserve the natural quality and character of the land consistent with accepted land planning, landscape architecture and engineering principles. The preliminary development plan (rezoning) is the second of three PUD stages and is binding. It establishes the permissible uses, density, and development standards and serves as the preliminary plat. The Commission is to make its recommendation on this rezoning application and forward it to City Council for a public hearing and final vote. Atwo-thirds majority vote is necessary to override a negative recommendation from the Commission. If approved by Council, the rezoning will take effect in 30 days. All development is subject to final development plan approval by the Commission prior to any construction. Dublin Planning and Zoning ;mmission Staff Report -March 18, 2004 Page 6 Review Criteria: Section 153.056 sets forth the criteria for approval of the revised preliminary development plan (rezoning): 1) The proposed development complies with the purpose, intent and standards of the zoning ordinance, development text, Code and prior conditions of approval; 2) The proposed development is consistent with sound zoning, planning and design techniques and conforms to applicable plans; 3) The development will advance the general welfare and provides benefits that justify deviating from the standard requirements of the Code; 4) It uses a variety of land uses incorporating proper relationships of proposed land uses and structures; and 5) The development exhibits proper density and development standards. CONSIDERATIONS: Site Characteristics: The 44.208-acre site has frontage along three public streets: Sawmill Road (2,400 feet), Hard Road (1,200 feet), and future Emerald Parkway (2,500 feet). Future Summer Drive (1,000 feet) will bisect the two Subareas. The site is flat and undeveloped. A mature stand of trees (approximately four acres) is located at the southeast corner of the site. Other trees and undergrowth are dispersed throughout the site primarily along old fencerows. Due to its location, the site has good visibility along Sawmill Road and future Emerald Parkway. This site is located on the eastern boundary of Dublin, but the Sawmill Road right-of--way is located within the City of Columbus. To the north and west is the future Scioto Crossings multi-family and single-family development zoned PUD, Planned Unit Development District, as a part of the Northeast Quadrant (Subareas 4A-4C and 6A/6B). Immediately to the west is Dublin Scioto High School, located in Subarea 10. Further to the northwest, the Wyandotte Woods single- family subdivision is under development. To the south is undeveloped land in Subarea SC. To the east, across Sawmill Road (Columbus), are several commercial and multi-family uses including CVS Pharmacy, Max & Erma's restaurant, Olde Sawmill on the Lake apartment/condominium complex, Burger King, Huntington Bank, and the Olde Sawmill Square Shopping Center that includes a Kroger store. The final development plans for Section SA of Emerald Parkway were approved on January 22, 2004. Emerald Parkway Section SB, south of Hard Road, is forthcoming. This roadway will be constructed as part of an infrastructure agreement between the City and developer. To date, the only developed portions of this PUD are Hard Road from Sawmill Road to Riverside Drive (and related infrastructure), Dublin Scioto High School (Subarea 10), Bryson Cove (Subarea 8), and Wyandotte Woods (Subarea 1 and portions of Subarea 2). Community Plan Issues, Land Use, and Zoning: The Future Land Use Map in the Community Plan shows Subarea SA as retail and Subarea SB as office. The land was zoned for retail and office before the Community Plan was adopted. The Community Plan examined major land uses based on their traffic and fiscal characteristics. The Plan recommends limiting retail uses to those that serve the local population; providing municipal services (including roads) cost more than a retail use generates in City revenues. It cautions against regional and community-level retail. The ' Dublin Planning and Zoning ~mmission Staff Report -March 18, 2004 Page 7 Plan classifies a regional commercial center as including highly specialized stores and services, having most of its customers from outside the local area. In 1998, City Council adopted Ordinance #88-98 to implement special regulations on large format retail developments. All retail development over 20,000 square feet requires conditional use approval, subject to the standards and guidelines cited in the ordinance. The Large Format Retail Guidelines (LFRG) apply to this project unless otherwise stated in the text. . Site Layout: The existing zoning for Subarea SA includes 27.5 acres and Subarea SB has 18.6 acres. The acreages have changed since the 1995 rezoning due to the realignment of Emerald Parkway to the north and west. The proposed text now states that Subarea SA is 27.95 acres and Subarea SB is 10.87 acres. In order to preserve the four-acre woods at the corner of Sawmill and Hard Roads, the proposal shifts Subarea SA (retail) slightly to the north, and absorbs 2.4 acres of Subarea SB (office). Two retail outbuildings and one eight-pump gas station are now also proposed in Subarea SA. Proposed Subarea SA includes four separate retail components totaling 198,000 square feet. The primary structures include a 99,945-square foot grocery store (Kroger), a 98,038- square foot retail center that includes two 18,000-square foot secondary anchor retail spaces (with the remaining divided into smaller tenant spaces), two 8,500-square foot multi-tenant retail buildings and an eight-pump gas station with a 100-square foot pay station kiosk. The center faces Sawmill Road with the service and loading areas located along future Emerald Parkway. The two proposed multi-tenant retail buildings are located closer to Sawmill Road, just north of the existing woods. Each freestanding outbuilding is 8,500 square feet. These buildings are currently shown as part of the center and will not be separate parcels. The gas station is shown toward the northeast corner of Subarea SA, south of the proposed Summer Drive extension. This proposal includes the installation of an eight-foot meandering bikepath along Sawmill Drive with landscaping. A sidewalk is also shown on the east side of Emerald Parkway and along the south side of proposed Summer Drive. Other sidewalk linkages are shown on the site plan and promote pedestrian access into the site. Staff recommends that an additional sidewalk be constructed from the Hard Road entrance (closest to Sawmill Road) into the site. Entry features are indicated on the site plans at the corner of Hard Road and Sawmill Road. Staff recommends that an illustrative exhibit be attached and referenced in the text to show the general character of this feature. A six-foot opaque wood fence on top of a three-foot high mound will provide screening for the rear of the development prior to the future retail development indicated on the site plans. Staff recommends that this screening treatment be referenced in an exhibit and attached to the development text. Excepting the tree reserve at the southwest corner of the site, the proposed plan demonstrates compliance with the existing building and pavement setbacks. It should be noted that the alignment of Emerald Parkway has been changed since the curb cut was installed, and, as a result, the pavement setback in this area does not comply with the platted right-of--way for Hard Road. Staff recommends that this curb cut be removed and that the plat be reconfigured to achieve conformance with the required setbacks. Dublin Planning and Zoning ~mmission Staff Report -March 18, 2004 Page 8 Development Standards and Parking: The site is currently zoned PUD (NE Quad Plan). The previous zoning permitted a 100,000-square foot department store, a 48,000-square foot furniture store, and a restaurant outparcel. Subarea SB previously permitted 148,000 square feet of office space, including two retail outparcels. • Lot coverage is not specified within the text. However, it is noted on parking plan and the permitted maximum square footage will regulate the lot coverage maximum. Currently, the lot coverage on the site is 63 percent. This percentage is consistent with other commercial developments in Dublin. As proposed, Subarea SA is limited to a maximum of 215,000 square feet of retail, including the 198,000-square foot retail center, and two 8,500-square foot multi-tenant retail buildings, and a 100-square foot gasoline station. Subarea SB is limited to a maximum of 108,700 square feet of office with ancillary related uses (maximum density of 10,000 square feet per acre). [Note: The office square footage includes two retail outparcels]. • Code requires an average of 1301 parking spaces using a mix of retail and restaurant for the multi-tenant retail. The parking is calculated at 5.5 spaces per 1,000 square feet for the 198,000-square foot shopping center, and a mix of one space per 50 square feet and one per 200 square feet for the multi-tenant retail buildings. The proposed parking for Subarea SA is 1058 parking spaces, approximately 243 spaces less than required by Code. Staff believes that the layout of the proposed parking will be sufficient for the uses of the center as it is dispersed evenly throughout the site. The proposed parking for Subarea SB will meet Code. Hours of operation are specified in the text at 6:00 a.m. to 2:00 a.m., seven days a week, for the retail center and two multi-tenant retail buildings. The grocery store would be permitted to operate 24 hours per day. Access Considerations and Traffic Management: The proposed roadway system in this project generally reflects what was studied in 1995, providing connectivity to Hard Road, Emerald Parkway, and Sawmill Road. The access points have been defined and are being aligned with surrounding developments. The submitted traffic study accurately reflects the near-term and long-term lane usages of the area roadway system. Traffic modifications for this development are needed in both the City of Dublin and the City of Columbus. The applicant has received verbal approval, from the City of Columbus, for necessary improvements. The developer is responsible for the improvements listed in the traffic study and they must acquire the final approvals from the City of Columbus, as well as, work with Columbus on any right-of--way issues that arise in implementing the necessary improvements. The City is currently working on an agreement with this developer regarding construction commitments for the adjacent portion of Emerald Parkway. Staff recommends that a plat for Emerald Parkway right-of--way be dedicated to the City and that lots are created for this development through a recorded plat. The extension of Summer Drive is shown and will bisect Subareas SA and SB. This road is indicated in the text as a private road and will provide access to both subareas. The developer is responsible for the installation of this road, which is be built to public street standards. The site plan needs to properly reflect the width of Summer Drive on the west side of Sawmill Road as depicted in the traffic study. The applicant may want to consider widening their portion of Summer Drive to provide athree-lane cross section so that the necessary left turn lanes can be installed. Dublin Planning and Zoning ~mmission Staff Report -March 18, 2004 Page 10 Landscaping and Tree Preservation: The text states that the Landscape Code will generally be met. It also states that landscaping along Sawmill Road will include a combination of evergreen and deciduous shrubs, and flowering and deciduous trees. Staff recommends that the final Sawmill Road treatment be coordinated with the approved Scioto Crossings development to the north to maintain consistency with plant species and designs. The text states the Tree Preservation Ordinance will be met unless a tree waiver is granted by City Council. A formal tree waiver request has not yet been submitted, and staff recommends this be done prior to scheduling a public hearing at City Council. The 4.4-acre wooded tract should be identified and defined as a no-disturb-zone and/or tree preservation zone. The text states that the wooded tract will be counted toward the interior landscaping requirement. Staff recommends that clearing or thinning be kept to a minimum. The proposed text is vague and should be revised to reduce understory clearing and thinning, and to protect trees. The text should address whether the tree reserve will also be used for the perimeter- planting requirement. A 3.5' high hedge, mound, or wall as parking lot screening is required along the south side of the parking lot, adjacent to the tree reserve, unless otherwise specified by the text. If necessary, the required evergreen hedge and shade trees should be planted no greater than five feet from the perimeter of the parking lot. The Code typically requires five percent interior landscaping. With the adoption of the Large Format Retail Design Guidelines, interior landscaping was increased to ten percent. The proposed landscape plan includes approximately six percent interior landscaping. If the wooded tract is to be counted towards the overall interior landscaping requirement, the text must be revised to state this, or interior landscaping should be increased to ten percent. • General landscape designs for Emerald Parkway have included extensive planting schemes that were intended to provide a common design theme throughout the community. This design theme should be conveyed through this section of Emerald Parkway and should be revised to include mixed planting and perennial beds. The planting along Emerald Parkway should be consistent with Emerald Parkway Phases I and II (in front of Cardinal Health). Emerald Parkway is one of the premier thoroughfares in the City and provides an aesthetically pleasing connector from Sawmill Road to Tuttle Road. Staff is concerned with the visual quality of the proposed pond and its relationship to the street. Cross sections of the ponds should be provided. In addition, mitigation techniques should be employed along pond edges and within the pond design to repel geese. Code requires additional site planting based on two percent of the building ground coverage. This planting will need to be shown on the plans. The applicant is proposing to plant 77, 2.5-inch trees to replace those removed during the wetland mitigation. Any additional protected trees will have to be replaced per Code, unless otherwise approved by Council. A tree survey has been submitted, but tree preservation, and tree replacement plans should be submitted prior to scheduling a second reading at City Council. The City Forester has been attempting to diversify the types of deciduous shade street trees. The street tree species for Sawmill Road is currently proposed as Skyline Honey Locust. Staff recommends using Pioneer Elm for this portion of Sawmill Road north of Hard Road. ' Dublin Planning and Zoning ,mmission Staff Report -March 18, 2004 Page 11 Architecture: The proposed text indicates that all buildings in Subarea SA shall be finished with brick, stone, and EIFS, and that Subarea SB will be similar in architectural style, color, and materials. The text also states that architecture will be varied to provide relief in the building facades and alternate building massing for the proposed retail center and multi- tenant retail buildings. Awnings, hipped and gabled roofs, and detailed horizontal parapets are encouraged to breakup the roof mass and profile. The submitted gas station canopy and the kiosk are proposed with a gabled roofline similar in pitch to the retail center. The building materials will be coordinated with the shopping center and are shown as brick and EIFS. A material board has been submitted and includes brick (General Shale, color: Brighton Tudor), EIFS (Senergy, 3062 Agora, color: beige), cast stone accents (Rockcast by Reading Rock, color: Creme Buff), and stone accents (River Valley Stone "Natural Buff Limestone"). The roof material is proposed to be dimensional asphalt shingles (color: "Weatheredwood Blend"). The glass on the building is not reflective and will not be tinted. Aluminum storefronts will be painted bronze. Awning materials are specified and include the SunbrellaT"^ fabric (color: "Navy/Taupe Fancy," "Burgundy" and "Taupe- SBar"). Column covers, gutters, and downspouts will be painted to match the brick colors. Staff recommends that the text be clarified to state that all materials will be earth tone in color. The applicant has indicated to staff that a wall will be used to screen the rear (west) elevation of the Kroger loading zone, but is not indicated on plans. Staff recommends that all plans be revised to include this wall prior to scheduling the second reading at City Council. Utilities and Storm Water: A ten inch sanitary sewer line is stubbed under Hard Road approximately 1,150 feet west of the intersection of Hard Road and Sawmill Road. A 12-inch water main is also available on the south side of Hard Road on the east side of Sawmill Road. This main will be extended along the section of Emerald Parkway north of Hard Road. No open cutting of public roadways will be permitted to access the existing public infrastructure without permission from the City Engineer. Per the stormwater waiver for the 500-acre NE Quad rezoning, this project site is required to do quantity detention in accordance with the MORPC five-year storm release rates. However, the Stormwater Regulations regarding water quality still apply. Current field tiles on this property must be connected to the storm sewer system in order to maintain positive drainage. STAFF RECOMMENDATION: The proposed revised preliminary development plan is characterized by quality architecture and necessary commercial and retail uses that were intended to serve the Northeast Quadrant. The development will provide required traffic improvements and will preserve afour-acre stand of trees that is a significant feature of the site. Staff recommends approval of this rezoning request with twenty conditions: ' Dublin Planning and Zoning ~mmission Staff Report -March 18, 2004 Page 12 Conditions: 1) That all site plans be accurately revised to reflect required site plan improvements and text requirements, including traffic elements, prior to scheduling a public hearing at City Council, subject to staff approval; 2) That no open cutting of the existing public roadway be permitted without prior approval by the City Engineer; 3) That cross-access easements be provided prior to issuance of building permits; 4) That the design of the private drive meet the approval of the City Engineer, and that the text be revised to state that the developer will be responsible for the construction and maintenance of this drive; 5) That final site design meet all applicable stormwater regulations, and that all field tiles be connected to the storm water system to maintain positive drainage, to the satisfaction of the City Engineer; 6) That additional rights-of--way be dedicated by General Warranty Deed prior to the issuance of any building permits; 7) That a bike path be provided along the Sawmill Road frontage, as approved by the City of Dublin and City of Columbus, and that an additional sidewalk be constructed from the Hard Road entrance (closest to Sawmill Road) into the site; 8) That the site plan be revised to properly reflect the width of Summer Drive on the west side of Sawmill Road as depicted in the traffic study; 9) That a formal tree waiver request be submitted prior to scheduling a public hearing at City Council; 10) That the text be clarified to state that all building materials and trim colors will be earthtone in color; 11) That all signage be in conformance with the Sign Code unless otherwise indicated in the development text; 12) That all signage be referenced within the body of text with a dimensioned exhibit, prior to scheduling a public hearing at City Council; 13) That an illustrative exhibit be attached and referenced in the text to show the general character of the entry feature, subject to staff approval; 14) That the existing obsolete curb cut on Hard Road be removed, and that the plat be reconfigured to adjust the right-of way in this area; 15) That the rear fence screening and landscape treatment along Emerald Parkway be referenced in the text with an exhibit and attached to the development text prior to scheduling a public hearing at City Council; 16) That the final development plans show all adjacent and opposing curb cuts, both existing and proposed; 17) That all landscape plans be in conformance with the Landscape Code, unless otherwise indicated in the development text; 18) That revised tree survey, preservation, and replacement plans be submitted prior to scheduling a public hearing at City Council; 19) That all lighting comply with the City of Dublin Exterior Lighting Guidelines; and 20) That a plat for Emerald Parkway right-of--way be dedicated to the City, and that lots be created for this development. Dublin Planning and Zoning mmission Staff Report -March 18, 2004 Page 13 Bases: 1) This proposal provides a variety of commercial, retail, and office uses within the Northeast Quadrant that are more locally-oriented than the original rezoning, consistent with the Community Plan. 2) This revised preliminary development plan generally complies with the review criteria outlined in Section 153.056 of the Zoning Code. 3) The proposal preserves a large stand of mature trees for the future enjoyment of the w residents of Dublin, and provides elements that are consistent with other surrounding development in Dublin. , ~ ~ ,Dublin Planning and Zonin ~mmission Minutes -March 18, 2004 Page 17 2. Rezoning/Revised Preliminary Development Plan 03-0452 - NE Quad PUD Retail, Subareas SA and SB -Kroger Center -Sawmill Road Mr. Gerber said this is a preliminary development plan/rezoning application, which is binding and second of the three PUD stages, and it is binding. It establishes the permissible uses, density, and development standards, and serves as the preliminary plat. The Commission is to make a recommendation on this rezoning and forward it to City Council for a public hearing and final vote. Anne Wanner said this is a request for review and approval of a revised preliminary development plan for Subareas SA and SB of the Northeast Quadrant Plan to permit one, 198,000 square foot shopping center, two restaurant/retail outbuildings, and one eight-pump gas station. She showed slides of the site. The site has significant frontage along Sawmill Road and Hard Road. It has river frontage along the proposed Emerald Parkway, which has been approved by the Planning and Zoning Commission. The site is currently zoned PUD. The current zoning permits a 100,000-square foot Schottenstein department store, 38,000 square feet for a Value City Furniture Store and one restaurant parcel. Subarea SB is currently permitted to have 148,000 square feet of office uses and two retail/restaurant outparcels. Ms. Wanner stated that this site is adjacent to Dublin's eastern boundary along Sawmill Road. The surrounding uses in Columbus include several commercial and multi-family uses. Scioto Crossings has been approved and is amulti-family development. Ms. Wanner showed a slide showing the proposed Wyandotte Woods Boulevard and Emerald Parkway extensions. Ms. Wanner stated that the subareas have been revised since the Northeast Quadrant plan because of the realignment of Emerald Parkway. She said Emerald Parkway has been shifted slightly to the east to accommodate some of the engineering requirements for driving speed. Two access points proposed along Sawmill Road, two along Hard Road, one along Emerald Parkway, and three along proposed Summer Drive. She said Summer Drive bisected the two y subareas. Ms. Wanner said a traffic study was submitted and she showed several offsite improvements needed in Columbus. The developer has agreed to participate in all on site and off site improvements. Ms. Wanner showed a slide of the proposed Kroger area site plan. The center faces Sawmill Road and includes a 99,975-square foot grocery store, two 8,500-square foot restaurant/retail multi-tenant outbuildings which are located closer to Sawmill Road and an eight-pump gas station located along the northeast portion of subarea SA. The loading zone for this area is in the rear. Smaller retail spaces are proposed within this portion of the shopping center. Ms. Wanner stated that access to this site includes a bikepath along Sawmill Road, which will echo some of the bikepath and landscaping to the north of the site, which is located in the Scioto Crossings development. A sidewalk is proposed on the east side of Emerald Parkway. • ,Dublin Planning and Zonin ~ ~mmission Minutes -March 18, 2004 Page 18 Sidewalks are proposed on the south side of Summer Drive .and a small sidewalk along the Hard Road entry. Ms. Wanner noted that staff recommends adding a pedestrian path along the main entry drive to allow pedestrians walking along Hard Road to enter the shopping center. Ms. Wanner stated that the proposal includes the preservation of a significant 4.4-acre wooded area, unique to the site. The applicant is proposing to preserve this tree stand and staff is excited about this concept. A mound with a fence is proposed to screen the rear portion of the shopping center. This mound and landscaping will be removed when the shopping center expansion is .M built. Ms. Wanner said staff recommends adjusting the landscaping along Emerald Parkway to coordinate with the approved Emerald Parkway plan. This would include some perennial beds and other types of shrubs/plantings. Ms. Wanner stated that there are two Kroger signs proposed for this site. One will be in the rear and the other will face Sawmill Road. The signs are shown at 160 square feet. The text states that they will be 110 square feet in area. Staff would like the applicant to make the signage smaller to be consistent with the text. Ms. Wanner indicated that the two center identification signs proposed on Hard Road and Sawmill Road will comply with the text measurements, but need to comply with Code regarding the number of colors. She made some staff suggestions as to how the sign could come into compliance using a brick sign background. Ms. Wanner stated that the gasoline station sign proposed complies with Code except for the four colors that it is using, and that projecting tenant signs are proposed along the storefronts. Signage is also proposed along the front of the center itself for individual tenants. Staff would like to see more clarification as to how the individual tenant signs are administered. They are shown as 80 percent of the tenant facade. Ms. Wanner showed a slide of the center's elevations. The Sawmill Road front elevation has a lot of architectural interest within the facade. The materials to be used are brick, stone, cast stone, and an arrangement of awnings along the front. The glass will not be tinted and will have a bronze colored framing. Ms. Wanner showed a slide of the future shopping center expansion along the rear (Emerald Parkway). Similar architectural details will be on this addition. The rear loading zone will mostly be screened with vegetation. The applicant has indicated to staff that they would like to use a wall to screen its loading zone. Ms. Wanner said to date, elevations of this wall have not been received. Ms. Wanner showed a slide of the elevations for the multi-tenant building. Building materials will match the main shopping center. The awnings, hip and gabled roofs, and articulation are all part of the architecture. .Dublin Planning and Zonin ~mmission Minutes -March 18, 2004 Page 19 Ms. Wanner stated that a total of eight gasoline pumps (two per unit) are shown at the gas station and one 98-square foot kiosk will be used for customer payments. All the materials will match the center with brick and EIFS. Other site slides were shown. Ms. Wanner stated the proposed revised preliminary development plan is characterized by quality architecture, and the necessary commercial and retail uses intended to serve the Northeast Quad. This development will provide essential traffic improvements and will preserve a significant stand of mature trees. She said staff recommends approval with 20 conditions: 1) That all site plans be accurately revised to reflect required site plan improvements and text requirements, including traffic elements, prior to scheduling a public hearing at City Council, subject to staff approval; 2) That no open cutting of the existing public roadway be permitted without prior approval by the City Engineer; 3) That cross-access easements be provided prior to issuance of building permits; 4) That the design of the private drive meet the approval of the City Engineer, and that the text be revised to state that the developer will be responsible for the construction and maintenance of this drive; 5) That final site design meet all applicable stormwater regulations, and that all field tiles be connected to the storm water system to maintain positive drainage, to the satisfaction of the City Engineer; 6) That additional rights-of--way be dedicated by General Warranty Deed prior to the issuance of any building permits; 7) That a bike path be provided along the Sawmill Road frontage, as approved by the City of Dublin and City of Columbus, and that an additional sidewalk be constructed from the Hard Road entrance (closest to Sawmill Road) into the site; 8) That the site plan be revised to properly reflect the width of Summer Drive on the west side of Sawmill Road as depicted in the traffic study; _ 9) That a formal tree waiver request be submitted prior to scheduling a public hearing at City Council; 10) That the text be clarified to state that all building materials and trim colors will be earth tone in color; 11) That all signage be in conformance with the Sign Code unless otherwise indicated in the development text; 12) That all signage be referenced within the body of text with a dimensioned exhibit, prior to scheduling a public hearing at City Council; 13) That an illustrative exhibit be attached and referenced in the text to show the general character of the entry feature, subject to staff approval; 14) That the existing obsolete curb cut on Hard Road be removed, and that the plat be reconfigured to adjust the right-of way in this area; 15) That the rear fence screening and landscape treatment along Emerald Parkway be referenced in the text with an exhibit and attached to the development text prior to scheduling a public hearing at City Council; . , -Dublin Planning and Zonin ~mmission Minutes -March 18, 2004 Page 20 16) That the final development plans show all adjacent and opposing curb cuts, both existing and proposed; 17) That all landscape plans be in conformance with the Landscape Code, unless otherwise indicated in the development text; 18) That revised tree survey, preservation, and replacement plans be submitted prior to scheduling a public hearing at City Council; 19) That all lighting comply with the City of Dublin Exterior Lighting Guidelines; and 20) That a plat for Emerald Parkway right-of--way be dedicated to the City, and that lots be created for this development. Mr. Gerber said there are proposed uses in this rezoning that are conditional uses: a gas station and possibly the drive thru pharmacy. Mr. Gerber understood those conditional uses would come back at a separate time. Ms. Wanner agreed. Mr. Gerber said its use and landscaping could be discussed then. Also with respect to the conditional use, the structure, color, palettes, signage, etc. Ben W. Hale, Jr., Smith/Hale, representing the applicant, clarified the existing zoning. He explained that the existing text allows a 100,000 square foot Schottenstein store, but that general retail is also permitted. The text does not limit the use to a shopping center. In the current zoning, the store is proposed to be located on the north end where the Kroger store used to be. The outparcel is proposed where the treed area is currently. Ben Hale gave a short history of the Northeast Quad plan and said that they had been working with Kroger for about five years for a neighborhood shopping center. Mr. Hale stated that the proposal preserves the entire woods. He said they are preserving the entire woods. Mr. Hale said they would agree to designate this area as a no-build/no-disturb area. Mr. Hale stated that he had worked with staff on the development and design of Emerald Parkway. He said staff wanted a higher design speed on the road, which resulted in a gentle curve in the road. This redesign shifted the road to the east and reduced the overall site acreage. The preservation of the woods also reduced the buildable area of the site, so the subareas have been changed. He said they have an agreement on the construction of Emerald Parkway that is almost ready for City Council approval. The road has basically been designed and they are in agreement with the City to make a financial contribution towards Emerald Parkway. They were originally required to build athree-lane road because this was seen as an extension of Saltergate. When this was zoned, Emerald Parkway had never been dreamed of. He said for Emerald Parkway, they are writing a check and the City is going to build it, the same as the rest of the road. Mr. Hale committed to build a wing wall behind the center similar to what was done at Toys-R- Us to screen the rear elevation. Mr. Hale said they had worked hard with staff and the City of Columbus to get good agreements on how the curb cuts work, etc. He said Sawmill Road was in Columbus and it controls where Dublin Planning and Zonin'' ~mmission Minutes -March 18, 2004 Page 21 the curbcuts are and control the road improvements. He said they have been submitting traffic information to Dublin and Columbus. Gary Wilcox is their traffic engineer. Mark Ford, Ford and Associates Architects, said they had worked on this project for about eight months in terms of the design of the facades and the site planning. He said they were given instruction to design a building that has four-sided architecture. He showed renderings of the center and described the architecture. Dimensional shingles, large hip roof elements and cupolas will be used to give a presence from the road, but also brings down the scale to a pedestrian nature. Building materials used are stone and brick. There is a large plaza area in front of the retail shops. Parts of the building have architecture where you walk under the canopy. A variety of textures along the fronts of the stores is provided. Mr. Ford said the architectural theme is traditional. Rustification and relief in the brick have been added to provide another level of texture and shadows. Mr. Ford provided samples of the building materials proposed to the Commission. He said the rear of the building would be all brick with a cut stone element weaving through it and around openings. Field stone will be used in the upper bands. He said there is one Kroger sign facing Emerald Parkway. Mr. Hale said that the outbuildings are not traditional outparcels where they will sell them to someone else to build their building. He said they have the same architecture as this shopping center to provide a consistent look along Sawmill Road. Mr. Ford showed a rendering of one of the two outparcel buildings. He said they will have the exact same material, roofing, proportions, and detailing. Mr. Hale said the Kroger sign on the front of the building, including the extenders and detenders is actually 110 square feet, not 160 square feet. He said the Kroger sign on the rear is approximately 50 square feet. He said they needed to clarify the text regarding the measurement of the Kroger sign. Mr. Hale said they tried to keep the landscaping consistent with the design to the north (Scioto Crossings) to provide consistent frontage treatment. He said they are in compliance with the Code in terms of landscaping. By preserving the large woods, they are in excess of Code. The lot coverage for this site is approximately 62 percent. He said they would comply on the rest of the site to make sure that there is a landscaping plan that is in keeping with what everybody expects out of them on Emerald Parkway. Mr. Gerber reiterated that the City is landscaping Emerald Parkway, not this developer. Kerry Reeds, Myers-Schmalenberger, said the landscaping is divided into three different areas: the existing woods, the interior parking lot landscaping, and the landscaping that occurs at the storefront itself. Mr. Reeds said in terms of perimeter treatments, Sawmill Road would consist of street trees. Deciduous trees will be planted behind a continuous curvilinear evergreen hedge running the extent of Sawmill Road. There will also be a cluster of lower deciduous plantings, which will Dublin Planning and Zonir=' ~'ommission Minutes -March 18, 2004 Page 22 occur immediately in front of the bikepath. Staff indicated that a more natural curvilinear bikepath was preferred to be more in keeping with the bikepath that occurred further to the north. At the primary entrances to the shopping center there will be flowering trees and perennial plantings. There will be flowering trees at the corner of Summer Drive in conjunction with the gas station signage. Summer Drive will have a continuous evergreen hedge and a double staggered row of street trees to screen the parking lot. Mr. Reeds said along Emerald Parkway there will be pockets of mixed ornamental grasses and perennials. Behind the Kroger Center there will be a landscape mound with an evergreen continuous hedge and evergreen trees. He said evergreens will screen the service area. A continuous opaque wood fence will be on top of the landscape mound to temporarily screen the service area until the balance of the retail develops along the frontage of Emerald Parkway. Mr. Hale said Emerald Parkway will be constructed and have traffic before the rear portion is built. He said the developer would extend the building around to Emerald Parkway to have a three-sided building with an equal finish. Mr. Reeds said there would also be low stone walls with evergreen plantings occurring at the intersection of Emerald Parkway and Hard Road and at the intersection of Hard and Sawmill Roads. Per staff's comments, they have provided a sidewalk connection along the north side of the entrance drive to the asphalt sidewalk existing along the north side of Hard Road. Another sidewalk has been added to get to the corner of the center. A sidewalk connection also has been added from Emerald Parkway to the proposed sidewalk in the rear of the center that will lead to the center stores. Mr. Reeds said in terms of the internal landscaping within the parking areas, there are large deciduous trees, which are planned in the Islands. A continuous hedge in conjunction with deciduous trees occurs along the entrance drive. Flowering trees, shrubs, and ground cover, are proposed at the cross accesses near the storefront(s). Mr. Reeds stated that the storefront landscaping treatments will exceed the landscape requirement area they are required to provide. He thought it was very nice the way the center architecture steps back. This creates an opportunity to create fairly substantial landscape beds to separate pedestrian(s) from the parking lot. These areas include low evergreen shrubs and deciduous and flowering trees. Ms. Wanner clarified that the pillar-fencing treatment was not used in this project. Mr. Hale stated that the earlier site plans had a fence similar to the fence treatment south of the I- 270, but that they were asked to remove the fence and revise this treatment to be similar to that at Scioto Crossings. Mr. Reeds said mounding is not proposed along Sawmill Road. He said they are required to screen the parking lot in terms of headlights, which the continuous evergreen hedge will do. He ' ~ . ~ .Dublin Planning and Zonir ' 'ommission Minutes -March 18, 2004 Page 23 said then they have a combination of deciduous plantings on the Sawmill Road side (east) of the bikepath and a continuous evergreen hedge with clusters of deciduous trees behind it. Ms. Boring asked why the mounding was eliminated along Sawmill Road. Mr. Reeds said they were very concerned about visibility. The evergreen hedge screened headlights but did not conceal their center. Ms. Boring said that there were some things that the Commission did not want compromised on s, this project because of the size of the retail center. She said one of the things in the road plan of the development text indicated a landscaped mound along Sawmill Road setback. She agreed with this look. She did not care if the mounds were big, but they should be undulating. Mr. Gerber said the mound would look better if it were tiered in some way. However, he was not suggesting a 12-foot mounding treatment. Mr. Hale said they would agree to the mounding requirements in the old zoning. He said they were trying to replicate what was done to the north. He said if it were the desire of the Commission to comply exactly what is in the old text, that could be accommodated. He thought the idea was to not have the wrought iron fence. If the wrought iron fence was wanted, they would do it. Ms. Boring said she preferred the mounding over the fencing because this site contains significant portions of blacktop. Mr. Gerber asked if to the north, Scioto Crossings had mounding. Ms. Wanner said mounding was proposed. Mr. Gerber said when the Commission discussed this the landscaping along Sawmill Road a few " months ago, the mounding was intended to go as far down as Sawmill Road. Ms. Wanner agreed. She said staff has indicated this suggestion to the applicant. She said staff would like to see a variation on a theme regarding the mounding. If the treatments were not identical, then staff would like to see something that captured a feeling of undulation and she thought that was what the applicant had tried to do with the meandering bikepath. It would be a good compromise, still including the elements from what is to the north into these two subareas. Mr. Reeds said they were willing to work with staff to include mounding. Ms. Boring asked for plant material on the mounding. Ms. Wanner agreed that is should be included. Ms. Boring asked where the dry laid stonewalls would be located. . ~ .Dublin Planning and Zonir 'ommission Minutes -March 18, 2004 Page 24 Mr. Reeds indicated stone walls would be located at Hard Road and Sawmill Road and at the corner of Emerald Parkway and Hard Road. Ms. Boring asked what kind of special treatment was planned for the entry feature at the gas station. Mr. Reeds said there will be low plantings around the sign and flowering trees on the forward side of the hedge. Seasonal plantings could be planted around the sign base. Ms. Boring said that was not much of an entryway. She said the Commission was hoping for more of an entry feature look. Mr. Hale committed to do an entry feature in keeping with the quality of their other features. Mr. Zimmerman asked what was proposed for the Hard Road entryways. Mr. Reeds said the only thing will be low evergreens around the base of the sign. Anything else would be pale in comparison to the impact of 4 '/2 acres of woods. Mr. Gerber agreed that the corner by the gas station needed to be more of a gateway feature. He was not sure a stone wall was enough. Ms. Reiss said further north there was a mound feature with a shamrock. Mr. Hale committed to repeat the shamrock feature on the north side of proposed Emerald Parkway along the south side of Emerald Parkway on Subarea SA. Mr. Hale said it could be made a condition that they do a quality entry feature near the gas station sign and entry. If they are doing dry laid stone walls at the other major intersections, he thought the theme should be continued. He said they will do something equal to what they are doing at the corner of Hard Road and Emerald Parkway. Ms. Wanner said Condition 13 could read: "That a quality entry feature be included in the final development plan" instead of attaching an illustrative exhibit. Ms. Boring agreed. Mr. Sprague said he realized they were not going to review the architecture of the gas station tonight. He wanted the gateway feature and the gas station to harmonize architecturally and visually to the thematic concept of the gateway on that corner. He wanted them to be sensitive so the difference of gateway and station would not be magnified. Mr. Gerber said the gateway features should be esthetically pleasing and compliment the structures. Mr. Sprague agreed. Ms. Boring asked about the interior landscaping and creating a plaza feel for the shopping center. ' ~ ~ Dublin Planning and Zonir' commission Minutes -March 18, 2004 Page 25 Mr. Reeds said there are a series of planters along the storefronts. Grass, deciduous and evergreen hedges, and landscape beds create smaller more pedestrian areas at the southeast corner. Mr. Gerber asked if the interior landscaping creates safe passage for cars. Ms. Wanner said staff saw no problem with it being too dense or high. Mr. Gerber asked if there were any speed bumps. Mr. Ford said they had not been discussed yet. He said they have swept the entrance drive east to west and created terminus to provide focal elements. He said they have discussed raised crosswalks that act as traffic calming devices. Mr. Hale said the continuous tree lines also served as a traffic calming device by making drivers feel enclosed. Mr. Reeds said there would be an amenity package including the trash urns, benches, and bike racks included. Ms. Boring asked if there was a change of material on the sidewalks. Mr. Ford said that detail has not been determined. Ms. Boring noted that at Carriage Place and Perimeter Center shopping centers, the drive aisle material changed in front of the entrance, which tends to slow traffic down. Mr. Ford said at a center they were doing in Cincinnati they used a stamped concrete, which looked like pavers. Mr. Hale said Kroger had no problem with using a different material in appropriate areas, which would create an audible rumble when driving over it. Mr. Reeds said they would have treed and landscaped "H" type cart corrals in the parking lot. Mr. Saneholtz said this was apedestrian-friendly shopping center with many nearby residents. He asked if you could get to the center from the north without traveling in the driveway. Mr. Ford said sidewalks along Summer Drive, Emerald Parkway and Hard Road will connect to the center. Mr. Saneholtz was concerned about the hedgerow on the center drive preventing a pedestrian from getting to the center. Mr. Ford said the hedge will run continuously behind the parking lot. He asked if there was a sidewalk on the back side of the hedge. Mr. Ford said there are no sidewalks currently planned along the entrance drive. Mr. Saneholtz said he would appreciate the pedestrians being able to enter from this drive as well. He said the access points for bicyclists on the path are limited to the side entrances. n•> ' ~ • Dublin Planning and Zonir ~'ommission Minutes -March 18, 2004 Page 26 Ms. Boring said the whole idea was to encourage foot traffic. She said there was a lot of stores on the other side of Sawmill Road. Mr. Saneholtz said he envisioned the hedgerows, then a sidewalk, then the driveway. He did not know if it was possible. He said they have a very nice front entry feature and a very pretty plaza. Mr. Saneholtz said the center had beautiful architecture and he was curious if a sidewalk on - either side could be constructed. Mr. Hale stated one would probably be added. Ms. Wanner stated it would remove greenspace. Mr. Ford said originally, they did not envision many people using the bikepath wanting to stop to shop. The discussion regarding bikepaths and access continued. Ms. Reiss asked about the rear of the two retail outparcels. Mr. Reeds said they proposed columnar type evergreen trees against the building near the sidewalk space to provide screening. He said conceptually they were committing to extend the sidewalk out and then get plant material in front of the utilities. Mr. Gerber said he was not sold on the outparcels. He wished they would go away. Ms. Boring said the Kroger center was to be a pedestrian, Saturday afternoon shopping area, and felt the outbuildings were not pedestria-friendly. Mr. Hale said the "A" spot in real estate is the most valuable. He said the "A" spot on this site was right there of Hard and Sawmill Road. He said the current text allows a 10,000 square foot outparcel at that location. The gas station is now a requirement of Kroger. It makes the rest of the shopping center successful. He said the gas station is not an outparcel for this development. Mr. Gerber said he was not talking about the gas station. He was talking about the two out - buildings. Mr. Hale said they were removing their outparcel property right that existed at the corner of Hard and Sawmill Road, with the new text. Ms. Boring said they were to be one restaurant and one financial institution, not accessory uses to it. Ms. Boring said the civic association objected mostly to the intensity of the outparcels. Mr. Hale said they would primarily be restaurants. He said at the last meeting he had with the civic association, they did not object to the outparcels. They objected to the possibility of drive- thrus on those sites. Mr. Hale reiterated that the civic association told him they did not want drive-thrus on those parcels. He said the association was very happy with that what they were doing was the same thing constructed at Meijer on Sawmill Road. He said these outbuildings were going to be Dublin Planning and Zonir' ~'ommission Minutes -March 18, 2004 Page 27 architecturally coordinated with the building and that they were going to be smaller, restaurant- type uses. Mr. Saneholtz asked what was the size of these buildings. Ms. Wanner said 8,500 square feet each. Mr. Messineo inquired what other uses the Commission might prefer to see. Ms. Boring stated uses that would be drivable. Mr. Hale said that by having multi-tenants, a higher quality building could be constructed. This is a much better use aesthetically. Mr. Gerber said he was still trying to get comfortable with the aesthetics, but he was also concerned about usage as it relates to traffic flow and interference with what he called the main center. Mr. Saneholtz said that if the applicant could put an east-west sidewalk on this site to the perimeter of the property, and perhaps a safe pedestrian crossing can be added to connect the internal and external retail. Mr. Hale said they could do that on this site. Mr. Gerber said he was more concerned about the number of cars. Mr. Sprague asked if there was anything in Dublin, Columbus, or Hilliard with a similarly sized outparcel. Mr. Ford said they had worked with the developer of Ted's Montana Grill restaurant and those were within 8,000-12,000 square feet, and that restaurant on Morse Road was 10,000 square feet and the Kohl's at the far end of Morse Road on Hamilton Road. Mr. Zimmerman asked about the outparcel building near the Meijer on Sawmill Road. Mr. Sprague said that was Ted's Montana Grill and he thought it was about 5,500 square feet. Ms. Boring said there is a big difference: Meijer is one big store and the smaller outbuilding contrasts in size. More discussion took place regarding the outparcel size. Ms. Boring thought the outparcels should look more residential in scale. Mr. Ford reiterated that the sign band area and hip roofs add residential scale to the building. The applicant wo8uld like to create a presence on the street by pushing the outbuildings toward the street. Ms. Boring thought the mass and scale of the outbuildings were out of scale. The outbuildings are too tall for this center. Dublin Planning and Zonir ,ommission Minutes -March 18, 2004 Page 28 Ms. Wanner showed an aerial slide of Meijers outlot at Martin Road and Sawmill Road. She said based on preliminary measurements, it was 12,750 square feet in area (larger than the proposed 8,500 square foot). Ms. Boring asked how tall was it. Ms. Wanner said it was residential in scale, about 35 feet to the middle of the gabled roof. ' Mr. Sprague stated that a Starbucks drive-thru and an Indian restaurant exist at the Crosswoods center, north of I-270, as part of an outparcel. Mr. Ford stated these outbuildings at Crosswoods are 7,500 square feet apiece. He said the proposed Kroger Center outbuildings are 500 square feet less than these buildings. Mr. Gerber said perhaps it was not the size because actually, it is not much bigger than a residential use. Maybe it just looks too boxy. Mr. Messineo asked where was the front and back of these buildings. Mr. Ford said there was no front or back of the buildings. He said many Planning Commissions have told them to add mass to buildings so that they have more presence on the street. Ms. Boring noted that the delivery areas and mechanicals were not hidden. Mr. Ford showed where those elements would be located on the renderings. He said it was not illustrated, but they would create more of a sidewalk directly behind the building where the plant material and sidewalk can buffer the backside of the necessary pieces to the building. Typically, in these types of buildings there will not be large trailers delivering. There are no large service areas behind each tenant for deliveries. He expected many deliveries will be through the front ` door (mailman or UPS). Ms. Boring said a restaurant that had outdoor patio along Sawmill Road with views into the woods would be dynamite. She said the Commission did not like the massive buildings in front. She said that the developer did not want a mound because visibility is necessary, yet he wants to put these massive buildings there that do not give visibility. Ms. Boring said something has to be changed. Mr. Ford said to hide rooftop units a roof must be about 24 feet. Mr. Sprague said the Commissioners were looking at a black and white rendering, and he felt if it were in color and there was a little adjustment, it might not look quite so massive. Mr. Gerber agreed that if the renderings were in color, it would be better for the Commissioners. Ms. Boring wanted something that reflected a more "village look." Mr. Hale agreed with Ms. Boring that a "village look" was needed. ' ~ ~ Dublin Planning and Zonir ~'ommission Minutes -March 18, 2004 Page 29 Mr. Gerber asked if more of a "village look" was used on the outbuildings, would the Commissioners agree with it. Mr. Hale said Mr. Ford should be challenged. He thought he had done a great job on this shopping center. He thought a lot could be done to make the buildings interesting and feel like they are something that has been there for a long time. Mr. Ford said along the east face of the building, there are five storefronts. He said they tried to borrow from the Meijer outlot building by looking at the scale and the way the building was - structured. He said he just noticed that the glass on the south side was all along the entire facade. He understood what the Commissioners wanted. Ms. Boring stated that she understood the location of the outbuildings is a concern because the Commission is trying to create a neighborhood feel. Ms. Boring mentioned that she is also concerned with the variety of colors on the proposed signs. She commented that different colors for each sign would not work on this site. Mr. Hale said it is similar to Perimeter Center's sign package. They picked up the scale of Perimeter Center. He said they would take that on as a challenge and will bring the Commission back something that is absolutely appropriate. Ms. Boring said the text also needs to reflect the square feet of all buildings. She felt it should be limited per building. She asked if the outparcels totaled 17,000 square feet. Ms. Wanner agreed. Ms. Boring understood they could divide it the way they wanted, but they cannot exceed 17,000 square feet. She said it did not make sense to divide it in case the design lends to it. Ms. Boring encouraged them to take advantage of the wooded area for the view and orient the building towards it. Mr. Gerber asked if a condition was needed for the outbuildings. Ms. Wanner suggested a condition: That the total outbuilding square footage be restricted to 17,000 square feet. Ms. Boring thought that was already in the text. Ms. Wanner agreed it was in the text. Mr. Gerber said to make this more of a "village appearance" with the outbuildings. Ms. Wanner suggested a condition to read: "That the outparcels be revised to reflect more of a "village architecture" similar to that of the proposed shopping center. "She said the idea was to take elements of the shopping center and put them in the outbuildings. Ms. Wanner counted 23 conditions. She read the following conditions: "That the material changes along the pedestrian and street frontage (paver suggestion)." "That there is a sidewalk along the middle entry road..." a. ' ~ Dublin Planning and Zonir' bmmission Minutes -March 18, 2004 Page 30 Ms. Boring asked if the mounding along Sawmill Road was a necessary condition. Mr. Gerber suggested adding it to Condition 17. Ms. Boring agreed. Mr. Messineo said the extra entryway could be amended in Condition 13. Ms. Boring asked if the Large Retail Guidelines were satisfied. Ms. Wanner said they satisfied the guidelines in terms of architecture, but Large Retail Format Retail Guidelines require 10 ' percent interior landscaping. Mr. Hale said if they could count the woods they are preserving, they would meet the 10 percent requirements. He said they have 6% percent on the rest, which exceeds Code. Mr. Ford thought they cannot exceed 1,500 square feet within the confines of a single island. He said 7.5 percent went to the limit. Counting all the islands, they are almost at nine percent. Ms. Boring asked if that was a problem. Ms. Wanner said no. Mr. Hale said the text needed to make it clear. Ms. Wanner agreed. Ms. Boring asked if the total lot coverage was 63 percent. Ms. Wanner agreed. Ms. Boring said in this case we were trading the large woods and if they get those outbuildings to take advantage of the woods, then it could be considered interior. Mr. Hale said they were almost there anyway. Ms. Boring asked to see a picture of the gas station. Mr. Gerber said was there was a conditional use application that would come back to the Commission for review. Ms. Boring asked if they would get to look at the architecture at that time. Mr. Gerber said yes, along with the landscaping, etc. Linda Patterson, real estate manager for Kroger, said that signage had been green for a long time, but she did not know its history. She said it was pretty irregular. Ms. Boring asked if Kroger would consider a green sign here. Ms. Patterson thought they would want a more traditional Kroger sign for this center. Ms. Boring said it would be nice if there was something that indicated this is Dublin. Ms. Boring asked about the operating hours. Mr. Gerber read from the text that they would be 24 hours a day for the grocery and 6 a.m. to 2 a.m., seven days a week for everything else. Ms. Boring struggled with the hours of operation since the commission who presided over the original rezoning did not want retail to open that late. On the other hand, she knew what a valued service it could be for a grocery store to be open 24 hours a day. She said the retail open until 2 a.m. was a concern. Mr. Gerber noted restaurant uses were included. ]~ublin Planning and Zonir ,ommission Minutes -March 18, 2004 Page 31. Ms. Boring said they did not want stores to have special all night sales. She asked if there was a way to let the restaurants stay open until 2 a.m. and otherwise the other uses would have to close earlier. She suggested the proposed text state that the retail could be open 6 a.m. until 12 a.m. Mr. Hale agreed to amend the text. Mr. Gerber said that would be Condition 24. Mr. Hale clarified the new hours as 6 a.m. to midnight for everything except the restaurants which are 6 a.m. to 2 a.m., and the grocery store which was 24 hours a day. Ms. Boring agreed. Mr. Messineo said the front of Kroger's seemed sort of massive and fortress-like to him. He did not think it looked very pedestrian-like. Mr. Ford said he could create more variation in the brick and stone to create more stone detailing on it, perhaps in the upper areas. Mr. Gerber suggested breaking it up with some windows. Mr. Sprague suggested another band on either side of the Kroger sign. Mr. Ford suggested window panels. He said because of there being two entrances, they do not have a large sidewalk area in front of them. However, he thought they could look at the materials on the front and maybe use less brick and more stone to balance it. Mr. Gerber thought that was a good idea and suggested it would be Condition 25. Mr. Hale agreed. Ms. Boring said she would like for this come back so the Commission could review it again. Ms. Wanner said the Commission could add a condition now then at the final development plan, is where the final architecture will be shown, and if it still looks like a fortress, then the Commission would have grounds then to disapprove it. Mr. Hale agreed to come back before the final development plan stage. Mr. Gerber said Ms. Wanner was correct that when it came back at the final development plan stage it had to fulfill each condition and satisfy the Commission. Mr. Hale said the items mentioned tonight will be back to the Commission for review before final drawings. Mr. Gerber asked if the Commission would be taking a vote that night. Ms. Readier said it would be an informal review. Ms. Wanner clarified that the Commission would vote on the rezoning tonight, and the applicant will come back with an informal on architecture and landscaping before the final development plan. Mr. Hale agreed. Ms. Wanner said that would be Condition 26. . Dublin Planning and Zonir commission Minutes -March 18, 2004 Page 32 Mr. Gerber asked Mr. Hale to agree that if at that informal there are things that the Commission missed tonight. Mr. Hale agreed. Ms. Boring asked that the second point on page 6: "Seasonal Sales" of the proposed text be addressed. She asked if there was a limit to the "seasonal outdoor sales" at the grocery store location. Ms. Wanner said yes, Code requires seasonal sales to obtain aforty-day seasonal permit. Ms. Boring stated that she was concerned about the wording in the text "...other outdoor seasonal sales should be permitted subject to the issuance of a season outdoor sales permit." She stated that in other texts they are permitted, but it said nothing about obtaining a permit. Mr. Hale said there could be a condition. Mr. Gerber said that would be Condition 27. Ms. Wanner suggested Condition 27 be: That the text regarding seasonal sales be amended to comply with Code. Mr. Hale agreed with the 27 conditions listed below. Mr. Gerber made the motion to approve this revised preliminary development plan (rezoning) application because it provides required traffic improvements, necessary commercial and retail uses intended to serve the Northeast Quadrant, quality architecture, a significant four-acre tree stand and generally complies with criteria set forth in Section 153.056 of the Dublin Zoning Code, with 27 conditions: 1) That all site plans be accurately revised to reflect required site plan improvements and text requirements, including traffic elements, prior to scheduling a public hearing at City Council, subject to staff approval; 2) That no open cutting of the existing public roadway be permitted without prior approval by the City Engineer; 3) That cross-access easements be provided prior to issuance of building permits; 4) That the design of the private drive meet the approval of the City Engineer, and that the text be revised to state that the developer will be responsible for the construction and maintenance of this drive; 5) That final site design meet all applicable stormwater regulations, and that all field tiles be connected to the storm water system to maintain positive drainage, to the satisfaction of the City Engineer; 6) That additional rights-of--way be dedicated by General Warranty Deed prior to the issuance of any building permits; 7) That a bike path be provided along the Sawmill Road frontage, as approved by the City of Dublin and City of Columbus, and that an additional sidewalk be constructed from the Hard Road entrance (closest to Sawmill Road) into the site; 8) That the site plan be revised to properly reflect the width of Summer Drive on the west side of Sawmill Road as depicted in the traffic study; 9) That a formal tree waiver request be submitted prior to scheduling a public hearing at City Council; 10) That the text be clarified to state that all building materials and trim colors will be earth tone in color; a ' ~ Dublin Planning and Zonir. ,ommission Minutes -March 18, 2004 Page 33 11) That all signage be in conformance with the Sign Code unless otherwise indicated in the development text; 12) That all signage be referenced within the body of text with a dimensioned exhibit, prior to scheduling a public hearing at City Council; 13) That a quality entry feature, matching the predominant building materials and colors, be submitted with the final development plans; 14) That the existing obsolete curb cut on Hard Road be removed, and that the plat be reconfigured to adjust the right-of way in this area; 15) That the rear fence screening and landscape treatment along Emerald Parkway be referenced in the text with an exhibit and attached to the development text prior to scheduling a public hearing at City Council; 16) That the final development plans show all adjacent and opposing curb cuts, both existing and proposed; 17) That all landscape plans be in conformance with the Landscape Code, unless otherwise indicated in the development text, and that small, undulating mounds with landscaping be added along the Sawmill Road frontage treatment; 18) That revised tree survey, preservation, and replacement plans be submitted prior to scheduling a public hearing at City Council; 19) That all lighting comply with the City of Dublin Exterior Lighting Guidelines; 20) That a plat for Emerald Parkway right-of--way be dedicated to the City, and that lots be created for this development; 21) That the multi-tenant retail outbuildings be revised to reflect more of a "village" architecture similar to the proposed shopping center; 22) That the paving material at pedestrian crossings and within the shopping center walkways be varied to provide visual interest; 23) That a sidewalk be added along the main east-west entrance of the shopping center to provide a pedestrian connection to the multi-tenant retail outbuildings and the Kroger store; 24) That the text be revised to reflect the hours of operation for the grocery store to be 24 hours per day, seven days a week, restaurants to be 6 a.m. until 2 a.m., and all other " businesses to be 6 a.m. until 12 midnight; 25) That stone be added to the facade of the Kroger portion of the shopping center to provide visual relief; 26) That there be an additional architecture, landscaping, and signage review by the Commission prior to the final development plan submittal; and 27) That the text regarding seasonal sales be amended to require permits for all seasonal sales, subject to Code requirements. Ms. Wanner noted that the Staff Report Conditions 13 and 17 had been amended as well. Ms. Reiss seconded the motion, and the vote was as follows: Ms. Boring, yes; Mr. Zimmerman, yes; Mr. Sprague, yes; Mr. Saneholtz, yes; Mr. Messineo, yes; Ms. Reiss, yes; and Mr. Gerber, yes. (Approved 7-0.) The meeting was adjourned at 10:30 p.m. , PREP USED ELEVAI IUN`' ii . - ; ; ~ _ ~ 3 U T '_i to _r ~ ~ ll//~O - - ~IUl ~ ~T _ _ a__r - _ t., l ~ r / - - _ f-_ 1 _ _ . _ _ ~ f - _ `o 0 o o ~ 0 0 © 0 0 0 "RY BUILDING -EAST BUILDING ELEVATION mO O ~ O O _ Zb - o - _ - - o - _ ~ ~ ° Q ~o_ o 0 0 0 GROCERY BUILDING -EAST BUILDING ELEVATION fi O O O O G O © ~ - o ~ , _ _ = ~ = ~ = _ - - - - o ~ - - _ r - _ _ - ~ ~ ~ - t ` ~ _ - - _ - j _ - - 1- c~ o c~ _ GROCERY BUILDING - 5OUTN BUILDING ELEVATION G 03-0452 NE Quad PUD Retail Subareas SA and SB Kroger Center -Sawmill Road PRG . 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T-T- _ i _ -'X.. _ r _ ~ ~ it ji ~ _ ~ - - - _ - - ~ _ ~ _ ~ - ~ 1 03-0452 NE Quad PUD Retail Subareas SA and SB Kroger Center -Sawmill Road rR~P~SED SIGN ..y _T•Tr'_ ~ ~ Y T _ r,., r, r..s s~~ ~ Y'. f Y t ,''74 . ~ ~ k` - ~ r ~ < ti x i. w tii-c-aS•yC-_ E --cam _ •~.+n„ ~ _1_ - , . l.+ 1 ~ f- f _ ~ - - rfl _e~-~_ _ ~ ~ _ i ~ lip- ~t y Y ~ ~ ! . 1.T`~ 2 -;--~-r+-i ~.;...a- 4 l' i'i f'R"-i=~-~ri~ ~ -H ~ Srr r. r ~ 1-y-~' - ~ er. ?.:-t'"''"Y'. ,Jf tr.~rr.'`."" _~1:: ~.~J _ ~ 4~>-f..1 _-y-~a1i'_ _ 17.r! - _ ~d 3ii < t'a'i^_ ~ - jt-~ , .~V• ~ 1 Z ~ t . 141-lam( F . ~ _ t. e , ~ \ • MProximate Scale: l/8'=1' " ~ iQ ~ Drawing for prezenralan only .i EAST 6evation ,i~ ~ii A' 'L :U•-.~w-v= ~ -.'~'t T¢. < ~ ~~.e.-~',r~j f- J-s• v<f, t `l ~Y _ ~ ~ - ~~11 :r~ pro er_ i~ ~ ~ ~ • _ - ~ s ` . na,ro ~ma+e xal< ira = ~ Orak,~9 1« oresentzt~o~ o~dy w[sr [ie~a~~«. 03-0452 NE Quad PUD Retail Subareas SA and SB Kroger Center -Sawmill Road ~ ~ r~~POSED SIGN . a - , ~ 1, 1 _ ~ i j i _ . 1___ Scale yo-= r ~ ensr El-sta.. 13-71/Z - - 03-0452 NE Quad PUD Retail Subareas SA and SB Kroger Center -Sawmill Road ~PR~P~SED .,ENTER IDENTIFILTI~N SIGN 8,~ w ® ® s o 4 ao ®iri fa t ~ ~ ~i t & SCALE: 1/2" = 1'-0" 03-0452 NE Quad PUD Retail Subareas SA and SB Kroger Center -Sawmill Road PROPC~~ED GAS STATIO, .SIGN 8~~ i ~ ® - - - ~ 1 'yi ? - ~ il~< ~ ..l., s • c~-, - _ ~fi~ _ - ~ - ` _ _ SCALE: 1/2" _ 03-0452 NE Quad PUD Retail Subareas SA and SB _ Kroger Center -Sawmill Road PROPO~~D DRIVE-THRU HARMACY SIGNAGE I N a P > 155 CO 1/4" PVC letters cam,., y, border ~ ~ and border and arrow t ~ PMS 188 Burgundy 0 Front View ~ Scale: 1 1/2" = 1'-0" i ~ ~ t f~ ~ ~ . Description: Non-illuminated multi-layered directional sign with PVC letters and border. Front Vfew Scale: 1 1 /2" = 1'-0" 03-0452 NE Quad PUD Retail Subareas SA and SB Kroger Center -Sawmill Road PLANNING AND ZONING COMMISSION RECORD OF ACTION MARCH 4, 2004 C1T1' OF DliB1.I~.- Division of Planning .800 Shier-Rings Road ~,,alin, Ohio 43016-1236 Phone/fD0:614-410-4600 Fax:614-410-4147 Web Site: www.dublin.oh.us The Planning and Zoning Commission took the following action at this meeting: 4. Rezoning/Revised Preliminary Development Plan 03-0452 - NE Quad PUD Retail, Subareas SA and SB -Kroger Center -Sawmill Road Location: 40 acres located on the northwest corner of Sawmill and Hard Roads. Existing Zoning: PUD, Planned Unit Development District (Northeast Quad plan). Request: A revision to the existing PUD preliminary development plan under the provisions of Section 153.056. Proposed Use: A 198,000-square foot shopping center anchored by a 99,945-square foot grocery store with adrive-thru pharmacy, a 150-square foot gas station, two 8,500 square-foot out parcels, and a 10.87-acre office area. Applicant: Sawmill Partners Investment Company, 1798 Frebis Avenue, Columbus, Ohio 43206-3729; represented by Ben W. Hale, Jr., Smith and Hale, 37 West Broad Street, Suite 725, Columbus, Ohio 43215. Staff Contact: Anne Wanner, Senior Planner. MOTION: To table this rezoning/revised preliminary development plan application. VOTE: 5-0. RESULT: This rezoning application/preliminary development plan application was tabled due to time constraints. It will be rescheduled on the March 18, 2004 agenda. STAFF CERTIFICATION Frank A. Ciarochi Acting Planning Director Dublin Planning and Zoning Commission Minutes -March 4, 2004 Page 27 4. Rezoning/Revised Preliminary Developmept Plan 03-0452 - NE Quad PUD Retail, Subareas SA and SB -Kroger Center -Sawmill Road Mr. Gerber noted this was a very large application. He said a Commission meeting was scheduled for March 18, but there are no applications currently ready to review. Instead of canceling the meeting, it made sense to hear this case then. Ben W. Hale, Jr., representing the applicant, agreed to request a tabling in order to hear this application in its entirety at the next meeting. He said they were ready to go tonight and that they would not change anything in the next two weeks. Mr. Gerber made a motion to table this case and made a motion. Ms. Reiss seconded the motion, and the vote was as follows: Mr. Messineo, yes; Mr. Saneholtz, yes; Mr. Zimmerman, yes; Ms. Reiss, yes; and Mr. Gerber, yes. [Ms. Boring had left the room temporarily.] (Tabled 5-0) PF. POSED SITE PL," - ~ ;i SUBAREA 5B ~a a rrr ~aae~M „ , SUBAREA 5A ~ ' 1 „ .g~ ~ x$. o-Hl~~i}HIIIi}~H0 ~mT ~ R ~ ~ ~ ? Oi~4~H-B~~ I++{~-0 o~++l+tf l I+tO o+Hl+Hiii+o ~~++++I++~++o ~ ~ ~~II~III ~ . o ._y_ LL ~ ,i ~ ~ ~ ~ ~ ~ - ~8 - a++~+o~~++l~+a~~~+Il+o a+~++311~~~+~~+~ o ~ - ll1~1~-iJ1~~Il11llll1 iii ll1!1L1L11P ~ lllllllllllllllf I III ~ oo doe JVI J r~~ ' _ _ _ _ . - _ 111///% 8 ~ , ~~II C tC t j 1 ~ ~~a~~° ~ azaaa fe~a~a 6 3g~~'P _ _ _ _ _ 03-0452 NE Quad PUD Retail Subareas SA and SB Kroger Center -Sawmill Road RECORD OF PROCEEDINGS \1inuic. ~~t Oublin City Council ~~t~~~'~~1- May 19, 2003 Page 3 Hcld 20 Ms. Brauti stated that there is othing in the agreement indi ling That the City will approve e rezoning. Mr. Cia chi stated that the r oning would undergo the nor al process of referral to P&Z, reco endation to Counci and public hearing and vote City Council. Mr. mith added that if t land for any reason is not r oned, there will be no swap and t previous plan will b developed instead. Staff h es to have more detail based on e legal surveys for e P8~Z meeting. He estima sit will be back to Council at the ne 23 meeting. Mayor McCas noted that in deference to s e members who would like mor information, e would postpone this item tit later in the meeting. Ordina a 51-03 Acce ing The LowesUBesY Bid r the Dublin Service Departm t Site Im ovements, Appropriating nds Therefor, and Declaring Emergency. . Lecklider introduced the or finance. Ms. Brautigam stated that th~ project was bid earlier in the w' er, but favorable bids w re not received at that time. this point, more favorable bids ave been received. St is recommending approva f the base bid and alternate #1 om CS~N Construction i he amount of $550,600. Ms. Chinnici-Zuerc r asked about the total amoun udgeted in 2002 and 20 for this project. Mc McDaniel led that there was $480,000 i e 2003 CIP. There wa dditional funding pr mmed in 2002 that was carne over to repair the existin salt shed and to build the w one. Ms. Chinnici-Zuercher asked if the proje.¢t is within budget. Mr. McDaniel responded affirmatively, Mayer McCash asked for clarificati about the $80,000 from e CIP Tax Fund listed in Section 3. Mr. McDaniel stated that these re unencumbered dollars rom last year that are being reappropriated for this proje Mr. Kranstuber moved to pense with the public he ing and treat this as emergen legislation. Ms. Chinnici-Zuerche econded the motion. Vote on the motion s. Salay, yes; Mr. Leckl er, yes; Mr. Reiner, yes; Mr. anstuber, yes; Ms. Chinnic' uercher, yes; Mayor M sh, yes; Mrs. Boring, yes. Vote on the Or Hance: Mr. Lecklider, ye r. Reiner, yes; Mr. Kranstub r, yes; Ms. Chinnici-Zu her, yes; Mayor McCash es; Mrs. Boring, yes; Ms. Sal ,yes. Ms. Sal asked about bid alternat 8 relating to storm sewer on e north and south side the storage yard. How is is stormwater being handled the present time? Mr cDaniel responded that t CIP is being realigned to ac mmodate these site i provements next year in t five-year CIP. s. Salay stated that she as contacted by a resident re rding the activity in the S ice yard. Has there been r olution of his issues? Mr. McDaniel stated t the has responded to this r ident, but no resolution of e issues has been obtained. he long-term plan includes i ms that will address sever of his concerns. Ms. Salay ask for an updated site plan of 1 Service Center so that s can understand its relation to the adjoining nei orhoods. Ordinance 52-03 Providing for a Change in Zoning for 40 Acres Located on the Northwest Corner of Sawmill and Hard Roads, from: PUD, Planned Unit Development District, to: PUD, Planned Unit Development District. (Case No. 03-0452 - NE Quad PUD, Subareas 5A, and SB -Kroger Center -Sawmill Road) Ms. Salay introduced the ordinance and moved referral to Planning & Zoning Commission. Mr. Reiner seconded the motion. Vote on the motion: Mrs. Boring, yes; Mr. Kranstuber, yes: Mr. Reiner, yes; Ms. Salay, yes; Ms. Chinnici-Zuercher, yes; Mr. Lecklider, yes; Mayor McCash, yes. Mayor McCash asked the Clerk to read the titles of Ordinances 53-03 through 57-03. 03-0452 NE Quad PUD Retail Subareas SA and SB Kroger Center -Sawmill Road PLANNING ANU 'CONING COMMISSION RECORD OI' ACTION ._C[TY OF DUBLIN OCTOBER 4, 2001 Divisia. oI Planning 5800 Shier-Rings Road Dublin, Oha 43016-1236 Phone/(DD: 614 ~ 10600 fax:614-161-6566 Web Site: www.dubGn.oh.uz The Planning and Zoning Commission took the following action at this meeting: 4. Revised Preliminary Development Plan 00-0422 - NE Quad PUD, Subareas SA and SB -Giant Eagle Center -Sawmill Road Location: 44.208 acres located on the northwest corner of the intersection of Sawmill Road and Hard Road. Existing Zouing: PUD, Planned Unit Development District (NE Quad Plan). Request: A modification of the plan and text for Subareas SA and SB under the provisions of Section 153.OS6 of the PUD, Planned Unit Development District regulations. Proposed Use: A shopping center of 214,000 square feet including two 7,040-square foot outparcels anchored by a 99,000-square foot grocery store with adrive-thru pharmacy. Applicant: Sawmill Partners, c/o Michael Schiff, 1798 Frebis Avenue, Columbus, Ohio 43206-3729; represented by Ben W. Hale, Jr., Smith and Hale, 37 West Broad Street, Columbus, Ohio 4321 S- Staff Contact: Chad D. Gibson, Senior Planner. MOTION: To table this application so that the plans can be revised to meet every standard in the Code and the text without any variances, so that more detailed background information can be distributed to the Commission, and so the applicant can meet with the East Dublin Civic Association- VOTE: S-0. RESULT: This revised preliminary development plan was tabled. STAFF CERTIF[CA"1-ION ~f~ ~ ~ Chad D- Gibson, AICP Senior Planner City ojDublin, Division ojPlannin~. 5800 Shier-Rings Rond, Dublin, Olrio 430/6-1136 7c(epbanc/1'DD: 614/761-6550 FAh': 614/7Gl-6566 - 03-0452 NE Quad PUD Retail Subareas SA and SB Kroger Center -Sawmill Road ~ Dublin I'lannin~~ anal %.~~~~~n~~ ('ou~missi<in Mcclint, Minutes Oetcher 4, 2001 I'a~,c I I I I) ~ al an a~,rc~n~cnl 1<u coi ~ol oC vegetation al~u~s~ i~ G~u~dc~n {n~<~{~crty be ihn~ittccl, bcl<~rc scheduling {or City C Heil, subject to staff ap oval; and tat and if need be ~ cvised legal dcscriptio~ , 12)1 hat minor moditi ~ lions be made to the f al p before schedul~ g [or City Council, sub ct to staff approval. Ms. Salay conded the motion, a the vote was as folio Ms. Boring, yes; M . ecklider, yes; M . Prague, yes; Ms. Sala ,yes; and Mr. Fishman es. (Approved 5-0.) 4. Rezoning Application -Revised Preliminary Development Plan 00-0422 - NE Quad PUD, Subareas SA and SQ -Giant Eagle Center -Sawmill Road Ms Boring said this case began in 1989 and encompasses a lot of history. She said the packets did not include the extensive minutes and case background. This changes one subarea drastically, and does not incorporate the previous promises made. There were additional compromises made in 1995, and she feels Dublin's position has consistently eroded in this matter. She said the other Commissioners did not have adequate background and information to assess this proposal intelligently tonight. She said she was not willing to spend endless hours redesigning this plan, which should have been done by the developer. She said the information distributed is completely one-sided. Ms. Boring made a motion to table this case until all of the historical information is available for review. Ms. Salay seconded. Regarding the time parameters for review, Mr. Banchefsky checked the Code and said there are not any hard deadlines related to a revised preliminary development plan in the PUD. He said the Commission has the discretion to table this on its own motion. The Commission may choose to take some testimony if it chooses to. Ms. Boring thought it was inappropriate to start Mr. Hate's testimony without providing adequate background and history to the Commissioners. Mr. Lecklider noted that others might be better acquainted with this case than he is. However, he : said he knows it is very complicated and controversial, and that it involved a referendum by the voters which involved radio campaign commercials. Ms. Boring said it is not possible to distill the history into a few minutes. She said the Commission gets its worse criticism when it negotiates without full knowledge. She requested a vote on the motion because she believed taking testimony at this time is a waste. Mr. Fishman generally agreed with Ms. Boring. He said this case took many hours of public hearings. The proposal adds outparcels and 17,000 square feet of retail area which are problems. He said limiting the retail area was always a key goal, and this proposal absorbs some oC the office area for retail use. He believes that the City should stick exactly to the plan as it was previously negotiated, unless it can be made even better and reduce the retail. Ben W. Hale, Jr., representing the applicant, said there is a final development plan on file with Dublin. A year ago, they met with the Eastside Civic Association. "hhe Giant Eagle store was initially proposed to be over 100,000 square feet, and it now meets the original text. I{c said the 03-0452 NE Quad PUD Retail Subareas SA and SB Kroger Center -Sawmill Road ~ Uublin I'lannin~; ,ux{ %oi~~~i~~, ('~~nin~ission Meeting Minutes Oct<ihur ~1, 2001 I'agc l2 nriin goal was to save the woods at the corner of~ hard and sawmill I:oads, and it rcyuires shifting the retail subarea north into 25 acres ofthc ollicc subarea- l lc said the architecture, site layout, and landscaping have been redesigned, and they arc all vastly better as proposed. Mr_ Hale said the staff report overstates the square Cootage. I Ie said 5,000 square feet of the Giant Cagle store is used for locker rooms and offices. He believes this plan reduces the actual retail square footage by 6,000 and the office area by 25,000 square feet. He said their goal has always been to cooperate with, not fight, the City and the civic association. He said he is willing to build according to the plan they submitted several years ago if that is what Dublin wants. V Ms. Boring said one of the concessions of the Northeast Quad PUD was that the developer agreed to meet the new standards, if Dublin ever changed its regulations. She said Dublin's "big box" standards will apply to this site. The text also requires the furniture store to be reconfigured as smaller neighborhood stores if no furniture store is proposed. The tree preservation ordinance also applies. She said the civic association was not contacted by Mr. Hale about this application. Mr. Fishman said this appears to have 17,000 additional retail feet. Mr. Hale disagreed and said the previous plan had a corner outparcel with a 14,000 square foot building -this plan has two 7,000 square foot outparcels. He said the civic association supported sit-down restaurants. Regarding the tree preservation ordinance, Mr. Fishman said it would be very costly to develop the dense forest on the corner. Mr. Hale said the tree ordinance may not be enforceable on a heavily wooded site. Also, the ordinance does not prohibit cutting down trees- The fees may exceed the cost of the ground. Mr. Banchefsky said a judge might find the tree preservation ordinance unconstitutional as applied to a particular site. Ms. Clarke suggested this may be one of the reasons that Council has established an alternate policy for application to heavily wooded sites. Ms. Boring said she has been told that tree preservation will protect the wooded areas. She said the civic associations have been so advised when they wanted Dublin to buy certain wooded sites. Additionally, slle said they could move the building and save trees. There was additional discussion about the tree preservation ordinance. Mr. Hale said this is a much better plan. The landscaping has been increased, and the mounding is over six feet tall to the rear of the building. The plan is largely in compliance with the big box standards. He again said he was willing to build the original shopping center if that is what Dublin wants. He said he was shocked that Ms. Boring and civic association do not support this. He agreed to meet with them during the time this application is tabled. Mr. Lecklider said communication with the civic group appears to have broken down- The plan submitted a few months ago would not have been approved, and this seems to be much improved. I Ie urged Mr. I {ale to meet with the civic association. Mr. Hale said he has instructed his client about the difficulties on this site. This plan has been radically changed since it was originally filed with the City. [t was not previously ready, and the Commission delivered a strong message. Since then, the client has substantially revised the plan. 03-0452 NE Quad PUD Retail Subareas SA and SB Kroger Center -Sawmill Road .Dublin Planning and lonin~ ~nunission Meeting Minutes -October 4, 2001 Pabc 13 Mr- I' ishman suggested that ibis plan be revised to meet ever possible standard without compromises- It needs to be spectacular and should not require any variances, including for signs- He said many people have been involved over the years on this PUD. The plan needs to be good enough that the civic association and others can get behind it. It cannot look like the store on the corner of Bethel and Sawmill Roads. It looks terrible from the rear. Mr. Hale said that Ms. Boring has always been reasonable, and he hoped that she would ultimately make the motion to approve this plan. Mr. Hale said the Gahanna store was 120,000 square feet on 12 acres. This is 198,000 square feet on 44 acres. The vote on the motion to table so that the plans can be revised to meet every standard in the Code and the text without any variances, more detailed background information can be distributed to the Commission, and the applicant can meet with the East Dublin Civic Association, was as follows: Mr. Sprague, yes; Mr. Fishman, yes; Mr. Lecklider, yes; Ms. Salay, yes; and Ms- Boring, yes. (Tabled 5-0.) Mr. Sprague thanked Mr. Hale and requested that he meet with the Civic Association. Ms. Clarke apologized for the fact that the Commissioners did not receive all the minutes and history of this case. She had assumed they made their way into the packets. Ms. Clarke referred to Ms. Boring's comment about being told that the civic associations did not have to worry about preservation of wooded sites, now that there is a tree preservation ordinance. She said she hoped that was not heard from the planning staff. Ms. Clarke said if wooded sites are to be preserved, they will have to be purchased. As long as they are zoned for a use, the preservation of the woods is not guaranteed. Mr. Lecklider requested that the mass of the additional information should be summarized in the Commission packets. Ms. Salay agreed and suggested that Ms. Boring review it. Mr. Fishman asked Mr. Gibson to compare this application to what was approved for the site in 1995. Mr. Lecklider wanted the approved and proposed retail and office square footages. Mr. Sprague adjourned the meeting at 10:02 p.m. Respectfully submitted, _ , Barbara M. Clarke ~ Planning Director 03-0452 NE Quad PUD Retail Subareas SA and SB Kroger Center -Sawmill Road ~ ~ ,-2ECORD OF PROCEEL.,NGS Minutes of Dublin City Council Pagc 9 Mccting Held September 17, 2001 (Y Fi.RI I1h~ Ordinance 119-01 - An Ordinance Providing for a Change in Zoning for 44.208 1~Acres Located on the 1Vest Side of Sawmill Road, from: PUD, Planned Unit ~ Development District, to: PUD, Planned Unit Development District. (Northeast Quad PUD, Subareas SA and SB -Giant Eagle Center - 7605 Sawmill Road/Case i No. 00-0422) Mrs. Boring introduced the Ordinance and moved to refer it to Planning and Zoning Commission. Ms. Chinnici-Zuercher seconded the motion. Vote on the motion: Mr. Peterson, yes; Mr. Adamek, yes; Mr. Reiner, yes; Mayor Kranstuber, yes; Ms. Chinnici-Zuercher, yes; Mr. McCash, yes; Mrs. Boring, yes. Ordinance 120-01 - An Ordinance Providing for a Change in Zoning for 1.069 Acres Located on the North Side of West Bridge Street, Approximately 300 Feet West of High Street, from: R-2, Limited Suburban Residential District, to: SO, Suburban Office and Institutional District. (Dublin Schools - 62 W. Bridge Street/Case No. O1- ~ 1022) Mrs. Boring introduced the Ordinance and moved to refer it to Planning and Zoning i Commission. Mr. Adamek seconded the motion. Vote on the motion: Ms. Chinnici-Zuercher, yes; Mr. Peterson, yes; Mr. Reiner, yes; Mrs. i Boring, yes; Mr. McCash, yes; Mayor Kranstuber, yes; Mr. Adamek, yes. Ordinance 121-01 - An Ordinance Providing for a Change in Zoning for 17.4 Acres 'i .Located at the Soutl»vest Corner of Avery-Muirfield Road and Post Road, from: ~ I l PCD, Planned Commerce District, to: PCD, Planned Commerce District. (Riverside i j Hospital PCD -Text Revision/Case No. O1-lO1Z) Mr. Adamek introduced the Ordinance and moved to refer it to Planning and Zoning i I Commission. ~ Mr. Peterson seconded the motion. Vote on the motion: Mr. McCash, yes; Mr. Reiner, yes; Mr. Peterson, yes; Mrs. Boring, yes, Mr. Adamek, yes; Mayor Kranstuber, yes; Ms. Chinnici-Zuercher, yes. I' Ordinance 122-01 - An Ordinance Providing for a Change in Zoning for 30.5 Acres I Located on the East Side of Hyland-Croy Road, Approximately 800 Feet South of Brand Road, from: U-1, Rural District (Jerome Township Zoning District), to: PLR, Planned Low Densih~ Residential District. (Bishop's Run -Valentin I I ~i Parcel/Case No. 01-0962) ~ Mrs. Boring introduced the Ordinance and moved to refer it to Planning and Zoning it Commission. i ,I Mr. Adamek seconded the motion. Vote on the motion: Mr. McCash, yes; Mr. Adamek, yes; Mr. Peterson, yes; Ms. Ili Chinnici-Zuercher, yes; Mayor Kranstuber, yes; Mr. Reiner, yes; Mrs. Boring, yes. Ij i~' Ordinance 123-01 - An Ordinance Providing for a Change in Zoning for 92.25 Acres Located at the Northeast Corner of Hyland-Croy Road and Mitchell-Dewitt Road, from: U-1, Rural District (Jerome To~~~nship Zoning District), to: PUD, Planned i Unit Development District. (Dublin High School I[I - 8300 iA'Iitchell-De«'itt ~j Road/Case No. OI-0957.) ' I Mr. Adamek introduced the Ordinance. ~ i Mrs. Boring inquired if Council is doing this without a recommendation reflecting j II CounciPs previous discussions about the setback requirements. i ~I Mrs. Boring moved to refer the ordinance to Planning and Zoning Commission with the i' request that the Planning Commission is mindful that the 200-foot setback is only a recommendation, not a requirement of law. Ms. Chinnici-Zuercher seconded the motion. Mr. McCash inquired if there is a timeframe Council would like to request Cor this legislation. Mr. Ciarochi stated that the timeGame the schools are working with is the bid date, which 03-0452 NE Quad PUD Retail Subareas SA and SB Krn~er C',enter -Sawmill Road ~ ' ~ ~ . PLANNING ANU "ZONING COMMISSION RI?CORD Or ACTION December 7, 2000 t~ t+~ ~t~ vision of Plaaaiag ~d00 Shier-Rings Road Oublin, Ohio 43016-1136 Phone/fD0:614-161-6550 fax: 614-161-6566 Web Site: wvm.dubliaoh.us The Planning and Zoning Commission took the following action at this meeting: 3. Rezoning Application -Revised Preliminary Development Plan 00-0422 - NC Quad PUD, Subareas SA and SQ -Giant Cagle Center - Sawmill Road Location: 44.208 acres located on the west side of Sawmill Road, north of Hard Road. Existing Zoning: PUD, Planned Unit Development District (NE Quad Plan). Request: PUD, Planned Unit Development District. Proposed Use: A shopping center of 222,000 square feet anchored by a 126,000 square foot grocery store. Applicant: Sawmill Partners, c/o Michael Schiff, 1798 Frebis Avenue, Columbus, Ohio 43206-3729; represented by I3en Hale, Jr., Smith and Hale, 37 West Broad Street, Columbus, Ohio 43215. MOTION: To table this rezoning application as requested by the applicant_ VOTE: 7-0. RESULT: After discussion this application was tabled so that the applicant can work with staff and revise the application to meet or exceed the existing NE Quad PUD text standards and Zoning Code. STAFF CERTIFICATION Chad Gibson Planner 03-0452 NE Quad PUD Retail Subareas SA and SB Kroger Center -Sawmill Road ~ „ Uublin I'lannin~ and/,~. Minutes - I)ecemhcr 7, ?OUO I'a~c 4 Mr. ' •plow made a motioi o approve this appl ation because it is c ~sistent with the d ~ elopment agreement ~ c a>nin~ text and wi provide custom-built sidcnccs to meet or exceed the architectur< iversity and design e,' ectations in this area, ~ 1 six conditions: 1) That a final pl< for the proposed dcv pmcnt be approved p r to the conuncnceme of construction ,excluding any provisi s specified by the appr cd development agree ent; 2) That th rchitectural Review mmittee (ARC) be fo led prior to the applic ion of any buil ~ g permits within the lentrae residential dev opment; 3) at the proposed thema development meet al pplicable text requires its; 4 That a legal descripti be submitted for this velopment in conjunct n with the final plat; 5) That samples of ding referenced with the development tex e submitted within t weeks, subjec o staff approval; and 6) That the elopment utilize bri foundations, water t es, brick steps, brie r stone chimne chases, and that walk itilize brick pavers (wi no visible concrete) w~ 1 the option for ick porches. r. Shively agreed tot above conditions. Mr prague seconded the tion, and the vote was as follows: Ms. Sa ,yes; Mr. Lecklider, s; Mr. Fishman, no; .Eastep, no; Mr. Spra e, yes; and Mr. Pe w, yes. (Approved 4- Mr. Lecklider called short recess. 3. Rezoning Application -Revised Preliminary Development Plan 00-0422 - NE Quad PUD, Subareas SA and ~I3 -Giant Eagle Ccntcr -Sawmill Road Chad Gibson said this is a request for approval of a revised preliminary development plan for Subarea SA (retail) and SB (office) of the NE Quad PUD. Ms. Boring said there is a problem with this application and suggested that applicant is not serious. Architectural, landscaping, signage standards, and limits on the square footage were adopted in 1995. She suggested that the Commissioners either deny or table the application because it will be as waste of time as it stands. Mr. Fishman and Mr. Eastep agreed. Ms. Salay said'it is not clear if this applicant wants to be part of this community, and having the Commission redesign the whole project will waste their time. Mr. Fishman said he could not support this unless it adheres 100 percent to the 1995 text. It is so pivotal that people resigned over it, got elected over it, or were removed from the Commission over it. He also thinks the big box requirements should be equaled or exceeded. Mr. Lecklider said he examined the plans and elevations in disbelief because his expectations were much higher than this. He said the Commission spent a lot of time working on the standards for large format retail I-ie cannot be optimistic unless there is a better recognition of the standards. I Ic said Mr. Gibson had prepared a good staff report. Ben W. I-tale, Jr., attorney, said they want to work with the staff to build a center here. They would like to table this application so they can produce a really great product. Mr. Lecklider appreciated that the woods will be preserved, but said the plan needs more than that. fle expected something similar to Avery Square and Perimeter Ccntcr. Ile said this project deserves the same time and attention, especially given its location on Emerald Parkway. The 03-0452 NE Quad PUD Retail Subareas SA and SB Kroger Center -Sawmill Road t Uublin Planning and %~~i~~~i~~ Minutes - Uccanhcr 7, 2000 Pa<~c S increase iu outlots c<~ncerns him. Ile said nuur~~ re~~isi<u~s are nrcdcd bet<irc it can he prohcrly reviewed and voted upon. Mr. Fishman said attention should be paid to the text. I Ie likes the land use. Mr. I-Tale said the buildings are all brick. Mr. Gibson said the service structure along Emerald Parkway, hidden by a brick wing wall, is the only part of the building where brick is not used- John Ferrara, president of the East Dublin Civic Association, said Mr. Hale had spoken about this at the association's general meeting. This vvas presented as a neighborhood retail grocery type of anchor store. Mr. Ferrara appreciated the Commission's input. The original Schottenstein zoning of 1989 or 1990 was redone in 1995. The association was adamant about the square footage limitations and updating the architectural standards. Since 1990, other projects were required to have high standards, and they Doped the same for this area. He asked the Commission to review all of the conditions to assure there was adherence. Ms. Boring said one of the compromises would be to increase the anchor store to 126,000 square feet in exchange for saving the woods. All of the other minor stores have been increased now around it. She said they also agreed to 48,000 square feet for a second store with no other store bigger than 10,000 or 20,000 square feet. She said that has been changed in the proposed text and is a big problem- Ms. Boring said increasing the outparcels was also a problem. Ms. Salay asked for a specific sign standard with a subdued color pallet. No signage should be used for advertisement. Signs could be similar to Perimeter Center. Mr. Fishman agreed. Mr. Carl Rogers, Sawmill Road resident, said they have watched the area change since 1979, and they are concerned about the traffic this development will add. He said he did not get notice of the previous hearing and would like to be notified in the future. He said their water pressure has consistently decreased. Mr_ Hale said he will .work with staff on a proposal that will get the Commission's support. He said there are a lot of pluses. He is familiar with Perimeter Center and understands the community standard. The owner has done positive things like completing the road. Mr. Fishman made a motion to table this application as requested by the applicant so that they can work with staff to revise this to meet or exceed the existing text standards and Zoning Code. Ms. Salay seconded the motion, and the vote was as follows: Ms_ Boring, yes; Mr. Lecklider, yes; Mr. Sprague, yes; Mr. Eastep, yes; Mr. Peplow, yes; Ms_ Salay, yes; and Mr. Fishman, yes. (Tabled 7-0.) Ms. Boring said this site has been coned for more intense retail than a grocery store since 1990. When Giant Eagle first approached the civic association, they were told this would only draw local traffic as other stores were also being built. It would be much better than a big regional retail store. If they ca? follow the text, this would be better. 4. Rezonir b Application - Com site Plan/Uevclopme flan 00-1042/UP - Uublin Sep ~ ~c Center - G»5 Shier- logs Road Car ~ Combs said this is co fined composite and d elopment plan under e PCD, Planned nunerce District. This a 44,731 square foot ~ nicipal service facility ~he composite plan 03-0452 NE Quad PUD Retail Subareas SA and SB Kroger Center -Sawmill Road