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74-04 Ordinance
RECORD OF ORDINANCES Blank. Inc. 74-04 Ordinance No. Passed 20 REZONING APPROXIMATELY 7.81 ACRES LOCATED ON THE SOUTH SIDE OF WEST DUBLIN-GRANVILLE ROAD AT THE TERMINUS OF STONERIDGE LANE, APPROXIMATELY 250 FEET WEST OF DUBLIN CENTER DRIVE FROM: PUD, PLANNED UNIT DEVELOPMENT DISTRICT TO: PUD, PLANNED DEVELOPMENT DISTRICT (CASE NO. 04-0982 -PRELIMINARY DEVELOPMENT PLAN - STONERIDGE MEDICAL CENTER). NOW, THERE~ORE, BE IT ORDAINED by the Council of the City of Dublin, State of Ohio, of the elected members concurring: Section 1. That the following described real estate (see attached map marked Exhibit "A") situated in the City of Dublin, State of Ohio, is hereby rezoned Planned Development District, and shall be subject to regulations and procedures contained in Ordinance No. 21-70 (Chapter 153 of the Codified Ordinances) the City of Dublin Zoning Code and amendments thereto. Section 2. That application, Exhibit "B", including the list of contiguous and affected property owners, and the recommendations of the Planning and Zoning Commission, Exhibit "C", are all incorporated into and made an official part of this Ordinance and said real estate shall be developed and used in accordance therewith. Section 3. That this Ordinance shall take effect and be in force from and after the earliest period allowed by law. P sed this ~ day of ~~~~, 2004. Mayor -Presiding Officer Attest: v~ - - Clerk of Council Sponsor: Planning Division I hereby certify that copies of this Ordinance/~ were posted in the City of Dublin in accordance with Section 731.25 of the Ohio Revised Code. De y Clerk of Council, Dublin, Ohio Department of Development Division of Planning 5800 Shier-Rings Road • Dublin, Ohio 43016 CITY OF DLBLIN Phone: 614-410-4600 • Fax: 614-761-6566 M e m 0 TO: Members of Dublin City Council FROM: Jane S. Brautigam, City Manag~~_~,~,~. G~„~,~~,.,,-,.~° DATE: December 13, 2004 ;f RE: Second Reading for Rezoning Ordinance No. 74-04 (Stoneridge Medical Center Expansion, Case No. 04-0982) INITIATED BY: Daniel D. Bird, FAICP, Planning Director ~~ 0-C~ SUMMARY: Rezoning application 04-0982 proposes to combine the Stoneridge Medical Center -James Cancer Center PUD with the fourth and last tract of the JALL PUD into a new Planned District Development in order to expand an existing medical office building and create an additional parking area. The applicants propose to add 64,500 square feet of building floor area to the 49,500 square feet facility. The addition is planned for the north and east facades of the building and will add floor area to the main, basement and second floors. The adjacent JALL parcel is proposed for the creation of additional parking area to serve the facility. Much of the existing parking areas will remain. Finding the proposal to be consistent with the Community Plan, the Economic Development Strategy and sound planning principles, the Planning and Zoning Commission recommended approval of the rezoning and preliminary development plan by a vote of five to zero subject the following conditions: 1)That the 45-space parking lot to the south of the site shall be indicated within the body of the text as overflow parking available to the patrons or employees of the facility; 2)That Section 9(b) of the development text be revised to state "Dublin Exterior Lighting Guidelines..."; 3)That the development text shall be revised to state, "Landscaping shall be per Dublin Code Section 153.130, consistent with this report, except in the area of the AEP 100-foot easement or as approved by the Planning Commission at the final development stage," and that a written statement by AEP outlining the limits of vegetation within this easement shall be included within the text; 4)That the setback notation on the site plan be changed to reflect the text and Exhibit A; 5)That the design of the stormwater management system meet or exceed City Standards, subject to approval by the City Engineer; 6)That no open cutting of the existing public roadway without prior approval of the City Engineer; and 7)That the existing and future cross access easements be in place prior to the final development plan. Conditions 1 - 4 have been addressed by the applicant and are correctly indicated in the submitted documents. Conditions 5 - 7 will be addressed during future phases of development. RECOMMENDATION: Approval by motion of Ordinance No. 74-04 subject to the seven conditions recommended by the Planning and Zoning Commission on October 7, 2004. DMD Attachments CITY 4F DUBLllV Department of Development Division of Planning 5800 Shier-Rings Road • Dublin, Ohio 43016 Phone: 614-410-4600 • Fax: 614-761-6566 TO: Members of Dublin City Council FROM: Jane S. Brautigam, City Manager ~~.,„~,vrj . ~ -~ DATE: November 1, 2004 RE: First Reading for Rezoning Ordinance No. 74-04 (Stoneridge Medical Center Expansion, Case N 04-0982) INITIATED BY: Daniel D. Bird, FAICP, Planning Director, ~~i ~~ Memo SUMMARY: Rezoning application 04-0982 proposes to combine the Stoneridge Medical Center -James Cancer Center PUD with the fourth and last tract of the JALL PUD into a new Planned District Development in order to expand an existing medical office building and create an additional parking area. The applicants propose to add 64,500 square feet of building floor area to the 49,500 square feet facility. The addition is planned for the north and east facades of the building and will add floor area to the main, basement and second floors. The adjacent JALL parcel is proposed for the creation of additional parking area to serve the facility. Much of the existing parking areas will remain. As a result of amendment to Ordinance 75-03 the Planning and Zoning Commission will now first review zoning amendment applications and then forward a recommendation to City Council for consideration. The applicants ask for a public hearing and second reading by the Council on December 13, 2004. The Planning and Zoning Commission recommended approval of the rezoning and preliminary development plan by a vote of five to zero subject the following conditions: 1)That the 45-space parking lot to the south of the site shall be indicated within the body of the text as overflow parking available to the patrons or employees of the facility; 2)That Section 9(b) of the development text be revised to state "Dublin Exterior Lighting Guidelines..."; 3)That the development text shall be revised to state, "Landscaping shall be per Dublin Code Section 153.130, consistent with this report, except in the area of the AEP 100-foot easement or as approved by the Planning Commission at the final development stage," and that a written statement by AEP outlining the limits of vegetation within this easement shall be included within the text; 4)That the setback notation on the site plan be changed to reflect the text and Exhibit A; 5)That the design of the stormwater management system meet or exceed City Standards, subject to approval by the City Engineer; 6)That no open cutting of the existing public roadway without prior approval of the City Engineer; and 7)That the existing and future cross access easements be in place prior to the final development plan. RECOMMENDATION: Schedule a Public Hearing and Second Reading of Ordinance No. 74-04 for December 13`x', 2004. DMD Attachments PU D `~- CC --_ L L R1 ~ ~ CC - CC U a~ - o ~ c~ ~ - -o o ~ CC C ~ CC ~' D ~\ R-12 sto .;• a9 R_ °'ne _ ~ R-2 CC PUD 04-0982 City of Dublin Preliminary Development Plan Division of Planning Stoneridge Medical Center ~~ N Feet 0 350 700 EXHIBIT "B" REZONING APPLICATION (Code Section 153.234) ,:iTV a;: ~~gcitY TO EXPIRE mvlelareit~Wrrir~ ORDINANCE NUMC3ER „1,,,, - (.~'-~~~ 58~ Shier-IGn~c~e1 - °i~"'•°~"°;~01~"1~ CITY COUNCIL (FIRST READING) C~ CL` Pheee/ro0:61N1ti-Iii10 CITY COUNCIL (PUBLIC HEARING) Fmc:6l~la~1J~ CITY COUNCIL ACTION k"' `ate: www.du~ir.aV~ NOTE: Applicants are highly encouraged to contact the Division of Planning at (614) 410-4600 for assistance and to discuss the Rezoning process prior to submitting a formal application. FOR OFFICE USE ONLY: j Amount Received: Application No: ~ P~Tte( ): ~ ~ ~ P&Z Action: ,III Reca+pt Na: ~ tills Fee No: j Date Received: `Received By. ~, i Type of Request N, S, E, W (Circle} Side of: Distance from Nearest Intersection: FEET, N, S, E, W (Circle) from Nearest Intersection Nearest Intersection: AND PLEASE CHECK THE TYPE OF APPLICATION: PUD Preliminary Development Plan (Section 153.056) Other (Please Describe} II. PROPERTY INFORMA710N: This section must be completed. ~f019 lNE3'T~ Ov16W/~ -G~IZq-n/v/LLE' RdA-?, /JG!!3G/N O/~/o ¢30/7 Property Address: MrEST• ~ 2? 3 - o n $ 2 910 Tax IDlParcel ~iumber(s): - O O ~/~'7 ~~sr~ ~~ 3 Existing Land Use Development: _fYIE/J/~.9-~i oG~iGE ,BV~/Lb/~/~_,_ - Proposed Land Use Development: Existing Zoning District: ~: Requested Zoning District: I P. h • /J. P.UI•D• f Rezoning Application Page 1 of 5 Parcel Size: .~• $~ ~'"L (Acres} _ ~ „ .~U~13 ~ 2~J~1 Total~Pfdrds tb b~ezoaeer ~~--~ ~- PL~~VIP~~ vi~G'1~ION ~i~ 052604 REZONING STATEMENT: Please attach addttlona! sheets if necessary. State briefly how the proposed zoning and developmenf relates to the existing and potential future land use character of the vicinity: .SEE" f57Ti9~Gf-fE~ J'HEET State briefly how the proposed zoning and development re#ates fo #fie Dublin Community Plan: J'EE A~TTA~CG/ Eb •Tfyr~T. ,~ i HAS A PREVIOUS APPLICATION TO REZONE THE PROPERTY BEEN DENIED BY CITY COUNCIL W ITH(N THE LAST TWELVE MONTHS? YES ~NO If yes, Iist when and state the basis for recons"rdera6an as Hated by Section S 53.234(A)(3): I I 4 i k E IF A PLANNED DISTRICT IS REQUESTED, fS A CONCEPT P(AN/PRELIMINARY DEVELOPMENT PLAN ~ r ~Y~~ ~NO IF A PLANNED DISTR#CT IS REQUESTED, IS THE PROPOSED DEVELOPMENT TEXT ATTACHED? V `1! ~~~~ YES ^ NO Jv~y ..i_~~ nn __ Rezoning Application C 6 3 ~° r ~~ U U ~? L. I ~J ~~r~rv~~~d~ ~~°~~~~~a~, Page 2 of 5 Revised 052604 PLEASE SUBMfT THE FOLLbWING: Please submit all plans in large (24x36) and small (1~xiY) format. Initial plan submittals for staff rRVtew will Include four (4) copies. flevised submittals for Planning and Zoning Commission review w11(include fourteen (i4) copies of all TWO (2) ORIGINAL 51GNED AND NOTARIZED AppLICATIONS AND THIRTEEN (13) COPIES OF THE ORIGINAL APPLICATION FOURTEEN (14) COPIES OF A LEGAL DESCRIPTION OF THE PROPERTY that consists of ~ f page(s). FOURTEEN (14) TAX PARCEL ID MAPS indicating surround[ng prapert}/ owners and parcel numbers far all parcels .vithin 500 feet of the site. V. FOUR (4) SCALED, SITE(STAKING PLANS SHOWING: a. North arrow and bar scale. p~ g, b. Location, size and dimensions of all existing and proposed conditions and structures (signiftcanf natural features, tandsca to structures, additions, decks, access ways, parking). c. Proposed Uses (Regional transportation system, densities, number of dwellings, bu0dingtunit types, square footages, parking, open space, etc.). d. Size of the site in acreslsquare feef. e. All property lines, setbacks, street centerlines, rights-of-way, easements, and other information related to the site. f. Existing and proposed zoning district boundaries. g. Use of (and and location of structures on adjacent properties. FOUR (4) COPIES OF SCALED, ARCHITECTURAL ELEVATIONS (lF APPLICABLE} with proposed colors and materials noted. FOUR (4) COPIES OF THE FOLLOWING SCALED PLANS (IF APPLICABLE}: a. Grading Plan. b. Landscaping Ptan. c. Lighting Pfan. d. Utility andlar Stormwafer Plan. e. Tree Survey, Tree Preservation and Tree Replacement Plans. FOUR (4) OF SCALED DRAWINGS INDtCATtNG: a. Location of signs and sign type (wall, ground, projecting, or window). b. Sign dimensions,'rncluding setter sizes and proposed distance from sign to grade. c. Copy layout and lettering styles (fonts) of signage. d. Materials and manufacturer to be used in fabrfca5on. a. Total area of sign face (including frame). f. Typo of illumination. MATERIALICOLOR SAMPLES (swatches photos plans, or product specifications). Include manufach~rer name and number. CONTIGUOUS PROPERTY OWNERS: Please attach additional sheets if necessary. It is the policy of the City of Dublin to notify surrounding property owners of pending applications under public review. List all neighboring property tion must be in accordance with the County Auditor's current tax list. Electronic copies I fo rma n owners •,.vithin 300 feet of the perimeter of tfre property. of lists are encouraged. (Please attach additional sheets if necessary) - - __-~ ~_ -- - PROPERTY OWNER PAAtLING ADDRESS ~ CITY/STATEIZIP CODE i (not Mortgage Company or Tax Service) ,_ Y_ __ ~------ -- ~'~~ SEE f}-n-~u~cv S~fE'FT `• ------------- --- --_- i II - ---- --------------- ----- ECEI ~ -- ~ " ---- - ~ ,~ 1 ~ ! ~ ~~ , ~ ~:~ t ~ ~-~, rp Rezoning Application Page 3 of 5 Re~/is'~d' 862604 i ` I , i ~~ I _- - ~ ___ __________ __ ________________r ____ _ __ ~__ I __ ~ - f i i k f i __i I~ -------' --- - -~- t-'-.-- i i I -- ---'- i j ~ ------------- ---- i 1I1 6 AUTHORIZATION TO VISIT THE PROPERTY: Site visits to the property by City representatives are essential to process this application. The OwnerlApplicant, as notarized below, hereby aufhorizes City representatives to visit, photograph and post a notice on the property described in this application. VII. 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 sun-ounding vicinities has stretched the City's capacity to provide these services to the limit. As such, the City of Dublin maybe unable to make all or part of said facilities available to the applicant until some further date- The Owner/Applicant acknowledges the approval of this request far rezoning by the Dublin Planning and Zoning Commission and/or Dublin City Council does not constitute a guarantee or binding commitment That the Gity of Dublin witl be able to provide essential services such as water and sewer facilities when needed by the said OwnerlApplicant. VIII. PROPERTY OWNER/APPLICANT INFORMATION: Thls section must ne comprerea. Current Property OwnerlApplicant: ~~ tL~.~ L ~~,l~f}"S PH~~tr iMV~-~rn~~ivr P~PE`n~" -3 Mailing Address: 405 War blrif3L/n/' ' r9r~trv~/LGE ~-'~.~ ~~ c I e ~ ~_ n (Street, City, State, Zip Code) Dlij3(~/~'/ ~H / D ¢~s7 /'7 i.o `~ ~.l Daytime Telephone: ~ 47(0 ~~'O~B~ lv - 712 - °I9 no Fax: ~/¢ - 79z - ,~~~'; ~; " 2~4'- Email or Alternate Contact Information: `~ ~ ~ ~ ~ r "' CITY ~ } ~-- C., . ; ~: -._ i Page 4 of 5 Revised 052604 Rezoning Application REPRESENTATIVE S) OF OWNER: Please complete IPapplicable. Attach addttlonaf sheets for multiple representatives. 4fjGV62EN!-E' F~SG~~'tf2. /~-r~/7 PE'T~'~ ON Representative: Tenant, Architect~desipner, Contractor, etc. _ _. _.- ---___. _..~___,.~_--_..-~--._------------_ _ ___.____ ___... _ ----_..----._.--~----._.._ _ ._. Mailing Address: PEn'~PEGXU'S ~2Gy/~G~1i1/!'t: (Street, Ciry, state, Zip Coded /j2/2 SH9'Kta _~SQGI•~i l~E~-SGl ~~ ~~l'i CL~~E~A-~va, OH/O -~4/Zd OayEime Telephone: Fax: 2/(v • 75 ~• ' ~~oo -----_____j 2/ (o • 752. • 3 S 3 3 Email or Alternate Contact Information: ~ ~ -~iSt:L~>url G~' 2+vnev~•ferJ~- • her - Who is the PRIMARY CONTACY PERSON for tftis application? AUTHORIZATION FOR OWNER'S AGENT/REPRESENTATIVE(S): Please complete if appucadre. r nrs secuon muse urr nvca..cau. I ~ '-"Te~~ CC ~ ,the owner, hereby authorize GFhdI~.Ejy~ ~sGyEyL /g,YD pc7~=/L /~ oili9-// to act as myrepresentaf3ve(s) in all matters pertaining to the processing and approval of this application,including modi~jing the project. [ agree to be bound by all representations and agreements made by the designated representative. II Signature of Current Pro erty Ow~r jn~ /~~ ~I( Oaf' ~ ~ '1 ~ II Subscribed and ~ r t before me this ~_1?~ day of State of ~ounry or ~Q~-/.(/ /It/ Notary __~.~iE , Zo D ~;I L~ __ ` ~O~~,~I,~L Sao/ q ~'~ ' ? `~~` DENO J. DUROS ,, *° NOTARY PUBLIC, STATE OF OHIO •4 ~ MY COMMISSION EXPIRES ~_ a' ~OO~ STq ~~O`c• ~~~~ lC O F O \\.~. APPLICANT'S AFFIDAVIT: Thfs section must be comprerea ana notaneeu. ~ `gtf/~1,E-~y~ ~~•~~,"72, F}'1//~ ,dE/~'~- aDy~v , the Owner.~App[icantarAuthorized Representative, have read and I, understand the contents of tflis application. Fhe information contained in this application, attached exhibits, and other information submitted is complete ~I and in all respects Prue and correct, to the best of my knowledge and belief. i t Signature of Owner or ~ ~f Date: 2~ JJ f.l .p~t- AuthorizedRepresentative: ~ ~,~._ ` ^~~ ~ 6/ZGI/d 'Subscribed and sworn to before me this s~ / ~ day of ~~!a~;1~-- ~ ZO ~'~ State of Counh~ of ~ Notary Public ~~`-~/t-- ASI+~-G~-~ . ~~ ~~~,i. ~L% U'l~~ z NOTE: FAX CONFIRMATION WILL FOLt_OW THE SUBMISSION OP FHIS APg(JtC~1TIO,N ~ ;__, ., ! ~~~i I ~`. i L_6~~i : a . ~ , . l ' ... : e, 1 ~ . t526O4 Page 5 of 5 Revised 0 Rezoning Application ~~~~ ~'G Civil & Environmental Consultants, Inc. - Malott Surveying 8740 Orion Place, Suite 100 • Columbus, Ohio 43240 Phone 614.540.6633 Fax 614.540.6638 JUNE 29, 2004 DESCRIPTION FOR ZONING 7.810 ACRES JOB NAME: 0410572 SITUATED IN THE STATE OF OHIO, COUNTY OF FRANKLIN, CITY OF DUBLIN, BEING A 4.279 ACRE TRACT AND LOT 3 OF JALL INVESTMENT PROPERTIES, P.B. 80, PG. 2, IN THE FRANKLIN COUNTY RECORDER'S RECORDS. BEGINNING AT A POINT, SAID POINT BEING THE NORTHEAST CORNER OF SAID LOT; THENCE S.20°44'33"W FOLLOWING THE WESTERLY LINE OF A 1.210 ACRE TRACT CONVEYED TO B FOUR PROPERTIES, PARCEL N0.273-009148, A DISTANCE OF 454.35 FEET TO A POINT; THENCE WITH THE FOLLOWING TWO (2) COURSES ALONG TWO (2) SIDES OF A 3.513 ACRE TRACT CONVEYED TO DEPT OF MEDICINE FOUNDATION INC., PARCEL NO. 273-009146; 1.) N.87°37' 13"W. A DISTANCE OF 268.94 FEET TO A POINT; 2.) S.OS°11'09"W. A DISTANCE OF 126.37 FEET TO A POINT; THENCE WITH THE FOLLOWING FIVE (5) COURSES ALONG THE NORTHERLY RIGHT-OF-WAY OF STONERIDGE LANE, 1.) N.39°48'51"W. A DISTANCE OF 68.10 FEET TO A POINT; 2.) WITH A CURVE TO THE LEFT, HAVING A RADIUS OF 325.00 FEET, A DELTA OF 15°00'31", A TANGENT OF 42.81 FEET, AND A CHORD BEARING OF N.47°19'06"W FOR A CHORD DISTANCE OF 84.89 FEET TO A POINT; 3.) N.54°49'21"W. A DISTANCE OF 83.93 FEET TO A POINT; 4.) WITH A CURVE TO THE LEFT, HAVING A RADIUS OF 325.00 FEET, A DELTA OF 30°00'00", A TANGENT OF 87.08 FEET, AND A CHORD BEARING OF N.69°49'21"W FOR A CHORD DISTANCE OF 168.23 FEET TO A POINT; 5.) N.84°49'21"W. A DISTANCE OF 49.00 FEET TO A POINT; THENCE N.OS°10'40"E. FOLLOWING THE EASTERLY LINE OF A 2.618 ACRE TRACT CONVEYED TO TALL PINES HOLDING LTD PARCEL NO. 273-008297, A DISTANCE OF 403.90 FEET TO A POINT; THENCE WITH THE FOLLOWING TWO (2) COURSES ALONG THE SOUTHERLY RIGHT-OF-WAY OF DUBLIN-GRANVII,LE ROAD; 1.) 5.86°51'46"E. A DISTANCE OF 401.51 FEET TO A POINT; 2.) WITH A CURVE TO THE RIGHT, HAVING A RADIUS OF 1890.50 FEET, A DELTA OF 11 °50' 13", A TANGENT OF 195.98 FEET, AND A CHORD BEARING OF N.80°56'40"W FOR A CHORD DISTANCE OF 389.87 FEET TO THE POINT OF BEGINNING, CONTAINING 7.810 ACRES, MORE OR LESS, SUBJECT TO ALL EASEMENTS, RIGHT-OF-WAYS, AND RESTRICTIONS. r ~.. ~_~ r~~~`,, CITY '-"- ~ ~!~.i ;_ ,..~ ~ ~ p ~ ~ ~ D ~ ~rj W~ ~ WIC ~ ~ ~ O O W~ J ~ ~ J~ J~ W~ W~ ~ W~ ~O N J i z z z W ~ i Q~ ~ i Q~ ~~ z0 ~~ z0 ~ O J~ ZO W ply ~ Z~ Q ~ W U U ~ ~ ~ Q ~ Q ~ ~ Q ~ O ~ ~ W ~~ O~ O Z Z ~ Z p~ ~ p~ `t ~_ 00 ~_ p0 _ O ~_ O ~~ Z~ ~ ~ Z z ~ D Z= JO J m m ~ m ~ J= ~p0 J= ODO Z ., -1Z Z .. ~Z .. Z Z .. ~Z O= ~O Q m ~ ~ ~ > > mJ m~ J m~ ~ ~z ~ ~ Oz Oz ~m ~m m ~m OZ N 'n ~ ~m ~m ~ ~ D ~ ~m W z cam O O ~ ~ ~ rn ~ ~ ~~ ~ OD ~~ O O ~ D ~ ~ O ~ ~ O ~ ~ ~ I~ ~ CO ~ ~ ' ~ Cfl ~ O ~ CO ~ ~ ~ ~ O ~ O t~ O ~ O ~ ~ ~- mot ~ ~ r- 07 N O~ N O O W ~ W W Um 00 O 00 O O ~ O ~ O O ~ O 07 O 00 O 00 O ~ O O~ O Q ~~ O O O O O O O O O O O ~ ~ Q~ ~ z I r~ r~ r~ r~ r~ r7 r~ r~ r~ r-) r~ N N N N N N N N N N N U z U U z - ~-- Z W ° = U ~ L~ ~ ~ cW ~ ~ Y z ~ w o J cn ~ w cn ~ ~ i-- cn cn w -~ z _ ~ w z z ~ cn _ W Q ~ ~ W __ ~ ~ z W ~ (~ U W U Z W~ ~ W Y = p ~ ~- ~ ~ ~~ ~ Z z J ~ ~ O ~ w~ ~~ QQ ZW J m ~ mp ~ Z w Jo Q~ z O ~w Q~ ~Z ~= mW W ~ O J I-O ~ _ ~ ~ ~y ~-~ ~~~ ~~ .., ~.~ ~::; 3 ~ i_r , i ~ l~~'t ~ ~''i ~:E F J i II. REZONING STATEMENT a. State briefly how the proposed zoning and development relates to the existing and potential future land use character of the vicinity: We are requesting that zoning permit an expansion of the existing Stoneridge Medical Center. The proposed project will provide addition space for the treatment and care of cancer patients by the James Cancer Hospital and Solove Research Institute of The Ohio State Medical Center. The existing Stoneridge Medical Center was constructed in 1996 within a Planned Unit Development. The current building area is 49,500 square feet and is located a 4.76 acre parcel. The proposed expansion will integrate an additional 67,000 square feet and require the development of 3.53 acre parcel to the east for parking. This existing and future land use will enhance the character of the area with quality architectural design and planning consistent with the existing facility and other area buildings. The size of the proposed expansion is in scale with adjacent development and will not hinder or restrict future development, but will in fact, enhance the Community Master Plan. b. State briefly how the proposed zoning and development relates to the Dublin Community Plan. Stoneridge Medical Center is located in the Tuller Road Area which stretches south along SR 161. The Majority of the area is developed with a mix of uses including a major retail and entertainment component, corporate headquarters (Wendy's International across the street), hotels, office/warehouse space, medical offices and limited residential development. The challenges identified by Dublin for this area include "the development of a coordinated mix of office, research and development...while establishing a stronger sense of place and central focus. The plan should facilitate pedestrian movement between uses and enhance the approach to Old Dublin from the east" The proposed project is very compatible with these objectives by 1) expanding and reinforcing the medical office and research uses which currently exist with in the facility, 2) strengthening pedestrian linkages (both physical and visual) between the neighboring Stoneridge Internal Medicine medical office building and Stoneridge Court skilled nursing facility, and 3) redesigning the side elevation with a new face and image to the main street. ~E~~~~ ~~ ~ ~-v ~~z- i ~~ n r ' J+.. e .Y ! 1 6~ # ,~- .~, ;• ~~o~os~D T~x~ Phele Investment Properties Stoneridge Medical Center Expansion 4019 West Dublin-Granville Road 7.810 acres Preliminary Development Plan October 25, 2004 DEVELOPMENT STANDARDS TEXT (DC § 153.054(B)(13) Permitted Uses: (a) General office, professional and business office, medical office, and corporate office. (b) Health Care (includes health care services, including clinics, ambulatory or outpatient care, outpatient surgery, medical offices, urgent care, health maintenance organization other health care related facilities.) (c) Pharmacy and Medical Sales (includes retail sale of medicines and prostheses). (d) Office Research (includes medical research and laboratory development and testing facilities with associated administrative offices and limited supply storage areas). 2. Lot Coverage: (a) Structures, parking and service areas, pedestrian areas, and other hard-surfaced or paved areas shall not cover more than 70% of the total lot. 3. Setbacks: (a) Along SR 161: 60.5' building setback and 36.3' parking setback (from property line) (b) Along Stoneridge Lane: 25' building setback and 15' parking setback (from ROW); Note: Existing parking areas encroach into this setback and are to remain. The existing dumpster with approximately 15' setback may remain in this position also. (c) Building setbacks along interior lot lines shall be 25'. (d) See attached Exhibit A for a graphic representation of parking setbacks. 4. Height Requirements: (a) Maximum height for buildings 45' measured per Dublin Code. 5. Parking and Loading Requirements: (a) The total parking requirement on the 7.81 acre site shall be 380 spaces. This calculation is made based on a gross building area of 114,000 sf, and a requirement of 1 car per 300 gross square feet. (b) Service Courts/loading docks shall be screened IAW Dublin Code § 153.077. Currently developed and existing service and screening structures along Stoneridge Lane are approved at their current locations. (c) The existing parking lot to the south of the Project site shall be available as overflow parking for the patrons and employees of the facility. DECEIVED OCT 2 5 Development Standards Text !'~,'~~ ~~~ Preliminary Development ~~~ ~j I ~~ ~ $ U ~ L I N Version of October 25, Zo~~~ ~ (~ N N I N G D I V I S I O N Page 1 ~~o~os~~~~xT Circulation: (a) The current main entrance curb cut on SR 161 shall be abandoned and replaced with a new boulevard style curb cut approximately 240 feet to the east, as shown on the site plan filed with this application. This curb cut shall be right in/right out with no median break. (b) The existing SR 161 shared curb cut access at the eastern end of the site shall remain. (c) Stoneridge Lane shall retain the existing access point at the eastern edge of the site and shall also gain a second access point at the western edge of the site. (d) A connection to the private lane at the southeast corner of the site shall be provided for parking lot access, as shown on the site plan filed with this application. (e) All existing and future cross access easements shall be in place prior to the final development plan. 7. Screening of Service St~°uctures (including mechanicals): (a) IAW Dublin Code § 153.077. Provided however, that the locations of the existing dumpsters and mechanicals along Stoneridge Lane is approved. 8. Landscaping.' (a) Landscaping shall be per Dublin Code § 153.130 except in the area of the AEP 100' easement or as approved by the Planning Commission at the final development stage and except insofar as this text is more restrictive or if the landscaping details on the landscape plan conflict with the Code, the approved landscape plan shall control. 9. Lighting: (a) Parking lot lighting shall be cutoff fixtures. Poles shall be limited to 28' in height and shall be dark in color. Pole mounted fixtures shall be of similar type and style throughout the site. Above-grade light pole bases will be less than 18" in height and consistent in appearance with the pole. (b) Dublin Exterior Lighting Guidelines will be followed. 10. Architecture: (a) Any structures shall have a similar quality of exterior finish on all sides. Fenestration may vary, subject to reasonable staff approval. Architecture shall be an amplification of the existing structure, carrying forth both materials and themes. (b) Exterior materials shall be of high quality, with elevations being faced predominantly with stone. Stone shall be similar to the existing structure. The use of either cultured or natural stone is acceptable. (c) Stucco may be used as a secondary element and shall be earth tone in color and shall be selected to be compatible with the stone. (d) Window frames shall be uniform in color and match existing. (e) Roof elements shall be covered either with metal in a compatible color or else with dimensional shingles in a subdued and compatible color. Development Standards Text Preliminary Development Plan Version of October 25, 2004 Page 2 P~o~os~~ T~xT 11. signage: (a) The main entrance point on SR 161 shall have a ground sign with maximum height of 8 feet. The sign shall be located in the median for the boulevard style entrance. The base of the sign shall be stone to match the structure and the sign itself shall be no more than 50 sf. The sign shall have no more than three colors and maybe either externally or internally illuminated. (b) The westernmost most curb cut on Stoneridge Lane, the easternmost shared entrance on SR 161 and the private lane entrance at the southeast corner of the site each may have a 6 sf ground sign no higher than 3', similar in design to the main entrance sign though excluding the business name and logo. These signs will direct traffic to specific areas of the site (eg service entrance, OB/Gyn, etc.). These signs maybe either internally or externally illuminated. (c) The easternmost entrance on Stoneridge Lane may have a 16.5 sf sign no higher than 5' and shall be similar in design to the main entrance signage, to include a stone base. This sign maybe internally or externally illuminated. (d) Other directional signage, not generally visible from public ROWs, maybe installed at the direction of the landowner. (e) Other than as stated above, Dublin sign code controls. 12. Density: (a) Density of development shall not exceed 15,000 sf per acre, calculated on the gross square footage of structures developed. 13. Stormwater- Manageme~zt: (a) Stormwater management shall use both surface swales in the parking lot islands and subsurface structures along SR 161 and shall be as generally shown on the attached plans filed with this application, provided they meet or exceed City Standards, subject to approval by the City Engineer. (b) The existing 5' high mounding along Dublin-Granville Road is to remain over the area of the proposed underground detention. If the detention structure becomes an exposed basin, a minimum 3.5' screen with evergreen shrubs will be placed along the entire parking area that faces Dublin-Granville Road and some of the trees shown on the landscape plan maybe relocated within the site if required to be compliant with Dublin code. 14. General: (a) There shall be no open cutting of the existing public roadway without prior approval of the City Engineer. Christopher T. Cline Blaugrund, Herbert & Martin Incorporated 5455 Rings Rd., Suite 500 Dublin, Ohio 43017 (614)764-0681 fax 614 (764-0774) ctc@bhmlaw.net Counsel for Phele Investment Properties Development Standards Text Preliminary Development Plan Version of October 25, 2004 Page 3 PROPOSED TEXT EX~iIBIT A SCALE IN FEET o so t2o U C . __._ . . c.i _ .. C/L DU8 ? - .,_- _._ LIN-GRANVILLE ROAD _~__ ~. E ~.. _ __ ~ ,_ ... N ... ,...,y. ,,... , ~ „~ O ~ ;:. 0 7' ~..' ~ ~_ ~' . ~ ~ ,~_ . , --- ~ ~ PARKING ~ ~,~~ ® ~- SE.TBA~ ~. _ e ~~ -`~_ = _~- N `m PROPOSED _ ,. ... 41 ~ ADD1710N o I„N Y - ~~ V _ ~ ~ o °o ~ o ~ ~ w ~_ _ _ Z O Q s Z E I 'a i ~ ~/ o _ . EXISTING BUILDING ~ ~ ~ ~' ~~ ~~ -, ~ ~ Q E ~.. I a ~ ~: r"- p a, Q O - ;r _~ - O ® .; ~ ~ Q / o I ~ ~ _ ~ O o PROPOSED ~ `= 2~ N + ,PARKING SETBACK ~ / n .. / o iv ~ ~ A ~ ~0 \ ~~~ ,~Op .- ~G, D ', ~ PROPOSED PARKING ~ F SETBACK ~~ STAN , \gqc ~ I -- an ~ Y E F~/~G ~ Q Z F ~ Y m 9' _ 9, _. _ _ E <,q ~ ~I cw a 1~, \ I S 3 _. `1 UI . Y _..... U m N W - in - - N r m x w o ,',~~~ PARKING SETBACKS r ~ ~ Civil 6L Environmental Consultants, Inc. STO N ER I DG E MEDICAL CENTER Columbus, off 4019 W. DUBLIN-GRANVILLE ROAD ° (614) 540-6633 (888) 598-6808 DUBLIN, OHIO Cincinnati, OH Pittsburgh, PA Indianapolis, IN Nashville, TN ° DWN. BY: JSC SCALE DATE PROJECT NO.: ~; CHKD. BY: 1 " = 120' SEPT. 2004 041 -057 p4-098Z Preliminary Development Plan Stoneridge Medical Center PROPOSED TEXT EXH 181T B a PerspcctU ~„a~.~ 13212 Shaker Square 6204 Cleveland, Ohio 44120 216-752-1800 p 216-752-3833 fax Exhibit B -AEP Landscaping Restrictions Date: November 29, 2004 Project: Stoneridge Medical Center JamesCare Dublin -Programming Department: American Electric Power Participants: Bob Parr -Landscape Architect with American Electric Power Larry Fischer -Principal Architect with Perspectus Architecture Distribution: Participants, Peter Bohan -Perspectus Architecture, Mark Conselyea -James Care, Daniel Devlin -City of Dublin The purpose of the meeting (phone conversation) was to clarify the landscape and planting requirements regarding AEP transmission line easements for the Stoneridge Medical Center Expansion Project. This conversation was with Bob Parr who reviews and manages tree maintenance within AEP's Columbus, Ohio jurisdiction. The following was clarified: 1. AEP's utility easement is comprised of two zones; A. Wire Zone: land directly beneath wires plus five feet on each side. B. Edge Zone: land extending from the wire zone to the easement edges. 2. Planting restrictions for each zone are as follows; A. Wire Zone: shrubs only. B. Edge Zone: shrubs and small trees 15 - 20 feet in height maximum at maturity. C. This information was provided in prior Perspectus /AEP review meetings with Bill Weeks - Senior Right-of-Way Agent and John Heppner -Senior Engineer. AEP tree planting and development criterion is attached. 3. Next steps of plan approval A. Perspectus' landscape architect (CEC) is finalizing landscape plan based upon the above criterion and comments received from the City of Dublin. B. The revised plan will be reviewed with the City of Dublin's landscape architect. Plans will be modified to respond to comments. C. Plans will be submitted to AEP for approval. A meeting is scheduled for 2:00 P.M. on December 14, 2004 for this submittal to occur_ The above meeting notes constitute the understanding of the items discussed by the author. if there are any misunderstandings or supplemental information for inclusion, please provide to the author within five working days for proper documentation. Submitted by, PERSPECTUS ARCHITECTURE Lawrence Fischer, AIA Principal PaStoneridge Medical CenterWamesCare Expansion\Design ~ Construction Documents\Consuitant DocumentslAEP\04- 31-29 Stoneridge Phone Documentation_ AEP.doc Stoneridge Medical Center 1 of 1 Addendum to Exhibit B Phele Investment Properties OUR GUIDE TO PlANT1NG TREES FOR BEAUTY, SAFETY AND ENERGY EFFIClENtY E ~T' Ailf~y ~~I;~ €a~7~f !~ ~~ £3~E 5~~~' ~~IP~~~~i~L~ CONTENTS z Tree Considerations i. ~ ~ Y i +4 S i< ~ V ~ C ~ ? ~ Y ~ U H Q ~ ii ~ t,# ~ T ~ ~ `~,", ~~ ~ iE i~ ~ flectriral Problems- oamageTO 8uildittgs Dangerous Sdeetmig M~~ T Y H AT G Q At L t '!'A- E M U S't G O i9t i' iY Q L 'i" H E G R 13 W T H #~ F Broken Sidewaltis clogged Sea%ers TREES ~.MD BRUSit hRC}Ui1i© FOWE11€ LiNLS ANU Q3HE:t 3 Line U~arance. Malnfeagnre ecush Control E 1~ E 3t 4 i ~ E 1? IE:o u ~ a~ r~» ants ~. ~, T i!~i lli trd it v nrG ~ ~ ~ ~ i lif T H E Storm; aowrted trnesAnd.Safriy 5 8(arrter's Guide ~/~~?i4i~ ~'i,ACE lE~H [H[I:dEA~~ THE FC2SSi$#LiTY .[3~ A Ftanrung eefore_}'ou Dig SmnU Trees R(ffi~Eit flUTAG, CIF St)1~ERi~ i~iit~C7'i,lf Ord iN1B#3~~'C7- MediurnTiees Large Trees tgrge Evergreens !.~' [Qli~'i'A[Tii3t~ A~ ~iiERGi~>6i~ EL;CCTI~iEA4 IrA+~ii:iTY Smolt fxergreens :Screen Plantings Trees Not Recommended ~R ff'~H$is H~la~-s~L3Qli~ S$T3id~Ti~HS. ~. ~Y ~lS4'i C&~i Planting For Energy ffficiercy ~~ Here Are Some TIPS I~ E L A Y is F E #!, R~' ~ '~ G> ~ I~ S T tlt it ~ I H'i' ~ it it ~# $~"'I` E D S i; ii Y 1 !C ~ P"~ Ftantlr~g Generkt Malrte»anre: SupptxtArtd Fnming AEA 1fYAliiTS ~~ Liiii9; ~t'Ir~i ~flF'ERTY 9{P~NERS T Coll AEF AYOiD ~f3iliELf[i`"r i36T'IA-irEM TREES A!!iB ll~ttW€R L1NE5,. J American Electric Pcswar r , Every tree has its place and use. But no tree is perfect for every loca- tion. Even the most beautiful tree can cause problems. You can avoid many problems by carefully selecting and placing new trees, and by removing or correctly pruning older trees. Consider the following problems that a pgarty selected and placed tree care cause. ELECTRICAL PROBLEMS Branches that contact or fall into wires are a major cause of power outages, plunging a home, business or neighborhood into darkness and causing great inconvenience. Downed wires present a serious electrocution hazard to anyone in the area. DAMAGE TO BUILDINGS A tree planted too close to the house or other building can. damage the. roof, siding and gutters. It wilt require constant maintenance. DANGEROUS SCREENING Screening is beneficial in some places while hazardous in others, such as when branches block street or traffic signs. BROKEN SIDEWALKS Tree roots can lift and break sidewalks. This can. Lead to expensive repairs and serious injury, perhaps even legal claim -from pedestrian falls. CLOGGED SEWERS Roots can clog pipes, sewers and septic systems causing drainage problems and costly repairs. Some types of trees are more likely to do this than others. r+~~`~~ Fortunately, many of these situations can be avoided. As your provider of electricity and related services, AEP is particularly con- cerned about trees that threaten the safe and reliable delivery of your electric service. AEP's foresters have developed a comprehensive system of man- aging trees and brush. AEP inspectors are familiar with the clearance requirements of specific lines; in general, higher voltages require greater clearance distances. They also are familiar with the growth patterns of various tree species. Through pears of experience, they have developed a keen eye for spotting hazards and potentia`t prob- lems,such as a young tree whose branches are not yet close to power lines but will present a serious threat as it grows and matures. MAINTENANCE Tree and brush control is a significant component of A€P's efforts toassure depend- able eledricservice. With more than ~zo,ooo miles of electric tines, the company faces extensive pruning and removal tasks. Along lines serving most residences and businesses, AEP's contract crews trim or remove trees and cut or control brush at regular intervals. In most situations, a tree management. specialist visits the property before any clearance work begins, to determine what is required. If large-scale trimming or re- moval is needed, AEP often will provide information explaining the work to be done. AEP attempts to contact propertyowners prior to maintenance work. As the situation allows, we strive to leave you with a healthy tree that will continue to grow in such a way as to minimize future trimming requirements. We must, however, rely on our experience and. knowledge to determine which trees can be trimmed, which can be left as they are, and which must be completely removed. BRUSH CONTROL Brush control encourages desirable low-growing plants to flourish, providing wildlife habitat and reducing future maintenance needs. Using herbicides to control brush along rights-of--way is essential to providing safe, reliable electric service. AEP uses only herbicides that are registered with the Environmental Protection Agency and other state and federal agencies and adheres to the application rates speci- fied on the product label. American Electric Power / 3 .: PRQP~~ED TEXT For added safety, AEP employs only licensed, experienced contractors to do this work. Normally, brush control crews return in a couple of years for a second application. In this system, low-growing vegetation becomes established and most areas generally do not require additional treatment for many years. STORMS, DOWNED L1(YES AND SAFETY Even though our line dearance activities are intended to preven# service interruptions, all the preventive measures in the world may not be enaugh:The fury of a wind or ice storm can snap heavy branches and topple trees into power IFles:Those situations call for immediate action. When your lights are out, AEP crews have two. objectives; to correct unsafe condi- tions and to restore power as quicklyas possible. As they work to repair damage, crews may need to clear interfering branches and trees to maintain safe operating conditions and to restore service. Because of the urgent nature of this work, crews will not clean up debris caused bythe storm but will leave it far disposal by the property owner. A power line taken down by a tree branch, or througfi any other means, poses a serioussafety hazard.lt is impossible to tell by looking at it if it isenergized and dan- gerous. Ifyou ever see a downed power-line, consider it energized. Stay away from it and call the power company, Any tree, even a strong healthy one, in close proximity to a power line can present a hazard. A child can cl"rmb a tree with great speed. Arad if a power line runs through that tree, or if a limb or tree house is wifhin reaching distance of a line, there can be catastrophic results. AEP may take immediate action if ii idehtifies a "climbable" tree too close to a power line. We're committed to providing safe electric service and our tree management program is part of this commitment. PQSED TEXT M1 p r,-~ ~~:~ tx /}` F __ 4 t ~ ~'. y w. ~' S k •, ~..0 i ~Ql i'3",s{ { ~<t'C ~~' ~tf ~ T Y~C = uri~'f4~ ' -brie Z4f1'~ ': Put simply, choosing the right ~, / = /// ~ ...... ......... .;_,plac~f~rther~~lrt~txeeis ,~~.~ ~'~ ~~~~~~ ~ ~'s_ f. _ ~ -~ ~~ _ ~ an t or#arr<t decasiar>;. ~\ Ali. ~'~ ~ - 1 ~~ W hest yaU P~&ti~k - ~ `~, ~ ~ ~ ~ ~ f( d h~ , v. never frees, At=F st~gges~s • ~: ~"., l {UCl~at~~a}3EIlFertlP~OW ~(# ~ ~~ - arourd~~~e itttertded ~ _ .~ -` ~ ~ r .~ :_ t ~, - ~ ~- area~~~-day's sa~liilg can Eie ~ ~ ~* - ~ ~ r, ~~ ; ~, ' r/ - '~ ~~- - tomorrvvu's prop{errs, pausing ~n ~. ~ ~~t-~~ T ~°,c~ f ~ 1~?d-i~t j~ti 7 rr'C i ~ Stnri.~ 7 ~r~~3 ~, etectrica{outage or accident. r!P~ .. ~ ~ r ~`C PLANNING Necessary line. c(eararice varies with tfte line vott<age. In general, AEP.recomrnends at tea"st a iof=foot ctearance around overhead lines and requests tkiree feet_of space oil all sides of underground tramfiormers (those green or gray metal boxes) and ~ofeet of space otrt the side of ~"~ the box,witfi the locked door_ . . Trees and Iandscapiag can be significant investme~ts:You wilt waittto protect these investments from possible damage or removal during, an emergency by keeping plantings avuay from locations where crews are tikety to work. AER generally is not responsible for replacing trees it . mu sf remove to ensure,safety and service reiiabitity_~ln fact,ptease check with AEPbefore piacin&anything-swing set, deck or porch, pool, etc within the easement: Encroachments j~resentseriousstrret}' hazards and fray be subject to damage, removal or relocation at youi expense.) ,~ BEFORE YQl1,Dl0 VNhethe r you're d igging to pia nt a tree of for any other purpose, AEP offets the same advice: 8e sure you know the location of underground ut"silty facilities befereynu dig. Htting any type of utility line guaranteeslo'ss ofthatservice and possibty loss of life- And iY can be°avoided through a simple telephone ~att_1Ngst stakes in the A€P ervice territory provide one-cats'servfcefor,'locating utility lines. Most companies require tuvo wa[k[ng days natic.e s foF completing the work. , x '~ a,l PLEASE CAtL_TOLL t:REE .~ Toll-free telephone numbersfor the ~indergraund utilities Ia:.ation services in.the states in whichAEP operates are listed below. inrliana. MFchigam Ohio ~-8c~©-38z-5544 ~-8aca- 4.8z-~~~~ ~-~Q~-3b~-z7bq. Tennessee`... ~rgi~tio West Virginia ~-Sao-~~~-~i~~~ ~-boo-55z-~aa1 ~~800-X45-~~~.~ This service rs'not avoitoble`n Kenfacky'~CeirtucAy iesrderits may contact AEP at r-8oo~7Z-r~r3, for rrformafion on AfP's underground focititiez American fiect7icPower / 5 . -. ~ .. ~.x.,~,~...~~~...... .__~_ . SMALL TREES (z5 t=EET OR LESS) tAN BE USED BESIDE OVERHEAt3 L(NES TuFerartcetCare P{antctisease=resistant cuttivars, otherwisemay need to spray;. soil should be moist but: wett• drained, pH 5.0 - 6.5 lowering Dogwciod-: 4Yhite flowers' inmid-/44ay; Ailap#atiteas fai as soi[ typt . Eoiriusflgrida (Carnfis masj_ redbeiries In fall and lustrous` and"pl•i arernncemed~ heightzo' green foliage-vthich.turns si.atlet in autumn Tree Species Flower(rig Crabapple Matus species height t5' to zo' Redbird Cerds~anadensis` fteight?5'ta zo' Sendceberry Ame{anchier canadensis heigfrt 8'to 20` Sweetbay Magnolia. Magnolia viginiana height to'to io. Special Attractions Varieties with white to pink.. to reaflowers; green oc. red foliage; most have fruit Native tree vvittt attraitive spr'erigfloiaee Blueberry-1"ske fruits id l uly; yellow to orange fail toMr Spedacutariargeftowers Wafer-Ash FTUShy rounded nature PteleatrifoFiata withiustrousdarkgreen: heightt5'to to' leaves in sumrrierVVithf[agrant, .,greenish whiteflowcrs Common Hawthorm Crataegus speeies height t5'to 25' .~ 6 /The Right Tree Vartety'of flower rotors weth small#ruittp attract birds ToFerant of rirast so! toRditions; drought res±starlt: flee from disease and insect pests. Tolerates alkaline soA arrd urban conditions Miniinalcare needed ariG fewv trontiies encountered; can hand,Fe alkaline soils Tolerant on.Yarietjt of welt drained.54i1s .Very toterarit on various soil types Limitations/Comments Varieties haven .myriad of mature sizes and shapes; fatten fruit of sorrie cultivar cause iitte[;problems Sus~e'p_ECff?t° dog~erocid anEhracnose; one,of best-native otiiamerda4 trees k shrubby tree that grows t. zcy high and z5'wide; moderately proneto starrn damage. Very adaptable with no serious disease problems Some disease problems but mostly tolerant; ask for thornless varieties ~~ _ PRU fl _ T P ED TAX >~ c - ~~z ~ M~~ y .~~~" Srt~r~~ ~J~.?~ ai~~~ ~t-~( ~ ~5. 5' Y ~ 4~~1_ .I~ ~ ~ ~ s i L~~ ~ k~ ~,3~ ?u~ t' Kos ~~`` ~ ~' . .. ._. ~ _ ~...- - - .a MEDfUM TREES (t5-4o FEET) MAY. (3E USfD A SAFE DISTANCE AWAY fRCtM OVERtEAI) LINES LimitationsECo mments Does not bear fruit; form is roughly pyramidal Amur Cprk7ree' Bright yellow fall cnbring; Very tolerant of diougtit _ Pbellodendiron-amurensr fl, hears small.6lack fruit and poquted city air; Eeaf stems demnt "rf pose poo y g~ q pest resistant; light leaf"fall Giohe Norway Maple- Acer plabnoides gfobosum Symmetritai growth i fXCeHerit for rtC on - €ntoferartt of standing water: height 4q' g ves a famaJ effect nasrow tree lawns ordictughfverticil{ueirt will: _ Yeilo~vwond Cladrastici te large hanging parii¢ies of Iloei (test nacid soils Native American tree u a fragrant white flowersitiJt7ne height 3S'togq` srnooth,gray bark Korean Mauritain Ash White blossoms in - Sarbus alnifglia flat clusters, followed Fad _ height zo' to 3~ attractive berries; leaves lustrous; orange Fali wloring. Panicleil Golden Rain Tree Koeirutena paniculata height Z5? to qo' Hodge Maple Acercampe3tre height zo' to 30' Biightyeltow flowerdusters ale striking in midsummer Showy red fruit: yelFow,apricat fatlcolor `r Japane3e Flowering Cherry Spectaculardeep Prunus serrufata,species pink m white flowers. or Prunes subhirtella species in early spring height~~ to z~' Tree Species Special Attractions' Tolerance/Care Ruby Red Rorse Chestnut Red Flowers in - Aescu[us carnea brioti fate Mayand early June; hePght3S'ta4o' dark greenfaTiage ke, snaw and wind damage, To 30' high with abou[ an er{ual, sparingly branched "spread... Tolerates a[lialne Requires weft=drained soil; and dry/gravelly Botts and round shape urbaq conditians - Does notto#eratesevere:winds PR~P~I~EQ TEXT .~_ .L :Gf TREES OVER 4o FPET) NQT TO BE t1SED NEAR pVERHEAD LfNES ' Tree Species Speclai Attractions Tolerance/Care CimltationslComments GintFgo leavesresembtesmait-fans. Ver}F-toleranf Gmkgo tnloba and Lum yellow in aufumii of oty conditions height5o'to.8o' prodocesedibfefrut Norway AAapleSpecies Rounded and tivide-spreading; Withstands city condiLibrts -Ater Platanoides deep green foliage; ; well and requires tteighE4o'to go' mustaid yellow ito~recs in spring, little care bright yeilew Irt autumn- Qaks Rich aufumn colors;well-shaped ouercus species inyouth, picturesijue in age; height 5a'to 90' generally large, strong and'ciean Red Maple lfrideri:8r BOSSYVOOCi (1se':arily mate farm asfemale fru,# has-unp{aasant odor' 7a 5o€eettal and 55 feet wide Requires little care Scarlet oak is one of the smallest at 70' and blade oak is among fhe-tallest at loo'; - . others indude reds white, shingle and pin Sugar Maple ~ rF~... t]:'.. L.i7..na Srveetgum LonQQer Plane PR(~P4SED TEXT ~tx SE 2- ~' F4 ~~1~~ _ r~r ~`sy~~y ~~ ` a ~ Cr hY _ ~ ~ I9 Ir I +~'tt~~ "`~`~ s ~ 4t.i_ r ~'Fa ~ '3"~ s t. ~~ ?r' , - .: ~ ~ a , ~'3 w, ` i4 k S 1, ~ F 1 ''~- -i~.e..t3~~_`I EYERGRfEtJS (OVER 30; FEET) NQT TO $E USfD NEAR-OVERHEAD LINES TFee Species Special Aftractions ~~ Prctur~sque tree; Pines strobes symmetrrtal growth wf~en un heightso'to8o'' broadeningintoanirregular tlat?topped shape ~ maturiijj' Austrian (istE Pinitr nigra h~ight.so'to E,o' Mature bark has wtritiSh glace-likeappearance; large white buds;statefy tree TolerantefGare Sunorshade Hardy in expasrtre#ditvirt`d .:will tolerate road sd[t Cimifa#onsfComments irrtalerant of road salt and exhaust fumes r needs wrsfe open areas far best devetopmerct max. Arugged-appearing tree wrtFr masses of stiff long needles which cover tv~ags and outer branches; ~i° While, flr5 Abies concabt height ga'ta5o' Blue Spruce Picea pungens height 3a'to 60' Soft 61ue-green needles; long.and smootlj Sotnetiryres silvery=blue: needles; outstanding -symmetry";. [apabie of ~seithstandipg dry soft and v~tjitd exposure; Stte-adaptable; adapts to most soil conditions;-tolerates. windand some road salt Does;Poorly in heavy claysvil, most adaptable fir species; ~"" coiamnar form. Columnarshape with predictable growth American Electric P^wP,r f e..~ PR ERGREEtVS {UP TO 3o fEET) CQN BE USED BESIDE (3VERHEAD LINES XT Tree species special Attractions TolerancelGare Limitations/Gvmments dmerican Artxmsftae Dense pyramrdat w conicaE habit Very aH addpt~ble; Requires a deep,. ihuja occidentalis with branches going to ground; Meat and'drougfit tolerant; weft-drained soil; 'height zo=to 30'' needles are dark greed prefers considerable nioisture branches susceptible to strong wind, _ #o deft M{ue-green or golden and full sun snow w icedamage ~lunlpers Selected for fruit, Fufl-sun; does well in' intolerartt of wet soils, compaction 1uAiperus species. form and bark;. :poor gravelly soils, and shade; disease problems - hei ia'to x 8~ 5' distindive.tolor-and tedarappferust;toteratesurbagwii~#ei" pleasan odor to [eaves soft; over go varietl~-> Japanese Yew Thickly du5tered rich green: TroubFe free; winter hardy;. Prefers very acid to tteutsal Iaxus euspdata needles with tirry brawn:cones; prefers light shadebut-#olerates soil pH; big and staking; able to height 5`to io' specimen,screen ar hedge wMde range of sun - flourish among many soils; and against pruning False Cypress Pyramidal shape,. Hardy in Midwest;; Best in fillf svn but: Chamaecyparis species some tighttyso, a(mosYcolumnaG branches ~n be removed any protected from drying winds; height zo'to 3j short scale-like leaves are time to maintain focm must be 4ended to dark bftte-green or gray-green mairilain appearance; 5.[REEN PLANTING5 -HEDGES w-growing trees•or shrubs, vuifh mature height up to #5 feet, may :,:planted next to power Gees. Hawever~ even low-growing trees or: ~.rrubs should not be planted directly under a- line: ortoo dose to a pole. tkn experienced landscapes or arborist can make recommendations_ • Cornelian Cherry =American Redbud Comusmas CCKCis cpnadensis. * f~owe~ngfrabappie • Red-leafSandche,~ry Males - in Vaffety P"runes cistina flowering Dogwood Downy Sttadbiow Enmusfiotidaandrubs-. Rrnelonchierlaev3 • Purple leaf Filbert ~ 5ifverbelf. L'oryfus aveNona o#ropurpured Hefesia tetroPem WHrteFriitge#ree = BlackhawVtbumum ChiananihGS virgiriicus ~bumum prunifoiium + VYashPngton HawtHorn IiVayfarirrgtree Cratdegusphuerwpyrum viburnum lon#artu agnotia species Wittklhazei ognafFa speeie3 tiamamelis kirginiana ~' lboliurrl privet Ggusirurrt ibofium TREES NaT RECflMN1ENDED Most landscape architects and arboris#s da nat recommend plant- ing the trees listed below These-have distinct disadvanCages, such as brittle wood that makes them subject to storm da mage, or roots which clog sewers and drains and "heave" sidewalks. Some of these trees ase susceptible to disease<and insect attack. Man~cammuni- ties regulate the. planting of.troublesornelree species on public' property. TheyDften must be removed. = Catalpa. r BfadcLacust CatafRa speciaso Qabinia pseudocr]5d • Catalina poplar =Cottonwood PopuFus in trartety Paputus deftoideus Silver AAaple =Tree of Ffeaven Atersoccorinum Aifunthtrsalfissimri x {ioxelder ~ Mulberry. Aeernegundo Morusolba • wlt~r - €Im speces Safix species Ufmus speee = Siberian Elm Ilfmus pumito 7 The Ri¢ht Tree P~~~ED TEXT ~~. N:JL~~`~t~ W tip: ~_ ,: CU~r'gi~~V.d fI6ffG~, `'-~; l D~%~ ~~~~ . Smarr w Carefully placing trees carp help improve your Name's energy efficiency. HERE ARE SAME TIPS 1tYindbr¢aks: Certain trees and shrubs can provide a natural screen for wind, noise attd dust. Generally, rows of shrubs and evergreens to the north and west are most effective. Shade: Carefully selected and placed deciduous trees. can provide summer shade and allow for solar heating in winter.. Place them on the south and west sides of your home. Founeiatlon Planting: Low trees and shrubs planted close toyour home reduce wind currents and create an air space to help reduce heat loss in winter and heat gain in summer. PLANTING Proper planting and maintenance of trees is vital for satisfactory results. Following these simple guidelines will give your new tree the best possible chance to develop into a healthy, beautiful specimen. ~~ . ~.- ,~ ,; ~EQ~ = Before you plant, remember to look up for overhead obstructions and look down for obstacles like buried cables. Consider the mature. size of the tree when you select its location. • Dig a generous hole at least twice as wide as the roots or ball of the tree to be planted. • Discard any-soil that is not suitable and- substitute. atopsoil-peat moss mixture. Taeliminate air pockets around the roots, water the plant when the hole is two-thirds full of soil. Then fill in the remaining topsoil. • Plant only as deeply as the tree stood in the nursery. Do not mound soil around the trunk. If yoursoil is heavy day or drains poorly, consalt an expert before planting. Special techniques to assure adequate drainage may be prescribed. GENERAL MAINTENANCE • Watertrees thoroughly during dry periods for the first year or two but do not over water In dry conditions, a thorough soaking about every seven to ~o days should suffice. = Place. z to 2.5 inches of mulch. around the tree to keep the roots cool and the soil moist. Mulch should extend beyond the original root spread of the newly planted tree. Wood chips, sawdust, ground corncobs. and peat: moss are good mulches. =A small amount of a nitrogen fertilizer is desirable with all mulches except peat moss. • Place a sleeve of fine wire around the trunk if there isdanger of injury from animals. SUPPORT AND PRUNING Guy or stakeyourtree only if it is subject to strong winds:5takingshould be loose enough to allow some flexing of the trunk and. to allow development of a sturdy trunk and root system. At the same time, it should be staked firmlyenough to keep the-root ball from shifting and damaging newly-formed roots. Guys or stakes should be removed as soon as the tree appears to be established, usually within one year. You should remove broken branches. Thinning or cutting back generally is not recommended. Consult your nursery workeror arborist before severely pruning so that you do not damage the shape of the tree. You do not need to apply a wound dressing to pruner cuts. Most paints damage the growing surface. Tree wound dressings do not prevent decay or disease and are only for aesthetic purposes. PR4P4SED TEXT E~! 1 B1T -,; t= ~, r:> CALL AEP .-t. ~:- ~' When it comes to tYee 177,3inten~ince, AEP wants p ~~ to work wc'h you When possible, we will n;,f1{y: ,~ yo~_r in advahce if we need to #r im or remove , ~ N ,s , ; ~ ~ tree orbru h"on your pro~erfy But the hest ~~~ r s€ ~ ~ P c ~ J~, t~, '~ ~ ~~'' F F r a .~,~~~ 4 ~<wa~to amrd~his r~ to lant t ~ Yr t.L ~. ' r c~ v ra' ~ - ~ a~ ~ * 8 ~`y ,°~„ "t~.`c ,E rq ~ , ~ '~ ~~ gk1~~4C2S~Cl -~ ~;, ~, p ~ ,~' s A ~ ~ ~ f a.~ ~ #~e rrg~lace'PleaSecoritact~~~o , 1" ~,~ ~. ,xa, ~ ~ ~k 3 ~ ~}" r~ ~,~~~ ~ ~x ~ ~ ~q ~io~s orneed rpore i fob t an,, ' -~ `~ `~ ,~. ^ ~' s ti t~,~~•"- 3` y~ tr~ees~tnterfier~ngwrthyoursafetyorxaurelectric '~, ~ ~~ ~,~ ~ • *~" k'~ rs ~~~3 „servr~ et-piea~e L t~ac}~'Ep` ~ E_ i r i,r{~ y~L ~ - i) '_ ~~~r~.~rttl(~3 ~3~ ~~.o ~'~•T'~s ^ 5:; do~~ h ~"~.r '~ ~ - ~~ .,zY ,~- t `; ~ h .'~~~ r1r~ J $QQ 3ti ¢5j ~ ~ e r t ` ff+ h 'r #~ ~_ .,.F V~ _ - u - + g - ..~ ~` ~~~ _ i ,~~r i ~<<Ken~ cky, ~ ~ ~ a ~ '~ ~: a#~ t 4 "Fl 800-57' 771 - `. mxfi ' 4 h Ji i ~. ,; Mrchrgan r ~ ~~ ~~'~ ` ~~ - i Foo 3i1 6424 . ~: ~ ~ ~ .Ohio t ] -. ~~ "`~" ~ •~~formerEolun~bw Soua~ern Foiver area: a. ~~ ~. i-8oo z77 zi77_ ~ J - '_ F ..~ _ - t ~" ~~ "Former Ohro Power area: k; r'+'~ ~ `t-Soo 67z z3i ,~ - > '~ , J `~ ~ <~. ~ ~ r_ = ~r Tennessee,' '"' ~} E iYBoo:,:.9~74'37~~~" .Y';'' h r_+: ~,~ ~"" Vrrgrnia, ' " x-300-95~ 4z37 ~~` } ~ ~ ~'n1! ~r s3r - :Wetit Virgrnra .. Marshal and Ohrd county ~ustoniers r ~sr i.Koo R~? `~ ~. E94z { c:;~ ~ ~~ ,~ is r _ - ,_ - ~ ~ ~~ ._saii } ~ "` AlFothercustomers' ,E a~ ~ f .h:: x~ '. ~ 1-800 q82 ~}2~7 ~s'~*'' ~~`' . - Iy .'~ fi~ ' `k fs r tt) T° _ r x.ld 1 :~~'~`f~s ~`rN n '~~li ~Y x ~~ tit '.~,+. '` t' t 3 f u ti ~ - =r. " t - _ :,. g -' _ .y i _ - . - . ~":'~ - ~, -' _ ,; ~. t, f`, ,.." _ _ ~ - " _ ~ w PROPOSED SITE -PLAN ~, -- k tl/ -~--- .__ ~ F ~ _ _ ~~~a i \~ ~ I \ ~ ~~ \ \~ \~. ~~ -_, l- --- . ~ - 1 ! ____ ~~ 04-0982 Preliminary Development Plan Stoneridge Medical Center PROPOSED LANDSCAPE PLAN Y ~ ~~ ~ °~ 44 1 rL - \ \ _ ~^\ ,/ _/ / ~~ S t.~ /% /< 04-0982 Preliminary Development Plan Stoneridge Medical Center PROPOSED ELEVATIONS NORTH ELEVATION EAST ELEVATION 04-0982 Preliminary Development Plan Stoneridge Medical Center f_ __ _. _ _ __ ._ NORTH £i2YA-~O;J .i -JOH PR~P~SED ELEVATIONS 04-0982 Preliminary Development Plan Stoneridge Medical Center SOUTH ELEVATION WEST ELEVATION Phele Investment Properties Stoneridge Medical Center Expansion 4019 West Dublin-Granville Road 7.810 acres Preliminary Development Plan July 8, 2004 PRELIMINARY DEVELOPMENT PLAN PROJECT DISCUSSION Scope of Project.• The applicant proposes at this time to enlarge and tailor the existing facility located at 4019 West Dublin-Granville Road. The existing building will be integrated into new square footage, with the resulting total structure size of about 76,623 square feet. Nature of Anticipated Use of the Site Jamescare in Dublin will provide patients with breast cancer comprehensive and compassionate care in the context of a research setting. The components of the mission of these Comprehensive Breast Health Services will be: Diagnostic Care-to provide patients with breast symptoms prompt diagnostic evaluation. High Risk Care-to provide persons at high risk of developing breast cancer prompt risk assessment, genetic counseling and risk reduction strategies. Multimodality Care-to provide patients with breast cancer comprehensive, prompt evaluation, treatment and longitudinal follow up. Clinical and Translational Research-to provide and promote clinical and translational research in the above areas. Relationship to the Surrounding Area and the Dublin Community The proposed development brings an appropriate architectural and land use solution to the SR 161 corridor, providing a high quality and low intensity use. Significantly also, the proposal puts Dublin in the forefront of a medical issue affecting many women in the central Ohio area. Perhaps equally important, the research and clinical trials of this nationally premier facility will benefit women everywhere. Dublin will be fortunate to be able to host this endeavor, which enhances the City's stature as a cutting edge ~'ai~~earph ;-~ s =:, and treatment venue. ~" ~ `°"~ ~ ~` `_ $ .~ Jl~ v G~~ Christo her T. Cline ~- -~ U-~?` ~ ~~ ~ p !'; E { , ; ~r, ~ Blaugrund, Herbert & Martii~ncorpdrated ~, ~ '' ~' ~- 5455 Rings Rd., Suite 50( Dublin, Ohio 43017 04-0982 Counsel for Phele Investn Preliminary Development Plan Stoneridge Medical Center PARKING ANALYSIS MATRIX September 22, 2004 Danielle M. Devlin, AICP Senior Planner City of Dublin 5800 Shier-Rings Road Dublin, Ohio 43016-1236 Re: Rezoning Application Case # 04-098Z Parking Analysis Matrix Regarding project: Stoneridge Medical Center Expansion 4019 W. Dublin-Granville Road Dublin, Ohio 43017 Dear Danielle: Pers ectus arch itectu re This letter will serve as a narrative to the data and calculations contained in the Parking Requirements spreadsheet supplied to the City of Dublin. This narrative will follow the column labeled "Burg Onc" (Surgical Oncology Department) down the page and describe how the data in each cell was determined. We will use the existing column as the example, then describe how future patient loads were determined. I -EXISTING PARKING ANALYSIS A -Average Volume Analysis 1. Days of the week: The maximum number of patients seen on each day was obtained from departmental schedules. 2. Total patients per week: This is a summation of each day's maximum total patients. 3. Total days patients are seen/week: Most departments see patients Monday -Friday, this row accounts for any departments open more than five days a week. 4. Average number of patients/day: By dividing total patients/week by dayslweek the average patients/day is determined. 5. Hours patients are seenlday: By dividing the average number of patients/day by the number of hours/day, the density of patient flow throughout the day is deterrnined. 6. Turn over factor: This factor determines how frequently patients come and go, and how long they stay at the facility. This takes into account patient type, number of exam rooms and overlap between departments (ie: one patient can arrive and visit the Mammography, Medical Oncology and Chemotherapy Departments on the same day). 7. Patient Parking Required: By dividing the average number of patients/day by the number of hours patients are seen/day and multiplying that number by the tum over factor, the maximum number of patient parking spaces is determined. 8. Staff Parking Required: The maximum number of staff is entered here. 9. Total Parking Required: This row totals the required Patient and Staff Parking. B -Peak Volume Analysis This analysis is run using the steps described above, except it determines the required number of parking spaces based on the heaviest day of the week (Tuesday) instead of averaging all days. ~„~ \~ i - rt r- r ~~~-~ () ~' ~?~ 04-0982 ~'.. Preliminary Development Plan 4: ~ _,' ..: , . ._. :_ , Stoneridge Medical Center PARKING ANALYSIS MATRIX II -PROPOSED PARKING ANALYSIS A -Average Volume Analysis This analysis is run using the steps described in I, A above, except it determines the required number of parking spaces based on maximum future patient volumes. This data is determined from the maximum number of patients this facility is designed to accommodate. B -Peak Volume Analysis This analysis is run using the steps described in II, A above, except it determines the required number of parking spaces based on the heaviest day of the week (Tuesday) instead of averaging all days. Please let us know if here is any additional information you need to clarify the attached Parking Requirement Analysis. Sincerely, Perspectus Architecture ~ ~V ` Peter Bohan, AIA c: Christopher Cline, Deno Duras, Mark Conselyea, Larry Fischer, Ryan Eastwood Case No. 04-0982 September 14, 2004 Page 2 of 2 04-0982 Preliminary Development Plan Stoneridge Medical Center PARKING ANALYSIS MATRIX I d t0 N.. OI V ~ ~ OI Q~ f7I r Of ~I m Q fVIN „ V Ni W N N~~ ~ ~ I ~ r ~ i 0 0 0 0 0 0 0 0 0 0 0 o n n ~ o 0 o O N C'~ ~ C Y C ~ d Y 01 d 6 L .. 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N O V ~ m rn C N G O O E ~ N O A O ~ ~ ~ L 0 i0 r 0 rn r 'R r O m th 0 tO ~ ~ ~ r m C (O t'l N ~ m V - V O rn m Q N ? N ~ r ~O N ~ ~ c O ~ u a a ~ a N .- N •- O m O N N N m V e- ~N N am O W N m j U R ~ I~ N O ,~ O ~ ~ i~ W o ~ l I W ~ r p N I ~ 7 C O t Y N N N 3 9 0 ~ y ~ a m a ~ N ~ N N t0 n y N ~ C N y N C y y J Q A d N t0 N ` a r b d ~ a ~. C ; H N J d J N J d '_ Q ° ~. O N N ~~ ~ K Q N y f6 N ~ J ~ Y n E " ° ' ' °~ 10 0 N d' m 0 ~ J a N c ~ 11 ~ N ~ G m C s 5 ~ E ' J I- N ~ O m C s ~ ~ m o • ~ a ~ ~~ N C m N LL c Y ` m J O N m N LL Y.. to ~ • ~ ~ m '~ ~ w a a m a ~ > o c m a a > c 0 > o c ~ LL a o • ~ ~ a J ~ N ,, , E ~ ~ A = w J C N •- A y ! N J a I N J . . N l0 p Q W ~ F- ~ I- LL W H F - a S F- d (n H a W d S H d N F ~- Q ~ N C' J V N t0 _, -, 04-0982 Preliminary Development Plan Stoneridge Medical Center C~~'!~ . L CITY OF DUBLIN,. Division of Planning 5800 Shier-Rings Road Oublin, Ohio 43016-1236 'hone: 614-410-4600 ax: 614-410-4741 Web Site: www.dublin.oh.us PLANNING AND ZONING COMMISSION RECORD OF ACTION October 7, 2004 The Planning and Zoning Commission took the following action at this meeting: 2. Rezoning 04-0982 -Preliminary Development Plan -Stoneridge Medical Center Location: 7.81 acres located on the south side of West Dublin-Granville Road at the terminus of Stoneridge Lane, approximately 250 feet west of Dublin Center Drive. Existing Zoning: PUD, Planned Unit Development District (Stoneridge Medical Center -James Women's Center and JALL Plans). Request: PUD, Planned Unit Development District rezoning under the Planned Development District Standards provisions of Section 153.053 (D). Proposed Use: A 64,500-square foot building expansion to an existing medical and general office building and associated site improvements. Applicant: Phele Investment Properties, c/o Ted Leakas, 4051 West Dublin-Granville Road, Dublin, Ohio 43017; represented by Christopher Cline, Blaugrund, Herbert, and Martin, 5455 Rings Road, Suite 500, Dublin, Ohio 43017. Staff Contact: Danielle Devlin, AICP, Senior Planner. MOTION: To approve this Rezoning Application/Preliminary Development Plan because it is consistent with the goals and objectives of the Dublin Community Plan, the business expansion is consistent with the goals and objectives of the recently adopted Dublin Strategic Economic Development Plan, the development serves the City and the region with specialized healthcare facilities, and it represents efficient use of the land and existing infrastructure while employing alternative performance-based measurements for site elements such as parking, with seven conditions: 1) That the 45-space parking lot to the south of the site shall be indicated within the body of the text as overflow parking available to the patrons or employees of the facility; 2) That Section 9(b) of the development text be revised to state "Dublin Exterior Lighting Guidelines..."; 3) That the development text shall be revised to state, "Landscaping shall be per Dublin Code Section 153.130, consistent with this report except in the area of the AEP 100-foot easement or as approved by the Planning Commission at the final development stage," and that a written statement by AEP outlining the limits of vegetation within this easement shall be included within the text; Page 1 of 2 PLANNING AND ZONING COMMISSION RECORD OF ACTION October 7, 2004 2. Rezoning 04-0982 -Preliminary Development Plan - Stoneridge Medical Center (Continued) 4) That the setback notation on the site plan be changed to reflect the text and Exhibit A; 5) That the design of the stormwater management system meet or exceed City Standards, subject to approval by the City Engineer; 6) That no open cutting of the existing public roadway occur without prior approval of the City Engineer; and 7) That the existing and future cross access easements be in place prior the final development plan. * Chris Cline and Laurence Fischer, Perspectus Architecture, agreed to the above conditions. VOTE: 5-0. RESULT: This Rezoning application/Preliminary Development Plan was approved. It will be forwarded to City Council with a positive recommendation. STAFF CERTIFICATION Daniel D. i~ , FAICP Director of Alarming Page 2 of 2 STAFF REPORT DUBLIN PLANNING AND ZONING COMMISSION OCTOBER 7, 2004 CITY OF DUBLIN.. Division of Planning 5800 Shier-Rings Road °`" ~'in, Ohio 43016-1136 ~e: 614-410-4600 ~,. 614-410-4741 Web Site: www.dublin.oh.us 2. Rezoning 04-0982 -Preliminary Development Plan -Stoneridge Medical Center Location: 7.81 acres located on the south side of West Dublin-Granville Road at the terminus of Stoneridge Lane, approximately 250 feet west of Dublin Center Drive. Existing Zoning: PUD, Planned Unit Development District (Stoneridge Medical Center - James Women's Center and JALL Plans). Request: PUD, Planned Unit Development District rezoning under the Planned Development District Standards provisions of Section 153.053 (D) Proposed Use: A 64,500-square foot building expansion to general office building and associated site improvements. Applicant: Phele Investment Properties, c/o Ted Leakas, 40~ Road, Dublin, Ohio 43017; represented by Christopher Cline, Martin, 5455 Rings Road, Suite 500, Dublin, Ohio 43017. Staff Contact: Danielle Devlin, AICP, Senior Planner. BACKGROUND: an existing medical and l West Dublin-Granville Blaugrund, Herbert, and Case Summary: This is a request for review and approval of a preliminary development plan (zoning amendment) combining two Planned Unit Developments (PUD) into a new Planned District Development to provide for the expansion of an existing medical office building and an additional parking area. The new proposed planned development combines the Stoneridge Medical Center -James Cancer Center PUD with the fourth and last tract of the JALL PUD. The Stoneridge Center was initially designated PUD in 1988 and has experienced several subsequent building expansions. JALL was initially designated PUD in 1987. A proposal for anauto-oriented conditional use permit was denied in 2002. The tract has remained undeveloped but is approved for uses permitted in the CC district as per the JALL development text. The applicants propose to add 64,500 square feet of building floor area to an existing medical and general office facility of 49,500 square feet. The addition is planned for the north and east facades of the building and will add floor area to the main, basement and second floors. The adjacent JALL parcel is proposed for the creation of a vehicular use and parking area to serve the facility and much of the existing parking areas will remain. Dublin Planning and Zoning Commission Staff Report -October 7, 2004 Case 2 -Page 2 Case Procedure: The new Planned Development District (Ordinance 75-03) was approved by City Council on May 3, 2004, and went into effect on June 2, 2004. As described in Section 153.050, the purposes of the new Planned Development District regulations are to: 1) Provide an opportunity for a mix of land uses otherwise not permitted within the standard municipal zoning district classifications; 2) Allow the creation of development standards that respect the unique characteristics, natural quality and beauty of the site and the immediate vicinity and protect the community's natural resources by avoiding development on, destruction of, sensitive environmental areas; 3) Enable greater review of design characteristics to ensure that the project is properly integrated into its surroundings and is compatible with adjacent development; 4) Assure compatibility between proposed land uses within and around the Planned Development District through appropriate development controls; 5) Pursue the housing and economic development goals of the City; 6) Promote economical and efficient use of land and reduce infrastructure costs through unified development; 7) Provide for supporting community facilities; 8) Establish objective criteria for development plan review that ensure conformity to community and district standards and allow for consistent treatment throughout. The procedures established for the new Planned Development Districts continue to provide for proper site planning in a coordinated and comprehensive manner, consistent with accepted land planning, landscape architecture, and engineering principles, using imaginative architectural design and flexibility in building styles. The new PUD process may consist of up to three basic stages: 1) Concept Plan (Staff, Commission, and/or City Council review and comment); 2) Zoning Amendment Request (Preliminary Development Plan; Commission recommends and City Council approves/denies); and 3) Final Development Plan (Commission approves/denies). A concept plan shall be forwarded to the Planning and Zoning Commission when the project is complex, comprises more than 25 acres, or does not comply with the Community Plan. Otherwise, a preliminary development plan shall be reviewed by staff and forwarded to the Planning and Zoning Commission for review and action. The Planning and Zoning Commission shall review the application to determine compliance with the approval criteria set forth in 153.055(A) and repeated below. Upon review the Planning and Zoning Commission shall ultimately forward the plan to City Council with a recommendation for approval, a recommendation for approval subject to conditions or a recommendation for disapproval. City Council shall review the proposal and conduct a public hearing before rendering its decision. Adopting the plan shall constitute a rezoning of the property and allow the applicant to proceed with detailed preparation of the final development plan. Dublin Planning and Zoning Commission Staff Report -October 7, 2004 Case 2 -Page 3 Review Criteria: In accordance with Section 153.055(B) Plan Approval Criteria, Code sets out the following criteria of approval for a preliminary development plan (rezoning): 1) 'The proposed development is consistent with the purpose, intent and applicable standards of the Dublin Zoning Code; 2) The proposed development is in conformity with the Community Plan, Thoroughfare Plan, Bikeway Plan and other adopted plans or portions thereof as they may apply and will not unreasonably burden the existing street network; 3) The proposed development advances the general welfare of the City and immediate vicinity and will not impede the normal and orderly development and improvement of the surrounding areas; 4) The proposed uses are appropriately located in the City so that the use and value of property within and adjacent to the area will be safeguarded; 5) Proposed residential development will have sufficient open space areas that meet the objectives of the Community Plan; 6) The proposed development respects the unique characteristic of the natural features and protects the natural resources of the site; 7) Adequate utilities, access roads, drainage, retention and/or necessary facilities have been or are being provided. 8) Adequate measures have been or will be taken to provide ingress and egress designed to minimize traffic congestion on the surrounding public streets and to maximize public safety and to accommodate adequate pedestrian and bike circulation systems so that the proposed development provides for a safe, convenient and non-conflicting circulation system for motorists, bicyclists and pedestrians; 9) The relationship of buildings and structures to each other and to such other facilities provides for the coordination and integration of this development within the PD and the larger community and maintains the image of Dublin as a quality community; 10) The density, building gross floor area, building heights, setbacks, distances between buildings and structures, yard space, design and layout of open space systems and parking areas, traffic accessibility and other elements having a bearing on the overall acceptability of the development plan's contribution to the orderly development of land within the City; 11) Adequate provision is made for storm drainage within and through the site so as to maintain, as far as practicable, usual and normal swales, water courses and drainage areas; 12) The design, site arrangement, and anticipated benefits of the proposed development justify any deviation from the standard development regulations included in the Dublin Zoning Code or Subdivision Regulation, and that any such deviations are consistent with the intent of the Planned Development District regulations; 13) The proposed building design meets or exceeds the quality of the building designs in the surrounding area and all applicable appearance standards of the City; 14) The proposed phasing of development is appropriate for the existing and proposed infrastructure and is sufficiently coordinated among the various phases to ultimately yield the intended overall development; 15) The proposed development can be adequately serviced by existing or planned public improvements and not impair the existing public service system for the area; and 16) The applicant's contributions to the public infrastructure are consistent with the Thoroughfare Plan and are sufficient to service the new development. Dublin Planning and Zoning Commission Staff Report -October 7, 2004 Case 2 -Page 4 CONSIDERATIONS: Site Characteristics: • Location. The site consists of two parcels totaling 7.81 acres located on the south side of West Dublin-Granville Road, approximately 250 feet west of Dublin Center Drive. Stoneridge Lane runs from Dublin Center Drive west to a terminus at the southwest corner of the site. Shamrock Boulevard is approximately 150 feet west of the subject property. Land Use and Zoning. The western parcel of the proposed PUD is developed as a medical and general office building. The eastern parcel is currently undeveloped meadowland with several single trees but no significant stands. The area east of the site is zoned PUD with retail uses. A PUD zoned senior housing development is located to the south of the parcels, along with a parking area used by the building tenants but owned by the applicants. Also to the south are additional medical offices and an undeveloped parcel, all zoned PUD. To the west are several parcels zoned SO, Suburban Office and Institutional, one of which contains asingle-family dwelling. The area to the north features a mix of uses including a large retail center and restaurant zoned CC, Community Commercial district and single-family residential properties zoned R-4, Suburban Residential district. Planned District Planning and Development Principles: The following items relate to the planning and development principles set forth in Section 153.052 (B)(3) of the Planned Development District Ordinance. Arrangement of Buildings and Yards. Exhibit A attached to the development text specifies existing and proposed parking setbacks. The existing parking setbacks surrounding the Stoneridge building will remain unchanged at 36.3 feet along West Dublin-Granville Road, seven feet along the western property line, and a range from 12 feet to two feet along Stoneridge Lane. The setbacks proposed for the new parking area are nine feet along the south property line and 10 feet along the east line. The proposed parking area is adjacent to other vehicular use areas except for the north side of the Department of Medicine Foundation Building. However this building is adjacent to an existing access drive that would be extended into the proposed parking and provide access to Stoneridge Lane. The applicants state they currently have cross access easements for this area. Street Design and Vehicular Circulation. The text states that the site will have two points of access to West Dublin-Granville Road; an existing right-in, right out, shared access at the eastern boundary of the site and a relocated, full-access main entrance. The plan and text include an additional southwest access point onto Stoneridge Lane at the property boundary. An existing curb cut to Stoneridge Lane will remain. Access to Dublin Center Drive is provided thorough cross access agreements with the neighboring commercial vehicular use areas to the east. Vehicular access is preserved around the entire building as required by Fire Code. Upon final development plan review, the turning radii on curves must meet Fire Code and accommodate waste hauling and other service vehicles. Parking Required. Code requires a total of 534 spaces for the proposed combination of general and medical offices, based on one space per 250 and 200 square feet of gross Dublin Planning and Zoning Commission Staff Report -October 7, 2004 Case 2 -Page 5 building area. However in a Planned Development District the applicants may propose an alternative number if it preserves the intent of the Planned District. Parking Proposed. The applicants have proposed to provide 384 parking spaces, 12 of which are ADA compliant. The applicants have submitted a Parking Analysis Matrix to define the parking demand based on the actual number of patients projected to visit the building each day. This performance-based approach examines the current and proposed average and peak day volumes of patients and staff for each specific facility located within the building. Based on this approach, the applicants believe that the facility is currently operating with a deficit of 64 spaces on the peak volume day of Tuesday. They further contend that upon completion of the additional parking and expanded floor area associated with the rezoning request, the facility will operate at a surplus level of parking of 12 spaces on the peak day. Additional Parking Information. Staff subsequently examined a sample of parking code requirements from around the country, both area based and performance-based. The American Planning Association model code requires one space per 300 gross square feet. This ratio was the average requirement of all codes examined. Other performance measures included spaces based on the number of doctors or the number of exam rooms plus facility staff. At 114,000 total square feet, the proposed building addition would require 380 spaces using the American Planning Association model code criteria. The 45-space lot to the south is not included in the proposed site plan. Staff recommends that this area is designated as "overflow parking." In the text. Additionally, due to the severe nature of some of the illnesses addressed by the clinic, it is probable that a small percentage of patients would be dropped off and picked up without the use of a parking space. Based on the information provided by the applicant on the nature of the facility and the research conducted by staff, the proposed amount of parking appears to be adequate for the specific uses and schedule proposed for the facility. Utilities and Stormwater Management. The development text states that the site will comply with current Stormwater management requirements. Initial Stormwater management calculations have been submitted showing the use of filter strips and a mechanical unit. No new public water or sanitary sewer facilities are needed. Development Standards: Permitted Uses. The text specifies the general uses of the building will not change and that permitted uses are limited to general, professional, medical and corporate offices, as well as health care related facilities. Office research and pharmacy and medical sales are also included in the proposed text. A pharmacy was previously approved for the site as an ancillary use to the medical facilities. Density and Lot Coverage. The text and site plan limit the lot coverage to 70 percent of the site, as is consistent with accepted development standards within the City. The building density is limited to 15,000 square feet per acre within the text. Signs. The proposed signage conforms to the Dublin Sign Code. The development text and notes on the submitted site plan indicate that the existing main entry sign is to be relocated at the time of main entrance relocation. The sign shall be placed in the median of the boulevard style entrance, setback nine feet from the property line. The text specifies the sign shall be no more than 50 square feet in area with a maximum height of eight feet. A secondary ground sign is proposed for the easternmost Stoneridge Lane Dublin Planning and Zoning Commission Staff Report -October 7, 2004 Case 2 -Page 6 access. This sign is proposed to be 16.5 squaze feet in area and no more than eight feet in height, similar in design to the main entrance sign. Other directional signage shall be placed internally to the site and also at remaining entrances subject to Code. • Lighting. Text states that lighting will comply with Dublin Lighting Guidelines. Staff recommends that Section 9(b) be revised to state "Dublin Exterior Lighting Guidelines..." Corridor Development District. The site is located within the Corridor Development District and is subject to CDD review at the time of final development plan consideration. Setbacks. Staff recommends that the site plan be revised to consistently reflect the setbacks described in the text and illustrated by Exhibit A. Landscaping/Tree Preservation: Landscape Code Development Text. Code Section 153.132 (B) states that any building expansion exceeding 25 percent must comply with the Dublin Landscape Code. The proposed expansion will exceed this percentage and is subject to this code requirement. However, the size of the site, the existing pavement and building, and an AEP overhead power line easement provide difficulty in meeting all requirements of the Code. Staff recommends revising the development text to state, "Landscaping shall be per Dublin Code Section 153.130 except in the azea of the AEP 100-foot easement or as approved by the Planning Commission at the final development stage." General Site Landscape Code Compliance. The landscape plan shows good faith efforts with the addition of significant plant material but the required elements of interior landscaping, vehicular use azea screening, street trees, additional landscaping ands tree replacement cannot be combined or offset against the trees preserved on the site: The applicant should continue to work with staff to preserve the spirit and intent of the Landscape Code requirements before the submission of a final development plan. Vehicular Use Area Screening. Perimeter trees have not been included in the area along Stoneridge Lane adjacent to the existing parking lot, nor in the area occupied by the 100- foot wide AEP easement. Small deciduous trees may be placed in the easement area unless otherwise indicated in writing by AEP. Staff recommends that a written statement outlining the limits of vegetation within this easement be included within the text. Red oak street trees are shown along the Stoneridge Lane right-of--way. The area between the street and the existing pazking lot edge limits successful growth opportunities for two rows of large sized trees. However, there appears to be adequate space for several smaller species in the azea between the curb and the proposed street trees. The existing azbor vitae hedges may require additional material to obtain the required 100 percent opacity within four years of installation. Staff recommends that Taxus m. `Hicksii' is replaced with Taxus m. `densiformis' as it creates a better hedge. Interior Landscaping. Interior landscaping meets code but is short by 12 trees. The proposed trees for the infiltration strips should be species that can tolerate adverse conditions such as hackberries or bald cypress. The applicants should also consider replacing the junipers planned for the infiltration strips with shrubs that will offer less competition with trees and can tolerate both wet and dry conditions. Periodic landscape inspections occur and property owners are required to replace specimens that do not survive. The proposed contour lines should be included on the landscape plan. Tree Preservation. A tree inventory indicates 138 inches of trees to be removed from the site. The applicant may wish to consider relocating several of the smaller trees planned Dublin Planning and Zoning Commission Staff Report -October 7, 2004 Case 2 -Page 7 for removal on the site as the tree designated for replacement cannot be combined with any other required element of the Code. The applicant should continue to work with staff to develop a landscape plan to preserve the spirit and intent of Code prior to submission of a final development plan. • Site Amenities. To replace the open space area that served as a courtyard on the north side of the building, the applicants are proposing a "healing garden." The garden is located at the southeast corner of the building. Evergreen and deciduous trees and shrubs surround this area. It will also have benches, tables and perennial plantings of daylilies and hosta lilies. The area will provide a quiet place for facility staff, as well as patients and families. An additional garden area is provided at the northeast corner of the entranceway with benches, shrubs and perennial plantings. Architecture: • Exterior Finish and Building Materials. Text states that all structures shall have a similar quality of exterior finish on all sides. The stone facade and cedar siding and trim treatment used in the existing building will be extended to the addition as shown in the submitted elevations. Text specifies that fenestration may vary. Roofline. The text states that roof elements shall be covered either with metal in a compatible color or with dimensional shingles. Staff recommends that the text be revised to state the words "dimensional asphalt shingles." A canopy feature will be added to the main entrance on the east elevation of the building. The north elevation will be raised to two stories with a dual tower element. These treatments are also evident on the south and west elevation renderings. • Architectural Detailing. Dormer vents are used on the existing roof. A vent is shown on the roof in the vicinity of the entryway that should be removed or augmented by another vent placed in a symmetrical fashion. Awnings and flat arches will be incorporated in the addition area. Community Plan Issues: Future Land Use Map. The Community Plan Future Land Use Map as amended designates this subject area as Mixed Use-Employment Emphasis. The uses proposed within the development text conform to the office and research and development uses recommended under the Mixed Use- Employment Emphasis classification. Office uses shall not exceed a density of 17,500 square feet per acre. The proposed addition conforms and the development text limits any future density of the project to 15,000 square feet per acre. Thoroughfare Plan. West Dublin-Granville Road is a major arterial roadway designated for 112 feet ofright-of--way. The required right-of--way is in place in the proximity of the subject property. Pedestrian connections from the building to the pedestrian path along West Dublin-Granville Road have been provided. Strategic Economic Development Goals. Office development is consistent with the City's strategic economic development goals and favors positively in the Community Plan fiscal impact analysis. Dublin Planning and Zoning Commission Staff Report -October 7, 2004 Case 2 -Page 8 STAFF RECOMMENDATION: This proposal reflects the City's strategic economic development goals with an addition to a successful business providing a key healthcare service within the community and the region. Although existing conditions on the site present some constraints, the spirit of the planned district ordinance may be achieved though the use of performance-based measures and continued collaboration with staff in the preparation of the final development plan. Staff recommends approval of the proposed preliminary development plan subject to the following six conditions: Conditions: 1) That the 45-space parking lot to the south of the site shall be indicated within the body of the text as overflow parking available to the patrons or employees of the facility; 2) That Section 9(b) of the development text be revised to state "Dublin Exterior Lighting Guidelines..."; 3) That the development text shall be revised to state, "Landscaping shall be per Dublin Code Section 153.130, except in the area of the AEP 100-foot easement or as approved by the Planning Commission at the final development stage," and that a written statement outlining the limits of vegetation within this easement shall be included within the text; 4) That the setback notation on the site plan be changed to reflect the text and Exhibit A; 5) That the design of the stormwater management system meet or exceed City Standards, subject to approval by the City Engineer; and 6) That no open cutting of the existing public roadway without prior approval of the City Engineer. Bases: 1) The proposed development plan is consistent with the goals and objectives of the Dublin Community Plan. 2) The proposed business expansion is consistent with the goals and objectives of the recently adopted Dublin Strategic Economic Development Plan. 3) The proposed development serves the City and the region with specialized healthcare facilities. 4) The proposed development represents efficient use of the land and existing infrastructure while employing alternative, performance-based measurements for site elements such as parking. Dublin Planning and Zoning Commission Meeting Minutes -October 7, 2004 Page 3 DRAFT 2. Rezoning 04-0982 -Preliminary Development Plan -Stoneridge Medical Center Mr. Gerber swore in those who intended to give testimony regarding this case. Danielle Devlin said this is the Stoneridge Medical Center rezoning and preliminary development plan for an expansion to an existing medical facility. The existing facility has 49,500 square feet of floor area. The addition is proposed to have 64,500 square feet for a total floor area of 114,000 square feet. The site is located on the south side of West Dublin-Granville Road, approximately 250 ft. west of Dublin Center Drive. Stoneridge Lane extends to the western property boundary. The City is in negotiation to obtain the land and create a T.I.F. for the extension of Stoneridge Lane to Shamrock Boulevard. Ms. Devlin clarified the staff report that there is not a median break in this area. Access to West Dublin-Granville Road is restricted to right in right out. Full movement access is currently available via Stoneridge. Ms. Devlin indicated that the 100-foot wide AEP easement running north and south through the property on the projected slide during the presentation. She showed elevations that included the two-story facade and tower treatments and the proposed canopy entrance feature. The existing building materials of stone with cedar trim will be incorporated into the addition. She stated that standing seam metal roofing features will be incorporated. Ms. Devlin said that staff recommends approval of the rezoning and preliminary development plan subject to the six conditions listed in the staff report: 1) That the 45-space parking lot to the south of the site shall be indicated within the body of the text as overflow parking available to the patrons or employees of the facility; 2) That Section 9(b) of the development text be revised to state "Dublin Exterior Lighting Guidelines..."; 3) That the development text shall be revised to state, "Landscaping shall be per Dublin Code Section 153.130, except in the area of the AEP 100-foot easement or as approved by the Planning Commission at the final development stage," and that a written statement outlining the limits of vegetation within this easement shall be included within the text; 4) That the setback notation on the site plan be changed to reflect the text and Exhibit A; 5) That the design of the stormwater management system meet or exceed City Standards, subject to approval by the City Engineer; and 6) That no open cutting of the existing public roadway without prior approval of the City Engineer. Mr. Gerber swore in those who intended to give testimony regarding this case. Christopher Cline of Blaugrund, Herbert and Martin, introduced Mark Conselyea, Director of Ambulatory Operations for the James Cancer Hospital and Solove Research Institute. Mr. Conselyea said they are the operators of James Care Dublin, Comprehensive Breast Health Center, 4049 West Dublin-Granville Road in the Stoneridge Medical Complex. They are here to share the plan to expand the James and the benefits it would bring to people in central Ohio and beyond. The James' mission is to be a national and international leader in research, patient care Dublin Planning and Zoning Commission Meeting Minutes -October 7, 2004 Page 4 DRAFT and education in cancer. Each year U.S. News and World Report lists the James Center as one of America's best hospitals for cancer care. Currently, they have over 80 medical and surgical oncologists, radiologists, nurses, pharmacists, mammographers, lab technicians, and other clinical and support staff that screen, diagnose and treat over 200 patients a day at their existing location. Their work is dedicated not just to cancer, but specifically to breast cancer. However, their current facility simply is not adequate to meet the demand for their services. Not only do they not have enough exam rooms, chemotherapy suites, mammography suites, but they do not have the technology or the space to bring the latest and greatest technology to treat their patients. For instance, they will be installing the latest MRI technology specifically dedicated to breast care. They also need to create space such that it facilitates a comfortable and efficient experience for their patients with a design that provides an environment that supports their mission. When complete, this will be the premier breast health facility in the country. The James is planning a dramatic expansion of their clinical and research facilities on the Ohio State Campus. As part of this planning they had some discussion regarding closing down the Dublin operations and consolidating everything back on campus. They came to a consensus that they wanted to stay in Dublin, invest an enormous amount of capital, time and other types of investment to build upon the success they have had in Dublin so far. This plan represents an enormous amount of investment, in the millions of dollars, and they are pleased to be able to stay in Dublin. They appreciate all the support the City has shown to them since they opened their facility back in 1996 and most recently the planning staff's assistance in getting them to this point before the Commission this evening. The James has always been committed to being a responsible Dublin resident and neighbor and they work diligently to address any concerns that they may have regarding this project. Larry Fischer, architect with Perspectus Architecture, said they have been working with the James Hospital for more than two years, this being a primary focus. He showed a PowerPoint presentation including the issues of the existing site, such as the extension of Stoneridge Lane to connect to Shamrock Boulevard, providing access from this intersection into the facility. The building was constructed as a single level with a partial basement. Parking of 140 spaces surrounds the building. The main drive access is from Dublin-Granville Road. The parking study shows they are deficient of about 60 spaces. The expansion is about 4 acres. A key obstacle is the AEP main transmission lines that pass over the property, which restricts how they develop the expansion to the building. Mentioned in the staff report is a courtyard area for patients and staff. Landscaping will surround the building. Mr. Fishcher identified on the slides the layout of the proposed facility addition, which expands the east and north sides of the existing building. The east expansion is a single level building and would include the main entryway. The north expansion would be a two-level structure with a basement. Mr. Fishcher stated they are re-orienting the facility to have a primary entryway in which everything becomes accessed internally. The second floor will be for chemotherapy and the lower level adds radiation oncology to the facility. They will relocate the main entry drive on West Dublin-Granville Road and it will align on the same axis as the entry from Stoneridge Lane. The parking surrounding the building to the west would remain and they would be building within the parking lot on the north side. The area to the east is the new parking lot area, providing 260 spaces. This will be set up to provide all parking for patients accessing the main entryway. Dublin Planning and Zoning Commission Meeting Minutes -October 7, 2004 Page 5 DRAFT Mr. Fischer stated the new development would use stone, beveled cedar siding, and the asphalt shingles with a canopy area to drop off patients. Mr. Gerber said this was noted as a consent case and was pulled by one Commission member, and to expedite matters, could they have that Commission member ask her questions. Ms. Reiss said there are several landscaping items that are mentioned throughout the staff report and she is sure they want to work with the City to get the landscaping just right, because they are making a large investment here and upgrading the facility. She is glad to have the OSU James Center here in her community, making it convenient for women to receive treatment and screening services right here in the community. Ms. Reiss said there were a couple of instances mentioned in the staff report regarding cross access agreements for the proposed parking. She wanted to know if it should be a condition that they produce the agreements. Ms. Devlin said if she was referring to the area to the east that gives them access through the adjacent property to Dublin Center Drive, the easements are in place and they will require proof of that at the time of final development plan. Mr. Cline said they run with the land, and the cross access easements are in place. Ms. Reiss said on page 4 in the staff report under Arrangement of Buildings and Yards, it stated "This building is adjacent to an existing access drive that would be extended into the proposed parking and provide access to Stoneridge Lane." Mr. Cline said they currently have cross access easements for in this area. Mr. Gerber asked if this is something that is required now for this application. Ms. Devlin said this area is an existing entrance, cross access easements exist, and they will have them in place for the flow of traffic throughout the entire area. It can be done now or at the final development plan and plat. The two separate parcels will be combined and all the existing easements will be shown on the plat at that time. Mr. Cline said the original zoning for this parcel required that through access be allowed and cross access easements be there. However, they are erasing that with this rezoning to a new PUD and it would be appropriate to have it as a condition. Mr. Gerber said to make that Condition 7: "That the applicant will have cross access easements for this area in place prior to final development." Ms. Reiss said the conditions regarding landscaping didn't cover the staff concerns from the staff report. Mr. Gerber said to revise Condition 3, after Dublin Code Section 153.130. add "...and consistent with this report." Ms. Devlin said that Commissioner Reiss called her and asked whether Condition 3 should be modified to include, and that a written statement "by AEP" outlining the limits of vegetation within this easement shall be included with the text. Dublin Planning and Zoning Commission Meeting Minutes -October 7, 2004 Page 6 DRAFT Mr. Cline asked if staff could explain Condition 1. Ms. Devlin said that staff has asked that the 45 lot space to the south be available to the patrons or employees for the facility of overflow parking if it is needed on a contingency basis. Mr. Cline said they expect to develop that site in the future, and they will make it available at this point for overflow parking. Mr. Gerber made a motion to approve the rezoning and preliminary development plan because the plan is consistent with the goals and objectives of the Dublin Community Plan, the business expansion is consistent with the goals and objectives of the recently adopted Dublin Strategic Economic Development Plan, the development serves the City and the region with specialized healthcare facilities, and the development represents efficient use of the land and existing infrastructure while employing alternative, performance-based measurements for site elements such as parking, with seven conditions: 1) That the 45-space parking lot to the south of the site shall be indicated within the body of the text as overflow parking available to the patrons or employees of the facility; 2) That Section 9(b) of the development text be revised to state "Dublin Exterior Lighting Guidelines..."; 3) That the development text shall be revised to state, "Landscaping shall be per Dublin Code Section 153.130, consistent with this report, except in the area of the AEP 100-foot easement or as approved by the Planning Commission at the final development stage," and that a written statement by AEP outlining the limits of vegetation within this easement shall be included within the text; 4) That the setback notation on the site plan be changed to reflect the text and Exhibit A; 5) That the design of the stormwater management system meet or exceed City Standards, subject to approval by the City Engineer; 6) That no open cutting of the existing public roadway without prior approval of the City Engineer; and 7) That the existing and future cross access easements be in place prior to the final development plan. Mr. Cline, on behalf of the applicant, agreed to the above conditions. Mr. Zimmerman seconded and the vote was as follows: Mr. Saneholtz, yes; Ms. Reiss, yes; Mr. Messineo, yes; Mr. Zimmerman, yes; and Mr. Gerber, yes. (Approved 5 - 0.) Sion of Planning ^ Shier-Rings Road Du Dhio 43016-1236 'haa~jl~9D: 614-410-4600 fax: 614-761-6566 Neb Site: www.duhlin.oh.us PLANNING AND ZONING COMMISSION RECORD OF ACTION DECEMBER 12, 2002 The Planning and Zoning Commission took the following action at this meeting: 3. Final Development Plan/Conditional Use 02-104FDP/CU -Anchor Auto Care Retail - 3999 West Dublin-Granville Road Location: 3.53 acres located on the south side of West Dublin-Granville Road, 350 feet west of Dublin Center Drive. Existing Zoning: PUD, Planned Unit Development District (JALL plan). Request: Review and approval of final development plan and conditional use for an auto-oriented facility under provisions of Sections 153.056 and 153.236. Proposed Use: 18,975 square feet of office and retail uses including restaurant, carwash and adrive-thru facility. Applicant: Aaron Rents, Inc., 309 East Paces Ferry Road NE, Atlanta, Georgia 30305; and Anchor Auto Care Center, represented by Christopher T. Cline, Blaugrund Herbert and Martin, 5455 Rings Road, Suite 500, Dublin, Ohio 43017. Staff Contact: Gary P. Gunderman, Assistant Planning Director. MOTION #1: To disapprove the Corridor Development District application because it is not in keeping with the existing or potential use or character of the area. VOTE: 7-0. RESULT: This Corridor Development District application was disapproved. MOTION #2: To disapprove the Final Development Plan because the proposed development is not consistent in all respects to the purpose and intent and applicable standards of the zoning ordinances; it is not in conformity with the appropriate comprehensive plan or portions thereof as it may apply; and it does not advance the general welfare of the municipality in the immediate vicinity. VOTE: 7-0. RESULT: This Final Development Plan was disapproved. Page 1 of 2 04-0982 Preliminary Development Plan Stoneridge Medical Center PLANNING ANll ZONING COMMISSION RECORD OF ACTION DECEMBER 12, 2002 3. Final Development Plan/Conditional Use 02-104FDP/CU -Anchor Auto Care Retail - 3999 West Dublin-Granville Road (Continued) MOTION #3: To disapprove this Conditional Use because the proposed development is not in accord with the plans of the area, has an undesirable effect on the surrounding area, and it is not in keeping with the existing land use character and physical development potential of the area. VOTE: 7-0. RESULT: This Conditional Use was disapproved. STAFF CERTIFICATION l~I ~~cJ~~cB-~ Barbara M. Clarke Planning Director Page 2 of 2 04-0982 Preliminary Development Plan Stoneridge Medical Center Dublin Planning and Zoning Commission Minutes -December 12, 2002 Page 7 Mr prague asked fo straw poll reg ing the opacity and four-color issu Mr. Saneholtz d he was not in or of the four c ors or the translu nt background. . Zimmerman s the sign should invited to three ors and be opa ,per Code. Mr. essineo said the de should be fol ed in both inst ces, so as not to t a precedent. r. Ritchie said four colors are t a big issue for ,but the opacit d illumination Mr. Gerber sa' ecause the app ' ant agreed to eli nate the illumina ' nand use an op e face, he suppo this. The Co fission should use ' discretion here, it had in other c s. Ms. Boring said ublin has estab ' ed a standard d has stuck to very firmly consistently. S favored very st ' adherence to th ode. Because b finesses over the ars have follow the Sign Code, e whole comm ty looks good. veryone else w' want changes i uch proposals ar ranted. She said er communitie oughout the co try have establi ed their own com ity standards. blin needs to st ' y enforce the C e to protect the mmunity, and sh as in favor of go' back to the bast 1Vlr. Sprague said a sign was attrac ' e, but his prefere a is to use an op ue background stick to three lors. He said a ecommendation ld be made lat requesting addit' al guidance fr City Council, a ast regarding th ee-color provi ' n. If Council ch ses a different dard, then the ommission shou enforce that. noted that the aw poll indica that the majority uld not approve s revised final de opment plan. . Gibson offered ff's assistance t elp the applican ring the sign int ompliance. He said the City appr ates having the erican Cancer So ety in Dublin. Ms. Clarke rifted that if a si permit is filed th meets the Code, ff would issue a rmit. This appl' tion generally w d not come back the Commission r approval. Mr. ler thanked staf nd the Commis ' n for hearing the' concerns. They isunderstood a ut the brightness the sign. The fo color proposed ' part of their core to signature. Mr. Zimmerm made a motion t disapprove this r sed final develo ent plan because e requested si is inconsistent w' the community dard and with o r similar busines igns in the Ll ellyn Farms PU and it does not t Code. Mr. Me ineo seconded th otion, and th ote was as folio Mr. Ritchie, y , Mr. Gerber, no; s. Boring, yes; .Sprague, yes• r. Saneholtz, yes• r. Messineo, yes• d Mr. Zimme ,yes. (Disappro d 6-l.) Mr. S ague reiterated th staff was willing work with the ap cant. 3. Final Development Plan/Conditional Use 02-104FDP/CU -Anchor Auto Care Retail - 3999 West Dublin-Granville Road Gary Gunderman said this application has several components. It is a PUD final development plan and a conditional use. This project is also located in the Corridor Development District. This application was tabled as requested by the applicant on November 7, without discussion. The site is surrounded on three sides by PUD zoning. Most of the adjacent zoning across the street and to the east is commercial. Mr. Gunderman said the original JALL PUD included four parcels, and this is the last one remaining. 04-0982 Preliminary Development Plan Stoneridge Medical Center Dublin Planning and Zoning Commission Minutes -December 12, 2002 Page 8 He said there were substantial changes to the plan since the last meeting. The building proposed lines up with the buildings to the east and west, and the parking lot and drive aisle match up as well. The building is still arranged as a "T", with retail, office, or a potential restaurant use fronting Dublin-Granville Road. The lower part of the "T" is where the auto-oriented uses are located, and they require conditional use approval. The building square footage is slightly under the preliminary development plan, and the site has probably more pavement than most projects. The conditional uses are adrive-thru carryout, three automated carwash lanes, and self-serve carwashes. The vehicle pulls into the automated carwash, and the equipment moves around it. The mechanical equipment to get it started is located inside the building. There are four individual self-serve carwash bays with exit doors on both sides. He said the grade change is substantial at the rear of the property. The building exterior will have a stone veneer with an arch treatment. The roofline for the rear of the building hides the mechanical equipment. The entire frontage could be divided up into as many as five tenants but is shown as three areas. The tenant spaces facing West Dublin- Granville Road are unassigned. Mr. Gunderman said an elderly housing project is located to the southwest of this site. The proposed signage complies with the text and is in most respects, stricter than the Code. Some text language is a bit more liberal than the Code and is not recommended by staff. The applicant proposes that all tenant signage be 20 square feet and placed within the building arches. For five tenants, they would convert a window area, and the signage would go into the smaller area above. Mr. Gunderman said staff is not recommending approval of the proposed shopping center identification sign, which includes tenant names. The Code intent of such a sign is for the shopping center as a whole. While it is not a large sign, that is the limitation on wording that has been used before. The logo indicating the drive-thru facilities and the other two would not be meet the Sign Code. Staff proposes adherence to the strict sign regulations for this project. The applicant proposes to include a type of directional signage not typically permitted, having more than generic copy. Staff does not recommend it being approved. Mr. Gunderman said the issues with these types of auto-oriented uses are the amount of pavement involved, the amount of noise, and the amount of traffic using it. He said the preliminary development plan requires a 15-foot setback abutting properties. A previous proposal could have complied with the Code stacking requirements (12 stacking spaces per drive-thru aisle). It did not actually show all the pavement, but it could have been added, if staff had insisted. Because there are multiple aisles (uses), staff felt the 12 stacking space rule became somewhat excessive. By reducing the stacking, the setback can be increased to 30 feet, which permits more screening. Screening along the Stoneridge Medical Center is a principle issue. The building was shifted eastward, reducing pavement and adding greenspace. The existing right-in/right-out driveway on West Dublin-Granville Road will provide access. Another access would be through the commercial driveway that connects to Dublin Center Drive at the rear of the property. It was planned for use in common. 04-0982 Preliminary Development Plan Stoneridge Medical Center Dublin Planning and Zoning Commission Minutes -December 12, 2002 Page 9 Mr. Gunderman said staff recommends approval with 12 conditions: 1) That a driveway connection be provided at the southwest corner of the parking lot to the adjacent office building, with placement and design subject to staff approval; 2) That cross access easements be submitted prior to building permits being issued, subject to staff approval; 3) That the design of parking lot, including pavement durability and thickness, meet the approval of the City Engineer; 4) That the final development plan show all adjacent and opposing curb cuts, both existing and proposed; 5) That the site design meet the Stormwater Regulations to the satisfaction of the City Engineer; 6) That a revised landscape plan that meets Code, the development text, and the comments in this staff report be submitted within two weeks, subject to staff approval; 7) That the hours of operation be limited to 7 a.m. to 9 p.m. for all conditional uses; 8) That a dimensioned building elevation be submitted within two weeks, subject to staff approval; 9) That all other site signage be prohibited; 10) That the proposed monument sign along West Dublin Granville Road be limited to Dublin Zoning Code provisions for a joint identification sign only, and that the directional signage not be permitted to have businesses/logos; 11) That parking standards of the City zoning ordinance will apply for all potential users of any portion of the site; and 12) That no drive-thru food sales other than the proposed carryout be permitted on the site. Mr. Gunderman said the small driveway access at the south edge of the site was discussed at length with the application for the office building to the south of this project. That project has a condition that this driveway connection was to be constructed, and that is Condition 1 above. He said staff has recommended that the hours of operation for the conditional uses (all of the auto-oriented uses at the rear of the property) be limited to 7 a.m. to 9 p.m. The amount of traffic and the general expectation for business operations in this area is limited, such as offices, and the proximity to some residential uses to the southwest. Staff believes limits are necessary. Mr. Messineo asked if that included the self-serve phase also. Mr. Gunderman said it included all the conditional uses (the drive-thru, the automated and self-serve bays, including vacuums). The vacuum facilities are located on four of the islands on the south part of the parking lot. The exact location of the driveway connection is not set, but it can be easily resolved. Mr. Gunderman said the proposed monument sign along Dublin-Granville Road should be limited to the Sign Code provisions. He said staff recommended adherence to the Code provisions, and staff recommends that the directional signs located at the rear of the site comply with the Code and not be approved as submitted in the application. Mr. Gunderman said the applicant did not agree to the hours of operation and the recommended conditions. Mr. Gunderman recommended adding another condition: That the shopping identification ground sign along West Dublin-Granville be set back at least eight feet. That issue was not addressed in the application, but was shown on the site plan to comply with the Sign Code. 04-0982 Preliminary Development Plan Stoneridge Medical Center Dublin Planning and Zoning Commission Minutes -December 12, 2002 Page 10 He said there was a requirement in the preliminary development text that a stone wall be extended in this portion of the project (about a 100-foot area at the north side of the property). He said it was intended to be an extension of the existing Stoneridge Medical Center wall. He suggested that "...including extension of a stone wall as indicated in the approved development text along West Dublin-Granville Road" be added to Condition 6. He said the Commission had been presented with two letters in opposition. Mr. Banchefsky said this is actually three applications and will require three votes: one each for a Corridor Development District, conditional use and a final development plan. Mr. Sprague welcomed students from Dublin Coffman High School in the audience and offered to answer any questions later. He said they appreciated the students' attendance tonight. Chris Cline, attorney for Anchor Auto Care, said the site is zoned for retail, and the Community Plan shows it as retail. He said one reason it may not have been developed previously was a 100-foot electric tower line easement along the eastern side. It presents both aesthetic and development challenges. He said staff suggested a wall along the western boundary that is not permitted under the terms of the easement. Mr. Cline said this use is conducive to the site, especially due to the stacking for the drive-thrus. This affords some degree of usability for that portion of the site. He said the landowner to the west formally owned this site, and they also retained a slope easement of 15 feet along the western property line. He said it should be considered when reviewing landscaping. Mr. Cline said there are only single-story buildings on the side where the grades changed. He said when this site is leveled, and the landscaping and buffering is added along their western boundary, they do not believe the buildings, carwash doors, etc. will be visible from the west. He said 20,000 square feet of retail is permitted on this site by the text, and that could be utilized as a single regional-type use, a big box. They, however, are breaking it down into five or more locally serving uses which might include medical offices. The structure should fit into the neighborhood well. The proposed restaurant could not exceed 3,600 square feet due to parking issues. Mr. Cline said the tunnel carwashes are state of the art. The vehicle pulls inside either for the tunnel or self-serve carwash. That cuts down on the noise or any other offensive aspects. He asked if vending and mechanical units for the carwash would be permitted within the building. Mr. Gunderman said vending machines are not permitted outside. Mr. Cline said the lot coverage was 64 percent, which was much fairly low for commercial use. Mr. Cline said they hid the car uses (drive-thru and carwashes) in the back, and that presents a signage challenge due to lack of visibility from Dublin-Granville Road. He said signage is necessary so people know where they are located. The front sign was expanded to give the idea that there are other uses in the back. They need visible signage to be commercial viable. Mr. Cline said they are in full compliance with the zoning text in the approved PUD. He said it does not state that the Dublin Zoning Code applies. It has its own set of standards. He said the people to the south have a safety issue with the driveway access through their parking area 04-0982 Preliminary Development Plan Dublin Planning and Zoning Commission Minutes -December 12, 2002 Page 11 because they have geriatric patients and do surgery. He thought that access was constructed before the road to the south was envisioned. They have expanded the buffering to the west and added extra screening. Mr. Cline said adrive-thru carryout does most of its business from 9 p.m. to midnight, and they would like to have longer hours for the carryout. He requested not to close before 10 p.m. He said the elderly housing project might want to access the carryout for food, etc. Ms. Boring questioned the elderly driving cars from their housing development to the carryout. Mr. Cline said they could walk over to the drive-thru. Mr. Cline said some purely directional signage was needed for the drive-thru and carryout. Bill Hohman, Feinknopf, Macioce, and Schappa Architects, said a high quality synthetic stone and subtlety-toned stucco will compliment the arch and accent trim areas. The roof is asphalt dimensional shingles with achampagne-colored metal barrel vault over the arched areas. He said the applicant wanted to improve the look of the common carwash. Mr. Hohman said they have been very sensitive to the adjacent properties' views and noise impacts. He said the residential property is 200 feet to the southwest corner of this site, and the yard does not face this property. The volume levels of the vacuums have been studied, and the sound level at the property line is equal to the sound of car driving on the property. He said the vacuums units are heavily insulated. They have redundant screening for the edges of the property. Evergreens, mounding, and an evergreen hedge on top of the mounding are proposed. He said those businesses will not be able to see the carwash bays. The facility will be well screened when the landscaping matures. Mr. Cline said they did not anticipate the existing stone wall required by the JALL text being a continuous wall, but a landscaped visual representation wall with wood accents. Mr. Gunderman agreed. Mr. Cline said they would work with staff. Mr. Sprague asked Mr. Banchefsky to explain criteria for the Commission voting. Mr. Banchefsky said three Commission votes were necessary because it is asked to make a determination on three different items. He said the final development plan criteria for approval is stated in the staff report. The conditional use criteria is also listed in the staff report, but there are a few other options that he will address later. Regarding the Corridor Development District review, in addition to having its own CDD criteria, Council does have the discretion to look at it on its own, if it chooses. It is not an appeal, but City Council may review the Planning Commission's recommendation on a CDD approval. The appeal of a CDD decision is to the Board of Zoning Appeals. On the other two items, there is no appeal and they would go through a 2506 Administrative Appeal of the Common Pleas Court. Ms. Boring asked if they did not typically get the JALL text. Ms. Clarke suggested that Ms. Boring might be referring to the Corridor Review Text that only covers properties to the north of SR 161. Mr. Gunderman said the area north of SR 161 has CC zoning and guidelines for development. It is not the same as a PUD. 04-0982 Preliminary Development Plan Stoneridge Medical Center Dublin Planning and Zoning Commission Minutes -December 12, 2002 Page 12 Mr. Banchefsky said the three criteria for approval of the Conditional Use are listed on the staff report. However, the Commission has the ability to approve with modifications, as in any planned district. The Commission has a lot of flexibility in dealing with a conditional use. Mr. Sprague called a short recess. When Mr. Sprague called the meeting back to order, he said the sign up sheet has five names listed and comments are limited to five minutes per person. Deno Duros, owner of the Stoneridge Medical Center, said they have always tried to be good neighbors and have a huge investment in their buildings. The carwash and beverage carryout drive-thru are not in keeping with the area's character. There are areas in Dublin for such uses, but medical offices and patients do not mix with carwashes and carryouts. He said they were always told that SR 161 from the east was the gateway to Dublin. He doesn't want a Morse Road appearance next to his building. He said Ms. Salay had said about approving the senior residences that the building has a residential character and fits with the surrounding area, and the use provides lower impact, especially on traffic. He agrees that SR 161 is not residential, but the character of the immediate area is that of a residential/office type use. Regardless of quality, they don't want a carwash or a drive-thru beer wine facility next door to the James Care Center. Mark Conselyea, Operations Director of the James Cancer Hospital, said James Care Dublin abuts the proposed drive-thru carryout and seven-bay carwash, and they oppose the carryout and carwash portions in this area. They believe it is inconsistent and incompatible with the medical complex. Their patient satisfaction data consistently demonstrates the importance of safety, ease of access, parking and environment. The increased noise traffic and trash from these uses will have direct impact on their patient satisfaction and the safety of their staff and patients. He said having a comprehensive cancer center located next to a carwash and adrive-thru carryout may raise questions about the level of professional care. They treat, screen, and diagnose 200 patients daily. Their plans for expansion and investment will be influenced by their patients experience and perception of their services. This proposed use would make it much less desirable to remain at this current location. He recommended a denial of the carwash and drive-thru carryout. Warren Fishman said as a former Commission member who had approved Stoneridge, he felt they had fulfilled their obligation. He said 200 feet from the convalescent center, is not very far. He was concerned about the proposed hours of operation next to a convalescent center. Scott Haring, aLilly-Mar Court resident, said he and his neighbors were concerned about this development. He said this is a lot of development for 3.5-acres. He said there should be no urgency to deviate from the City standards. He said the largest concern was traffic. He had been involved in the diversion of traffic from Martin Road, and he did not want to see carwash traffic backing up onto SR 161. He suggested the traffic could be routed through the south driveway. Andy Schuster, the Lilly-Mar Court resident closest to this development, said he opposed the carwash and drive-thru. He was informed about this application three weeks ago through the East Civic Association newsletter. He said the carwash is hidden from SR 161, but not from the residential area and nursing home. He is concerned about the noise, especially in the summer, and the vacuums are close to the homes. He can hear the Lexus dealership loud speakers, which are farther away. He said the drive-thru was not a needed service, and the secluded parking area next to his home might become a nuisance with the beverage store oven to midnight. 04-0982 Preliminary Development Plan Stoneridge Medical Center Dublin Planning and Zoning Commission Minutes -December 12, 2002 Page 13 Mr. Zimmerman said he visited two of Anchor's sites. The Worthington Woods Boulevard site layout is similar to this. He noticed the vacuum system on High Street was mounted on the wall as you enter the carwash. Larry Gunsorek, Anchor Automotive Care Centers, said it was an interior vacuum system. Mr. Zimmerman asked if other owners on this PUD site knew of the possibility of a carwash and drive-thru here when they purchased their sites. He asked if the zoning had changed. Mr. Gunderman did not know the timing on the other buildings. Expo Carpets, Gordon Foods, and the office building to the rear are subject to the same PUD text. He said the conditional use auto-oriented language had been amended somewhat, but he believed that these particular uses would have been conditional uses at that time. If not, they would have been permitted uses. Mr. Messineo said this was a very attractive development. He congratulated the architect. However, he said it was a carwash, and it was inappropriate for the surrounding area. Mr. Banchefsky said the OLR District, is the Office, Laboratory, and Research District. Mr. Messineo asked if it applied to the Stoneridge Medical development. Mr. Banchefsky said yes, if that reference is in the PUD text. Mr. Messineo read from that section of the Code: ...compatible combination of any or all of these uses, provided the proposed location of any of the uses will not adversely affect adjacent property. He thought in this case, it was adverse. Mr. Cline said regarding the conditional use criteria, the question is to what extent the conditional use was more intensive than the permitted uses in the district. In this case, the City has enacted a conditional use ordinance that says...traffic, parking, and so forth..., and automotive-oriented uses are conditional uses. The appropriate question is to what extent is this proposed use more intensive than the permitted uses that need no approval. Mr. Cline suggested that this use was more appropriate than a retail store. Ms. Boring referred to Dublin's big box ordinance [Large Format Retail Guidelines]. Mr. Gunderman said the "big box" threshold for one use is 20,000 square feet, and he doubted if any grocery stores are that small. Ms. Boring said she considered calling 20,000 square feet a "regional use" a scare tactic. The big box ordinance was adopted for control over character. Ms. Boring noted there are other vacant lots in the area and there are other locations where the character of this carwash would fit. Mr. Gunderman agreed. Ms. Boring said vehicles will come in from SR 161, and drive back, and there may be a traffic jam when they exit. Mr. Gunderman said entering traffic could be more of an issue. Exiting traffic is more metered. Mr. Cline said the automatic wash cycle is six minutes. There will not be a vehicular stream. He said the entire stacking area will not be used. He expected only three to five cars at peak. Ms. Boring said that was an underestimation. She had seen extreme stacking at carwashes and suggested that the emissions from idling vehicles could be a problem. Mr. Cline added that 40 to 50 cars could be stacked on site. Ms. Boring said several speakers tonight mentioned this as an incompatible use. She said this is transitional area because there are nearby residences. She said the Commission was very strict on the National Church Residences application because the senior housing building is next to 04-0982 Preliminary Development Plan Dublin Planning and Zoning Commission Minutes -December 12, 2002 Page 14 single-family lots. She said the Commission was extremely strict with the offices, and the City was very happy to have them built. She suggested that this does not blend with the present character and the transition to the neighborhood, and the same standards should apply. Mr. Gunderman said there is concern with the activity and continually moving vehicles as well as the stacking, asphalt, and traffic pattern. He said this proposal is different from the others mentioned. The staff has tried to maintain landscaping, screening, etc. standards applied elsewhere, especially along the western property line. He said on the whole, the layout for the auto-oriented facilities is good, but it could be better on a bigger site. The applicant has worked hard on the site plan, and staff recommends approval. He understands it is not an easy decision. Mr. Shuster said some Lilly-Mar Court residences have City water and all have septic systems. Ms. Boring asked how the intensive pavement of the carwash will effect the wells or the septic systems. She asked where the soap, etc. would go. Mr. Gunderman said their grading plan meets Dublin standards. Run-off is not good for wells, but this site coverage is similar to other commercial uses that have been developed in the area. This proposal has slightly less building, but more asphalt than is typical. Mr. Hohman said water used in the carwash bays goes through an oil interceptor and then into the sanitary system. The stormwater will have underground filtration before entering the City stormwater system. He said clogging the sewer system would only happen if the oil interceptors were not working properly. They are designed to take out any contaminants. Ms. Boring said she understood that Mr. Cline met with the president of the East Side Civic Association and a memo was sent to their Board of Trustees. She asked if anyone had contacted those neighborhood residents directly, as is usually done. Mr. Gunderman was unaware of any contact. Mr. Cline said the notices were sent to those within the radius required by Dublin. Anyone beyond those boundaries does not need to be sent a notice. He said they contacted, met with, and shared their early plans with the East Dublin Civic Association. He said Lilly-Mar Court residents live too far away to anticipate neighborhood concerns. Ms. Boring disagreed. Regarding the lighting plan, Mr. Gunderman said it shows fixture locations and pole heights, but the lighting intensity had not been provided. This will be submitted for the building permit. Mr. Cline agreed to meet the Dublin Exterior Lighting Guidelines and the PUD requirements. Mr. Gerber said he had asked that the drive-thru traffic for the automatic and self-serve carwash patterns be reviewed. Mr. Gunderman showed the various possible traffic patterns. Mr. Gerber asked where 60 vehicles on a good day following a winter storm would line up on site. He also asked how those who wanted to vacuum first would turn around on site. Mr. Gunderman said the parking lot aisles are standard, and traffic movement should not be a problem except on a clear winter day when many people try to wash their cars. On that day, the 04-0982 Preliminary Development Plan Stoneridge Medical Center Dublin Planning and Zoning Commission Minutes -December 12, 2002 Page 15 stacking problem wilt quadruple. He said Code requires 12 stacking spaces, which is probably the highest standard around. It is a good standard if there is one carwash, and this plan has multiple lanes for almost everything except the carryout. Staff does not think 12 stacking spaces for each bay is a critical standard, although their original site plan provided for it. With this site plan, there are other places on the site to stack. Mr. Gerber said it seemed chaotic. Ms. Clarke said on a busy carwash day, the carryout could be disabled unless drivers use the "exit only" lane as an entrance. Everyone comes in at one point for all the uses. Mr. Gunderman said there were four vacuum locations serving both sides of the island. Regarding noise mitigation, he said the greenspace had been doubled to 30 feet with mounding and plant material. He was skeptical about the sound-deadening qualities of plant material. Mr. Cline said athree-car stack means a 30-minute wait. He did not anticipate that people would wait longer than that. They do not anticipate seeing more than five cars. Mr. Saneholtz said the pictures provided were not very attractive and asked why they should not influence the Commission negatively tonight. Mr. Gunsorek said the pictures of carwashes were of those he has owned over 20 years, some of which he no longer owned. He said many of the inline bays are deplorable looking and he admitted he was not proud today of some of the carwashes he has built. Mr. Saneholtz said this proposed plan was beautiful, and its appearance is the best possible for a carwash on this site. However, the neighbors do not agree that it is an appropriate use. Mr. Sprague said his personal opinion is that the City is too restrictive on conditional uses. He said they are appropriate in some areas and not in others. Code provisions have to be followed, but the Code does not recognize the mobility of the society and the increased concern over child safety, child seats, buckling them in, etc. Those issues are arguments for drive-thrus. Mr. Sprague said based on the Code requirements, he believes this conditional use is not appropriate to the area. It has an adverse impact and is inconsistent with the surrounding uses and physical character. For that reason, he opposed the final development plan, conditional use, and corridor development applications. Mr. Gerber said an impressive job had been done. Based on testimony, however, there will be added impacts. He has not heard anything to mitigate that and must disapprove the application. Mr. Ritchie said could not support this proposal. It was his judgment that auto-oriented businesses (carwashes and drive-thrus) will negatively impact adjacent development (the medical building and senior housing). The proposed uses are not compatible with the medical or senior housing facilities that are only 200 feet from this site. He quoted the staff report: "Limiting the hours of operation should mitigate some unwanted noise." He said the staff report recognizes that there will be abnormal impacts. He read again from the staff report, "The operation of the drive-thru facility is typically more disruptive than other uses." The staff indicated that these 04-0982 Preliminary Development Plan Dublin Planning and Zoning Commission Minutes -December 12, 2002 Page 16 uses have a greater impact than the permitted uses, and several issues were not addressed by the applicant. These include working with the neighbors, landscaping to Code, signage, traffic flows, etc. He said this application is not supportable. Ms. Boring said the impact is too intense for the residents and surrounding area. The testimony tonight was enlightening. She agreed that the work on this was excellent, if it were a carwash; this is the one she would want. However, the location is detrimental to the surrounding area. The impact is too intensive for the residents. She said it was clear that it did not maintain the characteristic of the area. Mr. Zimmerman agreed with the other Commissioners. The impact is too intense for the area. He said it might work in another area. He said he would vote no. Mr. Messineo said with all due respect to the applicant, he did not feel that the conditional use is in accordance with the nature of the surrounding area. He said he would vote no. Mr. Banchefsky suggested that the Commission make separate motions. He reviewed the Code's Corridor Development District approval criteria and noted they are in the staff report. Mr. Gerber made the motion to disapprove the Corridor Development District application because it is not in keeping with the existing or potential use or character of the area. Mr. Ritchie seconded, and the vote was as follows: Ms. Boring, yes; Mr. Zimmerman, yes; Mr. Gerber, yes; Mr. Sprague, yes; Mr. Saneholtz, yes; Mr. Messineo, yes; and Mr. Ritchie, yes. (Motion to Disapprove 7-0.) Mr. Banchefsky said the five approval criteria for a final development plan are in the staff report. Mr. Gerber made the motion to disapprove the Final Development Plan because the proposed development is not consistent in all respects to the purpose and intent and applicable standards of the zoning ordinances; it is not in conformity with the appropriate comprehensive plan or portions thereof as it may apply; and it does not advance the general welfare of the municipality in the immediate vicinity. Mr. Ritchie seconded the motion, and the vote was as follows: Mr. Sprague, yes; Mr. Saneholtz, yes; Mr. Messineo, yes; Mr. Zimmerman, yes; Ms. Boring, yes; Mr. Gerber, yes; and Mr. Ritchie, yes. (Motion to Disapprove 7-0.) Mr. Banchefsky said the approval criteria for a conditional use are in the staff report, but the disapproval criteria are not. He said the Commission can use any of the following three reasons: 1) The proposal is not a conditional use of the zoning district or the applicable standards are not and cannot be met; 2) The proposed development is not in accord with the appropriate plans for the area; or 3) The proposed development will have undesirable effects on the surrounding area and is not in keeping with the existing land use character and physical development potential of the area. Mr. Gerber made the motion to disapprove this Conditional Use because the proposed development is not in accord with the plans of the area, it does have an undesirable effect on the surrounding area, and it is not in keeping with the existing land use character and physical development potential of the area. Mr. Ritchie seconded the motion, and the vote was as follows: Mr. Messineo, yes; Mr. Saneholtz, yes; Mr. Sprague, yes; Mr. 7.immern,an ~P~• Tic 04-0982 Preliminary Development Plan Stoneridge Medical Center Dublin Planning and Zoning Commission Minutes -December 12, 2002 Page 17 Boring, yes; Mr. Ritchie, yes; and Mr. Gerber, yes. (Motion to Disapprove 7-0.) Mr. Sprague said he appreciated Mr. Cline's effort. A short recess was called. 4. Concep lan 02-126CP - tan West Mr. Spr e reviewed them ing procedures. . Clarke said this is new area for deve ment within Dub ' It is north of th Jerome High chool site, and it ' an unfamiliar are or most Dubliner The staff wants assure that the Commission h nough informatio d the right kind information, to e its decision. ~ Ms. Clar said the staff is ommending appr al of this concep an, but she is s the Co ion will need add nal data. She su sted a less formal ommission meeti o walk the e and to become ore familiar with ' . It would bean ertised public m mg. This plication represen e consolidation five properties i one plan. It is f preferable to attempting to co inate five separa zoning cases wh' affords the opp pity to have a unified plan, o design ethic fort 11 acres. She as the Commission to inform the staf of areas w they needed mor ata. It wa~mphasized by sev~l Commissioners a concept plan non-binding revi ,dlr. Sprague agreed~t a walk-througl~eting in January i a good idea. Mr. Turnock id this is a PUD ncept plan fora idential commun' designed around recreation d wellness center. e gave a Power Po~ presentation. He ted that Glacier ~ ge Metro and the Jerome gh School are ver ose to the site. T site is almost all i nion Cou ,except for a s 1 portion along ley Road in De are County. It ' west of irfield Village Ph 43 and Riviera G Course. The site is zo R, Rural District nd a PUD rezoni application has n filed. He said Hyland-Cro oad is at the we edge of the site, McKitrick Roa s to the north. e proposal ~ ludes 423 units w various housings es. The wellness d fitness center is ' the center the site and is pr osed to be betwee 0,000 to 60,000 are feet in area. e size ro y compares to Ph I of the recreatio center. The text a very broad list permitted es for the wellnes enter. Staff is c cerned about so of them; they ne to be fairly limited because t ~ will be a resident neighborhood. n entrances are at land-Croy and Manley Roads ich will be two lectors and will ' ersect just east of e wellness center The road sv ms in the single-f ily area are public nd private in the c ter and condo area/ Sani sewer and water 1 be extended no rom the high sch site up Hyland-C Road. W rand sewer are available in Mui ld Phase 43. The jority of this pro' is within e North Fork-In ~ n Run sewer she hich was partia studied for futu development potential. Cons ants will undertak is study in early 03, as a water sto ge tank site will also be nee Staff has so concerns that w r pressure may too low for thi developm due to the locatio f the site in relatio o existing water t ers in the City. Mr. mock said the st report has a table scribing each su ea. Subareas R a F have dos similar to the es of Ballantrae the The Lakes a unn 04-0982 Preliminary Development Plan Stoneridge Medical Center PI.ANNINC ANI) 'I,nN[N(; ('OMMISSION ._CfTI' OF U~13L1'~ Division of Planning 5800 Shiet-Rings Road >Dublin, Ohio 43016-1236 Phoae/TDD:614-410-4600 Fax: 614-761-b566 Web Site: www.dublin.oh.us The Planning and Zoning Commission took the following action at this meeting: 3. Final Development Plan/Conditional Use 02-104FDP/CU -Anchor Auto Care Retail - 3999 West Dublin-Granville Road Location: 3.53 acres located on the south side of West Dublin-Granville Road, 350 feet west of Dublin Center Drive. Existing Zoning: PUD, Planned Unit Development District (JALL plan). Request: Review and approval of final development plan and conditional use for an auto-oriented facility under provisions of Sections 153.056 and 153.236. Proposed Use: 18,975 square feet of office and retail uses including restaurant, carwash and drive-thru facility. Applicant: Anchor Auto Care Centers and Aaron Rents, Inc., 309 East Paces Ferry Road NE, Atlanta, Georgia 30305; represented by Christopher T. Cline, Blaugrund Herbert and Martin, 5455 Rings Road, Suite 500, Dublin, Ohio 43017. Staff Contact: Gary P. Gunderman, Assistant Planning Director. MOTION: To table this application as requested by Mr. Cline. VOTE: 6-0. RESULT: This Final Development Plan/Conditional Use application was tabled without further discussion. STAFF CERTIFICATION ~~~~y"'~''~-- ~ n . ~. ~.~ Barbara M. Clarke Planning Director 04-0982 Preliminary Development Plan Stoneridge Medical Center RECORD OF ACTION NOVEMBER 7, 2002 s Dublin Planning and Zoning Commission Minutes -November 7, 2002 Page 1 1 Ms. Clarke said aff will invests consistent wit Council's policy. Mr. Ru agreed the homeo Ier: at~'the level of ho caner mamtenanc ~(s. Boring and Mr prague agreed. association uld be forced and f ded. to assure it is Mr ale requested a ling of this cas r. Gerber made emotion to table s rezoning plication, and Mr. itchie seconded. Ms. Boring sa' efore taking th ote, she would lik o say this is Mr. 1 e's absolutely b thought-out esign so far for t ~ particular prope and it is very, ver comprehensive.* he said the mmissioner sug tions were made ely to enhance it. ~e thanked the a licant for the ood work. . Gerber said the oncept is very go ,and the Commis ~ n only needs m data to vote. r. Ruma unders od and wanted a c ce to work things t. The vote o emotion to table is application was s follows: Ms. ring, yes; Mr. Rit te, yes; Mr. ~nmerinan, yes, Mr prague, yes, Mr. ssineo, yes; Mr. rber, yes. (Table -0.) 3. Final Development Plan/Conditional Use 02-104FDP/CU -Anchor Auto Care Retail - 3999 West Dublin-Granville Road Chris Cline, attorney for Anchor Auto Car Wash case requested tabling. Mr. Gerber made a motion to table this final development plan and conditional use. Mr. Messineo seconded the motion, and the vote was as follows: Mr. Ritchie, yes; Ms. Boring, yes; Mr. Sprague, yes; Mr. Zimmerman; Mr. Messineo, yes; and Mr. Gerber, yes. (Tabled 6-0.) 4. nditional Use 02 08CU - Bassett P operty - 35 South igh Street . Combs said this ~ a conditional use uest for a reside 'al use, alive/wor nit, in the CB, entral Business strict. He said th' applicant has rec ~ ed approval to c vert two existin garages to a ca age house of 2,32 quare feet. It fine des two office sp es with a loft abo The applica is requesting the f ure potential to h e a residential to apartment or co ned 1;vP/work it within the struc re. There are co ~ercial uses to the orth, east and sou Mr. ombs said the tw arages are locate to the rear of the roperty. The pro rty also has a royals from the A itectural Review oard and the Boar of Zoning Appea .The applicant as also been to ~ y Council to obt ~ i approval for th tormwater waiv ,and to obtain an easement to me Building Coder uirements for arc ~ ectural upgrades. ome additional s~ improvenien are being done ~ coordination w~ 1 this. The exi ng driveway is mg reconftgu to .provide park g from Spring H~ Lane. There w~ be additional p estrian linkage o adjacent sites, grades to the buil ~ g, and to the mug ~ ipal parking lot. T concrete block g ages are being retr fitted by raising tl roof pitches and ding decorative a~ades. A centra reezeway will co ect to the Town nter I parking to Staff believes this is very appropr~ e. 1-listoric distnc support a mix of es, and this enco -ages local pedestr~ ~ activity. [-I oted many of th onditions are re ated from the R7 and ARB. lar<~e for administr ve ease. Based o the final square otage, an adds 04-0982 Preliminary Development Plan Stoneridge Medical Center DUBLIN PLANNING AND ZONING CONIlVIISSION RECORD OF ACTION FEBRUARY 1, 1996 5800 Shier Rings Road Dublin, ON 43016-1236 I e/fD0:614/161-6550 fax: 614/161-6506 The Planning and Zoning Commission took the following action at its regularly scheduled meeting: 6. Revised Final Development PIanJCorridor Development District CDD 96-002 - Stoneridge Medical Center -James Women's Center - 4051 West Dublin-Granville Road Location: 7.785 acres located on the south side of West Dublin-Granville Road, approximately 1,700 feet west of Sawmill Road and at the western terminus of existing Stoneridge Lane. Existing Zoning: PUD, Planned Unit Development District. Request: Review and approval of a Corridor Development District Application and final development plan fora 8,756 square foot (15,046 square feet including basement) addition to an existing. 31,725 square foot medical office building and parking lot expansion under the provisions of Section 153.115 and 153.056. Proposed Use: Medical offices. Applicant: Phele Investments Properties, c/o Deno Duros, 4051 West Dublin Granville Road, Dublin, Ohio 43017. Staff Contact: Kenneth P. Johnstone. MOTION: To approve this revised application because it conforms with the land use and design character established in this area, meets the goals of the City's economic development strategy, provides for the extension of Stoneridge Lane, and is consistent with the City's adopted Thoroughfare Plan, with the following eight conditions: 1) That all building materials match the existing structure, and that the north elevation be redesigned, subject to staff approval; 2) That right-of-way consistent with the Thoroughfare Plan, 56 feet from the centerline of Dublin-Granville Road, be dedicated to the City by general warranty deed prior to occupancy permit issuance; 3) That the applicant submit a revised development text for the district, subject to staff approval; 4) That the applicant combine parcels as indicated in the memorandum of understanding submitted by Phele Investment Properties and provide access easements and/or joint parking arrangements as deemed necessary; 04-0982 Page 1 of 2 Preliminary Development Plan Stoneridge Medical Center DUBLIN PLANNING AND ZONING COMIVIISSION RECORD OF ACTION FEBRUARY 1, 1996 6. Revised Final Development Plan/Corridor Development District CDD 96-002 - Stoneridge Medical Center -James Women's Center - 4051 West Dublin-Granville Road (Cont.) 5) That the applicant reconfigure the parting lot on the south side of Stoneridge Lane extension to meet Code development standards and better align with the future location of Stoneridge Lane; 6) That the new parking area be designated (and signage provided) for employee parking with a clear pedestrian crossing point, subject to staff approval; '~ That the 15-foot required pavement setback from property lines be met for all new paved areas; and 8) That the applicant submit a revised lighting plan that conforms to the Dublin Lighting Guidelines, subject to staff approval. * Deno Duros agreed to the above conditions. VOTE: 7-0. RESULT: This revised final development plan/Corridor Development District application was approved. STAFF CERTIFICATION Kenneth P. John tone Page 2 of 2 04-0982 Preliminary Development Plan Stoneridge Medical Center Dublin Planning and Zoning Commission Minutes -February 1, 1996 Page 16 7) That the pppicant coupe to in the land pe inspection the property take place during ,and that any dead or dying 1 dscaping mater' 1 be replaced b October 15, 1996. Ms. Bori wanted a deadl' a date for Con ition #1. July 4 1996 was agr upon. Mike 1, 269 Darby rive, Lexingto Ohio agreed w' the above sev conditions. Mr. utphen asked ' a 7.6-foot sate to dish was stil necessary. Mr. tall said he ha not yet co idered a satell' dish, but he w uld probably u an 18-inch dis . s. Boring mad a motion to app ve this applicat n because it is sistent with th architecture of Dublin Vil ge Center and a Corridor Rev' w text, require no traffic circul tion changes; and is consi nt with the go s of the Corrid Development istrict and the dscape Code, with the fo owing seven co ditions: 1) t the existing, d any new, m ical units, in uding those on a roof, be scr ed to comply with ode (to their f height on all s' es) prior to Jul 4, 1996; 2) That the canop material be op ue, consistent th other awnin within the cen r, and not backlit; 3 That the e rior lighting u ize totally cut f fixtures of the me color and attage as other cen r restaurants; 4) That all ignage comply ith Code requi ments; 5) That e satellite dish, f any, be limit to 7.6 feet in d' meter and be p nted to match the terior of thew t elevation of shopping cente ; 6) the applicant ure the necessa permits throu the Building S ndards Divisio , d 7) hat the appli t cooperate in a landscape in ection of the p operty to take ace during 1996, that any dead dying landscap' g material be r laced by Octob r 15, 1996. r. Stall agreed the proposed dline in Cond' on #1. Mr. Ferrara nded the motio and the vote w as follows: Mr. arian, yes; Mr Peplow, yes; Mr. Sutphe ,yes; Mr. Ra ,yes; Ms. C nici-Zuercher, es; Mr. Ferra ,yes; and Ms. Boring, ye . (Approved 7- .) 6. Revised final Development Plan/Corridor Development District CDD 96-002 - Stoneridge Medical Center -James Women's Center - 4051 West Dublin-Granville Road Ken Johnstone said the site is zoned PUD, Planned Unit Development, for suburban office uses. In 1984 it was originally zoned SO, Suburban Office District. The existing structure was built 04-0982 Preliminary Development Plan Dublin Planning and Zoning Commission Minutes -February 1, 1996 Page 17 in 1985. In 1988, it was rezoned to PUD to accommodate a pharmacy within the existing structure. The pharmacy is still an approved use, but it is not currently in operation. An 8,400 square foot expansion along the northeast (front), is being requested. The existing structure is approximately 5,200 square feet. In May 1995, a similar application was approved by the Commission with a smaller expansion, different architectural detail and orientation. Because of interior space needs, the orientation has been changed to the east where a similar entry feature now exist. The parking lot on the south side of Stoneridge Lane, to be used with this expansion, has been reconfigured and will require additional modification. Mr. Johnstone said Stoneridge Lane is planned to extend west through this site and continue north to align with Shamrock Lane. The JALL PUD is located to the east of the site. Designer Shoe Warehouse is relocating to the Dublin Village Center shopping center. To the south is a single- family neighborhood and an area rezoned for amulti-family development. Asingle-family subdivision, is located on the north side of SR 161. Stone detailing, horizontal cedar siding, and a pitched asphalt, shingled roof are used on the northern front elevation. The eastern and western elevations are similar with asix-panel window treatment with alternating treatments of stone and cedar siding. The parking lot will be south near the future Stoneridge Lane. The interior landscaping does not meet Code as proposed. A 10-foot setback is proposed between the pavement and the property line and 15 feet are required by Code. Mr. Johnstone said the site was originally built to an approved landscape plan which then met Code. The Code standards have since changed and because this represents more than a 25 percent expansion, perimeter landscaping requirements must meet the existing Code. Staff is recommending that the north elevation, closest to SR 161, be modified. It initially had a glass entry feature, and has been replaced with cedar siding. Staff feels the new proposal is not an adequate design solution. The remainder of the area around it is stone. Emergency exit doors have been added to provide some visual interest. The parking lot needs to align better with the future Stoneridge Lane. The number of parking spaces provided exceeds Code requirements. Mr. Johnstone said the parking lot on the south side of Stoneridge Lane presented a safety concern. Staff is recommending that the southern parking lot be used for employee parking and appropriate signage be posted. Pedestrian crossing should be highlighted. Staff is recommending approval of this application with the following eight conditions: 1) That all building materials match the existing structure, and that the north elevation be redesigned, subject to staff approval; 2) That right-of-way consistent with the Thoroughfare Plan, 56 feet from centerline, be dedicated to the City by general warranty deed prior to building permit issuance; 3) That the applicant submit a revised development text for the district, subject to staff approval; 04-0982 Preliminary Development Plan Stoneridge Medical Center Dublin Planning and Zoning Commission Minutes -February 1, 1996 Page I8 4) That the applicant combine parcels as indicated in the memorandum of understanding submitted by Phele Investment Properties and provide access easements and/or joint parking arrangements as deemed necessary; 5) That the applicant reconfigure the parking lot on the south side of Stoneridge Lane extension to meet Code development standards and better align with the future location of Stoneridge .Lane; 6) That the new parking area be designated (and signage provided) for employee parking with a clear pedestrian crossing point, subject to staff approval; 7) That the 15-foot required pavement setback from property lines be met for all new paved areas; and 8) That the applicant submit a revised lighting plan that conforms to the Dublin Lighting Guidelines, subject to staff approval. Mr. Rauh asked about reconfiguring future Stoneridge Lane to avoid problems. Mr. Johnstone said Stoneridge Lane was a dedicated right-of-way, dedicated at the time of the initial rezoning. He thought it might be reconfigured but could not be reviewed at this meeting. Mr. Johnstone said the lot coverage there would be with this proposal. Mr. Johnstone said it met Code with this proposal. Mr. Peplow asked calculating parking spaces in the SO District. Mr. Johnstone said it depended upon the use. This was developed for medical offices at 1:200. He said 230 parking spaces were provided-and 208 were required. Mr. Sutphen asked if there would be mounding along the parking lot at Stoneridge Lane. Mr. Johnstone said it would meet the perimeter requirements. Mr. Johnstone stated that the screening would been in place prior to the road being built. Ms. Boring asked if the Stoneridge Lane parking area would be close to the neighbors. Mr. Johnstone said no. Ms. Boring asked what would .trigger the construction of Stoneridge Lane. Mr. Johnstone said that Staff recommended that Stoneridge Lane be built. The Commission felt it would not be necessary at that time, that there was not a connection and that the commitment had +already been made by the developer at the time of rezoning. Development on the south side of the road or development of the adjacent property would require the applicant to construct the road. A surety for the City has been provided by the developer for the construction cost of the road. The commitment remains, but there is no specific timeframe established at this point. Deno Duros, an owner of Stoneridge Medical Center, said The James Cancer Women's Center was one of three to be built in the United States. The facility provides exam, results and treatment options in one day. Mr. Duros said he was in agreement with the eight conditions. He stated that Stoneridge Lane would be constructed by him either when the property is sold, when they build on the property, and when the Sharp family extends the road. He agreed to work with the City Engineer, get the legal descriptions done, and dedicate the right-of--way. 04-0982 Preliminary Development Plan Stoneridge Medical Center Dublin Planning and Zoning Commission Minutes - Febniary 1. 1996 Page 19 Mr. Ferrara. asked if Mr. Duros agreed to modify the former entryway. He said yes, that he would work with Staff to choose one of the four selected. Ms. Clarke stated that the right-of--way dedication would be tied to an occupancy permit. Mr. Ferrara made a motion to approve this revised application because it conforms with the land use and design character established in this area, meets the goals of the City's economic development strategy, provides for the extension of Stoneridge Lane, and is consistent with the City's adopted Thoroughfare Plan, with the following eight conditions: 1) That all building materials match the existing structure, and that the north elevation be redesigned, subject to staff approval; 2) That right-of--way consistent with the Thoroughfare Plan, 56 feet from the centerline of Dublin-Granville Road, be dedicated to the City by general warranty deed prior to occupancy permit issuance; 3) That the applicant submit a revised development text for the district, subject to staff approval; 4) That the applicant combine parcels as indicated in the memorandum of understanding submitted by Phele Investment Properties and provide access easements and/or joint parking arrangements as deemed necessary; 5) That the applicant reconfigure the parking lot on the south side of Stoneridge Lane extension to meet Code development standards and better align with the future location of Stoneridge Lane; 6) That the new parking area be designated (and signage provided) for employee parking with a clear pedestrian crossing point, subject to staff approval; 7) That the 15-foot required pavement setback from property lines be met for all new paved areas; and g) That the applicant submit a revised lighting plan that conforms to the Dublin Lighting Guidelines, subject to staff approval. Mr. Sutphen seconded the motion. Mr. Ferrara amended Condition #2 to say occupancy permit instead of building permit. Mr. Sutphen seconded the amendment. The vote was as follows: Mr. Harlan, yes; Mr. Peplow, yes; Mr. Rauh, yes; Ms. Chinnici-Zuercher, yes; Ms. Boring, yes; Mr. Sutphen, yes; and Mr. Ferrara, yes. (Approved 7-0.) Ms. Chinnici-Zuercher was pleased the Center was going to be in Dublin. 7. - Balgriffin final Plat Lisa fierce presented s application for zo PUD, located the north side p n was approv y the Commis or onths of approv of the final dev lops six-month exte lion of filing th final plat on thi site Rings Road, of Norn Street. e final develo ment ~ in 1994 for single-family 1 ts. By Code, w' in six vent plan a nal plat is to be repared and sub fitted for 04-0982 Preliminary Development Plan DUBLIN PLANNIlVG AND ZONING CONIIVIISSION RECORD OF ACTION MAY 4, 1995 CITI~ CFF 1Jt ul.l\ The Planning and Zoning Commission took the following action at its regularly scheduled meeting: 7. Revised Final Development Plan - Stoneridge Medical Center - 4051 Stoneridge Lane Location: 7.785 acres located on the south side of SR 161, approximately 1,700 feet west of Sawmill Road. Existing Zoning: PUD, Planned Unit Development District. Request: Review and approval of a building expansion under the provisions of Section 1181.09. Proposed Use: A 6,900 square foot office addition to an existing 31,000 square-foot medical office center. Applicant: Phele Investment Properties, c/o Deno Duros, 4051 West Dublin Granville Road, Dublin, Ohio 43017. MOTION: To approve this revised Final Development Plan with the following. eight conditions, because it conforms with the character already established in the area, and conforms with the City's economic development strategy: 1) That all building materials match the existing structure, subject to Staff approval; 2) That sufficient right-of-way along SR 161 be dedicated to accommodate road widening, subject to approval of the City Engineer; 3) That parcels A and B on the north side of Stoneridge Lane be combined; 4) That development standards for the district be submitted, subject to Staff approval; 5) That a permanent access easement and joint parking agreement be created with the lot south of the Stoneridge extension, subject to Staff review and approval; 6) That nine trees along the west property line and 12 trees along the east property line be installed; additionally, that athree-foot evergreen hedge be installed along all sections of the parking lot, not fully screened, subject to Staff approval; 7) That new parking lot lighting conform to the Dublin Lighting Guidelines; and 8) That a revised landscape plan and grading plan be submitted, subject to Staff review and approval. * Deno Duros agreed to the above conditions. VOTE: 6-0. RESULT: This revised Final Development Plan was approved. STAFF CERTIFICATION Preliminary Development Plan Stoneridge Medical Center mas J. u y Planner 04-0982 Planning and Zoning Commission Minutes -May 4, 1995 Page 17 1) That a 15 oot minimum r r yard be main fined on site, in ccord with the proval by Board o Zoning Appeal ; 2) That a permitted use for this structu be limited to 1' ht industrial us s; 3) That 0 feet of (total) 'ght-of--way fro centerline alo Avery Road be edicated to the Ci ,consistent wi the Southwest ea Plan and the roposed 1995 oroughfare PI U te; 4) at landscapin lot coverage, s ice area scree g, signage, as lighting meet e requirements; 5) That the appl' t install an ei t-foot bikepa along the west de of Avery R d; 6) That stormw ter managemen designed to t the requirem is of the City gineer; and That onl carthtone color used for all ases of the bu' ding. Mr. Fishman econded them ion. ' The vote as as follows: ~. Peplow, ye~Mr. Zawaly, abstain uh es; Mr F M ci-Zuercher yes; yes; Ms. Mr. Fis an, rrara, r. yes; . , . y (Approv 5-0-1.) 7. Revised Final Development Plan -Stoneridge Medical Center -4051 Stoneridge Lane Tom Rubey presented this case and slides. He said this is a revised Final Development Plan under the PUD, Planned Unit Development District. The request is fora 6,900 square foot expansion to the existing structure and fora 52-space parking lot, to be located south of Stoneridge Lane. Additional right-of--way (56 feet from centerline) will be needed to comply with the Thoroughfare Plan, and perhaps more for the upcoming widening. The seven-acre site consists of three separate lots and Staff has requested the applicant to extend Stoneridge Lane through the site. Staff requests that the two parcels on SR 161 be combined. An outparcel bank is no longer possible with this building expansion. The structure was built in 1985, and Staff requests that the site be brought into conformance as much as possible. Staff recommends approval of this application with the following ten conditions: 1) That all building materials match the existing structure, subject to Staff approval; 2) That the applicant install the section of Stoneridge Lane through the site at this time; 3) That street trees be installed along both sides of the Stoneridge Lane extension; 4) That sufficient right-of--way along SR 161 be dedicated to accommodate road widening, subject to approval of the City Engineer; 5) That the applicant combine parcels A and B on the north side of Stoneridge Lane; 6) That the applicant submit development standards for the district, subject to staff approval; 7) That a permanent access easement and joint parking agreement be created with the lot south of the Stoneridge extension, subject to Staff review and approval; 8) That the applicant install nine trees along the west property line and 12 trees along the east property line. Additionally, that athree-foot evergreen hedge be installed along all sections of the parking lot; 9) That new parking lot lighting conform to the Dublin Lighting Guidelines; and 04-0982 Preliminary Development Plan Stoneridge Medical Center Planning and Zoning Commission Minutes -May 4, 1995 Page 18 10) That the applicant submit a revised landscape plan and grading plan, subject to Staff review and approval. Mr. Rubey said, after discussing Condition #2 with the Law Director and Planning Director, the previous conditions dictate when Stoneridge Lane must be completed. Construction south of Stoneridge Lane, such as the proposed parking lot, triggers road construction. Mr. Fishman said there has been a history of stormwater problems oa this property and asked if those still exist. Mr. Rauh suggested that question might be answered in the applicant's presentation. Deno Duros, 4051 West Dublin-Granville Road, said he agrees with all the Staff Report conditions #2 and #3. He said Stoneridge Lane goes nowhere and therefore this project should not be burdened with the $100,000 cost of extending it. He spoke with Mr. Banchefsky, and determined it was acceptable to put a deed restriction on the property to allow the additional parking, until such time as the road will connect. If Condition #2 is not required, then Condition #3 would become moot. Mr. Duros said the additiona16,000 square feet will house a division of oncology for diagnosis and suggested treatment. Regarding stormwater, Mr. Duros said the storm sewer line was extended across the property. When another building was built, a detention pond was installed because Stoneridge was being flooded. The area pointed out as unmowed, etc. , is not his responsibility to maintain. It is in a utility easement area. Mr. Zawaly agrees that Stoneridge Lane is not yet required. Mr. Rauh asked whether the parking requirement is met with the existing parking. Mr. Rubey said no, they need the additional parking to the south of Stoneridge Lane. Mr. Rauh said that parcel is being developed by installation of the parking lot. Otherwise, the small building that fits on the balance of that site would have to bear the burden of the road extension. Mr. Banchefsky said this applicant is required to build the road, and there is a bond to secure that. He said it is the opinion of Staff that a parking lot on the site constitutes development, which would trigger the construction of the extension. Mr. Duros said the cost is not feasible for the applicant at this time. Mr. Zawaly asked who would be responsible for the other link. Mr. Duros said the Sharp family owns 15 acres. Mr. Banchefsky said one of the other triggers for construction is the development of the Sharp property. Mr. Zawaly said he does not believe it is necessary to require the extension at this time, because the commitment is already in place. Mr. Fishman asked who would be responsible to clean up the easement area. Mr. Duros said he would fix it. 04-0982 Preliminary Development Plan Stoneridge Medical Center Planning and Zoning Commission Minutes -May 4, 1995 Page 19 Mr. Zawaly made a motion to approve this revised Final Development Plan with the following eight conditions, because it conforms with the character already established in the area, and conforms with the City's economic development strategy: 1) That all building materials match the existing structure, subject to Staff approval; 2) That sufficient right-of--way along SR 161 be dedicated to accommodate road widening, subject to approval of the Ciry Engineer; 3) That the applicant combine parcels A and B on the north side of Stoneridge Lane; 4) That the applicant submit development standards for the district, subject to Staff approval; 5) That a permanent access easement and joint parking agreement be created with the lot south of the Stoneridge extension, subject to Staff review and approval; 6) That the applicant install nine trees along the west property line and 12 trees along the east property line, additionally, that athree-foot evergreen hedge be installed along all sections of the parking lot, not fully screened, subject to Staff approval; 7) That new parking lot lighting conform to the Dublin Lighting Guidelines; and 8) That the applicant submit a revised landscape plan and grading plan, subject to Staff review and approval. Ms. Chinnici-Zuercher seconded the motion. The vote was as follows: Mr. Ferrara, yes; Mr. Peplow, yes; Mr. Fishman, yes; Mr. Rauh, yes; Ms. Chinnici-Zuercher, yes; Mr. Zawaly, yes. (Approved 6-0.) 8. Zoning ode Amendm t -Addition Multi-family ppearance Co Vince Paps' ero said this a Code ch a initiated by e Commissio Following recommen ation by the C fission, this oning Code am ndment would scheduled for first read' g before City ouncil. He sai the standards ' is amendment re similar to se discuss by the subco 'ttee a few m the before. Mr. ishman made motion to reco end Co ncil. s. Chinnici-Zu rcher seconded emotion. Peplow, yes; .Rauh, yes; M . Chinnici-Z (Approved 6- .) in~Application Plan Mr. ubey asked Mc itrick property approval~bf the Zoning ote was as fo yes; Mr. Z~ - McKitridk Office Park - the Commis n react to the emorandurr -nin~ on Ma 3, 1995. Ther was a motion ~bde amendment o Ciry Mr. Ferra ,yes; Mr. yes; Mr. shman; yes. Development -uted regarding the then withdrawn, by 04-0982 Preliminary Development Plan Stoneridge Medical Center I/CIU ....~..o~ ~, .... /:/ The regularly scheduled meeting of the Dublin Ci Council was cal ed to order by Mayor Michael L. Clos~ at 7:30 P.M. on onday, August J!, 1988. Mr. Rozanski led the Pledge~6f Allegiance. Members of Council prese~ were: Mr. Amoros Mayor Close/, Mr/. Jankowski, Ms. Maurer, Mr. Rozanski Mr. Strip and M Sutphen. Mr. Jankowski arrived a 7:32 P.M. Mr. Timothy Hansley, ity Manager, Mr. tephen Smi'ti, La Director, and Mr Mitchell Banchefsky, A3sistant Law Di ector, werr also resent ~s were: Bowman, Chief Ferre 1, Mr. Harding, r. Johnson, i4s. J rdan, Ms. Prushi and Mr. Willis of he City Staff. Mr. Amorose mov to approve the inutes of the Ju 28, 1988 meetin of Council:'""'"' "• Mr. Sutphen s onded the motio . The vote was -~Mr. Sutphen, y ; Mr. Str p, yes' Mr. Rozanski, ye Ms. Maurer, abs ain; Mayor Close yes; Mr. morose yes. Corres on once There w s no objection t the requ~~c for D3 liquor permit from Mr. Patric Grabill as they also was:<<o obje ion to a one day permit as reque ted by the Speci Wish Fo.r:dation for a function to be held on Octo er 22, 1988 at t e OCLC A`_um. Ms. Maurer showed he thrc 'minute ilm that was fil d on July 4, 8 here in Dublin, Ohio d sent ,LO Dublin Ireland and pla d on Irish r -~v'sion on July 10, 198 . Ordinance No 03-88 - Rezoning of 284.58 Acres Gated on t'. .as Side of Avery Road etween:.'ost Road nd U.S. 33/S.R. 1. Tablr" :din nee. Mr. Amoro move ,o table a Ordinance inde initely. Mr. Sutp n sec' .ded the m tion. The vot -was - lr. Rozans i, yes; Mr. Stri , yes; Ms. .aurer yes; Mr. Amoros , yes ~.4r. Jankow ki, yes; Mr. Sut en, yes; eyor C ose, yes. Ordi ance 52-88 - hange of Zoning n 9.81 Ac• .s Loca ed on the West Sid of Y .'field Dr• e, North of Tain Drive. T' td Re ing. T vo^ on the Ord Hance was as fol ws: Mr. 'aukowsk', yes; Mr. Amoros, s; Sutphen, es; Ms. Maurer, es; Mr. ;.:ip, ye Mayor Close, y , r. P,:zanski, yes Ordinance No. 6~-88 - Change of Zoning on 7.785 Acres Located on the South Side of S.R. 161, West of Sawmill Road. Third Reading. Mr. Duros, the applicant, requested that Council waive the 30 day waiting period to allow them to obtain building permits. Mayor Close explained that the 30 days cannot be waived on a rezoning, because to do that would take away the constitutional right for someone to file a referendum. He further went on to explain even if it were passed as an emergency measure that the 30 day waiting period still has to be observed. The vote - Mr. Strip yes; Mayor Close-, yes; Ms. Maurer, yes; Mr. Rozanski, yes; Mr. Sutphen, y~Es; Mr. Amoroso, rtes; Mr. Jankowski, yes. Ordinance Nom,. 70 8 - Amending C~ -tied Ordinances - Adoption -` >SG AIIO and 1987 a-:~ 19 Amendments. ,c and Reading. There ~1 be third rea% ~ a vote on the Ord"~ance ~ ~sonday c ening, August 1S, 1 8. 04-0982 Preliminary Development Plan Stoneridge Medical Center RECORD OF PROCEEDINGS Aiitlulu n/ Dublin City Cavncil Meeting Hcld July .18, .1988 Page Two 9. Residents possible there are 10. The Pland of the Lochslee ension of Erin o plans for any inQ Commission va recomme d approval to Col• Alec4ilr~, N~LLOnal Gnphla Coap~ Cols O. Foam No. 1017 ~}~ 1~ re or.aent had a c / but were ass ~/ ension of Erin 7-0 to approve y 1. / ~rn about the d by Mr. Adams t rt. application a~ to Mr. Howard Adams noted that reviously this si a was zoned fo7t 2 units to an acr s; this applicz ~ n shows about 4.2 units per acrd', b t not to exceed ve units per a .r . Mr. A ms also said t':a they had talked w th the resil'ents f the Lochs deve opment and assire them that the st et, Erin Cyd~rt, w uld not be ext nded. T ere will be a thi reading of the dinance..it the C ncil meeting on ugust 1, 1988: Ordinance No. 68-88 - Change of Zoning on 7.785 Acres Located on the South Side of S.R. 161, West of Sawmill Road. Public Hearing. Registered proponents were Mr. Deno Duros and Mr. John Poulos. There were no registered opponents. Mr. Bowman had the following comments: 1. This is a non-typical zoning request in that it has a specific purpose. 2. The property involved houses the Stoneridge Office Building on S.R. 161 immediately opposite David Road. 3. The Land was zoned in the Suburban Office classification. 4. The applicant wishes to amend the zoning from the straight Suburban Office classification to a P.U.D. to permit a combination of Suburban Office type uses as well as a 3200 square foot retail pharmacy. 5. The tenants in the buildings will be primarily medical offices; each with its own exterior entrance, as well as individual identification. 6. The application was filed and brought to the Planning commission on July 7, 1988. 7. After discussion the Commission voted 4-0 to approve the application with the following conditions: A. That there be a reaffirmation of the roadway commitment. B. Signage for the pharmacy to be compatible in terms of design and area with the rest of the building Signage. 8. Regarding the first condition, Mr. Duros has agreed to extend the road to his west boundary line when the road comes in from the east. 9. Mr. Grace articulated what appeared to be a consensus among the Commission by saying that the pharmacy was an appropriate use in this instance due to the fact that the building did have a number of medical tenants that would avail themselves of this type of use. 10. The Staff and Planning Commission recommended approval of the P.U.D. classification for the pharmacy. Mr. Poulos showed a picture of the Signage for the pharmacy, noting that it would be compatible with the rest of the Signage used presently by the tenants of the building. He also noted that as far as the road, that Mr. Duros has committed to construct the road at the proper time. Mr. Duros commented that as indicated at the time of the SO rezoning that they would build the road at such time as the connector would be hooked into it. Mr. Poulos also pointed out that the Lynn Pharmacy would rely primarily on the doctors' patients for their business; that the pharmacy will be competitive but not discounted. There will be a third reading of the Ordinance on August 1, 1988 at 7: 04-0982 P.M. Preliminary Development Plan Stoneridge Medical Center Minutes of Meeting, July 7, 1988 Dublin Planning and Zoning Commission Page 5 the dumpster off Fr~[ntz Road to access drive. Mr. Grace moved to approval Farms 10 and 1 subject to: 1) Replacem t of Bradford example Redspire or along rantz Road. a~ area which i straight back off the Final Develo ment Plan for lewellyn ear trees wi alternate v iety (for tocrat) and use of Red Su set red maple 2) Inst lation of 3-f of mounding a ng Frantz scr ning and tree on south pro erty line. 3) D sters to be reened with t e same brick 1 Gated at the proximate mi point of the f the site ( ended from St f Report). 4) Resolution o roadway confi ration. and appropr the buildings and therly prop ty line 5 Engineering equirements the Final De elopment Plan to be approved b the City Eng' eer. 6) Public im rovements on e site to be ompleted prio to issuanc of the buildi g permits. 7) Coordi tion of the nstruction an installation f the roadway with e Frantz Roa widening. 8) The oadway to be 6 feet wide w' hin a 60 foot right-of-way. Mr. G ace asked the pplicant if t ese condition are acceptabl and he repl'ed that they e. M Berlin seco ed the motion and the vote as as follows Mr. Grace, es; Ms. Rausc , yes; Mr. Be in, yes; Mr. ezerinac, yes. 4. Rezoning Application Z88-011 - StoneRidge Office Center Ms. Clarke presented slides of the site and informed the Commission of the following: -The site was zoned several years ago to the S0, Suburban Office and Institutional District. The site has been developed in part; it con- tains the StoneRidge office building. -The applicant wishes to amend the zoning from SO to PUD, Planned Unit Development•District, to permit a combination of SO uses with a 3,200 square foot pharmacy to be contained in the existing building. -The site is located on the south side of S.R. 161 immediately opposite David Road. -Leading from Martin Road is Marcy Lane, the east-west service road which lies south of this building and eventually intersects S.R. 161. With the initial zoning approval process, the applicant made the commit- ment to construct the missing section behind this building, and this commitment will remain with this rezoning. -Ms. Clarke showed a slide of the sign identifying the office project and several ground slides showing the architecture and landscaping around the building. -The tenants in this building will be medical offices, each with its own exterior entrance and identification. -The applicant filed a use variance to establish this pharmacy which was denied. Staff recommended disapproval of the application not because the use was inappropriate, but because the mechanism was inappropriate. Staff feels strongly that Dublin has several districts which will 04-0982 Preliminary Development Plan Stoneridge Medical Center Minutes of Meeting, July 7, 1988 Dublin Planning and Zoning Commission Page 6 accommodate mixed use developments and that they should be employed for mixed uses. -Staff is in favor of this rezoning application filed as a PUD, and is interested in two things: 1) Reaffirmation with this rezoning that the roadway commitment will be fulfilled. 2) With the inclusion of retail use on this site, Staff would like to see that the signage is compatible (in terms of area and design) with the rest of the signage for the building. -Ms. Clarke pointed out, as noted in the Staff Report, that even though this is a Preliminary Development Plan and therefore a rezoning appli- cation, there will not be an additional Final Development Plan review for the pharmacy since the building is already completed. The only thing that will be necessary for the applicant to be able to open the pharmacy is an interior remodeling permit. Mr. Willis suggested to the Commission that a timetable for the con- struction of Stoneridge Lane (presently Marcy Lane) be tied to the things that happen on surrounding properties. When Stoneridge Lane to the east is constructed on the west side of Hobbs Drive, it should trigger the construction of this section. Mr. Dino Duros, representing the applicant Phele Investment Properties, stated that when the property was originally rezoned, they agreed that once Stoneridge Lane is con- structed on either side of this site, they will go ahead and complete the road. Mr. Banchefsky informed the Chairman that in regards to the two rezoning applications on the agenda that evening, the Charter requires that there be a minimum of four affirmative votes, which would require a unanimous vote. Mr. Banchefsky stated that the applicant has the option to table. Mr. Jezerinac asked the applicant if he chose to continue or table. Mr. Duros stated that he would like to continue. Mr. Jezerinac asked Staff what use the applicant was requesting within the PUD. Ms. Clarke stated that the applicant would like continuation of the SO rights which he has now and the ability to put a pharmacy into what is substantially a medical office building. Mr. Jezerinac expressed concern about setting a precedent, and asked Staff what would prevent other retail establishments in this building. Mr. Bowman stated that Staff recommends specifically that the Commission articulate their reason for voting for approval of this application and that with this medical office building a pharmacy is a good ancillary use, and the PUD is simply a mechanism to permit it. Mr. Grace asked what leverage Commission would have in the future to not permit some- thing like a pizza shop in this building. Ms. Clarke stated that with the property zoned SO, a Conditional Use of an eating or drinking establishment is possible. Mr. Grace asked, what about a Kiddie Korner? Ms. Clarke stated that the property would have to be rezoned again. This request is to retain SO rights, and a retail use of a 3,200 s~,:are foot pharmacy. The applicant is not requesting any other retail use. Ms. Clarke noted that to the east of this site there are over 10 acres zoned PUD for an entirely retail use. This was not tl,P case when rir. 04-0982 Preliminary Development Plan Stoneridge Medical Center Minutes of Meeting, July 7, 1988 Dublin Planning and Zoning Commission Page 7 Duros first approached the City for the initial rezoning, and this may well have modified what is appropriate on the site. Mr. Banchefsky agreed that he feels the pharmacy is an appropriate ancillary use in a medical office building, and PUD is the appropriate zoning mechanism. Mr. Jezerinac expressed concern about whether this pharmacy could be depicted as a drug store and asked if there will be the same things sold in it as, for instance, Super X? Ms. Clarke stated that things such as magazines, sun glasses, and candy bars will be sold. Discussion ensued about what products are appropriate for this pharmacy. Mr. Jezerinac stated that he feels the products should be limited to medical and pharmaceutical supplies. Mr. John Poulos, representing the owners, Mr. Duros and Mr. Leakas, stated that this office building, except for approximately 1,000 square feet which the owners are using as their office, is a medical/dental complex. Lynn Pharmacy would like to use this location to conveniently service the patients at this facility. It is not designed for off-street customers. The Ohio State University medical office will be able to call-in prescriptions to Lynn Pharmacy as a convenience to their patients. He stated that 90 percent of the products will be medical aids, but there will be other convenience items available, as well. Mr. Duros expressed the applicant's desire to maintain this facility as a medical complex. He stated that this pharmacy will not have a free- standing sign, but will have a standard size sign similar to the other tenants' signs. He also stated that the Lynn Pharmacy has agreed to maintain approximately the same hours as the O.S.U. medical office located there. The Commission members agreed that the signage is probably the key to addressing their concerns about this retail use. Mr. Grace suggested that Condition #2 in the Staff Report be amended to specify signage to be compatible with the rest of the tenants' signs instead of the rest of the building signs. Mr. Duros stated that Lynn Drugs is willing to be called Lynn Pharmacy or even Stoneridge Pharmacy. Mr. Grace made a motion to approve this Rezoning Application subject to the conditions contained in the July 7, 1988, Staff Report, with modifi- cation to #2. 1. A reaffirmation of the roadway commitment, and 2. signage for the drug store to be compatible in terms of design, size and area with the rest of the building tenants. Mr. Grace added that in making this recommendation, he shares the concerns of some of the other Commission members regarding the requested use. He agrees with the applicant that the pharmacy is an appropriate use with the other medical related tenants under lease and, for this reason, feels the approval of the application is appropriate. He added that the Commission will be watchful over the signage and over the leasing of the balance of the building. Mr. Banchefsky asked the applicants if they were agreeable to these conditions, and they affirmed their agreement. Ms. Rausch seconded the motion, and the vote was as fol Rausch, yes; Mr. Berlin, yes; Mr. Jezerinac, yes; Mr- ~ p4-0982 Preliminary Development Plan Stoneridge Medical Center Minutes of Meeting Dublin Planning and Zoning Commission Meeting of August 6, 1985 Page Three Mr. Jezerinac McDonald's an centers. inted out tha,,t the differe>}~e between th~'s facility ister's is at those res urants are w thin shoppi Additional 'scussion the area p ovided on of gettin to the dri Mr. Cal han moved to window. Mr. Berlin of th motion. New s ed regarding he turning r ius of an au o and site as bein inadequate, swell as the manner through wind sapprove th conditional se of the dr' e-through nded the m tion. The vo a was unanim s in favor 1. ~i.nal Plat - e Woods of Mr. Bowman s d that the s found the p t to be in o preliminary plan. er situation had been res~ved and that /staff r and is co sistent with 11 aspects o the Mr. Warne said that t engineering Mr. Rak traw said th t the sewer been r ched with th Donegal Cli blems had ~s been rerou s developers., Mr. finer asked a ut the bike stem. Mr,s.~ were continuing t be held betty en staff and Co ittee regard' g the bike s stem. He sai a eed to do wh is suggeste . 1 been resol~bed. and an air ment has an said tha discussions e Parks and ecreation that the app icant has . Headlee ved to accep the Final P1~ Mr. Reine~seconded the rs motion. The ote was 7-0 favor. 2. Corridor Development District Review CDD85-010 - W. Dublin-Granville Road. Mr. Bowman said that the four conditions stipulated at the last planning and Zoning Commission meeting had been met, and they are as follows: A. The applicant sign an agreement that the 50' right-of-way be dedicated to the Village at no charge. B. The position of the road shown on the site plan be built to Village specifications. C. That right-of-way up to ~6'~from the centerline of Dublin-Granville Road be dedicated. D. That a privet hedge or other landscape screen be planted along the row of parking spaces that abut the rear right-of-way. Mr. Warner said that he suggested. that the easterly curb cut be narrowed up, and they had agreed to that. 04-0982 ~ -I v ~ 4~ G-ti.c, s~ ~.i ss ~~ ~~~i ~' ) Preliminary Development Plan ~-~, c~o i~,1~ ly ~ ~ t, ! ~~ ,~ Stoneridge Medical Center ~, i n, Minutes of Meeting Dublin Planning and Zoning Commission August 6, 1985 Page Four Regarding the signage - the applicant said that there would probably be a stone wall type sign (Wendy-like) facing 161 to identify the center. In the interior there would be signs to identify the users of the various suites. There will not be a separate free standing sign for the bank. The buildings would be basically of stone and cedar. Mr. Reiner said that he would like to see the landscape buffer continue from the stone wall with plants, etc. Mr. Callahan said that he would like to see a slightly increased setback along the right-of-way (at least 8') because he would like that land- scaping be the property of the developer and not the Village. Mr. Duros agreed. Regarding the bank site Nir. Duros said that he had "not signed up anyone", and that there would be four drive-througl: bays. There was concern ex- pressed about stacking. Mr. Reiner moved to approve the application with the following conditions: 1) That the applicant sign an agreement that a SO' right-of-way be dedicated to the Village at no charge. 2) The road shown on the si plan be built to Village specifications. 3) That right-of-way up to `~6' from the centerline of Dublin-Granville Road be dedicated. 4) That the site plan be redesigned to allow for an 8' planting strip to contain a minimum height of 3' in height planting along the rear right-of-way. 5) That the applicant pay for the pedestrian walkway along S.R. 161. 6) That the small portion of roadway in the rear of the site be built to Village standards. 7) That the stone wall in front be a minimum of 30" tall. Mr. Jezerinac seconded the motion. The vote was unanimous in favor. 3. Corridor evelopment Mr. Bo an said that that h would like t tectu e of the prop t Review~CDD85-009 - Riverside Dri ~he request ha been postpo d but the ap icant said address the ommission ve briefly on e archi- sed building. Mr. ittman, the pplicant, sai that since e last meeti they have h co inuing discu sions with th client the io Associati of Chiefs o P ice. Their ne request wa that before pending addi 'onal money.- the ravings they anted some k' d of assuran if possibl that the ar i-- tectural styl of the buil ng is one th will be ace ptable. They were not seeking pproval on t preliminary site plan. It was not d that the we t side of th building fac s Riverside D ive, ~,..t.! windows. he north and south sides 11 be largel solid walls f stucco. Mr. Wit an said that e would like basic approv of the arch' ectural s~yle so tha they would b in a positio to proceed th working d wins and proce with the de 1. 04-0982 Preliminary Development Plan V I L L A G E OF D U B L I N 6665 Coffman Road Dublin, Ohio 43017 PLANNING AND ZONING COMMISSION/RECORD OF ACTION MEETING DATE: April 3, 1984 CASE: Rezoning Application Z84-003 - A 5.96 acre tract on the south side of West Dublin-Granville Road at the intersection of David Road and West Dublin- Granville Road R-4 to S0, Suburban Office and Institutional District COMMISSION ACTION: ~_ Approved Mr. Callahan moved to recommend approval. He also Disapproved mentioned that one the rezoning application the R-12 designation be stricken. Mr. Miller seconded Approved the motion. With Condition 1. 2. 3. 4. AGREEMENTS: VOTE: Berlin '~ Callahan '~ Headlee ~ Jezerinac Macklin '-' Miller ~ Reiner ~f~3~a-{ vice- Chairman Date 04-0982 Preliminary Development Plan Stoneridge Medical Center Minutes Planning and Zoining Commission Meeting April 3, 1984 Page Seven Mr. Reiner suggested the ap licant seek s me profession 1 help in lay ng out the dev opment. Mr. owman said t re could poss bly be some pe of retenti requirement hich would a er the exist' g site plan. Mr. Reiner me tinned the Co fission's res onsibility to he surroundi developm nts to mainta'n equal stand rds. Respond' g to Mrs. He dlee's questio s, Mr. Jeisel mentioned tha Mrs. Green's ome would be removed; the 1' e to the wat line would ve to go 700 eet east; and 200 feet west o the sewer ne, resultin in a rather stly expense plus a stree Dis ussion contin ed with Mr. J erinac sugge ing that per ps the ap licant would onsider PLR z ning. The 60 day requireme would be w ived by the a plicant and t e applicant w uld present a actual evelopment pl n before gett ng zoning app oval. Compat bility with t e surrounding P.U.D. was men oned. Mr. G ner cited the PLR requireme is as required in the Dublin oning Code. esidents and urrounding d elopers and Landow ers mentioned the possible ture traffic roblems and e desire to eep the cont'nuity and com atibility of e surroundin P.U.D. in the ea. The dens ty issue was gain mentione . Mr. M' ler moved to able the app cation until he next Plann ng and Zoni g Commission eeting. In t interim, th Planner and t e applicant wil get together and see what an be worked t with consi ration of P zoning for t e 24 units. e applicant greed to waiv the 60 day porting time. Mrs. Headlee seconded the otion and the ote was -0 for tabli 7. Rezoning Application Z84-003. A 5.81 acre tract on the south side of West Dublin-Granville Road. A request to rezone from R-4 to SO (Suburban Office and Institutional District). Mr. Bowman noted that the CDD requirements and procedures have been discussed with the applicant. Mr. Ronald Leslie, representing Dublin Development Corporation spoke. The developer, going along with Staff recommendations, agreed not to build any multi-family units but request only SO rezoning. The plan is for a single story detached and/or attached 1800 sq. ft. plus units. The intersection, service road, etc. have also been discussed with the applicant. Mr. Michael Ward, an adjacent property owner on Martin Road, asked how far from S.R. 161 would the building be situated as well as Landscaping requirements. Mr. Bowman said that the rear yard dimensions are based on the size of the building being constructed - the minimum is 15'. Such details, again, will be part of the CDD review. Mr. Reiner noted that a 6' high screen (mound or fence) must be built between residential and S0. The building will have to be 56' from the front property line. 04-0982 Preliminary Development Plan Stoneridge Medical Center Minutes Planning and Zoning Commission Meeting April 3, 1984 Page Eight Mr. Callahan moved to recommend approval. He also mentioned that on the rezoning application the R-12 designation be stricken. Mr. Miller seconded the motion. The vote was 5-0 for approval. 8. Fergus P at - Prelimi ry Plat The req est is for a rivate 11 un' subdivision to be locate on 25 acres the Delawar County Line nd Dublin-Be lpoint Road. Sewer and water ill be avail ble. The Fi Department ill continue o be cons ted; noting specially th 12' single 1 ne bridge; t placement of 're hydrants. The applica requests a aiver of the urb and gu er requireme ts. The dev opment will eserve 2.32 res of commo o en space. Th site is heav ly wooded, w th a pond in he middle wi h ' cliffs on he side. Th e will be 11 housing site .49 units/a re; ots will cos approximate $150,000 to $200,000; th e will be a 18' wide pri ate drive an a 12' wide single-lane br" ge. Mr. War er said that t e Fire Depar ent would li e to see the rivate roadw y be 20'. A co cern was als expressed re arding the o way "in and out" situation Mr. Bowman aid he felt ese details ould be work d out among th Staff, the plicant, and the Fire Dep tment. A do ation will be made to the rk fund. Ga age collecti n will be pr" ate. Mrs. eadlee moved o accept the preliminary p at - Fergus roperty. Mr. filler second the motion. The vote was 5-0 for acce tance. 9. F~nal Developm t Plan - Indian Run Meadow portion of e 198 Indian un Meadow ac eage (Phase - 84 single family lots) as submitted for Final Dev lopment Plan Mr. Bowman mentioned se eral major i sues which he felt the Com 'ssion should be assured abo t before goi g ahead with he actual en ineering: A. Consi tency with t e preliminary development an. B. The tatus, timin and improve ents of the tire develop ent. Given t purpose of e P.U.D. Ord nance is to omote a coor inated and co rehensive de elopment. St ff did reque Mr. Gunner o examine the Or finance to se just what th Commission n expect "pr liminary plan ise" in orde to proceed t the final d elopment pla state. He ntioned that the first iss e to be apok to is the p eliminary dev lopment plan itself (the t ming, the im ovements, th actual v idity of the development p an). The ap icant has be n so informed. 04-0982 Preliminary Development Plan Stoneridge Medical Center a~ • kF~4 nwd ~/~ saes ~.. ar..ara xMAra mµa a~ r © t ~ ~ c rn ~~ ~ y ~ <. o ~, ' o ~ a ~ ~ r o ~ ~~ ~ ~~ ~ c~c~nnnDDoofni~ j ~ ~ ~ GJ1~WN ~ N ~ ~ ~ r~-lcncncn~tooc~ ~mmom o < v ~ , i ~ c ~~ ~, •a 3 v ~D ° ~ ~ m - o O m ~ m a ~ .~ ~ ~~oG~oo~~~D. ~ 3= a~ ~> ~ Z~'Um ,~o~~~ fp N -p ~ Q° ~ c~ c~ v -o ~ m ~' ~~ m z a~ ~ i 'j^ ~('~ /'~ c ~'~$ r ~ N N ~ ~- ' _ ~ ,~ ~ - _~ ~. 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