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124-98 Amended OrdinanceRECORD OF ORDINANCES Ordinance No .............................12.4-9.8..(Amended) Passed .................................................................., ....................... An Ordinance Providing for a Change in Zoning for 28.773 Acres Located on the West Side of Dublin-Bellepoint Road, directly south of I-270, From: R, Rural District, to: PUD, Planned Unit Development District (Cardinal Health, South Campus Plan) NOW, TH~,REFORE, BE IT ORDAINED by the Council of the City of Dublin, State of Ohio, y~ of the elected members concurring: Section 1. That the following described real estate (see attached map marked Exhibit "A"), situated in the City of Dublin, State of Ohio, is hereby rezoned PUD, Planned Unit Development District and shall be subject to the 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, the recommendations of the Planning and Zoning Commission, Exhibit "C", and the conditions appended by Council, Exhibit "D", are all incorporated into and made an official part of this Ordinance and said real estate shall be developed and used in accordance therewith. ection 3. That this Ordinance shall take effect and be in force from and after the earliest period allowed by law. Passed this 1 q~ day o , 1999. iding Officer Attest: ~~~ ~ Clerk of Council Sponsor: Planning Division File No. 98-1202 I hereby cerfify that copies of this Ordinance/Resolution weto posted in the City of Dublin in accordance with Section 731.25 of the Ohio Revised Code. =1~~5~- ;~SS~ Cle f Council, Dublin, Ohio RECORD OF ORDINANCES Ordinance No..... _. _ ._ ....1Z4-.9.8. (Am.ended) Passed . _ ............................._....._ ............., ...................... An Ordinance Providing for a Change in Zoning for 28.773 Acres Located on the West Side of Dublin-Bellepoint Road, directly south of I-270, From: R, Rural District, to: PUD, Planned Unit Development District (Cardinal Health, South Campus Plan) NOW, TH~,REFORE, BE IT ORDAINED by the Council of the City of Dublin, State of Ohio, ~ of the elected members concurring: Section 1. That the following described real estate (see attached map marked Exhibit "A"), situated in the City of Dublin, State of Ohio, is hereby rezoned PUD, Planned Unit Development District and shall be subject to the 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, the recommendations of the Planning and Zoning Commission, Exhibit "C", and the conditions appended by Council, Exhibit "D", are all incorporated into and made an official part of this Ordinance and said real estate shall be developed and used in accordance therewith. Section 3. That this Ordinance shall take effect and be in force from and after the earliest period allowed by law. Passed this ~ "~ "'vim day o , 1999. idine Officer Attest: Clerk of Council Sponsor: Planning Division File No. 98-1202 I hereby certify that copies of this Ordinance/Resolution were posted in the City of Dublin in accordance with Section 731.25 of the Ohio Revised Code. ,~SS~,CIer f Council, Duhlin, Ohio EXHIBIT "D" COUNCIL ACTION OF JULY 19, 1999 ORDINANCE 124-98 (Amended) Motion carried by a vote of 4-1 w/ one abstention to delete Condition #1 as recommended ,~... by Planning & Zoning Commission, and to add a condition that the office density on this ~„ site is limited to 317,000 square feet as a permitted use, and that this density shall not be altered in the future. REZONING APPLICATION (Code Sedlon 153.234' TO EXPIRE CITY OF DUBLIN - Ordinance No. _( ~, 5800 Shier Rings Road Dubr~n,ohioa3ot6 City Council 1st Reading ( 1 Phone/TDD:614/76t-6550 City Council Public Hearing Fax: s~ans~-6566 City Council Action _ ^ PLEASE SUBMIT TWO {2) ORIGINAL SIGNED AND NOTARIZED APPUCATIONS -PLEASE PRINT - AND THIRTEEN (13) COPIES OF THE ORIGINAL APPUCATION and CHECK THE TYPE OF APPLICATION ^ Composite Plan(Code Section 153.058) ® Preliminary Development Plan (Code Section 153.056) ^ Other (Describe) i. PROPERTY INFORMATION TAXID NO/ 273-269 / 273-2894 / 273-2895 DISTRICT PARCEL NO: artial 273-7473 Parcel size: p (Aces) (Total) a$,~~3 PmpertyAddress: Dublin-Bellpoint Road (S.R. 745) p~nyL~r;o„_ -West side of Dublin-Bellpoint Road, directly south of I-270, and east .,~ Indian Run Creek. Side of Street (N, S, E, W) West side of Dublin-Bellpoint Road Nearest Intersection: Emerald Parkway Distance from Nearest Intersection: 450 feet N, S, E, W from Nearest Intersection South Existing Land Use/Devebpment: Vacant / undeveloped property Proposed Land UselDevebpment Office development with ancillary parking. Current or Existing Zoning District: R - Rural Requested Zoning District: PUD - Planned Unit Developm No. of Acres to be ~{ Page 1 of 4 O ~ u M U ~ 2 I.~ I C l 1 ~e~ph~ A~dc{a~n ~ ; ~ STATEMENT: State briefly how the proposed zoning and development relates to the existing and potential future land use character of the vicinity. The property abuts I-270 to the north, which creates high visibility for the site. The-PUD application proposes office development which is consistent with existing and proposed land use along the highway corridor. Office buildings are located directly across I-270 and to the west of the site, therefore the proposal for office development would fit in with the existing land uses. This tract is one of the few remaining with frontage on the interstate. The proposal is one that would be desirable to the City, as it provides jobs and tax revenue within the community and provides another signature site for the City's highway presence. STATEMENT: State briefly how the proposed zoning and development relates to the Dublin Community Plan. The Community Plan identifies this site as mixed use-employment emphasis. The proposal to develop the 27f acre tract with an office complex is certainly within the guidelines specified for this site. The office use is consistent with other developments along I-270 within the City, and the mixed use designation on the property would include a major office complex and the necessary parking to support the use. PREVIOUS APPLICATION? Has an application for rezoning the property been denied by the City Council within the fast two (2) years? YES ^ NO IF YES. WHEN? State the basis of reconsideration: IF A PLANNED DISTRICT IS REQUESTED, IS COMPOSITE OR PRELIMINARY PLAN ATTACHED? YES ~ NO ^ IF A PLANNED DISTRICT IS REQUESTED, IS PROPOSED DEVELOPMENT TEXT ATTACHED? YES ® NO ^ r~ 11. PLEASE INCLUDE THE FOLLOWING: ® 14 COPIES OF IFGAL DESCRIPTION: ~ r -t /~ Legal description of the property to be rezoned consists of 2 page(s). S ~~ ~K ~ I ~ ~'t PLAN REQUIREMENTS: ® 14 SETS OF PLANS TO SCALE (NOT GREATER THAN 24'X36") SHOWING: a. The site and ap land 500 feet beyond the boundaries b. North arrow and bar scale ~ Existing conditions (Roads, buildings, vegetation,topography, jurisdictional boundaries, utilities, etc.) d. Proposed Uses (Regional transportation system, densities, ar of dwellings, building/unit types, square footages, parkland/open space, etc.) e. Existing and proposed zoning district boundaries f. Size of the s8e in aaes/square feet; and g. All property lures, sUeet rights-of-way, easements, and other information related to the bcation of the proposed boundaries. ® 14 SETS OF REDUCED DRAWING(S) (NOT GREATER THAN 11" X 177 ® 14 COPIES OF COUNTY OWNERSHIP MAP: (NOT LESS THAN 8'fi" X 11" AND NOT MORE THAN tti" X 207 Showing contiguous property owners within 500 feet from the perimeter o/ the area to be rezoned. tt" I Page 2 of 4 `~'~v~" Rezone Application 111. CONTIGUOUS PROPERTY OWNERS list al! neighboring property owners wdhin 300 feet from the perimeter of the area to be rezoned. Such kst to be in aooordancewith the County Auditors current tax list. (Use additional sheets as necessary.) Labels formatted for Avery 5160 may besubmitted as labels or on a computer disk. PROPERTY OWNER MAILING ADDRESS CITY/STATE2IP CODE (not Mortgage Company or Tax Service) See attached sheet. • 1\ /i SSE ~xhi bi Page 3 014 Rezone Application IV. PROPERTY OWNER INFORMATION Name of Current Property Owner(s): See attached list Mailing Address: (Street, City, State, Zip Code) Daytime Telephone: Fax: Name of Contact Persona, (ex. Attorney, Architec, etc): Ben W. Hale, Jr. 'Please complete the Agent Authorization, Section VII, below. MaitingAddress: Smith ~ Hale, 37 West Broad S't'reet, Suite 725, Columbus, OH 43215 (Street, City, State, Zip Code) Daytime Telephone: (614) 221-4255 Fax: (614) 221-4255 Which of the above is the primary oontad person? Ben W. Hale, Jr. (or Jack Reynolds) V. AUTHORIZATION TO VISIT THE PROPERTY Site visits to the property are necessary by City representatives in osier to process this applkation. The Owner/Appficant hereby authorizes City representatives to visit, photograph and post a notice on the property descried in this application. VI. UTIIJl'1f DISCLAIMER The City of Oub6rt wip make every effort to provide essential services to the property as needed_ However, the rapid growth of the City of Dublin and rwrttrwest Frankirt County has stretched the City's ppacity to provide these services to the 6miL As such, the City of Dublin may be unable to make aU or part of said fadlities ava"dabte to the applrpM unbl some future date. The AppGcant/Owner hereby acknowledges that approval of this request for rezoning by the Dublin Planning and Zoning Commission and/or Dublin City Counal does not constitute a guarantee or binding commitment that the City of Dublin will be able to provide essential services such as water and sewer fadlities when needed by said Applicant VII. OWNER AUTHORIZATION FOR REPRESENTATIVE the owner and applipnt, hereby authorize to ad as my representative and agent in all matters pertaining to the processing and approval of this appGption inducting modifying the project, and f agree to be bound by all representations and agreements made by the desgnated agent Signature of Gamest Property Owner. ~ Date: Signature of Current Property Owner. ~ Date: ~+ VIII. APPLICANTS AFFIDAVIT STATE OF OHIO COUNTY OF FRANKLIN 1, Jackson B. Reynolds III ,thea icantorthea ppl ppGcant representative, have read and understand the cordents of this application. The infomtaGon contained in this app!""nation, attached exhibits and other information submitted is complete and in all respects true and correct, to the best of my knowledge and belief. Signature of AppllcaM or ~ ~ _~, Date: Authorized Representative: /~/~i// /0 /z Q /~Q Subscn'bed and sworn to before is ~# d of , 19 ` b Notary Publ'~c t° ~~ BETSY B. GAfTERS • . NOlART PUBLIC, ST1gE aF OHro MIY COMMISSIOfI EXPIRES OEC. !5.1002 °r~rF°f°~o FILE COP Y I+""^' Page 4 of 4 a,~ NN Rev. FetHUary t1, 1998 G:10FFICE\WPIDOCS{FORMSWPPtIG1MEZONE.APP L•XHIBIT A (~~ LCGAL DCSCRIPTION OF PROPGt"1'Y The following real estate situated in the Cily of Dublin, County of Franklin and Stale of Ohio, as bounded and described as follows: 28.773 ACRES Situated in the State of Ohio, County of Franklin, City of Dublin, Virginia Military Survey Number 2542 and being all of that 6.357 acre tract as conveyed to Marjory R. Schneider of record in Official Record 00479F17 (Parcel One), alt of that 9.585 acre tract as conveyed to Jerry L. and Beverly A. Trabue, Trustees of record in Official Record 18149A01 and all of That 12.831 acre tract as conveyed to McKitrick Properties, Inc. of record in Official Record 12528809 (Parcel Three) (aq references refer to the records of the Recorder's Office, Franklin County, Ohio) and described as follows: Beginning at an iron pin set at the intersection of the westerly right-of--way tine of Dublin-8ellepoint Road (County Road 745-Dublin Road) with the southerly limited access right-of-way Gne of Interstate 270, being the norttrweslerfy comer of that tract as conveyed to the City of DubCn of record in Official Record 33377616; thence with said westerly right-of-way line, the following courses: South 06° 47' 34' West, a distance of 30.34 feet to an iron pin set; South O1 ° 4 t' 22' West, a distance of 153.47 feet to an iron pin set; i South OZ° 25' 02' East, a distance of 153.61 feet to an iron pin set; /~ Soull~ 03° 40' 37' East, a distance of 49.01 feet to an iron pin set; South 02° 33' 09' Easl, a distance of 49.60 feet to an iron pin set; South 01° 18' 48' East, a distance of 93.54 feet to an iron pin set in the northerly line of that tract as conveyed to Nancy J. Lambert of record in Official Record 32084C03; thence North 88° 04' 47' West, with said northerly line, a distance of 408.10 feel to a 5/8-inch rebar found at [he northwesterly corner thereat; thence South 01° 18' 48' East, with the weslerfy line of said Lambert tract and the westerly line of that tract as conveyed to Jonathan P. Smith of record in Official Record 27126H08, (passing iron pins found at 30.01 feet and 196.28 feel), a total distance of 329.98 feel to an iron pin found al the soulhwesterfy corner of said Smith tract; thence South 88° 16' 17' East, with the southerly tine of said Smith tract, a distance of 438.05 feet to a R.K. Nail set in the centerline of said Dublin-Bellepoinl Road, being the southeasterly corner thereof; thence Soutli 01° 18' 48' Easl, with said centerline, a distance of 252.57 feet to a P.K. Nail set, being the northeasterly corner of that tract as conveyed to Gary E. and Dale A. Gray of record in Official Record 11557C17; thence North 88° 28' 10' Wesl, with the northerly line of said Gray tract and with the northerly lines of those tracts as conveyed to Franklin B. and Marie E. Scott of record in Official Record 29443H05 and Glenn W. Kinzer of record in Instrument Number 199805080112971, (passing iron pins found at 837.28 feet, 1228.20 feet and 1444.48 feel), a total distance of 1467.63 feet to a point in the centedine of North Fork Indian Run; thence with the centerline of said North Fork Indian Run, the following courses: North 19° 49' 27' East, a distance of 203.91 feet to a point; i 28.773 ACRES -2- North O1 ° 43' 17' West, a distance of 197.32 feet to a point; North 37° 36' 47' West, a distance of 258.25 feel to a point North 37° 39' S6' West, a distance of 143.93 feet to a point on a curve in said southerly limited access right- of-way line of Interstate 270; thence with said southerly limited access right-of-way line, the following courses: With a curve to the right, having a central angle of 10° 30' S4' and a radius of 7323.36 feet, a chord bearing and distance of North 75° 52' 30" East, 1342.09 feet to an iron pin found at a point of tangency; North 81° 07' S6' East, a distance of 139.36 feet to an iron pin found; North 86° 46' 29' East, a distance of 100.44 feet to an iron pin found; thence North 81° 02' 34" East, a distance of 61.51 feel to the point of beginning and containing 28.773 acres of land, more or less. Subject, however, to all legal rights-of-way andlor easements, if any, of previous record. Bearings herein are based on a bearing of North 73° 06' 10' East for the centerline of a portion Kitlilea Drive as shown on that plat entitled 'Killilea Section 1' of record in Plat Book 87, Pages 7 through 9. ~~S'~Q'~~~F~y~p• :. r~slue:t ~, . o„• ~'; ~ t 4,• fit, J'• EVANS, MECHWART, HAMBLETON & TILTON, INC. U (zs.~~ j.-- ~l'" e it r ~~ R gi rveyor No. 7211 ~ ~ Ativ~=,;~Y ~t-'=':~QV,~1L ~ _z i)~pf. ~ C o Su e ~ F i.vE -'~- PL,q T 5'v6n~. yTS,rp ~ ja~-~ /aGL ~,~ ~a?3) Z~ j 7/73 2 cgs ~X~ti6 tY ~ (OWNER) (OWNER) (OWNER) Jerry & Beverly Trabue, Trustees McKitrick Properties, Inc. Marion R Schneider 5888 Leven Links Ct. c% John W McKitrick-Bethel Rd. Inv. Co 6775 Dublin Rd- Dublin, OH 43017 ~ 2333 Gutf of Mexico Drive, Suite IC-3 Dublin, OH 43017 Long Boat Key, FL 34228 PROPE TY OWNERS [ _ an Ridge Associates Ltd. Patricia G. Schumann William P. & Janice Lesko 1 East Chestnut Street 6245 Evans Rd 6830 Dublin Rd Columbus, OH 43215 New Albany, OH 43054 Dublin, OH 43017 Rosemary M. Cobe, Trustee Nancy J. Lambert - Jonathan P. Smith 11737 Dean St 6809 Dublin Rd 6805 Dublin Rd Bonita Springs, FL 34135 Dublin, OH 43017 Dublin, OH 43017 Glenn & Helen Kinzer Scott & Marie Franklin Gary & Dale Gray PO Box 574 6725 Dublin Rd 6729 Dublin Rd Dublin, OH 43017 Dublin, OH 43017 Dublin, OH 43017 OCLC Online Computer PDP Library Center, Inc. 1166 Goodale Road 6565 Frantz Road Columbus, OH 43212 Dublin, OH 43017 ~ Jim Cardinal Health South Campus Concept Plan and Preliminary Development Plan 6/04/99 (Changes Bolded) Prepared by NBBJ We are providing, as required by the City of Dublin Zoning Regulations Section 153.056(G)(I) Contents of Concept Plan, and 153.056(G)(2) Contents of Preliminary Development Plan: Contents of concept plan. A concept plan is provided that generally indicates the overall design concept of the proposed PUD project. It indicates accurate boundaries of the entire project, north point and scale. Approximate allocation of land use by type, general location of internal circulation and open space are also indicated in the accompanying text. At final buildout, the site of approximately 28.8 acres will have approximately 360,000 square feet of building and 1,440 parking spaces. Open space on the site will be comprised of the North Fork Indian Run Corridor, conservation of approximately l .9 acres of the woods along the Indian Run Creek, and major landscape buffers and/or setback areas along 1-270, Dublin-Bellepoint Road and the south property line. The buildings are anticipated to be located parallel to the Creek at the edge of the woods to take full advantage of views into the creek and woods. The design of the buildings will focus on the creek. Parking will be located in surface lots and/or parking structures. If feasible, a pedestrian bridge will be developed along the creek corridor to provide a connection between the north and south campuses. This development will provide a high quality, mid rise office campus that is consistent with the PUD text and adjacent Cardinal Health Office Campus north of I-270. a) Topography and slope classification system: This information is presented on the Site '~ Analysis. The site is approximately 28.8 acres. The gently rolling topography generally has slopes of 2-3% for the middle portion of the site. As the site extends east toward r~ Dublin Road, the gentle roll becomes steeper with a consistent slope in excess of 10% toward Dublin Road. The area of the site immediately adjacent to the creek has steep slopes falling to the creek. b) Existing roads, buildings, and permanent facilities: See Concept Plan/Preliminary Development Ptan d~ SUBMIT a'ED 70 ~CGtal~~;~:;~t~ ~ c) Jurisdictional boundaries ~"/ ~p~ MEET1t~lO ON ~' L1_L See Area Plan. d) Easements, rights-of--way, abutting property boundaries See Concept Plan/Preliminary Development Plan r,~.-.; ~°'-.-- - °"' °- ~~ ~~ . ~' Ka99129\TcxtlCnrdinal0604.doc ,3 ~ ~:_ ~~ ~~ ~~~~6N llAwm t e) Physical features and natural conditions of the site including the location of substantial tree masses See Site Analysis. f) Surface Drainage and areas subject to flooding: See Site Analysis. g) Existing utility systems: See Existing Utility Plan. h) Regional Transportation System. See Area Plan. Contents of Preliminary Development Plan. a) North point and scale: shown on Concept Plan. b) The proposed location and size of areas of residential use, indicating dwelling unit densities, dwelling unit types, the total number of dwelling units for each density area, and the total number of dwelling units proposed in the development plan. Not applicable, there are no residential uses in this submittal. c) The proposed size, location and use of nonresidential portions of the tract, including usable open areas, parks, playgrounds, school sites and other public areas and open spaces with the suggested ownership of such areas. The site is anticipated to be developed in one or more phases consisting of a single r^ building or massing of buildings which will contain office and office related uses (which may include data, training center, auditorium, atrium, mailroom, Locker rooms, shipping rr... and receiving, and loading docks). The site is anticipated to be developed with buildings not to exceed 12,500 square feet per gross acre and be a maximum of 4 stories in height. Approximately ]440 parking spaces (including handicap spaces) will be provided at a ratio of at least 4 spaces per thousand square feet of building area. A conservation easement wilt be placed along the Indian Run Creek. The sloped area along Dublin Bellepoint Road, and buffers along I-270 and the south property line will be maintained as open space as indicated on the Concept Plan. The conservation easement area and buffers provide over 40% of the total site acreage in green space. d) The proposed provision of water, sanitary sewer and surface drainage facilities, including engineering feasibility studies or other evidence of reasonableness. All utility services shall be underground. K:\99129\Text\Cudind0604.doc ~~ Water service will be provided for the project via the 24" waterline along SR 745. It is anticipated that a private water service will be extended ~to serve the tract. At this time, no public main line extensions are anticipated. Sanitary sewer service is presently available from two sources: the 36" West Scioto Interceptor that runs along the east side of SR 745 and the 24" sewer that runs along the ~w west bank of the North Fork of Indian Run. The Indian Run sewer is more practical due to the proposed location of the building(s) at the westerly portion of the site. However, the location of bedrock may necessitate acost/benefit analysis prior to final design to determine if the 36" sewer should be utilized. An in-depth geotechnical study will be performed to help facilitate this decision, and the information will be presented to the City of Dublin for approval of the ultimate outlet prior to final design. The site drainage is tributary to both the Scioto River and the North Fork of Indian Run. It is anticipated that the storm water detention for the Indian Run drainage shed will be provided in conformance with the City of Dublin storm water management policies. The Scioto River shed wilt either have storm water detention provided at the easterly portion of the site or will be released directly into the Scioto River in accordance to the policies of the City Engineer. The design proposal regarding the drainage concept will be submitted to the City Engineer upon the completion of the final site plan. e) The proposed traffic circulation patterns, including public and private streets and parking areas, indicating their relationship to topography and existing streets, or showing other evidence of reasonableness. The site will be accessed at multiple points along Dublin Bellepoint Road. Main drives are anticipated to have a boulevard with gatehouses. All internal drives and parking areas shall be private and designed to meet all applicable City of Dublin standards. Parking lots shall be accessed internally off the main entry drive and have adequate ingress and egress throughout the site. f) The proposed schedule of site development, construction of structures and associated facilities. Such schedule shall include the proposed use or reuse of existing features such as topography, structures, streets, easements and natural areas. The site is anticipated to be developed after the completion of Phase IV or Phase V of the Cardinal Health Campus north of I-270. K:\99129\Text\Cardins10604.doe g) The relationship of the proposed development to existing and future land use in the surrounding area, the street system, community facilities, services and other public improvements. This development is consistent with approved PUD uses to the north and existing and ~ proposed land uses along the I-270 corridor. At buildout of the concept plan, this development will infill one of the last remaining pieces of undeveloped ground south of I-270 and west of Dublin Bellepoint Road. It will provide a high quality office site, hundreds of mid-level jobs, and generate tax revenues for the City of Dublin. It will continue the standard for quality development along the I-270 corridor. h) Space for appropriate Council ordinance number approving preliminary development plan. Space provided on Plan. 4 K:\99129\TextlCudine10604. da ~n General Development Standards: 1. It is the intent for this development to be a unified, high quality office park consistent with the Cardinal Health Phase I development on the north side of I-270 between Coffman and Dublin Roads. 2. Mid-rise, signature offices will be promoted along the freeway. Detailed architectural standards will be set forth in deed restrictions providing for coordinated use of materials and architectural character throughout the development. 4. Signage shape, size, color, and style will be controlled by signage standards set forth for the entire development and shall comply with the standards of the City of Dublin. All site planning will be done in a manner consistent with prudent planning principles and practice. 5. If these standards conflict in any way with the City of Dublin Codified Ordinances, then the Planned Unit District shall prevail. Standards in the City of Dublin Zoning Code applicable to matters not covered in this document shall apply to the following standards outlined in this Planned Unit District. 6. Overall site density shall not exceed 12,500 square feet per gross acre. Parking structures shall not be included in the overall site density calculations. The inclusion of the Smith and Lambert parcels shall not increase the maximum permitted office density on this site. If either one or both of these properties are not included as part of this plan within 3 years of rezoning, the same landscaping buffer treatment as provided along the south property line shall be provided around these parcels. The developer will work with Mr. Smith and Ms. Lambert on their concerns and on purchasing their properties for a mutually acceptable price. 8. All reasonable and good faith efforts shall be made by the employer(s) to implement traffic reduction/ mitigation methods. These shall include cafeteria and/or food services, bike racks and COTA access/shelter (if warranted by COTA). 9. No disturb zones or other protective measures shall be established as part of the tree preservation plan. These protective measures shall include the east-west tree line and for the area located between the conservation easement and the 180 foot setback line located parallel to Indian Run Creek, which includes a majority of the landmark and mature-growth trees. 10. Plans for tree preservation, tree replacement, the Indian Run Conservation Easement, landscape buffers, storm water management, building locations and grading shall be approved by the Planning Commission prior to submission of any final development plan. The landscape buffer plan shall include neighborhood participation and review. K:\99129\TextlCerdina10604_doc ~+ i 11. The main construction entry shall be at the north entrance and the south entrance shall be closed to construction traffic for Subareas 2, 3 and 4. 12. Appropriate dust control measures shall be implemented during all phases of construction on the site, subject to staff approval. 13. No building construction shall be permitted on the site for three years from zoning approval due to needed traffic improvements in the area. This restriction may only be waived by City Council. 6 K: V 9I29~TcxtlCudinal0604.doc lu'n Subarea la and lb 1.01 Description: These subareas are immediately adjacent to Dublin Bellepoint Road and south of I-270. They total approximately 5.8 acres. 1.02 Permitted Uses: I. The permitted uses for Subarea la include site access, open space, detention, signage, entry feature and gatehouse. 2. The permitted uses for Subarea Ib include site access, open space, detention, signage, entry feature, gatehouse, and parking. 3. The existing residential home in Subarea lb may be demolished or maintained on site. If maintained on site it may only be used as a residential structure, corporate housing or construction office. If used for a construction office, once construction is complete the house will be demolished. 1.03 Setback and Height Requirements: l . Gatehouse setback shall be 25' from Dublin Bellpoint Road in both Subareas 1 a and l b. 2. Gatehouse shall not exceed 30' in height. 3. Building and pavement setback for Subarea la shall be 300' from the centerline of Dublin Bellpoint Road. 4. Pavement setback for Subarea lb shall be 200' from the centerline of Dublin Bellpoint Road. 5. Pavement setbacks in Subareas la and Ib adjacent to existing residential lots shall be 50'. 1.04 Traffic and Circulation: 1. Ingress and egress to the site shall be provided along Dublin Bellepoint Road as a boulevard street. 2. Curb cuts on Dublin Bellepoint shall be approved per the discretion of the City. 3. The right of way along Dublin Bellepoint Road shall be 40' from centerline, consistent with the City of Dublin Thoroughfare Plan. 7 K: \99 I29\Tcxt\Cudina1060M1. doc 1.05 Landscaping, Open Space, and Pedestrian Paths: 1. All landscaping shall be according to the City of Dublin Zoning Code Sections 153.130 through 153.147. 2. Tree rows along I-270, and in the pavement setbacks adjacent to existing residential shall be maintained where feasible. A tree preservation plan for the entire site shall be submitted prior to filing a final development plan for the first phase of development. The plan shall outline standards for development, including utility placement, minimum preservation areas, and provide appropriate development standards for all phases of construction for wooded areas located along the Indian Run and existing tree rows. It is understood that the developer will be allowed to remove existing trees in order to locate buildings, parking, access driveways, and related amenities. 4. The developer agrees to limit areas of construction activity and implement sedimentation and erosion control measures to avoid unintended tree loss and minimize erosion during construction. 5. An 8-foot bike path and any necessary easement shall be installed along the west side of Dublin Bellepoint Road right-of--way. 6. Within the 50' pavement setback adjacent to residential lots in Subareas la and lb, a landscape buffer shall be established. Grading shall be minimized during construction along this setback to preserve existing trees. Within this setback, existing trees of good quality will be preserved and augmented with additional trees and shrubs as necessary to provide adequate screening of proposed surface parking areas from the residential lots. In areas where no existing vegetation exists, both deciduous and evergreen trees may be planted. Fencing is permitted in this area and if used, it must be a simulated wrought iron style, subject to staff review. A landscape plan for this buffer area shall be reviewed and approved by the adjacent property owners and City staff prior to filing a final development plan for Phase I. The landscape buffer shall be installed within one year of zoning approval pending appropriate planting conditions and season. A dry-laid stone wall, consistent in character to other walls along Dublin Bellepoint Road, shall be extended along the frontage of Subarea 1 a and I b. This wall shall be extended along the frontage of both the Smith and Lambert properties if the owners of these properties agree to this. 8. Detention ponds shall he designed and located to be aesthetically pleasing and sensitive to the site. K:\99129\Text\Cardina1060M1. doc ~"~ i 1.06 Fences/Walls: 1. No chain-link or wire fencing shall be permitted. war 1.07 Signage and Graphics: ~ Except as otherwise herein stated: 1. All Signage and graphics shall conform to the City of Dublin Zoning Code Sections 153.150 through 153.164. 2. All Signage shalt be subject to applicable signage setbacks of Sections 153.150 through 153.164, Signs. 3. No flashing, traveling, animated, or intermittently illuminated signs may be used. 4. No billboards, or electrical or other advertising signs shall be allowed, other than a sign carrying the name of the business occupying the site. 1.08 Lighting: Except as otherwise herein stated, all lighting must conform to the City of Dublin Lighting Guidelines. 1. External lighting within all subareas shall be cut-off type fixtures. ~ 2. All types of parking, pedestrian, and other exterior lighting shall be on poles or wall mounted cut-off fixtures, and shall be of the same type and style. V 3. All light poles and standards shall be dark in color and shall either be a dark brown or bronze metal. 4. Entry drive lighting shall be no higher than 28 feet. 5. Cut-off type landscaping and building uplighting shall be permitted. 6. All building illumination shall be from concealed sources. 7. No colored lights shall be used to light the exterior of buildings. 8. Alf lighting will be designed and constructed so that it will be directed away from adjacent streets or properties. 9 K:V9 }291Tezt~Cardins1060M1.doc l~ 9. Alighting plan conforming to the City's Lighting Guidelines must be submitted to the City as part of the Final Development Plan. 1.09 Architectural Standards: 1. All buildings and associated structures shall be harmonious in character, and reflect the upscale, high quality, signature office park of the Cardinal Health Phase I Development. Final architectural drawings shall be presented for approval according to the process identified by the Final Development Plan. 2. Gatehouses shall have the same degree of exterior finish on all sides. The preferred building materials shall be brick, stone, and glass. Brick shall be consistent in color with the Cardinal Health Campus north of I-270 and stone consistent with the character of Dublin Road. Accent materials such as metal fascia panels, stone, decorative precast concrete panels, E.I.F.S. or stucco may be used. Accent materials shall be limited to a combined maximum of 20% of the total of all solid areas on building facades. 3. Facade colors and materials on individual buildings shall be coordinated to complement each other. Facade colors of excessively high chroma or intensity are not permitted. 4. All screening and enclosures, with the exception of the fence in the south property Line pavement setback/buffer area, shall meet code requirements and use the predominant materials of the building. 1.10 Waiver The applicant is hereby granted a waiver of the requirements of the City of Dublin Zoning Code ~,,,, Section 153.056(I)(5) which outlines the time for the submission of a final development plan within 240 days of the approval of the preliminary development plan. The applicant agrees that ~ in return for said waiver they will submit and process a final development plan for each phase of this development in accordance with City of Dublin Code Section ] 53.056(1)(5). 10 K:\99 f 29\Text\Cudina10604.doc I!~"* Subarea 2 2.01 Description: This subarea is located immediately south of I-270, west of Subarea 1 and Dublin. Bellepoint Road. It is approximately 5.4 acres. 2.02 Permitted Uses: The uses permitted in this subarea include: ^ General office uses including, without limitation, corporate headquarters and offices of major institutional users. ^ Surface parking ^ Structured or underground parking ^ Site signage 2.03 Permitted Height and Setback Requirements: ]. Setbacks and heights shall be determined as described below. No internal setbacks shall be required between subareas. ^ Maximum Building Height: The maximum building height shall be four stories and 65 feet and setback 100' from the I-270 right-of--way and the adjacent residential lots fronting on Dublin-Bellpoint Road. ^ Maximum Height and Roof Mechanicals: Mechanical equipment, mechanical screening and the roof can rise an additional 15' (80 feet total height from grade) at the building setback line. The 80' maximum building height may be increased an additional foot for every two feet of additional setback. ^ Maximum structured parking height: The maximum height for structured parking shall be 3 stories and 35' above grade. Structured parking shall be setback 100' from the I-270 right-of--way. 2. Pavement setbacks shall be the following: ^ 50' from I-270 right-of--way and the adjacent residential lots fronting on Dublin- Bellpoint Road 2.04 Parking and Loading: 1. Size, ratio, and loading facilities shall be regulated by City of Dublin Zoning Code Sections 153.211 and 153.212. 2. Exceptions from strict application of code standards may be granted at the discretion of the Planning and Zoning Commission. K:\99129\Text\Cardina1060A.doc llw"w 3. Loading areas shall be screened according to City of Dublin Code Sections 153.150 through 153.147. .~. 2.05 Waste and Refuse: I . All waste and refuse shall be containerized and fully screened per code using the rr. predominant materials of the building. 2.06 Storage and Equipment: 1. No materials, supplies, equipment, or products shall be stored or permitted to remain on any portion of the parcel outside the permitted structure. 2. Mechanical equipment or other utility hardware on roof, ground, or buildings shall be screened from public view with landscape materials or using the predominant materials of the building. 3. Mechanical equipment not on or attached to any building must be screened with either landscape materials or a structure using the predominant materials of the building. 2.07 Landscaping, Open Space, Parks, and Pedestrian Paths: 1. All landscaping shall be according to the City of Dublin Zoning Code Sections 153.130 through 153.147. 2. Tree rows along I-270 and adjacent residential lots along Dublin-Bellpoint Road shall be maintained where feasible. 3. A tree preservation plan for the entire site shalt be submitted prior to filing a final ~""' development plan for the first phase of development. The plan shall outline standards for development, including utility placement, minimum preservation areas, and provide appropriate development standards for all phases of construction for wooded areas located along the Indian Run and existing tree rows. It is understood that the developer will be allowed to remove existing trees in order to locate buildings, parking, access driveways, and related amenities. 4. The developer agrees to limit areas of construction activity and implement sedimentation and erosion control measures to avoid unintended tree loss and minimize erosion and sediment damage to the Indian Run Creek and adjacent ravine areas during construction. 5. All parking shall be screened from Dublin Bellepoint Road. 12 K:\99129\Text\Cerdina10604.doc !~ ... r^ 6. With in the 50' pavement setback adjacent to residential lots a landscape buffer shall be established. Grading shall be minimized during construction along this setback to preserve existing trees. Within this setback, existing trees of good quality will be preserved and augmented with additional trees and shrubs as necessary to provide adequate screening of proposed surface parking areas from the residential lots. In areas where no existing vegetation exists, both deciduous and evergreen trees may be planted. A landscape plan for this buffer area shall be reviewed and approved by the adjacent property owners and City staff prior to filing a final development plan for Phase I. The landscape buffer shall be installed within one year of zoning approval pending appropriate planting conditions and season. 7. Detention ponds shall be designed and located to be aesthetically pleasing and sensitive to the site. 2.08 Fences/Walls: I. No chain link or wire fencing shall be permitted. 2.09 Signage and Graphics: Except as otherwise herein stated: l . All signage and graphics shall conform to the City of Dublin Zoning Code Sections l 53.150 through 153.164. 2. Alt Signage shall be subject to applicable signage setbacks of Sections l 53.150 through 153.164, Signs. 3. No signs shall be applied to windows for the purpose of outdoor or exterior advertising. 4. No roof signs shall be permitted, nor should a sign extend higher than the building. r... 5. No flashing, traveling, animated, or intermittently illuminated signs may be used. 6. No billboards, or electrical or other advertising signs shall be allowed, other than a sign carrying the name of the business occupying the site. 2.10 Lighting: Except as otherwise herein stated, all lighting must conform to the City of Dublin Lighting Guidelines. 13 K: V 9/29~TextlCudine10604.doc l . External lighting within all subareas shall be cut-off type fixtures. 2. All types of parking, pedestrian, and other exterior lighting shall be on poles or wall mounted cut-off fixtures, and shall be of the same type and style. 3. All light poles and standards sha}1 be dark in color and shall either be a dark brown or bronze metal. 4. Parking tot lighting shall be no higher than 28 feet. 5. Cut-off type landscaping and building uplighting shall be permitted. 6. All building illumination shall be from concealed sources. 7. No colored lights shall be used to light the exterior of buildings. 8. All lighting will be designed and constructed so that it will be directed away from adjacent streets or properties. 9. Alighting plan conforming to the City's Lighting Guidelines must be submitted to the City as part of the Final Development Plan. 2.11 Architectural Standards: Buildings, structured parking and associated structures shall be harmonious in character, and reflect the upscale, high quality, signature, office park of the Cardinal Health Phase I Development. Final architectural drawings shall be presented for approval according to the process identified by the Final Development Plan. 2. All buildings and structured parking shall have the same degree of exterior finish on alt ,,,,,, sides. The preferred building material shall be a blended brick consistent in color to the Cardinal Health Campus north of 1-270. 3. All buildings and parking structures shall be primarily brick and glass, but may have metal fascia panels, stone, decorative precast concrete panels, E.I.F.S. or stucco used as an accent building material. Accent building materials shall be limited to a combined maximum of 25% of the total of all solid areas on building facades. 4. Facade colors and materials on individual buildings shall be coordinated to complement each other. Facade colors of excessively high chroma or intensity are not permitted. 5. Highly reflective glass is discouraged. If reflective glass is used it may not exceed 20 percent reflectivity and 60 percent of the total of all building facades. 14 K _~99129~Tcxt~Cardind0004. doc 6. Glass and curtain wall color should be coordinated to complement each other and the color palette of the building. 7. Mechanical equipment or other utility hardware on the roof shall be screened per code using predominant materials of the building. 2.12 Waiver The applicant is hereby granted a waiver of the requirements of the City of Dublin Zoning Code Section 153.056(I)(5) which outlines the time for the submission of a final development plan within 240 days of the approval of the preliminary development plan. The applicant agrees that in return for said waiver they will submit and process a final development plan for each phase of this development in accordance with City of Dublin Code Section 153.056(I)(5). 15 K:\99129~Text~Cardina10604.doc Subarea 3 3.01 Description: This subarea is located adjacent to Indian Run Creek. It is approximately 12.0 acres. 3.02 Permitted Uses: The uses permitted in this subarea include: ^ General office uses including, without limitation, corporate headquarters and offices of major institutional users. ^ Surface parking ^ Structured or underground parking ^ Signage 3.03 Permitted Height and Setback Requirements: 1. Setbacks and height limitations shall be determined as described below. No internal setbacks shall be required between subareas. ^ Maximum Building Height: ^ The maximum building height shall be two stories and 35 feet and setback 100 feet from the south property line. ^ The maximum building height shall be three stories and 50 feet and setback 150 feet from the south property line. • The maximum building height shall be four stories and 65 feet and setback 200 feet from the south property line. ^ The maximum building height shall be four stories and 65 feet and setback 100 feet from the west and north property lines. ^ Maximum Building Height and Roof Mechanicals: Mechanical equipment, mechanical screening and the roof can rise an additional 15' (80 feet total height from grade) at the building setback line. The 80' maximum height may be increased an additional foot for every two feet of additional setback. ^ Maximum structured parking height: The maximum structured parking height shall be 3 stories and 35' above grade, and shall be setback 100' from the south, west, and north property lines. ^ Reasonable and good faith efforts will be used when locating buildings in an effort to preserve landmark and significant trees located between 100' and I 80' of the west property line along Indian Run Creek. 16 s^^~ 2. Pavement setbacks shall be the following: ^ 50' from I-270 right-of--way ^ 50' from the south property lines ^ 100' from the west property line along Indian Run Creek 3.04 Parking and Loading: 1. Size, ratio, and loading facilities shall be regulated by City of Dublin Zoning Code Sections 153.211 and 153.212. 2. Exceptions from strict application of code standards may be granted at the discretion of the Panning and Zoning Commission. 3. Loading areas shall be screened according to City of Dublin Code Sections 153.150 through 153.147. _ 3.05 Waste and Refuse: 1. All waste and refuse shall be containerized and fully screened per code using the predominant materials of the building. 3.06 Storage and Equipment: l . No materials, supplies, equipment, or products shall be stored or permitted to remain on any portion of the parcel outside the permitted structure. 2. Mechanical equipment or other utility hardware on roof, ground, or buildings shat} be ^•• screened from pubtic view with landscape materials or using the predominant materials of the building. it 3. Mechanical equipment not on or attached to any building must be screened per code using the predominant materials of the building. 3.07 Landscaping, Open Space, Parks, and Pedestrian Paths: 1. All landscaping shall be according to the City of Dublin Zoning Code Sections 153.130 through 153.147. 2. Existing tree lines along Indian Run Creek properties shall be maintained where feasible. A conservation easement of 100' shall be established along Indian Run Creek. 3. Tree row along I-270 shall be maintained where feasible. 17 K:~991291Text~Cadin~1060M1.doc P"' 4. A tree preservation plan for the entire site shall be submitted prior to filing a final development plan for the first phase of development. The plan shall outline standards for development, including utility placement, minimum preservation areas, and provide appropriate development standards for all phases of construction for wooded areas located along the Indian Run and existing tree rows. It is understood that the developer will be allowed to remove existing trees in order to locate buildings, parking, access driveways, and related amenities. The developer agrees to limit areas of construction activity and implement sedimentation and erosion control measures to avoid unintended tree loss and minimize erosion and sediment damage to the Indian Run Creek and adjacent ravine areas during construction. 6. The ravine shall be properly protected by environmentally sensitive site design(s), limited grading, and by utilizing appropriate construction practices during all phases of construction, in accordance with a staff approved preservation plan. Within the 50' pavement setback adjacent to residential lots on the south property line, a landscape buffer shall be established. Grading shall be minimized during construction along this setback to preserve existing trees. Within this setback, existing trees of good quality will be preserved and augmented with additional trees and shrubs as necessary to provide adequate screening of proposed surface parking areas from the residential lots. In areas where no existing vegetation exists, both deciduous and evergreen trees may be planted. Fencing is permitted in this area and if used, it must be a simulated wrought iron style, subject to staff review. A landscape plan for this buffer area shall be reviewed and approved by the adjacent property owners and City staff prior to filing a final development plan for Phase I. The landscape buffer shall be installed within one year of zoning approval pending appropriate planting conditions and season. 8. An elevated pedestrian path or bridge may be developed through the conservation easement along the North Fork Indian Run to connect with the Cardinal Health campus on the north side of I-270 and shall not be subject to any setback limitations. 9. Detention ponds shall be designed and located to be aesthetically pleasing and sensitive to the site. 3.08 Fenees/Walls: 1. No chain link or wire fencing shall be permitted. 3.09 Signage and Graphics: Excepi as otherwise herein stated: 18 K:~99129~Text~Cvdina1060A. da 1. All signage and graphics shall conform to the City of Dublin Zoning Code Sections 153.150 through 153.164. 2. A11 signage shall be subject to applicable signage setbacks of Sections 153.150 through 153.164, Signs. 3. No signs shall be applied to windows for the purpose of outdoor or exterior advertising. 4. No roof signs shall be permitted, nor should a sign extend higher than the building. 5. No flashing, traveling, animated, or intermittently illuminated signs may be used. 6. No billboards or electrical or other advertising signs shall be allowed, other than a sign carrying the name of the business occupying the site. 3.10 Lighting: Except as otherwise herein stated, all lighting must conform to the City of Dublin Lighting Guidelines. 1. External lighting within all subareas shall be cut-off type fixtures. 2. All types of parking, pedestrian, and other exterior lighting shall be on poles or wall mounted cut-off fixtures, and shall be of the same type and style. 3. All light poles and standards shall be dark in color and shall either be a dark brown or bronze metal. 4. Parking lot lighting shall be no higher than 28 feet. 5. Cut-off type landscaping and building uplighting shall be permitted. 6. All building illumination shall be from concealed sources. 7. No colored lights shall be used to light the exterior of buildings. 8. All lighting will be designed and constructed so that it will be directed away from adjacent streets or properties. 9. Alighting plan conforming to the City's Lighting Guidelines must be submitted to the City as part of the Final Development Plan. 19 K:\99129\TcxACvdina10604. doc 3.11 Architectural Standards: Buildings, structured parking and associated structures shall be harmonious in character, and reflect the upscale, high quality, signature, office park of the Cardinal Health Phase I Development. Final architectural drawings shall be presented for approval according to the process identified by the Final Development Plan. ~,,, 2. All buildings and structured parking shall have the same degree of exterior finish on all sides. The preferred building material shall be a blended brick consistent in color to the Cardinal Health Campus north of I-270. 3. All buildings and parking structures shall be primarily brick and glass, but may have metal fascia panels, stone, decorative precast concrete panels, E.I.F.S. or stucco used as an accent building material. Accent building materials shall be limited to a combined maximum of 25% of the total of all solid areas on building facades. 4. Facade colors and materials on individual buildings shall be coordinated to complement each other. Facade colors of excessively high chroma or intensity are not permitted. 5. Highly reflective glass is discouraged. If reflective glass is used it may not exceed 20 percent reflectivity and 60 percent of the total of all building facades. 6. Glass and curtain wall color should be coordinated to complement each other and the color palette of the building. 7. Mechanical equipment or other utility hardware on the roof shall be screened per code using predominant materials of the building. All screening and enclosures with the exception of the fence in the south property line pavement setback buffer area, shall meet code requirements and use the predominant materials of the building. 3.12 Waiver The applicant is hereby granted a waiver of the requirements of the City of Dublin Zoning Code Section 153.056(1)(5) which outlines the time for the submission of a final development plan within 240 days of the approval of the preliminary development plan. The applicant agrees that in return for said waiver they wilt submit and process a final development plan for each phase of this development in accordance with City of Dublin Code Section 153.056(I)(5). 20 K:\99I29\Tact\GrdinalObM. doc ~n Subarea 4 4.01 Description: This subarea is located south of I-270 and west of Dublin Bellepoint Road. It is approximately 5.6 acres. 4.02 Permitted Uses: The uses permitted in this subarea include: ^ General office uses including, without limitation, corporate headquarters and offices of major institutional users. ^ Surface parking ^ Structured or underground parking 4.03 Permitted Height and Setback Requirements: 1. Setbacks and height limitations shall be determined as described below. No internal setbacks shall be required between subareas. ^ Maximum Building Height: ^ The maximum building height shall be two stories and 35 feet and setback 100 feet from the south property line. ^ The maximum building height shall be three stories and 50 feet and setback 150 feet from the south property line. ^ The maximum building height shall be four stories and 65 feet and setback 200 feet from the south property line. ^ The maximum building height shall be four stories and 65 feet and setback 100 feet from the east property tine. ^ Maximum Building Height and Roof Mechanicals: Mechanical equipment, mechanical screening and the roof can rise an additional 15' (80 feet total height from grade) at the building setback line. The 80' maximum height may be increased an additional foot for every two feet of additional setback. ^ Maximum structured parking height: The maximum structured parking height shall be 3 stories and 35' above grade, and shall be setback 100' from the south and east property lines. 21 K:~99129~Text~Cudina10604.doc r 2. Pavement setbacks shall be the following: ^ 70' from the south property line in the area adjacent to the Franklin Property. ^ 50' from the east property line adjacent to residential lots fronting on Dublin Bellepoint Road. 4.04 Parking and Loading: 1. Size, ratio, and loading facilities shall be regulated by City of Dublin Zoning Code Sections 153.211 and 153.212. 2. Exceptions from strict application of code standards may be granted at the discretion of the Planning and Zoning Commission. 3. Loading areas shall be screened according to City of Dublin Code Sections 153.150 through 153.147. 4.05 Waste and Refuse: 1. Waste and refuse shall be containerized and fully screened per code using the predominant materials of the building. 4.06 Storage and Equipment: l . No materials, supplies, equipment, or products shall be stored or permitted to remain on any portion of the parcel outside the permitted structure. 2. Mechanical equipment or other utility hardware on roof, ground, or buildings shall be ~"' screened from public view with Landscape materials or using the predominant materials of the building. 3. Mechanical equipment not on or attached to any building must be screened per code using the predominant materials of the building. 4.07 Landscaping, Open Space, Parks, and Pedestrian Paths: 1. All landscaping shall be according to the City of Dublin Zoning Code Sections 153.130 through 153.147. 2. The deve{oper agrees to limit areas of construction activity and implement sedimentation and erosion control measures to avoid unintended tree loss and minimize erosion and sediment damage. 22 K:\99129~Tcxt~Cadina10604_ d« r~ A tree preservation plan for the entire site shall be submitted prior to filing a final development plan for the first phase of development. The plan shall outline standards for development, including utility-placement, minimum preservation areas, and provide appropriate development standards for all phases of construction for wooded areas located along the Indian Run and existing tree rows. It is understood that the developer will be allowed to remove existing trees in order to locate buildings, parking, access driveways, and related amenities. 4. Within the 50' pavement setback adjacent to residential lots a landscape buffer shall be established. Grading shall be minimized during construction along this setback to preserve existing trees. Within this setback, existing trees of good quality will be preserved and augmented with additional trees and shrubs as necessary to provide adequate screening of proposed surface parking areas from the residential lots. In areas where no existing vegetation exists, both deciduous and evergreen trees may be planted. Fencing is permitted in this area and if used, it must be a simulated wrought iron style, subject to staff review. A landscape plan for this buffer area shall be reviewed and approved by the adjacent property owners and City staff prior to filing a final development plan for Phase I. The landscape buffer shall be installed within one year of zoning approval pending appropriate planting conditions and season. 5. In addition to the landscape buffer, an 8' high wood fence of 100% opacity shall be constructed within the 50' pavement setback along the south property line. This fence shall be located approximately 40' from the south property line. 6. Detention ponds shall be designed and located to be aesthetically pleasing and sensitive to the site. 4.08 Fences/Walls: 1. No chain link or wire fencing shall be permitted. 4.09 Signage and Graphics: Except as otherwise herein stated: l . All Signage and graphics shall conform to the City of Dublin Zoning Code Sections 153.150 through 153.164. 2. All Signage shall be subject to applicable signage setbacks of Sections 153.150 through 153.164, Signs. 3. No signs shall be applied to windows for the purpose of outdoor or exterior advertising. 4. No roof signs shall be permitted, nor should a sign extend higher than the building. 23 K:\99129\Text\Cardina1060A.doc ~'r 5. No flashing, traveling, animated, or intermittently illuminated signs may be used. 6. No billboards or electrical or other advertising signs shall be allowed, other than a sign carrying the name of the business occupying the site. 4.10 Lighting: Except as otherwise herein stated, all lighting must conform to the City of Dublin Lighting Guidelines. I . External lighting within atl subareas shall be cut-off type fixtures. 2. All types of parking, pedestrian, and other exterior lighting shall be on poles or wall mounted cut-off fixtures, and shall be of the same type and style. 3. All light poles and standards shall be dark in color and shall either be a dark brown or bronze metal. 4. Parking lot lighting shall be no higher than 28 feet. 5. Cut-off type landscaping and building uplighting shall be permitted. 6. All building illumination shalt be from concealed sources. 7. No colored lights shall be used to light the exterior of buildings. 8. All lighting will be designed and constructed so that it will be directed away from adjacent streets or properties. 9. Alighting plan conforming to the City's Lighting Guidelines must be submitted to the City as part of the Final Development Plan. 4.11 Architectural Standards: 1. Buildings, structured parking and associated structures shall be harmonious in character, and reflect the upscale, high quality, signature, office park of the Cardinal Health Fhase 1 Development. Final architectural drawings shall be presented for approval according to the process identified by the Final Development Plan. 2. A11 buildings and structured parking shall have the same degree of exterior finish on all sides. The preferred building material shall be a blended brick consistent in color to the Cardina! Health Campus north of I-270. 3. All buildings and parking structures shall be primarily brick and glass, but may have metal fascia panels, stone, decorative precast concrete panels, E.I.F.S. or stucco used as an 24 K_\991291Text~Cudina10604. doc F accent building_material. Accent building materials shall be limited to a combined maximum of 25% of the total of all solid areas on building facades. 4. Facade colors and materials on individual buildings shat[ be coordinated to complement each other. Facade colors of excessively high chroma or intensity are not permitted. 5. Highly reflective glass is discouraged. If reflective glass is used it may not exceed 20 percent reflectivity and 60 percent of the total of all building facades. 6. Glass and curtain wall color should be coordinated to complement each other and the color palette of the building. 7. Mechanical equipment or other utility hardware on the roof shall be screened per code using predominant materials of the building. All screening and enclosures with the exception of the fence in the south property line pavement setback buffer area, shall meet code requirements and use the predominant materials of the building. 4.22 Waiver The applicant is hereby granted a waiver of the requirements of the City of Dublin Zoning Code Section 153.056(I)(5) which outlines the time for the submission of a final development plan within 240 days of the approval of the preliminary development plan. The applicant agrees that in return for said waiver they will submit and process a final development plan for each phase of this development in accordance with City of Dublin Code Section 153.056(I)(5). 25 K:199129~TexNCardina1060A.doc RECORD OF PROCEEDINGS Minutes of D ~blin ('itv ('o ,ncil~~~ PAOr~C Meeting - Held- July 21, 1997 19 :: members, b the does not view provi information as lobbying. ~: 'c Mr. Hel ig noted that he has been nvolved in all of the negotiat' sesions with this develo and at the City's requ the deveopu agreed to be partnu on the Metro Cent j So mtersedion improvemen . He believes that the 5650, 0 inducement to the Bevel u is n to bring this proj t to Dublin. ~~ 'I ere will be a second r of the ordinance at the Au st 11 Council meeting. i i I 1 Ordinance No. 108-97 An Ordinance Accepting t e Lowet/Bet Bid for Au motive ;1 Lift and Ali nm t i g en u pment. ~~ Ms. Hide Pittaluga ' oduced the ordinance. ':~ Mr. Hensley stated a detailed memo is includ ui the packet_ ~ ~; Thue will be a nd reading of the ordinance t.the August l l Council m - 1 SLTHER (` on nt PLn -Indian Rd ~ (Applicant: Indian Ridge Associate, LLC, Steve VVhitnian, Jeff Whitman, and Brook Development Company, do Ben W. Hale, Jr., Smith and Hale, 37 W. r Broad Strtet, Columbus, OH 43215) i it Ms. Clarke stated that the concept plan is the first stage in a PUD rezoning- This site is 26 ! ;t acres located just south of I-270, south of the Cardinal Health site. The site has access only ' ~ fr D bli B : om u n eUepoint Road and it is currently zoned R-Rural. The site backs up to the Indian ~f Run She showed slides of th it d di j - e s e an surroun ng area. The proposal is to develop the .: northern half with 100,000 square feet of oilices and the southern half with 118 dwelling units. :' Tht parkland is in three pare -apiece of open space along Dublin Road, a piece along the Indian Run and o en s ace i th t f h d , p p n e cai u o t e evelopment. Staff believe that the parldand i i; should be more centralized. The density for the project is undo 10,000 square feet pu acre. r! Shc noted.that thue is a lettu dated July 8, 1997 from uea residents expresirig their concerns I - _~ about the daisity of the multi-family area which is 8 units per acre. They arc also concerned ~; :i about preervation of the natural site and the impact on the traffic volume for 745. Staff recoaunends approval PLuuiirig Commission recommended approval by a vote of 4-1 on ~ l June 19, 1997 with 4 conditions: ~i l) That secondary access be addressed at the preliminary development plan stage; ~~ 2) That a traffic study be conducted that addresses impacts and mitigating meawre for ~i Dublin Road capacity and level of service, trathc signal warrants.for the two entrance t~ onto Dublin Road, and analysis of the effess:of the ~developmenty:atong with-the - - - ~~ recommeadatiora for miti atio on the o p ty• $ n, Aeration and ca aci of the-~nerald Parkway- ~~ and Dublin Road intusesion; 3) That park aces be rtcon5gured; and l ~ .; 4) That the plan as it evolve be designed to blend in with the scenic charactu of Dublin Road and the surrounding arcs- l ~ ,. Ms. Hide Pittaluga asked if the City encourages fee simple developments for multi-family ~: rczonings. •~ Ms. Cluke stated that the issue of rental vows ownership of propuiies does not affect the land use charasuistiu of a development. This is a private decision made by the developer. ~ t>0 Mr. McCash commented that he has concerns with creating another private street type oC cv ~ '~ U arrangement whue maintenance issues Cor the streets could eventually come back to Council. N ~ ~ Ms. Clarke reponded that there was brief discussion of this on a staff level but it will be ri ~ O , considued further at the preliminary development plan stage. The issue before Counci! tonight p~ ~'' ~ is whethu this is an appropriate land use. ~ ~ ~ en_ H_ al~rSpr ~ntine the ap li •nt stated that Pat Grabill h t i h h _ cd a~ as a con ras w t t e two x P, a property owners involved and they have retained Joel Sullivan for design. The concept is based C j on the proximity of the property to Old Dublin and the need to be eampatible with Old Dublin. e ~ rAi ~ ~ Thera ue many design iswes involved. The Whitman Gmily has been lnvolvod in the '±? ~1 G ' o ~ ~~UU RECORD OF PROCEEDINGS Minutes of Dublin City CopnciLMe~tg p,o~o Meeting July 21, 1997 9 redevelopment of the Short North, and have experience in dealing with these types of issues. ;~ Pat Grabill commented that the access problems to this site aH'ected the potential office development use. He believes first this location is an opportunity for a mixed rue type !! development to blend with Old Dublin. They will attempt to blend features found in O-d ~`• Dublin into this development. Mrs. Stillwell noted that she likes the concept and the parkland. She does not want to sec this become Old Dublin, but rather it.should be complerrteatary to Old Dublin. She suggested that thry consider having residential areas ovu the storefronts. The design and land. use is good. ~ She mentioned the horse barn flavor of snares-north of 270 on 315 and noted that.it~woutd be an attractive presentation for this site as weQ. Ms. Hide Pittaluga stated that conceptually, she likes the proposal. She would prefer to have this as fee simple versus apartments. She noted that if it comes back as an apartment development, she will likely not approve it. Mr. GrabrU offered to discuss the philosophical issue of rentals versus ownership of units with :~ Ms. Hide Pittaluga at her convenience. Mrs. Boring was excused and left the meeting at this time. I I Mr. Campbell cautioned that the development needs to complement and not compete with Old ~ Dublin. The second concern he has is that the backs of the buildings be sesthetical[y pleasing due to the high profile freeway location and the fact that Cardinal Health and OCLC have spent large sums of money on nice buildings and landscaping. Mr. Sullivan agreed with the need for the backs of the buildings to be attractive. Mr. Campbell also noted that there will be buffering issues for the properties to the south and . to the west. The overall land use seems to make sense. i i Mr. McCash agreed that this project must complement and be connected to Old Dublin. The details which provide a sense of place in Old Dublin should be kept in mind for this area, :: especially with the multi-family units. Additional concerns would be the proximity of the buildings to the ravine and the impact on the ravure itself as welt as iu scenic nature. The entire aces of this site and Old Dublin needs to be tied together aesthetically. I Mayor Kranstuber agreed with Mrs. Stillwel!'s and:Mr,.~ampbdl's:comments;:but~te noted < - ~ !that he does not agree with the comments about:apartmenu vetws.condominiums:r;Dublinfias ` - ~ .several very nice apartment developmenu. He urged:the~developers•to~oontinuexo~work:with ~`~•~ ~ i the residenu of the area. Mayor Kranstuber moved approval of the concept plan with the conditions of Planning & ~ Zoning Commission. Mrs. Stillwell seconded the motion. ~ n Vote on the motion - Ms. Hide Pittaluga, yes; Mayor ICranstuber, yes; Mr. Campbell, yes; Mr. ~ McCash, yes; Mrs. Stillwell, yes. li ~ N •~ U reported t t they mill meet on Monday reg ding N-i ~ ~ neighborhood traffi ncerns. The meeting will d from 6 to 8 p.m. at City H ~ . ~ ~ 0 She asked for an plate on the Indian Mounds roperty. i 'L3 `'~ '~ Mr. Hansley r nded that staff will have ad tional information on this at the ednesday ~ ~ ~ e~i night CIP ing. a Li x U ~ c eported that they met recently t discuss financial ~.r :i ~ ~ incentiv for development in Old Dub n. Ms. Grigsby researched va ' incentive programs, ri ~ and th Finance Committee is reco ending a Linked Deposit Prog .The Committee ~ o v ~• :ITY OF DUI3L[N o~. d e~~ Y~'"~io~130~16--1236 ~I4-I~1~S50 ~14I61~S66 Sffe: www.du66a.oh.us DUBLIN PLANNING AND ZONING COMIVIISSION RECORD OF ACTION March 19, 1998 The Planning and Zoning Commission took the:following: action at this .meeting: 3. Rezoning Application °97--1522 -Preliminary Development Plan -Indian Ridge - Dublin-Bellepoint Road and I 270 Location: 27.290 acres of land located on the west side of Dublin-Bellepoint Road, South of I-270. Existing Zoning: R, Rural District. Request: Review and approval of a preliminary development plan under the provisions of Section 153.056, PUD, Planned Unit Development District. Proposed Use: 117,000 square feet of office and associated retail uses, 1 I6 apartments, and 8.34 acres of park land. Owners: Indian Ridge Associates, LLC., Steve Whitman, Jeff Whitman, and Brook -Development Company; represented by Ben W. Hale, Jr., Smith and Hale, 37 West Broad Street, Columbus, Ohio 43215. MOTION: To table this application as requested by the applicant. VOTE: 4-1 RESULT: This application was tabled after a .short:discussion. _ STAFF CERTIFICATION Chris Hermann Planner 98-119CP and 98-1202 Concept Plan & Rezoning Cardinal Health South Campus The neighbors to the proposed Indian Ridge development remain committed to the _ preservation of the Indian Run ravine and surrounding areas, and will continue to monitor the proposed development to ensure that, if development is inevitable, a high quality, wel!- planned development results. Please continue to keep us appraised of any documentation, discussions or meetings as concerns this development. Respectfully Submitted, e resider of Indian Run ri oAnne and Tim Barnes Scott and B Gleam IGnT~er Nina Royce Brian Doyle Mr. and Mrs. J. Simon Nancy Mason Barbara and Dick Greiner ~, t Tim and Laura Shumak;~~~ Bob and Sue Long < Debbie and George P. Saliaris Kathryn and William Sharon Bdl and fL~~Maurer~ ,~ Jce Lambert ~ ~ ~ ~ -- Road properties: ~.. cc. City of Dublin, Planning and Zoning Commission Board Members: Marilee (~innici-Zuercher, Cathyr Boring, John Ferrara, George Peplow, Joseph ~ Harlan, Timothy Lecklider, James Sprague City of Dublin, City Council Members: Cathy;Boring,:Joel:Campbell;Chuck Kranstuber, Judi Stillwell, Cindy Hide-Pittaluga, Tom McCash, John Reiner Washington Township Trustees: Ivrchael Keenan, Jan Antonoplos, Kurt Proegler 98-119CP and 98-1202 Concept Plan & Rezoning Cardinal Health South Campus LETTER FROM RESIDENTS CONCERNING INDIAN RIDGE DEVELOPMENT PROPOPSAL e~R 2 -1996 March 29, 1998 Chris Henma~u~, Planner City of Dubliq Division of Planning 5800 Shier-Rings Road Dublin OH 43016-1236 Re: Rezoning Application 97-1522 Indian Ridge Dear Chris: Zl~ank you for not only the written staff report of March 19, 1998, but also the timely notification that the Apri12, 1998 hearing on the pc+eliminary plan had again been postponed I have walked the property and totally agree with the recommendations in the: staffs report I too_likc the village concept in the plan. However, pcesetvation of all the~woodland with:the-majortraes~t;the south- southwest, southwest and western odges of the propertyaharldbe~p =Using~the fauiy worthless piiooe of property the developers purchased undeasthe'X70:bridge~ortheir~'~arl~sbquireme~ - should not Iet them off are hook for dedicabiat of worthwhile paddand in the area ~' Indian Rnn and its surmimding prime woodland. But my greatest concern remains the inclusion of ANY retail in this development. It is unneeded One need only look at the failure of the Muirfield DriveJMemorial Drive t+etail development to see that small retail availability is not a necessity when one is stnYOtmded by largee retail-development. Downtown Dubliq both High St. and Bridge St., Perimeter-Square, Avery Square; the Cadagna's shopping area, all of Sawmill Road: good grief how much more convenient does shopping have to be?? Moreover, there has been a consistent promise by s~rooessive councils, going back to village days, to loaep ?45 north of Old Dublin free of any vommercial development. I'm sure John Reiner, who's now on oouncxl, remembers. And I specifically remember a zoning request at least 10 years ago, for a commercial use for the property immediately north of ICillilea, that was turned down for that very reason; that should be a matter of public record. Agaiq thank you for keeping me informed If the developers come back with significant changes in their plans, I hope you'll let me know so I crm come by and look at the drawings again. itirr S' ~ ~' C V. Wolfe 5521 Indian Hill Road , Dubliq Ohio 43017 Cc: members of Dublin Planning & Zoning Commission members of Dublin City Council Indian Ridge Associates c% Ben W. Hale, Ir. 98-119CP and 98-1202 Concept Plan & Rezoning Cardinal Health South Campus The neighbors to the proposed Indian Ridge development remain committed to the preservation of the Indian Run ravine and surrounding areas, and will continue to monitor the proposed development to ensure that, if development is inevitable, a high quality, well- planned development results. Please continue to keep us appraised of any documentation, discussions or meetings as concerns this development. ~ Respec~fuUy Submitted, e resid of Indian Run rive and 'ace oAnne and run Barnes ,~ scoff and B Glenn Kmzer Nma Royce-' Brtaa Doyle Mr. and Mrs. J. Simon Nancy Mason Barbara and Dick Greiner ~, Tim and Laura Shumaker ~ Bob and Sue Logg ~' Debbie aad George P. Saliaris ~ Kathryn and William Sharon Bdl and Maurer Joe Lambert Road properties: ~&~ ~~ ~ ~jGJ.-- cc. City of Dublin, Planning and Zoning Commission Board Members: Marilee Chinnici-Zuercher, Cathy Boring, John Ferrara, George Peplow, Joseph Harlan, Timothy Lecklider, James Sprague City of Dublin, City Council Members: CathyBoring,:Joel.Campbell,Chuck Kranstuber, Judi Stillwell, Cindy I-aide-Pittaluga, Tom McCash, John Reiner Washington Township Trustees: IYfichaei Keenan, Jan Antonoplos, Kurt Proegler 98-119CP and 98-1202 Concept Plan & Rezoning Cardinal Health South Campus LETTER FROM RESIDENTS CONCERNING INDIAN RIDGE DEVELOPMENT PROPOPSAL er,R 2 -1996 March 29, 1998 Chris Hermaiu~, Planner City of Dublin, Division of Planning 5800 Shier-Rings Road Dublin OH 43016-1236 Re: Rezoning Application 97-1522 Indian Ridge Dear Chris: Thank you for not only the written staff report of March I9, 1998, but also the timely notification that the April 2, 1998 hearing on the preliminary plan had again been postponed - I have walked the property and totally agree wiW We recommendations in the: staffs ~n I too.lilce the village concept in the plan. However, pceserva6on of all the~woodland with:the major=traes~t:the s~rth- southwest,-southwest and wrstern odges a~f the property-should bey paramount'dirocxiv~e=Using~the fairly worthless piece of pcopeity the developers purchased mrder<tha ~?O:bridgefor-aheir="parl~.regnirement should sot tet them off the hook for dedication of worthwhile paddand is the area of Indan Run aad its surrounding prime woodland But my greatest concern remains the inclusion of ANY retail in this development. It is unneeded One need only look at the failure of the Muirfield DrivcJMemorial Drive retail development to see that small retail availability is not a necessity when one is surrounded by large retail development. Downtown Dublin, both High St. and Bridge St, Perimeter-Square., Avery Square, the Carfagna's shopping area, all of Sawmill Road: good grief; how much more oom~enient does shopping have to be?7 Moreover, there has been a consistent promise by successive councils, going beck to village days, to beep 745 north of Old Dublin free of any commercial development. I'm sure Iohn Reiner, who's now on council, remembers. And I specifically remember a zoning request at least IO years ago, for a commercial use for the property immediately north of Killilea, that was turned down for that very reason; that should be a matter of public record Agaiq thank you for keeping me informed If the developers come bade with significant changes in their plans, I hope you'll let me know so I can come by and look at the drawings again. Sin ~' ..~-t.,c.~u ?~~. C V. Wolfe 5521 Indian Hill Road , Dublin, Ohio 43017 Cc: members of Dublin Planning & Zoning Commission members of Dublin City Council Indian Ridge Associates c!o Ben W. Hale, ]r. 98-119CP and 98-1202 Concept Plan & Rezoning Cardinal Health South Campus ... DUBLIN PLANNING AND ZONING COMMISSION - RECORD OF ACTION -~ June 10, 1999 CITY OF DUBLIN t~ivision oI Flaming 5800 Shier-Rugs Road llha 43016-1236 Fbane/1DD: 614-161 ~b550 Faz:6l4-161.6566 Web Site: wwrrdubGnoh.us The Planning and Zoning Commission took the following action at this meeting: 5. Concept Plan and Rezoning Application -Preliminary Development Plan 98-119CP and 98-1202 -Cardinal Health, South Campus Location: 28.8 acres located at the southwest corner of Dublin Road at• I-270. E~--isting Zoning: R, -Rural District. Request: Review and approval of a combined concept plan and preliminary development plan under the PUD provisions of Section 153.056. Proposed Use: An office development of 360,000 square feet with structured parking. Applicants: Jerry and Beverly Trabue, 5888 Leven Links Court, Dublin, Ohio 43017; McKitrick Properties, Inc., c/o John McKitrick, Bethel Road .Investment Co., '1333 Gulf of Mexico Drive, Suite IC-3, Lang Boat Key, Florida 34228; and :~~arion Schneider, b775 Dublin Road, Dublin, Ohio 43017; represented by Ben W. Hale, Jr., 37 West Broad Street, Columbus, Ohio 43215. ~ MOTION: To approve this concept plan and rezoning application with seven conditions: 1) That the office development on this site be limited to 260,000 square feet as a pe-n~itted ~,,, use, that any additional development of the site between 260,001 and 360,000 square feet be treated as a conditional use, with an updated traffic study examining the extent of traffic improvements at High Street and Bridge Street and Dublin Road and Emerald Parkway after completion of the I-270 widening and Emerald Parkway bridges oven the Scioto River and US 33/SR 161, and that such a conditional use permit will expire. if a final development plan is not filed within eight months or if construction has nut started within 2 'fi years; 2) That the plan be modified to incorporate scheduled improvements to Dublin Road and Emerald Parkway, and all site-related traffic improvements recommended by the traffic study and the City Engineer; 3} That the developer include the Smith and Lambert properties, subject to the approval of those owners, for purposes of installing a bike path along Dublin Road; Page 1 of 2 AS SUBMITTED 7p ©Ot1NCK. ' ~~ FOR MEERNO OM DUBLIN PLANNING AND ZONING COMMISSION RECORD OF ACTION June 10, 1999 5. Concept Plan and Rezoning Application -Preliminary Development Plan 98-119CP and 98-1202 -Cardinal Health, South Campus (Continued) 4) That the parking garage be subject to the same setback and height requirements as an office building along the south property line; 5) That the developer be responsible for any damage caused by blasting; 6) That the gatehouse(s) be limited to one story in height; and 7) That the general development standards be revised to state that traffic mitigation is "subject to Planning and Zoning Commission approval." * Ben W. Hale, 7r. agreed to the above conditions. VOTE: 6-0. RESULT: This concept plan and rezoning application were approved. They will be forwazded to City Council with a positive recommendation. STAFF CERTIFICATION Christopher .Hermann Planner Page 2 of 2 Dublin Planning and Zoning Commission Staff Report -June 10, 1999 Page 21 CASE 5: Concept Plan and PUD Rezoning Application - 98-119CP and 98-1202 - Cardinal Health South Campus APPLICANT: Jerry and Beverly Trabue, 5888 Leven Links Court, Dublin, Ohio 43017; McKitrick Properties Inc., c/o John McKitrick-Bethel Road Investments Co., 2333 Gulf of Mexico Drive, Suite IC-3, Long Boat Key, Florida 34228; and Marjory Schneider, 6775 Dublin Road, Dublin, Ohio 43017; represented by Ben W. Hale, Jr., Smith and Hale, 37 West Broad Street, Columbus, Ohio 43215. REQUEST: Review and approval of a combined concept plan and preliminary development plan under the provisions of Section 153.056, PUD, Planned Unit Development District. The proposal would permit up to 360,000 square feet of offices on 28.8 acres located on the west side of Dublin Road, directly south of I-270. STAFF CONTACT: Christopher S. Hermann, Planner. BACKGROUND: This case was tabled at the May 20 meeting following a motion for approval, at the request of the applicant. The motion would have limited the site to 9,000 square feet per acre as a permitted use (maximum of 260,000 square feet), with additional square footage to be treated as a conditional use. The major areas of discussion were permitted and conditional office densities, neighborhood participation in the buffer/fence design, restricting construction traffic, timing of development and future plan submittals, inclusion of additional parcels, traffic mitigation measures, and text revisions. The Commission previously tabled this in April. The maximum project was reduced to 360,000 square feet (from 432,000 square feet). The traffic study was augmented, and the conservation easement was expanded. The setbacks and buffering were improved, and purchase offers were made on the two outparcel homes. ~r This site was originally submitted as "Indian Ridge." That concept plan was approved in 1997 for 110,000 square feet of office, 100 apartments, and 8 acres of park. The Commission tabled the rezoning in 1998, and that proposal is now abandoned. Council has approved the economic incentive package. It includes $2.65 million to Cardinal over four or more years from non-tax revenues toward purchase of the site. The Tax Increment Financing (TIF) agreement will fund improvements to Dublin Road and work on the Emerald Parkway extension from Riverside Drive to Sawmill Road. In exchange, Cardinal Health will construct at least a 120,000 square foot building here within 10 years and will have paid $7.37 million in cumulative payroll taxes (since 1995). It will not occupy any structure on this site within four years without Council approval. It will donate 2.12 acres on the Scioto River and $250,000 to the City for parkland. A conservation easement (no access) will be placed along the Indian Run on the site. r Dublin Planning and Zoning Commission Staff Report -June 10, 1999 Page 22 This is a combined review, as permitted under the PUD regulations. The concept plan is non-binding = on both the developer and the municipality. The preliminary development plan (rezoning) is binding and sets the permitted uses, development standards, requirements, density, general layout, park areas, materials, utilities, landscaping, tree preservation, etc. The Commission is to make a recommendation and forward it to City Council for a public hearing. Atwo-thirds vote will be necessary to override a negative recommendation from the Commission on the rezoning. If approved by Council, it will take effect in 30 days. Final development plan approval by the Commission is needed prior to construction. This text also eliminates the 240- day filing period, as development is not expected for several years. SPECIFIC CIiANGES SINCE MAY 20: The revised development text specifically addresses several issues. The text changes are in bold print. Please note, the overall project request remains 360,000 square feet. • The developer will continue attempts to purchase the two homes. If successful, these parcels will be submitted for rezoning and inclusion in these standards. The maximum project size (360,000 square feet) will not be increased with the addition of these sites. If not included within three years, the landscaping buffer for the south property line will be repeated around them. • All reasonable and good faith efforts shall be made by the employer(s) to implement traffic reduction/mitigation methods. • The "no-disturb" zones will include the east-west tree line and the area between the 100-foot conservation easement and the 180-foot setback line from the Indian Run. • The landscape buffer plan will include neighborhood participation and review. Fencing is permitted in this area, but must be of simulated wrought iron design. • The main construction entrance shall be at the north entrance, and appropriate dust control measures are required during all phases of construction. • The maximum building height is four stories and 65 feet at the building setback lines. Mechanical equipment and screening, and the roof can rise an additional 15 feet (80 feet total from grade) at the setback line. Structured parking is limited to three stories and 35 feet above grade at the building setback line. • All detention and/or retention pond areas shall be designed and located to be aesthetically pleasing and sensitive to the site. • The parking setback will increase to 70 feet along the Franklin residence. CONSIDERATIONS: • This site is composed of four parcels consisting of 28.8 acres on the west side of Dublin Road, directly south of I-270. The site is irregularly shaped and wraps around two homes (Lambert and Smith) along Dublin Road. It has over 1,600 feet of frontage along I-270 and 780 feet of frontage on Dublin Road. It is generally flat and highest in the middle, sloping toward the west to the North Fork of the Indian Run and to the east toward the Scioto River. The slopes are Dublin Planning and Zoning Commission Staff Report -June 10, 1999 Page 23 greater than 20 percent along Dublin Road and over 30 percent along the Indian Run. The ground elevation of I-270 is higher than the site in the northeast and lower than the site in the northwest. The southern portion of the site is heavily wooded. Thick woods also tine the Indian Run. A house is on the southeast corner of the site (Schneider). As part of the economic incentive agreement, the 2.12-acre parcel (Rector) along the Scioto River will be deeded to the City. • The site is zoned R, Rural District. The OCLC corporate headquarters campus is located to the west across the Indian Run ravine (zoned LI, Limited Industrial}. To the north across I-270 is Cardinal Health (zoned PUD). South of the site and across Dublin Road to the east are homes on two-plus acre lots located in unincorporated Washington Township (zoned R-1B, Restricted Suburban Residential District). • Cardinal Health recently completed a 363,000 square-foot building on 30.9 acres along Emerald Parkway for 1,500 employees. An additional 450,000 square feet may be built on the existing Cardinal site. A pedestrian bridge extends over the Indian Run. • A "South Campus" of up to 360,000 square feet is proposed in buildings up to four stories. Parking for 1,440 vehicles, and possibly structured parking, are also proposed. This site will be developed in one or more phases and will consist of one or more buildings. The text requires high quality, brick signature office structures. • Prior to the submission of any final development plan, the following must be approved by the Commission: a) Indian Run conservation easement; b) tree preservation plan; c) tree replacement plan, d) landscape buffer plan; e) stormwater management plan; f) building locations; g) grading plans. • The plan divides the site into four subareas. Subarea 1 is divided into "la" (north) and "lb" (south) and contains 5.8 acres along Dublin Road. It will permit open space, detention, entry features, parking, and gatehouse(s). Subarea 2 is 5.4 acres along I-270; Subarea 3 is 12.0 acres along the Indian Run; and Subarea 4 is 5.6 acres on the south side of the site. Subareas 2, 3, and 4 are to be developed for general office uses, with structured or underground parking permitted. The proposed density is 12,500 square feet per acre based on all four subareas, and the proposed minimum parking ratio is one space per 250 square feet of office. The text permits the house within Subarea 1 to be used as a residence, corporate housing, or construction office. Building additions are not permitted in Subarea 1 (to the house). • The text provides a 300-foot pavement and building setback from Dublin Road in Subarea la and a 200-foot pavement setback in Subarea lb. This meets the intent of the Community Plan along scenic roads. It places parking above the ridgeline. The text permits a 25-foot setback for gatehouses on Dublin Road. The gatehouses} should either be non-functional or be provided with adequate vehicular stacking. A 50-foot pavement setback and 100-foot building setback are provided along I-270 and all residential areas. The text extends the pavement setback along the Franklin residence to 70 feet. To protect the North Dublin Planning and Zoning Commission Staff Report -June 10, 1999 Page 24 Fork of the Indian Run, a 100-foot conservation easement is shown1 measured from the centerline of the stream. • The maximum building height permitted is four stories and 65 feet, or 80 feet including roof, mechanicals, and mechanical screening, at the building setback. The height can increase by one foot for each additional two feet from the setback line. The setback increases along the south property line with the height of the building(s). Two stories are permitted at 100 feet, three stories at 150 feet, and four stories at 200 feet. The maximum height for parking structures is three stories (35 feet). A parking structure is permitted within 100 feet of the south property line. The gatehouses are permitted a maximum height of 30 feet and should be limited to one story. • No site plans, layout, or schematic elevation drawings were submitted. The text requires the same quality of architecture as Cardinal Health Phase 1, and requires the same degree of fmish on all building sides. The building will be brick, with stone, metal panels, stucco, EIFS, or decorative pre-cast concrete panels as accents (up to 25 percent of the solid areas). Glass is limited to 60 percent of the total building facade and may not exceed 20 percent reflectivity. Facade colors and materials are to be coordinated and utilize only low chroma colors. Detailed elevations will be provided at final development plan review. • All mechanical equipment and utility hardware must be totally screened using the predominant building materials. Service areas will be screened in the same manner or with plantings. Chain link fencing is prohibited. • The Community Plan calls for mixed-use development with an emphasis on employment. The Plan recommends that land development be sensitive to the capacity of the road network. The Plan traffic model tested 100 multi-family units, and 110,000 square feet of office uses for this site, consistent site-specific guidance from the Steering Committee and Council. Cardinal Health proposes a gross density of 12,500 square feet per acre, yielding 360,000 square feet of office. Density caps are used primarily for traffic management. Higher density needs to be supported by adequate traffic analysis demonstrating that increased traffic can be managed. At the May meeting, the Commission encouraged a r 260,000 square foot cap on office. • The text requires continued negotiations to purchase the Smith and Lambert parcels. They are expected to eventually be included in a development proposal with this site. The text states that if these parcels are included, they will not increase the maximum office project (360,000 square feet) permitted on this site. • Barton-Aschman prepared a traffic study based on this rezoning plan. It indicates that with certain roadway improvements, 360,000 square feet of office can be properly handled. These road improvements are: 1) completion of Emerald Parkway Bridge over the Scioto River, 2) extension of Emerald Parkway from Riverside Drive to Sawmill Road, with widening of Bright Road between Emerald Parkway and Sawmill Road, 3) completion of the I-270 widening, 4) completion of Emerald Parkway from Perimeter Drive, over Dublin Planning and Zoning Commission Staff Report -June l 0, l 999 Page 25 US33, to Innovation Drive, 5) widening of SR 161 to four lanes, and 6) widening the Post Road Bridge over I-270. Alt of these projects are underway or are part of Dublin's five-year Capital Improvement Plan (CIP), except the Emerald e~ctension to Sawmill. Using the year 2020 traffic and the uses tested in the Community Plan for this site along with these improvements, traffic on High Street and Bridge Street will be significantly decreased. Volumes on High Street north of Bridge Street would be reduced 70 percent during the AM peak hour and 60 percent during the PM peak hour. Bridge Street traffic would be cut in half. With the proposed "South Campus" development and 120-second cycle length for the Cardinal traffic signal, High Street (north of Bridge) and the intersection will function acceptably (at service level "C") at peak hours. The Indian Ridge plan generated between 255-265 vehicle trips from the site at peak hours. The "South Campus" as proposed will produce 810 vehicle trips at the morning peak hour and 700 trips at the evening peak hour. One of the areas where the impacts of traffic on the quality of life have been discussed is on High Street north of Bridge Street. The amount of AM and PM peak hour trips generated by this site within this segment is as follows: .Community Plan Cardinal Health :Proposal 110,000. square feet/100 units 360,000 square feet of Office AM Peak Hour 130 vehicle trips 430 vehicle trips PM Peak Hour 130 vehicle trips 390 vehicle trips • The traffic study supports two access points for this site. The southern drive will not permit outbound left turns. The northern full service access, located roughly 330 feet south of I-270, will be signalized. Dublin Road needs to be widened at both entrances for left turns and at the north entrance for inbound right turns. The signal should be in place before occupying the building(s). It should link with the Emerald Parkway/Dublin Road traffic signal, and use a signal length of at least 100 seconds. Staff recommends that all site-related improvements on Dublin Road be undertaken as part of this development to adequately manage traffic. • The plans provide 40 feet of right-of--way from the centerline of Dublin Road as required by the Thoroughfare Plan. The plan needs to reflect ~ Dublin's improvements on Dublin Road. • Due to the additional traffic impact of this project, commitments should be made to mitigate it. Opportunities for mitigation include staggered start finish times, employee car/van pooling, bike accesslbike racks, transit-friendly site layout, etc. Site improvements should include sidewalks from Dublin Road to the building(s) and a bus stop area and shelter (Community Plan recommendations). On-site support services such as day care, a cafeteria, an ATM, and barbershop will reduce employee trips. Staff is particularly concerned about lunch hour traffic and its impact on Old Dublin. Bike path connections to Old Dublin and an employee cafeteria should be priorities. Funding assistance for a COTA ~^ Dublin Planning and Zoning Commission Staff Report -June 10, 1999 Page 26 route may also be worth considering. The Community Plan calls for _COTA service along Emerald Parkway. The text commits to using "all reasonable and good faith efforts" to implement traffic reduction methods. The plan should consider future expansion of COTA routes. • An eight-foot asphalt bike path will be constructed along Dublin Road, including any necessary easement. The text states it will connect from under I-270 to the southern property line, including the Smith and Lambert- parcels with their permission. • Roughly three acres of this site are within the Indian Run ravine. This site is scenic, and the run and the slopes contribute to its environmentally sensitive nature. The City has worked consistently toward preservation of the Indian Run. The Community Plan identifies such streams for buffering, preservation, protection, and public access. This ravine is a habitat for an endangered plant (Arabis patens) which must be protected. This sensitive area, with its old growth trees, is irregular and is 100, 130, 150, and up to 180 feet wide at various points. The applicant has provided roughly 1.9 acres as a conservation easement (100 feet from stream centerline, the length of the west properly line) in the text and plans. The language has not been fmalized, but it will forbid disturbance of any kind in this area. In the area 80 feet beyond the easement, the text commits to the creation of "no-disturb" zones as part of the tree preservation plan. The text permits an elevated pedestrian path through the conservation easement to connect with the existing Cardinal Health campus. This should be referenced in the conservation easement. • Significant portions of this site are wooded, and many trees will be lost in construction, especially in the south half of the site. The Landmark Tree survey indicates 24 landmark trees: two (2) in the east-west tree row and 22 along Indian Run. (Another 13 landmark trees are located on the Lambert and Smith parcels.) Landmark trees must be preserved wherever possible. Existing trees ~ are shown on the plan, but without caliper data. The tree preservation ordinance requires a tree survey/inventory and the replacement, caliper inch for ~„~,,, caliper inch, for trees (six-inch or larger) removed. A tree replacement plan was not submitted. The text states the Commission must approve it before any ` f nal development plan can be submitted. Trees along I-270 are to be preserved where possible. There is also a significant tree row running east/west through the middle of the site. The development text commits to including significant portions of this in a "no-disturb" zone as part of the tree preservation plan. Staff strongly suggests that particular attention be paid to the landmark trees. • The development text requires landscaping to meet Code. Parking in Subarea 2 will be screened from view along Dublin Road. The Schneider and Lambert parcels have adry-laid stone wall along Dublin Road, and the text states that this will be extended along the frontage of the site, including the Smith parcel. • The 50-foot pavement setback along residential properties serves as a buffer. The development text requires minimizing grading, preserving existing trees of good quality, and augmenting with additional plantings to create an effective Dublin Planning and Zoning Commission Staff Report -June 10, 1999 Page 27 screen. A simulated wrought iron fence may be installed along parts of the southern property line. The southern buffer, including planting and fencing, is to be installed within a year of zoning approval and to be reviewed by the neighbors and the Commission. If the Smith and/or Lambert parcels are not combined with the site within three years, this buffering will be provided around these parcels. Staff applauds the applicant's efforts here. • Public sanitary sewer is available from two sources: a 36-inch sewer along the east side of Dublin Road and a 24-inch sewer on the west bank of the Indian Run. A private connection to the 36-inch line is favorable due to the conservation easement. The text provides the City with final approval pending a geo-technical study. • Public water is available from a 24-inch water line on the west side of Dublin Road. The water line is concrete, and there may be additional costs due to the special requirements of the City of Columbus for tapping concrete lines. Water meter pits must be located outside all public right-of--ways and be completely screened. • The area along the North Fork of Indian Run is located in the 100-year floodplain according to FEMA Flood Insurance Rate Maps and submitted plans. The floodway-plus-20 feet must be shown on the plans and be included in the conservation easement. • To date, no stormwater management analysis has been submitted_ The site is tributary to both the Scioto River and North Fork of Indian Run. The text indicates that all plans will conform to the City's stormwater regulations. This site does not qualify for a stormwater waiver. The text states that a master stormwater plan will be submitted prior to submitting any final development plan. Under the plan, detention is permitted in all subareas. The appearance of any such detention/retention must be sensitive to the scenic quality of the Scioto River corridor and should also be submitted for Commission review prior to any final development plan submittal. The text states that a soil erosion control plan will be submitted for approval prior to grading. • Bedrock is very close to the surface in this area. Any blasting must be performed according to the City's policy. If any blasting causes well damage to the surrounding properties, the developer will be responsible for connections to public water. . • The text requires that all signage meet Code. All entrance features/signs must be placed outside the sight triangle. • Cut-off light fixtures will be used that match those at the existing building, and the maximum height is 28 feet. Building up lighting and cut-off Iandscaping lighting are permitted from concealed sources. • The north entrance shall serve as the main construction entrance. The south entrance will be closed to construction traffic for Subareas 2, 3, and 4. Appropriate dust control measures will be maintained during all phases of construction. • The Code requires filing of a final development plan for 20 percent of the site Dublin Planning and Zoning Commission Staff Report -June 10, 1999 Page 28 within 240 days of PUD approval. The text waives this requirement. The text delays construction for three years following zoning approval, unless waived by Council . STAFF RECOMMENDATION: This development will provide ahigh-quality office site, and it is expected to provide an outstanding presence along I-270. The site has a very sensitive location, near to Old Dublin and residences, and along both the river corridor and the banks of the Indian Run. Maintaining the appearance along Dublin Road is an essential community value. The applicant has revised this plan in an attempt to be more sensitive to these circumstances and to moderate the development's impact on the area. Mitigation of the traffic impacts on the public road system is the remaining critical issue. This combined concept and preliminary plan are appropriate to move forward. It should be noted that the tree preservation plan is being deferred until a later date (prior to submission of a final development plan) for Commission review. Additionally, this application waives the 240-day deadline for submitting the final development plan. This application was discussed for several hours on two previous occasions. The staff has supported a density of 11,000 square feet per acre, for a total of 317,000 square feet, and this is supported by the traffic study. The Commission, however, expressed support for only 9,000 squaze feet an acre, yielding 260,000 square feet as a permitted use. Staff recommends approval with seven conditions: Conditions: 1) That the office density be limited to 11,000 square feet per acre, or a maximum of 317,000 square feet, as a permitted use; 2) That the plan be modified to incorporate scheduled improvements to Dublin Road and Emerald Parkway, and all site-related traffic improvements recommended by the traffic study and the City Engineer; 3) That the developer include the Smith and Lambert properties, if they accept, when placing the bike path along Dublin Road; 4) That the parking garage be subject to the same setback height requirements as an office along the south property line; 5) That the developer be responsible for any damage caused by blasting; 6) That the gatehouse(s) be limited to one story in height; and 7) That the general development standards be revised to state that traffic mitigation is "subject to Planning and Zoning Commission approval." Bases: 1) The plan, as modified, meets the major goals of the Community Plan. 2) The plan, as modified, will maintain the traffic requirements of the area. 3) With the conservation easement, the ravine, old growth trees, and endangered species will be protected. 4) The development will enhance Dublin's corporate corridor along I-270. ~. Dublin Planning and Zoning Commission Minutes -June 10, 1999 Page 12 Mr. Fishman made a motion to table this co t plan, and Mr. McCash seconded. Th was as follows: Mr; Eastep, no; Mr. n, yes; Mr. Lecklider, no; Mr. Spra es; Mr. McCash, yes; and Mr. Fishman, (Tabled 4-2.) Mr. McCash suggeste t Mr. Close meet with the neighbor dress their concerns. At 10:50 p~y~the Commission announced it wou~~r only one more case. 4. Rezoning Application 99-0 -Preliminary Development Plan - amer's Crossing (formerly known as Village Commons) Chris Cline, alto or the applicant, volunteered to defe case until the next meeting, provided that ' as be scheduled as the first case. is case was tabled without further discussion. abled 6-0.) 5. Concept Plan and Rezoning Application -Preliminary Development Plan 98-119CP and 98-1202 -Cardinal Health, South Campus Chris Hermann said this is a combined concept plan and preliminary development plan. He said the development text has been revised to address several issues. The developer will continue attempts to purchase the two homes. If successful, these parcels will be submitted for rezoning and with the same standards. The maximum project size (360,000 square feet) will not be increased with the addition of the home sites. If not included within three years, the landscaping buffering shown for the south property line will be repeated around them. He said all reasonable and good faith efforts shall be made to implement traffic reduction/mitigation methods. The "no-disturb" zones will include the east-west tree line and the area between the 100-foot conservation easement and the 180 feet from the Indian Run. The landscape buffer plan will include neighborhood participation and review. Simulated wrought iron Fencing is permitted in this area. The main construction is the north entrance, and appropriate dust control measures are required during all phases of construction. Mr. Hermann stated that the maximum building height is four stories, with a maximum height of 65 feet at the building setback. Mechanical equipment, screening, and roof can rise an additional 15 feet (80 feet total from grade) at the setback line. Parking structures are limited to three stories and 35 feet above grade at the building setback line. All detention and/or retention pond areas shall be designed and located to be aesthetically pleasing and sensitive to the site. The parking setback will increase to 70 feet along the Franklin residence. Mr. Hermann said the applicant has worked very hard to address these concerns. The text revisions make this development more sensitive to the scenic area. He said staff recommends approval with seven conditions. 1) That the office development on this site be limited to 260,000 square feet as a permitted use, and that any additional development of the site between 260,001 Dublin Planning and Zoning Commission Minutes -June 10, 1999 Page 13 and 360,000 square feet be treated as a conditional use, with any additionally permitted square footage specifically determined by a revised- traffic study examining the extent of traffic improvements at High Street and Bridge Street and Dublin Road and .Emerald Parkway within a year after completion of the I- 270 widening and Emerald Parkway bridges over the Scioto River and US 33/SR 161, and that such a conditional use permit, once granted, will expire within eight months if a final development plan is not filed; 2) That the plan be modified to incorporate scheduled improvements to Dublin Road and Emerald Parkway, and all site-related traffic improvements recommended by the traffic study and the City Engineer; 3) That the developer include the Smith and Lambert properties, if they accept, when placing the bike path along Dublin Road; 4) That the parking garage be subject to the same setback height requirements as an office along the south property line; 5) That the developer be responsible for any damage caused by blasting; 6) That the gatehouse(s) be limited to one story in height; and 7) That the general development standards be revised to state that traffic mitigation is "subject to Planning and Zoning Commission approval." Mr. Hermann said the applicant does not want additional square footage to a conditional use review, but with a traffic study. In three years, when several major road network improvements are done and depending upon the traffic study, the maximum square footage could be increased to 360,000 square feet. Mr. Hermann said regarding Condition 4, the parking structure floors height is smaller than the office floors. The height of the parking garage and the building are the same at that setback, but it should be moved back to be even with the three-story limit. Mr. McCash asked if that meant the parking garage would be permitted to be taller. Mr. ^~ Hermann said as now written, the parking garage can be 100 feet of the south property line, three stories high, and 35 feet tall. The building, at the 100-foot setback line can be 35 feet ~+ tall and two stories. Mr. Eastep asked if an agreement could be explored that provides access through instead of routing traffic through Old Dublin and Emerald Parkway. Mr. Eastep said he did not agree with the traffic study, but he understood it. Mr. Hermann said the roof, mechanicals, and mechanical screening could increase above 65 feet up to 80 feet or higher, provided there is an increased setback above the minimum building setback. The actual workable floor space has not increased above 65 feet; the roofing can be increased as it sets back. Mr. Lecklider asked if there was a maximum cap on the height, including mechanicals. Mr. Hermann said the maximum height will be four stories. r-~ Dublin Planning and Zoning Commission Minutes -June 10, 1999 Page 14 Mr. Lecklider asked for a summary of the public's feedback regarding the staggered heights. Mr. Hermann said steps were put in on the south property line, so it is two stories and 35 feet and 100 feet, it is three stories at 150 feet, and it is four stories at 200 feet. Mr. Lecklider asked about the path along the Indian Run. Mr. Hermann said the text now discusses a raised or elevated pathway that would connect this site to the one to the north. Mr. Fishman questioned the value of a conservation easement if no one gets to see the area. Mr. Sprague said it preserves an environmentally sensitive area. Mr. Hermann said at the last meeting, the Commission favored a maximum of 260,000 square feet as a permitted use. The text now says Cardinal Health will not build within three years of zoning approval, and will not occupy within four years, unless waived by Council. The text also states that they are going to continue to try to add the Lambert and Smith parcels, and if they do, that will not increase the permitted office square footage. The Commission thought that any additional square footage (above 260,000 square feet) should be treated as a conditional use, requiring future discretionary approval by the Commission. The text as proposed would permit 360,000 square feet, depending only on the results of another traffic study. It now shows that there has not been deterioration or that what was project in the current study is met with the opening of all the new improvements. Mr. Lecklider asked if the Commission had discretion if the traffic study said 360,000 square feet (which it does currently). Mr. Hermann said there is a little room for discretion, except that it is based on the traffic study. The applicant wants it to be based solely upon the traffic study. If it proves that things are working, then they can build whatever square footage the study indicated, not to exceed 360,000 square feet. Mr. Lecklider said this is a problem. Mr. Fishman said the only way to know if the traffic study was really working was to get on the road and see if you can move. Mr. Fishman said the deal was if the roads worked, then 360,000 square feet would be permitted. If not, they would get 260,000 square feet. Mr. Lecklider said as Condition 1 presently reads and was explained, it would be pointless to schedule a hearing for Cardinal to come back to the Commission for approval. Ben W. Hale, Jr. said Cardinal Health needs certainty for their business planning. He suggested that a traffic study be done with traffic counts at the intersections (after the improvements). This should then be checked to determine -how much square footage Cardinal Health could build without deteriorating the level of service. Whatever it is, Cardinal should be permitted to build that--but it has to be based on real numbers, real traffic counts and what is really happening on the street. Mr. Hale suggested a density limit of 11,000 square feet for approval. They needed some certainly. That would yield 317,000 square feet. ~-. Dublin Planning and Zoning Commission Minutes -June 10, 1999 Page 15 Mr. Hale said they are willing to do a traffic study three years from now based on real traffic conditions. He has:confidence in Doyle Clear's study. Mr. Kindra recommended that Mr. Clear for this traffic study because he had worked for Dublin on the Community Plan. Mr. Harian asked if they were going to use staggered work hours. Mr. Hale said the examples given to mitigate the traffic will be done. Mr. McCash said the "other measures" would not control traffic. The only way it can be controlled is by limiting the density that is developed. S Mr. Fishman said that 360,000 square feet would be approved if the roads work after another review by the Commission and with a new traffic study. Mr. Hale said at that point, it would be an administrative process, and the Commission would have administrative discretion. Mr. Sprague said if they do not comply with the conditions for a conditional use, the request will not be granted. Mr. McCash said the Community Plan assumed 110,000 square feet of office for this site. The more deviation above the Community Plan, the less reliable any traffic study is at predicting build-out conditions. He said the Commission was willing to go up to 260,000, but above that, there are too many unknowns. Anything additional should be handled as a conditional use with the traffic study and what is going on in the area being considered. Mr. Hale said their test was the same as was used in the Community Plan. It shows no deterioration in those major intersections. Mr. Lecklider said he was willing to split the difference. Mr. Hale said they originally asked for 460,000 square feet with parking which would meet the lot coverage limits. It would meet the level of service C. Mr. Hale said they were at F now. He said Cardinal Health would not cause those intersections to deteriorate. With the three major improvements complete, they will return with another traffic study. If in fact what was projected in both traffic studies occurs, they should be entitled to the 360,000 square feet. Mr. McCash noted the intersection of High and Bridge Street is a level of service F, not C. Mr. Hale said they were working with year 2020 and at level C. Mr. Lecklider asked if Mr. Hale agreed to 317,000 square feet and the conditional use would not apply. Mr. Hale agreed to split the difference. Mr. Lecklider said he could support 290,000 square feet without any additional conditional use. Mr. Hale said this is the lowest office square footage in Dublin. Mr. Fishman said it also has access only to a scenic road (SR 745). Protecting the standard of living in Old Dublin is important. Mr. Hale the agreed to a density of 11,000 square feet. Dublin Planning and Zoning Commission Minutes -June 10, 1999 Page 16 Mr. Lecklider asked if he would agree to 10,000 square feet per acre or 290,000 square feet. There will be no requirement to come back with a conditional use. Mr. Hale agreed to return in four years with a traffic study and a conditional use to determine what square footage they will get, based on whether the traffic studies in the Community Plan projected accurately. He agreed to come back with a conditional use- after the Emerald bridge over the river, the I-270 widening, and the Emerald bridge over US 33 are completed. Mr. McCash suggested a condition that the three improvements must be completed, and if the conditional use supported doing 360,000 square feet, okay, but construction must begin within eight months, otherwise it expired. Mr. Hale agreed. Various other suggestions were given to expiration time frames and triggers. Mr. McCash said Dublin's development is too rapid to wait many years after conditional use approval. He thought construction should start within 2'/z years. Mr. Lecklider disagreed. Mr. Hale said Cardinal Health would agree to the 11,000 square foot cap. Mr. Fishman clarified the deal: the Commission proposed 290,000 square feet; Mr. Hale proposed 317,000; and the difference being split yields 310,000. Bill Marx, Real Estate Director of Cardinal Health, asked for a vote on 310,000 square feet. Mr. Marx said the project was at risk by reducing the square footage 360,000; the property value was reduced significantly. He said they are renegotiating with the sellers due to the lower density. He said if those negotiations are not successful, this deal is off. Mr. Fishman said Dublin's standard of living is also at risk. Traffic problems are the most common complaint from residents. The Commission is trying to help Cardinal and Dublin. Mr. Marx said the expansion project would be put in jeopardy if the density is not acceptable to their chairman. He said the vast majority of their employees are Dublin residents. They also care about the quality of life. He said corporate taxpayers are necessary. Mr. Eastep said the majority of traffic studies look only at arterial streets. If employees use shortcuts, they are not included. Projects under construction are not included in traffic studies. Mr. Lecklider said the residents and the traffic consultants may not agree on what is an acceptable level of service. His comfort zone did not exceed 260,000 square feet. Mr. Hale said the Community Plan has said that an acceptable level of service is C. Mr. Hale agreed to do it at 260,000 square feet with 360,000 permitted if a conditional use is filed after the three improvements are complete. Dublin Planning and Zoning Commission Minutes -June 10, 1999 Page 17 Mr. Hale said he understood if the traffic study indicates that the intersections will not work at this level of service, :the Commission will not permit more than 260,000 square feet.- Mr. Lecklider said he needed to know that their review will be meaningful. Mr. Fishman asked if the square footage could be turned down based if the Commission finds that the intersections are not working and the standard of living is lower than expected. Mr. Banchefsky said as long as it is supported by the facts, the Commission has discretion to adjust within the range agreed upon. Mr. Eastep asked if a second, independent traffic study could be requested. Mr. Banchefsky said yes. Mr. Fishman asked what would happen if Cardinal did not buy the Smith and Lambert properties. Mr. Hermann said they will be required to have the same buffer as on the south property line around those properties. Mr. Hale agreed. Linda Menerey, NBBJ, said the building will go back two feet for every additional foot over 80 feet in building height. Mr. Hale said the first building had eight-foot ceilings, and they wanted nine-foot ceilings on this one. She said the limit is still four stories. Mr. McCash asked if there was a maximum height. Ms. Menerey said 100 feet. Ms. Menerey said "simulated wrought iron" is anodized aluminum painted black or bronze. Mr. McCash made a motion to approve this rezoning application with seven conditions: 1) That the office development on this site be limited to 260,000 square feet as a permitted use and that any additional development of the site between 260,001 and 360,000 square feet be treated as a conditional use, with a revised traffic study examining the extent of traffic improvements at High Street and Bridge Street and Dublin Road and Emerald Parkway after completion of the I-270 widening and Emerald Parkway bridges over the Scioto River and US 33/SR 161 and that such a conditional use permit, once granted, will expire within eight months if a final development plan is not filed and construction started within 2'/i years; 2} That the plan be modified to incorporate scheduled improvements to Dublin Road and Emerald Parkway, and all site-related traffic improvements recommended by the traffic study and the City Engineer; 3) That the developer include the Smith and Lambert properties, if they accept, when placing the bike path along Dublin Road; 4) That the parking garage be subject to the same setback height requirements as an office along the south property line; 5) That the developer be responsible for any damage caused by blasting; 6) That the gatehouse(s) be limited to one story in height; and 7) That the general development standards be revised to state that traffic mitigation is "subject to Planning and Zoning Commission approval." Mr. Hale agreed to the above conditions. Mr. Sprague seconded the motion and the vote was as follows: Mr. Fishman, yes; Mr. Eastep, yes; Mr. Harian, yes; Mr. Lecklider, yes; Mr. Sprague, yes; and Mr. McCash, yes. 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Given the approval by the majority of commission members for the concept plan together with the considerations set forth by the P&Z staff we, as the affected neighbors to the development, would like to express the following concerns pertaining to the proposed development. I. Density of apartment units on 149 acres. As discussed at the meeting, this development is adjacent to residential sites consisting of r~ at least one acre per homesite, with the two residences directly abutting the development consisting of three atxe lots (or 20 units over approximately 28 acres). The: proposed ~ density of 1 18 units over 14.9 acres (or 7.9 units per acre) is totally inappropriate for the area and is not acceptable to the neighbors. The concept .plan also showed lithe barrier between the proposed units and the established homes. ff this development is truly meant to be a transitional area into the Old Dublin area, then the residential portion of the development must also provide a better transition to the established residential lots to the south and east of the area. The proposed density affects not only the serene natural setting of the Indian Run ravine area, but is also totally unacceptable as concerns the impact on the traffic volume on Rt. 745 immediately south of the Emerald Parkway intersection. The proposed density of 8 units per acre may be the norm for normal multi- - family suburban deNdopmert. This proposed site is far from the norm. The City of Dublin just paid an unprocedeated amount to preserve the Shawan Falls area. By allowing the proposed Indian Ridge development to ocxur, with the apartment density as proposed, the city risks not only the liability of a large number of persons accessing the Falls area 98-119CP and 98-1202 Concept Plan & Rezoning Cardinal Health South Campus 1 4 w ~ `~ 1 C~' LETTER FROM RESIDENTS CONCERNING INDIAN RIDGE DEVELOPMEN r~- Q f~ eiTY of ~uBi TO THE ATTENTION OF THE PLANNING AND ZQNING COMMISSt AS A 10 YEAR RESIDENT ON INDIAN RUN DRIVE, WHICH IS A STREET RUNNING EAST TO WEST, LYING DIRECTLY SOUTH OF DUBLIN-BELLEPOINT ROAD AND t-270, I AM DEEPLY DISTRESSED BY REZONING APPLICATION 97-1522. AS YOU KNOW, THE SITE IN QUESTION IS ONLY 29.408 ACRES AND THE APPLICANTSAOWNERS ARE REQUESTING PERMISSION TO BUILD 110,000 SQUARE FEET OF OFFICE AND ASSOCIATED RETAIL. USE, 100 APARTMENTS -AND 8.41 ACRES OF PARK LAND (LYING ACROSS STATE ROUTE 745. THIS PROPOSED LAND USE IS NOT COMPATIBLEWITH -T1iE<SURRflI~NDING NEIGHBORHOODS AND IS CERTAINLY NOT=COMPA"f1BLEWiITH-INDIAN RUN STREAM OR RAVINE. THE` AREA SURROUNDING THIS ACREAGE IS A NEIGHBORHOOD CONSISTING OF OLDER HOMES,-THE_ M~WORITY OF WHICH HAVE OVER AN ACRE OF LAND. .THERE ARE NO RETAIL STORES IN Ti-ItS NEIGHB(~HOOD, NOR.NEEDTHERE BE AS DUBLIN PLAZA tS QUITE NEARBY. EACH OF THESE ESTABLISHED HOMES ARE VALUED ABOVE X200,000 ANO MANY OF THESE HOMES FAR EXCEED THAT PRICE. INTRODUCING APARTMENTS AND RETAIL SHOPS fNTO THlS OLD, ESTABLISHED NEIGHBORHOOD DOES A OISSERVIGE TO THE INDIVIDUALS WHO HAVE TAKEN GREAT PRIDE IN THEIR PROPERTY AND HAVE MAINTAINED THEIR HOMES SO WELL. ALLOWING SUCH DEVELOPMENT !S TO LOWER THE PROPERTY VALUES CONSIDERABLY. DUBL{N HAS ALWAYS SEEMED COMMt7TED TO PRESERVING THE AMBIENCE OF WHICH R IS RIGHTFULLY PROVD. TO ALLOW THE PROPOSED DEVELOPMENT IS A S1GNtFlCANT STEP AWAY FROM A COMMITMENT THAT WAS HERETOFOREUAL-UED ANDS<~_ RESPECTED NOT ONLY BY OUR COMMUNitY BUT:BY MANY OTHER ~00l1AMUNCTIES AS WELL. CROWDING 100 APARTMENTS, RETAIL AND OFFICE SPACE ON THIS SITE WOULD INCREASE THE TRAFFIC ON STATE ROUTE 745 AND fTS SURROUNDING TRIBUTARIES. I THINK THAT R IS A PROBABILITY THAT YOUR COMMISSION HAS BEEN CONTACTED BY MOTORISTS -WHO ARE FREQUENT OR INFREQUENT USERS OF THESE ROADS. PERHAPS THEY AREAS PERPLEXED AND AGGRAVATED AS THOSE fN THE NEIGHBORHOOD BY THE INTENSE TRAFFIC ALREADY ON THESE PREPONDERANTLY TWO LANE ROADS. TRAFFIC 98-119CP and 98-1202 Concept Plan & Rezoning Cardinal Health South Campus ~. ~ ~.~~ ~~ .R 2 IS FURTHER INCREASING AS BUSINESSES GROW ALONG THE EMERALD PARKWAY SECTION BETWEEN DUBLIN COFFMAN HIGH SCHOOL AND STATE ROUTE 745. EVEN WITH COMPLETION OF THE EMERALD PARKWAY BRIDGE OVER THE SCIOTO RIVER, TRAFFIC NORTH AND SOUTH OF THE SECTION IN QUESTION WILL EXCEED THAT WHICH SHOULD BE REQUIRED OF A SCENIC TWO LANE ROAD. THIS LOVELY ROAD, WHICH NOW SERVES AS A MAJOR ENTRANCE AND EXIT OUT OF OLD DUBLIN SHOULD BE PRESERVED AND NOT DENIGRATED FURTHER: NOT ONLY iS IT PLEASING TO THE EYE AND WELCOMING TO THE VISITOR DURING MUIRFIELD-WEEK AND THROUGHOUT THE YEAR BUT R iS ADJACENT TO A REMARKABLE SCENIC AREA. THE AREA IS THE INDIAN RUN RAVINE. AS:~fOU ARE=AWARE THE~AVINE WAS USED BY THE INDIANS AND PROBABLY BY PREHISTORIC PEOPLE. R IS MY UNDERSTANDING THAT THE 100 APARTMENTS ARE TO ABUT THIS NATURAL RESOURCE. THE INTEGRITY OF THIS AREA, WHICH IS ALREADY STRESSED BY DEVELOPMENT, WOULD: BE FURTHER-COMPROMISED BY THE HEAVY EQUIPMENT, EXPLOSIVES, LINES, PIPES, WIRES,. AND CABLES REQUIRED TO BUILD A DEVELOPMENT ON L{MESTONE. I UNDERSTAND THAT SOME TYPE OF DEVELOPMENT HAS TO COME TO THESE FEW ACRES BUT WHAT EFFECT WOULD THE PROPOSED DENSITY OF BUILDINGS. ROADS AND PARKING SPACES HAVE ON THE LAND? YOU MAY. DOUBTTHIS AREAS HISTORIC SIGNIFICANCE BUT. YOU CANNOT DISPUTE THAT TREES OVER i00 YEARS OLD WERE THERE FIRST AND REQUIRE OUR PROTECTION TO SURVIVE SO THAT OUR KIDS MAY HAVE A CHANCE TO ENJOY THEM. -ONCE LOST TO DEVELOPMENT LAND SUCH AS THIS CAN NEVER BE RECLAIMED (AS ~„~„ EVIDENCED BY THE RECENT ATTEMPT TO'RESl7RREC'fA'»GREEN°SPACE' AT THE CORNER OF STATE ROUTE 745 AND STATE ROUTE .161). I DO APPRECIATE THAT THE P8Z COMMISSION IS APPARENTLY WEIGHING THE PROS AND CONS OF THE PROPOSED DEVELOPMENT CAREFULLY. tT IS MY HOPE, AS WELL AS THE HOPE OF MANY OTHERS, THAT YOU TAKE RESPONSIBLE ACTIONS, NOT JUST FOR THE SAKE OF MY NEIGHBORHOOD BUT FOR THE COMMUNITY AS A WHOLE. 98-119CP and 98-1202 Concept Plan & Rezoning Cardinal Health South Campus 3. IN SUM, ANY CONCEPT THAT INCLUDES RETAIL SPACE, OFFICE SPACE AND MULTIPLE FAMILY APARTMENTS. IS NOT CONSISTENT WITH THE CONDITIONS THAT THE PLANNING AND ZONING COMMISSION DEMANDED BE MET IN THE STAFF RECOMMENDATION REPORT OF JUNE 19, 1997. THESE ORIGINAL 4 CONDITIONS REQUIRE THAT THE LAND USAGE FOR THIS SITE MUST'BE DESIGNED TO BLEND IN WITH THE SCENIC CHARACTER OF DUBLIN ROAD AND THE SURROUNDING AREA`. OBVIOUS TO ALL IS THAT THIS AREA, ANYWAY THAT YOU DEFINE IT, DOES NOT HAVE RETAIL STORES, NOR DOES Cf HAVE MULTIPLE FAMILY UNITS. ANOTHER P8Z CONDRION THAT MUST BEMET~fSTHE~00MPlETIONOF A -- - TRAFFIC STUDY WHICH ADDRESSES IMPACTS AND~MITKK3"ATING ~AAEASt~RES FOR DUBLIN ROAD CAPACITY AND LEVEL OF` SERVICE. f WOULD VERY MUCH BE INTERESTED IN THE RESULTS OF THIS STUDY AND IN READING P&G'S COMMISSIONER STAFF REPORT AND CONCLUSIONS. 1 APPRECIATE THE CONDITIONS THAT THE PLANNING AND ZONING COMMISSION WAS SET. I ALSO APPRECIATE THAT THE P8Z WILL CONTINUE TO DEMAND THE HIGH STANDARDS REQUIRED OF THIS LAN05 USAGE. LAURA SHUMAKER 101 INDIAN RUN DRIVE DUBLIN, OH. 43017 98-119CP and 98-1202 Concept Plan & Rezoning Cardinal Health South Campus P" f DitBLIN PLANNING AND ZONING COMMISSION RECORD OF ACTION June 19, 1997 7'Y UH Uli(t1,11~ ~~ Shier Rings Rood , riIID~6144/161~250 fa~c 614/161-bS06 The Planning and Zoning Commission -took the. following action at this meeting: 10: Concept_Plan 97-070CP -Indian Ridge-Dublin-,Bellpoint-Road=and I 270 Location: =.26.57-acres located on the southwest oorner~fDubbn=Bellpoinf Road and I- 270. wing Zoning: R, Rural District. Request: -Review and approval of a concept plan under the provisions of Section 153.056, PUD, Planned Unit Development District. Proposed Use: A development consisting of 104,000 square. feet of office and associated retail uses, 118 apartments and 4.84 acres of parkland. Applicant: Indian Ridge Associates, LLC., Steve Whitman, Jeff Whitman, and Brook Development Company, c!o Ben W. Hale, Jr., Smith and Hale, 37 West Broad Street, Columbus, Ohio 43215. MOTION: To appmve this concept plan because the land uses are consistent with .the 1988 Community Plan and those recommended in the ConUnunity Plan Update and it will add parkland along the North Fork of the Indian Run with four conditions: 1) That secondary access be addressed at the preliminary development plan stage; 2) That a traffic study be conducted.that:;addresses_impacts,and mitigating measures for .Dublin Road capacity and -level: ofservice, ~ traffic signal warrants for the two entianoes onto Dublin Road, and analysisaf~the-effects~of:,the development, along with the recommendations for mitigation, on the -operation and capacity of the Emerald Parkway and Dublin Road intersection; 3) That park areas be reconfigured; and 4) That the plan as it evolves be designed to blend in with the scenic character of Dublin Road and the surrounding area. * Ben W. Hale, Jr. agreed to the above conditions. VOTE: 4- l . RESULT: This oonc~pt plan was approved. It will be forwarded to City Council with a positive recommendation. STS CEI 98-119CP and 98-1202 Concept Plan & Rezoning Cardinal Health South Campos Mary A. Ne - Dublin Planning and Zoning Commission Minutes -June 19, 1997 Page 23 5) That y dead, dying, or landscape material iden ' during a landscape ins on to conducted this s r be replaced by October 15 1997; 6) t additional handica accessible parking be a ed, and that all parking t the uirements of the to 'and code; 7) That all signage mee a requirements of the text ode, and existing varian ; 8) That all exterior erials match existing mate ' s, subject to staff approval• and That a revised sit .plan showing parking and 1 taping be submitted wi two weeks. Mr. Peplow second){d the motion. Mr. Ford agytred with the above ..The vote was as ollows: Mr. Ferrara, yes; . (~innici-Zuercher, yes; . Lecklider, yes; Mr. Peplow, yes; Ms. Boring, yes. (Appr ed 5-0.) 8.- ~ vetopment Ptah 97-0 P - MetroCenter~ •=~evetopment -545. etro South _ .This. was postponed at the equest of the applicant . pri to the meeting. The was no dis sion or action taken. 9. Rezoning Appiicatio 97-0692 -Avery Road R Subareas B and Bl Avery Square This application was ned at the applicant's prior to the meeting No discussion or action was taken by Commission. 10. Concept Plan 97-070CP -Indian Ridge -Dublin-Bellepoint Road and I 270 - °-- -Mary Newcomb presented this°twnoept:plan for 26.5 acres located at the southwest corner of I 270 and Dublin-Bellepoint Road and showed slides of the area. The proposal is for a mixed use development including 104,000 square feet of office and associated uses, 118 apartments, and ~ . .4.84 .acres .of parkland. = The ~subjed site has .a lot of frontage along I 270 and .wraps around two ~,,, single-family lots on Dublin Road. The westr~n portion ~of the •site~~is ~ elevated=above I-270. The Community Plan identifies this area for a mixed use development. The northern I I.8 acres of the site would be the office portion. The southern 14.8 acres is proposed to be 118 apartment units. A single access point is shown from Dublin Road. A village green of 1.15 acres is planned. The parking for the office development is to be located in the rear along I-270 to provide a streetscape along the green. Streetscape elements such as benches, street trees, ~ decorative streetlighting, etc. are to be included. The proposed office is a two-story. development with a density of 8,800 square feet per acre. Based on the acoss to the site and the aural nature of Dublin, the density needs to be limited on this site. The residential portion has a gross density of 7.9 du/ac. Parking is to be located on the street and in garages located to the rear. The applicant is proposing a neo-traditional design with backyards, streetscape elements, street trees, and sidewallcs throughout the site. 98-119CP and 98-1202 Concept Plan & Rezoning Cardinal Health South Campus Dublin Planning and Zoning Commission Minutes -June 19, 1997 Page 24 Ms. Newcomb said three azeas of parkland are proposed: the village green, 1.2 acres along the North Fork of the Indian Run, and an additional 2 plus acres along Dublin Road. The applicant is proposing a neo-traditional design with a village scale and streetscape, reminiscent of Old Dublin. The parkland requirement for this site is 3.$ acres, and staff believes the parkland needs to be reco~gured. The 1988 Community Plan identifies this area as a transition zone which includes office and multi-family uses. A second access should be investigated as part of the preliminary development plan. The site is heavily wooded in the southern half and along Indian Run. A tree preservation plan is needed with the preliminary development plan. Grading will have to be minimized. -The required setback along I 270 is 50 feet. Code requires a landscape buffer. The applicant would like to decrease the parking setback. No specific buffer details have been submitted. Staff is concerned about the affects of the proposed developmentanEmerald=Parkway. A traffic •study,>including traffic signal warrants, will be requested~iththe rezoning:»Left~turn stacking and -streetlighting -will be required at all entrances=per~City~ policyy-~A~ikepath-:which. currently exists along the west side of Dublin Road should be extended across this frontage. The preliminary development plan needs to be very detailed and provide a large amount of supporting material as outlined in the staff report, such as: layout, azchitecture, building materials, integration and coordination of the office and residential uses, buffering, access, parkland, and tree preservation, which will be critical in executing this village green concept. Ms. Newcomb said staff is recommending approval of this concept plan with four conditions: 1) That secondary access be addressed at the preliminary development plan stage; 2) That atraffic-study addressing impacts and mitigating measures for Dublin Road capacity and level of service, traffic signal warrants for the two entrances onto Dublin Road, and analysis of~the effects of the'°development;-along with°the-recommendations formitigation, on the operation and capacity of the Emerald Pazkway and Dublin Road intersection; 3) That park areas be reconfigured; and 4) ~ That the plan as it wolves be designed to blend in with,the,scenic character-of Dublin Road and -the surrounding area. Mr. Ferrara said the single access was a major concern: ~If ~anremergency.~ccurned>in any of the commercial buildings, it would close the entryway to the residential azea. Mr. Ferrara asked what "mixed use" meant in the Community Plan. Ms. Newcomb said it generally included multi-family with a density of 6 to 12 dwelling units per acre and an office 'density of up to 17,000 square feet per acre. Mr. Ferrara asked if the preferred scenario was the lowest one selected. Ms. Clarke said yes, it was the "low impact" scenario. Ms. Clarke said land use on these pockets was discussed in December at a retreat. Mixed use was agreed to be generally appropriate for the site. Ms. Boring also was concerned about the single access but wanted to keep some scenic characteristics along Dublin Road. Otherwise, she thought the plan looked very interesting. 98-119CP and 98-1202 Concept Plan & Rezoning Cardinal Health South Campus with its cliff sides, but also puts the continued preservation of this historic natural setting at risk. We bring to your attention the study completed by Dublin Parks and Recreation Committee on July 3, 1984, entitled "Indian Run Stream: The Need for Preservation. The Request for a No Build Zone". This study addresses the geological, historical, botanical, zoological, and ecological significance of the Indian Run Stream, specifically in this case, the "North Fork of the Indian Run Stream from its intersection with Brand and Coffman Roads to the point of confluence with the South Fork", and the need for preservation thereof. The proposed density of this development is highly detrimental to the unique aspects of this site. ~w 2. Proposed rental nails as opposed to owner~occupied. By its very nature, apartment units are much more transitory in nature than are owner- occupied-dwellings. We request that the proposed development provide for owner- o«upied, low density dwellings from the start, rather-than. rental .units: ~~Thereis:conoern -not only for the continued preservation of the area-°but also -for4he doss=of~privacy: and secxuit3- of the existing neighborhood. BYsupporting=owner-ooeupied~deaoes;.tirere is _- _ a-higher chance that the natural setting of the area well be preserved and respected and the - - `village green" neighborhood concept succeed. _ 3. Impact on traffic flow catering and eating Rt. 745. While it is premature at this time to determine the impact of the Indian Ridge development on Rt. 745, several items need tp be considered: • The proposed entrance to the development is only about 400 ft. south of the major intersection of Emerald Parkway and the nevi bridge over the Scioto. The proposed development will more than likely require a traffic signal on Dublin Rd. just south of the one to be installed for Emerald Parkway. This is a poor location for the point of ingress for the development. • ~ -What is the timefiame for.the.completion of the Indian Ridge development as it relates to-the opening of the new bridge at F.rnerald Parkway? .Dublin Road traffic cannot support this proposed development prior to bridge completion. The new Killelea development just north- of Emerald Parkway will consist of 80 single family homes - representing a significant=incxease~in-potential~traffic volume onto Dublin-Road in the near future•even without the Jndian;3~dge development. • C~rrrent traffic on Rt. 745 is unbearable at certain times of the day, most . notably at the morning rush hour and after school and at evening rush hour. The past few weeks, neighbors on Indian Run Drive have experienced a 5 minute wait just trying to exit off our street in the middle of the day and a 15 minute delay just trying to get to the Bridge St. bridge at 161 from Indian Run Dr. in the evening. • The Indian Ridge development concept plan shows only one point of access - what is the backup impact oa Rt. 745 should the majority of residents to the development need to enter the development at rush hour times? What is the potential backup oa the Ementld Parkway intersection should the majority of the businesses, customers, and residents neod access to Rt. 745 at the critical 98-119CP and 98-1202 Concept Plan & Rezoning Cardinal Health South Campus times of the day, not to mention the already overcrowded intersection at the Bridge St.:bridge at Rt. 161. - • While the potential for a second access to the development is noted in the concept plan, this access would cut between two existing large residential lots making them subject to the noise, the heavy traffic, and loss of privacy. This is not acceptable. • Given the classification of Rt 745 as a National Scenic Highway, it is not possible to add a third lane on Rt. 745 for traffic, and only a limited turn lane is possible. This means a significant restriction on the capability of Rt. 745 to handle additional large volumes of traffic, especially to the south of the Indian Ridge development into the Old Dublin area. 4. Sewer and storm water ranoff considerations • What plans are in place for the development to tap iato-cxty~ewer lines? . Dublin's sewer line nms on the east side~ofDublin_Road-and-:is~already at capacity. R w~l be impacted further by.the=~letea~ticevelopmeat~mderwaYl~ worth of Emerald Parkway. A high density development wilt severely impact the amour of effiuence into this sewer line. - • The elevation of the development has significant implications for storm water retention. There were no plans on the concept plan for storm water catch basins or sheet drainage oho Dublin Road. Direct surface nmoffinto the . ravine will severely affect the fragile ecological structure of the area and is unacceptable. • The homesites on Indian Run Drive have wells that have already been affected by the Emerald Parkway blasting to the north. Any fiuher blasting of the limestone base w~71 create further fissures into the underlying limestone and negatively affect the quality of the existing wells. As was mentioned by John Ferarra during the commission's discussion of the concept plan, why must we feel a need to develop every available acre in Dublin? Many of Dublin's residents have been seeking a slow dowq if not a moratorium on new development in the Dublin area. The area under consideration}is~one~of~he =precniermreas of natural beauty available to the city. Why turn this historic~wooded area:into a-brick and cement region, impacting not only the natural habitat<of~sevecal~w~7dlife-:species=but~aLso impacting the-long term conservation of the Indian Run Ravine area? If this area needs to be developed, why not with large single family lots that could enhance and protect the .natural beauty of the area. Many of our neighbors in neighboring subdivisions are amazed at the natural beauty of the Indian Run Dr. area and have expressed personal desires to have large acre lots as well. At this time, most of those persons seeking land are forced to move north into Delaware County or into Union County. Here is an opportunity to offer wooded land plus convenient access to Dublin proper. 98-119CP and 98-1202 Concept Plan & Rezoning Cardinal Health South Campus Dublin Planning and Zoning Commission Minutes -March 19, 1998 Page 13 2. Rev' ed Composite Plan C pany -6600 Perimel This was withdrawn by the 9 -020Z -Perimeter Cent rSubarea F -Bob Su erel Tire Loop Road applicant prior to them ting. There was no di scion or vote 3. Rezoning Application 97--1522 -Preliminary Development Plan -Indian Ridge - Dublin- Bellepoint Road and I-270 Jack Reynolds, attorney, requested that this rezoning application be tabled in order to resolve issues prior the nett Commission hearing. Mr. Ferrara asked if staff was aware that the tabling request was going to be made. Mr. Hermann said yes, and he had informed several interested neighbors of this. Mr. Ferrara said he was prepared ao _hearahe..case.__.Mr.~::P.eplow.and Mr. Sprague were agreeable to tabling.4Mr. McCash thought-the~applicant~shauld~~meet=-with staff to workout the~issues rather-3han~ spending the Commission'same~ettling-ahem::--- , =- -- . Mr. McCash made the motion to table the case, and Mr. Peplow seconded the motion. The vote was as follows: Ms. Chinnici-Zuercher, no; Mr: Ferrara, yes; Mr. McCash, yes; Mr. Peplow, yes; and Mr. Sprague, yes. (Tabled 4-1.) business B' Newton, an envirc ~~ water and water The church is in Dut would have extended installing a lift stati~ n tal engineer, retained a church expansion said i, but utilities are not ities close to the char Randy Bowman sai he by orthwest Chapel at e cost of sprinkling 1 ;t available. He said ~ He is interested. in would handle this r6 Rings to Look their wilding is very high. ry Village Commons and the possibility of Ms. Fierce n Flora Rogers had a the meeting. She n contacts Comments n Retiring Chair and ice Chair Ms. 'Chi ici-Zuercher ~announ =this. would be .the fast eeting~or3..Mr..:1 Warren ishman and Roger 1'sas p have been appointed b City Council to fill Ms. ieroe offered Comm 199 and has served as vi a ce~ code, and Th mmunity Plan Steen Group. Ms. Fierce m Lisa Fierce said participation on neighborhood ~ eats both outgoing mem ce He worked on su mas/Kohler and Jacobs Committee, chairing th ated this totaled 120 m~ Chinnici-Zuercher's code, design review and the stadium subcy ~d her. ors She said Mr. Ferrara was pointed in mittees for design review, ulti-family all rezonings. Mr. Ferrara rved on the Utilities Group and sitting the Land Use ngs. She thanked him for 's insight. included terms as Vice and Chair, and ~ game ordinance, ap ce code, several es. Staff estimate 98-119CP and 98-1202 Concept Plan & Rezoning Cardinal Health South Campus r~r of nual,lnr {3016-1236 ~IOa ~1N61~6S50 fmc ~1N61.6S66 UK www.au6Gn.oh.us DUBLIN PLANNING AND ZONING COMMISSION RECORD OF ACTION July 16, 1998 The Planning and'Zoning Commission took the following~action~atxhis~meeting: -~: 1. Rezoning .Application 97-1522 -Preliminary Development Plan. -Indian Ridge - Dublin-Bellepoint Road and I-270 Location: 29.408 acres. of land Located predominately on the west side of Dublin- Bellepoint Road, south of I-270. EJristing Zoning: R, Rural District. Request: Review and approval of a preliminary development plan under the provisions of Section 153.056, PUD, Planned.Unit Development Districx. Proposed Use: 87,000 square -feet of office and associated retail uses, i00 apartments, and 8.41 acres of parkland. Applicants/Owner: Indian Ridge Associates, LLC., Steve Whitman, Jeff Whitman, and Brook Development Company represented by Ben W. Hale, Jr., Smith and Hale, 37 West Broad Street, Columbus, Ohio 43215. MOTION: To table this application as requested by Ben W. Hale, Jr. VOTE: 6-0. RESULT: After much discussion regarding building materials, preserving natural areas, stormwater, access, streets, density, and traffic, this application was tabled in order to address the issues. STAFF CERTIFICATION r~ Chris Hermann Planner 98-119CP and 98-1202 Concept Plan & Rezoning Cardinal Heaith South Campus • MEETING MINUTES DUBLIN PLANNING AND ZONING COMMISSION JULY 16, 1998 TY OF UUBI,I~ ada-Rings toad X3016-1236 /IDD:614.161.6550 Fmc 614-1616566 irK wwrrdu6~.alws -1. ---Rezoning Application -1522 - Prelimina evelopment•~lan~.--ln ' -Ridge - Dublin- Bellepoint Road an I:270 (Tabled fi-0) 2. Large Format R 'Design Guide ' - 98-077ADM -Prop tied Code Amendnie (Tabled 6-0) 3. Development an 98-058DP -Post very Office Complex - 750 Pflst Road (Appr ved 6-0) 4. Rezoning - plication 98-036Z - ev~d Preliininary Dev npm~nt Plan - .'-~letro nter -- Hilton den Inn. - SOO Met ~ Play ~torfh (Postpo d with rro vote or acti - taken) The ting was called too er at ~i:30 p.m. by Ti klider. Other Com .iss:~~i ~~emh~ers p t were Tom McCas Roger Eastep, 3oe Hari ,Warren 1=istlmau and rm 5pr~agrre. Mr. P ow was absent. St embers present includ ohn Talentino, Chris II .man: , Li.a tierce, zanne'Wingenfield, ary Newcomb, Chad rbson, Randy Bowman; i_n Lirt~etori, 1~4ariin Strayer, Mary Beard ,Fred Hahn, Barb Cox itch Banchefslcy, Flor Roget-s, rcin Peterscr Carson Combs, a Libby Farley. Mr. -Fish de a motion to accept ' to the record:all=~docume ;_;Mr..-Sprague.~econd .The vote was follows: Mr. Eastep, y ; Mr. Harian; yes;-Mr. - klider;-yes;_•Mr ~Mc~' h- yes; Mr. Sp ue, yes; and Mr. Fish n, yes. (Approved 6-0. KYm ittleton-presented the . ign Review Subcomm' ee update. "t'he next m mg is August 12 1998. Invitations will a sent to others that will a participating in the pr ss. 1. Rezoning Application 97-1522 -Preliminary Development Plan -Indian Ridge - Dub[in- Bellepoint Road and I-270 Tim Lecklider expressed concern about the late arrival of materials for thrs case. Commissioners had only 48 hours to review the revised materials for this case. Late submission violates the Commission's adopted Rules and Regulation that require submission of all materials 15 days 98-119CP and 98-1202 Concept Plan & Rezoning Cardinal Health South Campus rw Dublin Planning and Zoning Commission Minutes -July 16, 1998 Page 2 before the meeting. Chris Hermann presented this rezoning application for 29 acres on both sides of Dublin Road, south of I-270, and showed several slides. The two acres between the Scioto River and Dublin Road are being annexed into Dublin and will be used toward the park requirement. The project has a boulevard entrance at the north end with a secondary emergency- only access between two homes. The grading for the emergency access must meet Code, and this requires at least a 10-foot cut through part of the site. The tree row in the.. center of the site will be preserved. The southern area will be multi-family, and the northern area will be commercial, *^ mainly office with some retail use. The multi-family units have garages and .rear alleys for vehicular access.. There are several. different multi-family. building elevations, and all of .them ~' feature more traditional, Old Dublin architecture. The area along the North Fork of Indian Run will be park. Mr. Hermann said that at the concept plan approval, .:the~Commission~-recommended adding parkland. The two acres across Dublin Road were:addedas~arlcland:andamanyother changes :were made as requested by staff. The number of~~apartments~was~eduoed:to100;yielding 4.87 dwelling units per acre. The 87,000 square feet of commercial area yields a density below 10,000 square feet per acre. The plan shows 8.41 acres of park; just over the required five acres. The prime park areas are along the Indian Run and the Scioto River, and these alone meet the park dedication requirement. The 200-foot setback along Dublin Road is to be maintained by-the :owners' association. The commercial area will permit neighborhood commercial and suburban office uses, but retail uses have a maximum size of 8,000 square feet apiece. Staff recommends that a maximum of ten percent of the building area be retail uses, or 8,700 square feet combined with each use limited to 1,500 square feet. Mr. Hermann said private streets are shown, and they are narrower than City standards. The applicant wants apedestrian/village scale with sidewalks, parallel parking, benches, lights and tree -lawns reflecting an Old Dublin character. No structure is closer than 40 feet to the property lines. _ The key concerns are the southern and eastern property lines, due to the existing residential ,~. neighbors. -The text proposes three foot wrought iron or wood fences on the front of the multi- family units, and a-wood privacy fence in the -.rear. These fences. should be .architecturally integrated. Permissible signage. includes wall, projecting, and~awning signs. ~~taffreca~mmends further restrictions. The materials include Ohio limestone, red brick, dimensional shingles, and vinyl siding. The commercial and residential buildings wilt have similar character and the residential structures will feature one main material and each will be unique. Staff has recommended fiber cement or wood products instead of vinyl. Staff is concerned that only the building fronts face the street rather than garages or sides. Mr. Hermann said the second driveway should be for everyday access. The only land available is a strip between two homes. Emergency-only access is proposed, and due to the amount of development proposed, staff believes this access point is needed for general access and circulation. IE will require careful screening and buffers. 98-119CP and 98-1202 Concept Plan & Rezoning Cardinal Health South Campus rs- Dublin Planning and Zoning Commission Minutes -July 16, 1998 Page 3 The parking will meet the office and multi-family requirements, but not retail. An additional ten spaces will be available for park use. A public access easement from Dublin Road to the Indian Run will be provided through this development. The applicant will build a bikepath along Dublin Road, and dry-laid stone walls are proposed in the front. If blasting is used and.causes damage to any wells, the developer needs to provide potable water. Several of the affected residences are in unincorporated Washington Township and would not be eligible for Dublin water service. A stormwater waiver will be submitted. The landscape plan needs to be brought up io standards, and the buffer should be well-detailed where it is proposed along the residential neighbors. ~"" Mr. Eastep commended staff for its analysis of this project, but said this proposal is not ready for _ .formal hearing. _ He .noted the :staff is .recommending tabling. .He is aot prepared to vote, .and there are 23 issues which will require the entire evening to resolve. Mr. Hermann .said there are many issue_to resolve _and?xhat-staffrecommends _tabluig. The issues raised in the staff report are as follows: 1) -Provide two full accesses to-the site;~~thenorthern-most access is required to have left-turn stacking, the southern-most access will not require left-turn stacking. 2) Design the southern-mostaccess point to be considerate of the existing neighbors, including appropriate buffering and landscaping. 3) Show the necessary right-of-way on Dublin Road and any needed easements for a bike path. 4) Commit to developing the site with small-scale buildings as shown on the site plan. 5) Limit retail uses to no more than 10 percent of the commercial area, and restrict maximum retail space per use to 1,500 square feet. 6) Provide a tree preservation plan with the preliminary development plan defining how trees will be protected during grading and construction. '7) .Provide a detailed grading plan showing where disturbance of trees will occur. ~8)- tRequire that-each commercialbuilding.include at-least-70 percent stone or-.brick andspecify the number of residential structures using each material. 9) Eliminate the use of vinyl materials from the material selection and require all chimneys and dumpster. enclosures to be made of masonry. 10) Meet the parking requirements for multi-family;-~office,:~and-retail <uses;: ~or allow .the _ °Planning Commission discretion to revise same.~at:.the::finai:developmentsplan review. 11) State that all colors will match those.of the.HistoricDistrlct-xolor:~alette.. -- 12) Submit a detailed landscape plan meeting all Code requirements (tree lawn, parking, interior, street trees, tree lawn width, etc.) 13) Redesign plan to include only front elevations and no garages along the main roadway. 14} Architecturally coordinate all fences with the development and limit the materials. 15) ...Consider improving the .residential design elements .(use of shared single door entrances, dormers, and placement of windows). 16) Require that signs be consistent with the Old Dublin Sign Guidelines, architecturally integrated into each facade, and limited in number for each tenant. 1'n Limit the height of the entrance monument sign. 18) Identify the 200-foot Dublin Road setback line and 100-year floodplain on the plan. 19) Meet Dublin Lighting Guidelines for all site lighting. 98-119CP and 98-1202 Concept Plan & Rezoning Cardinal Health South Campus Dublin Planning and Zoning Commission Minutes -July 16, 1998 Page 4 20) Provide an access easement to the Lambert and Smith parcels. _ - 21) Provide potable water to affected residents in the event blasting causes well damage. 22) Design private streets to meet the City Engineer's requirements for thickness, durability, and geometry. - 23) Submit stormwater management analysis showing compliance with the new City regulations. Ben Hale, Jr., attorney for the applicant, agreed, but he believed there should be a presentation and then feedback from the Commission. Both the developer and staffhave worked very hard thus . far..The architecture. drives this project,. and they have a~.different opinion on the=second ~ -- • access drive. He requested 15 minutes of the Commission's time. Lisa Fierce said several neighbors are in attendance to express their views, so it will take longer -than 15 minutes.- Tim Lecklider said that they will accept their. comments. _ _ Jim Sprague asked-about the bottom of page two .ofthesupplementaltext-whichlimits.-each retail use to 8;000 square feet. Mr. Hermann.said no retail use-may exceed 8,000 square-feet, and each ..mush besubmitted-to the BZA for conditional use approval: He saidthe Code gives conditional ..use authority to the Planning Commission, and this should be incorporated. Staff wants to limit - =retail uses on the -large office site to ten percent of the building area, or$;700 square feet total. . Mr. Sprague agrees that this is a Commission- issue. Mr. Sprague asked - if -.the owners' association was mandatory. Mr. Hermann said yes. Mr: Sprague asked about the blasting and the erosion and was concerned about the grade. He wants to minimize the disturbance in the area. Mr. Hermann said the neighbors did submit their concerns in 1997. They cited well problems with blasting at Cardinal Health. Therefore, this was included by staff. Mr. Sprague asked about the status of the Old Dublin sign guidelines. Mitch Banchefsky said that he will report back on this. Tom ~McCash-.noted the.2.L acre.dedication on:the east side-of~Dublin Road was not-pars of the .concept plan:. He viewed this as a type of transferred development rights, used to increase the ~. _ :. ~- ~=development density on the original site. Mr. Hermann -was unaware of. other sites where this was . .._.. done. He said the two acres along-the river are directly acxoss Dublin Road -from the original site, and meet _ the adjacency requirement .for the -rezoning ::application:~nd~~~hat~~clustering of development on a site is common place. Ms. Fierce said the concept plan review encouraged additional parkland and one of the-conditions .: -.required reconfiguring the park. -The applicant sought additional land. This meets the Community Plan goals of stream protection and improving river access. She said the Bash proposal on Riverside Drive, while not approved, was similar. Mr. Hermann said staff, including Fred Hahn, -• is excited about this as park space. The land. for the Emerald Parkway bridge was bought; and will give Dublin a bridge head of public park right along the Scioto River. Mr. Banchefsky said Code states that the City, not the developer, determines what parkland is suitable for dedication. If it is not desired, it will not be accepted. Mr. Harlan asked about the slope of the 3.1-acre park along the Indian Run. Mr. Hermann said 98-lI9CP and 98-1202 Concept Plan & Rezoning Cardinal Health South Campus Dublin Planning and Zoning Commission Minutes -July 16, 1998 Page 5 that the steep slope is at the edge of a true ravine traversed by the Indian Run. There are some flat areas included in the park with trees and the slope. Mr. Harian said the traffic -study was not in their packets. Randy Bowman said that the traffic study was completed some months ago, and there are no changes to it. Mr. Harian asked whether or not left turn stacking is being provided at the second access entrance which is 500 feet away. Randy Bowman said this site needs two access points to handle .the proposed dwellings. and - commercial square footage. -One goal is to retain the:nature of Dublin Road by minimizing .widening of Emerald Pazkway.as a major intersection and.:returning -to the rural character quickly. ~ . If there is only left turn stacking at the northern entrance, the left-turning traffic will use the main .. . _. access-point. He.said we don't want.excess_stacking on Dublin Road. - Warren.Fishman was concerned about the two acres along:the..river.--If;-there=ismo stormwater retention on the site; the water will-cross Dublin Road-.and=go<throughaepark~to=the river. He - -thought it should be piped-or the-park would be :worthless.~~~Randy~Bawmansaid~he4stormwater analysis-had not been oompleted.:However, the new Stormwater Management-Regulations would . .not allow for a waiver_on this- site. The- regulations limit. stormwater waivers to the area -between Riverside -Drive and Dublin Road, with approval of City Council. No retention plan-has been -submitted as yet, but thewater does need to cross under Dublin Road and enter the river.. The Emerald Parkway design included a major outlet pipe and some open channel. Piping is largely a function of money. Staff is still waiting on more information, but the Commission should offer its guidance to the developer on piping versus an open channel Mr. Fishman said that private drives do not meet Code, and he could not support them. If a project is:too dense tomeet Code for. streets, .private drives are used.. -Many times, the.subsequent owners of the private streets declare a hardship and want Dublin totake over the roads. Many -~f_those ;narrow, -substandard private streets, belong to Dublin now.:Mr. Hermann said private drives aze. requested because narrow streets with parallel parking blend with the pedestrian scale - and design proposed. Dublin Codes aze based on a spacious suburban model with lazge yazds and ..wide streets and wetbacks. ---This will -have: an. entirely. different -feel,.. more like .that of .Old Dublin. Mr. Fishman agreed and said he-would rather see.smallerstteets;~ut°they.~houldJbe~ubiic streets from the outset to handle long-term maintenance. Mr. Hermann said public streets must be at least 28 feet wide, excluding any parallel parking. In order to meet that; one or both lanes of parallel parking will be lost.. He said the required right-of-way would be 60 .feet, and setbacks are measured from the right-of-way edge. The buildings would be pushed back much further. Mr. Fishman asked about the thickness of asphalt and the base. Mr. Banchefsky said since 1990, Dublin's ordinance requires that a private street meet standards such as width, curb and gutter, pavement thickness, and sidewalks as a precondition for acceptance. Mr. Fishman thought there would be a problem with the base and pavement thiclknesses, and he cited an issue with Muirfield Drive. He was concerned about durability. Mr. Hermann did not think that base and pavement thickness would be problems for the applicant. 98-119CP and 98-1202 Concept Plan & Rezoning Cardinal Health South Campus Dublin Planning and Zoning Commission Minutes -July 16, 1998 Page 6 Tim Lecklider asked for clarification. Mr. Banchefsky said as a minimum for public street acceptance, the following standards must be met: street width, curb and gutter, pavement thickness, strength, and sidewalk installation. These would not meet street width and would not qualify for conversion to public streets. Mr. I.ecklider said his earlier comment was not directed at the staff efforts. He is still frustrated at the late submission. He asked how this mixed use project fits into the Community Plan. Mr. ~ -Hermann-said staff believes it meets. the spirit of the Plan. It is more -than half employment- . ,generating usage. ~ : _Mr.. Hermann said :.the :original plan _ had more .:commercial ..space and -less - ~„ residential. ~ Due to the nature ~ of Dublin Road and the surrounding land use character, staff _ . , ~ ~.~~strongly-.encouraged~loweringahe. commercial density..=He~said it.was-reduced from-104;000- square feet .to 87,000 square feet of office and other commercial use. Mr. I.ecklider read the - ~ traffic-study from the concept plan and wanted it discussed~:moreahoroughiy: -_. . Mr. Lecklider .said the signs proposed are based .on.~erimeter_:Center:: ,~.ivlr.;:I~Iermann said there -are three different possibilities for signs,-which maybe too many. - He thought there should be a -mix of signs to cxeate.thefeel of.O1d Dublin. A tenant should choose among the options, but not use all of the options. -Mr..Lecklider asked -for solutions to the jog in the main entrance drive.. Randy Bowman -said a Iogical arrangement of the intersections is desired, assuring that emergency or waste hauling vehicles can negotiate the jog. He said more information is still needed to judge this. Mr. Hermann said the concern here is for slow traffic movement within a pedestrian environment, and there are constraints on the site, such as trees to be preserved. Randy Bowman said the entrance drive is three Lanes at Dublin Road. ~.. ::~Mr.-_hecklider noted:that staff;is encouraging.a private.sanitary sewer. Randy Bowman said that most multi-family. developers put -the sanitary sewers in out-of-the-way areas where granular back fill is not.required.. Granular back fill is a requirement for public sanitary sewers when they are .--under pavement.or,sidewalks. .In a-_multi-family: development, .there-is a of pavement, and sometimes -the sewers are placed behind houses nor:in~parldand-to:prevent~aving~o~rovide.a more costly back fill. If they install private sanitary sewers; °ihe =back -fill requirement ~s lower, and Dublin does not maintain them. - - -Ben Hale, Jr., the applicant, -said most of the issues are easily resolved, but there are four or five -issues to be addressed. Regarding. pavement standards for private streets, they will meet Dublin's requirements for thickness, durability and geometry. They will pay the fees for municipal inspection to assure they meet Code. Mr. Hale said the biggest disagreement is the secondary access. There is a problem with the slope between two houses. They want to create a main drive boulevard which provides two points of access. He said it had safety and aesthetic benefits, and a better grade. He will confer with the fire department about safety and design. He said the carrying capacity was satisfactory. They believe having one boulevarded access is the right thing to do. 98-119CP and 98-1202 Concept Plan & Rezoning Cardinal Health South Campus ~: Dublin Planning and Zoning Commission Minutes -July 16, 1998 Page 7 Mr. Hale said their architect requests more flexibility in commercial building materials than staff recommended. Regarding Issue 13, there is one area where a garage fronting on the main roadway is the right solution. He originally asked Frank Kass to undertake this development because of his flexibility. Joe Sullivan was hired to design the architecture because of his experience. This project is driven by architecture. It will replicate the feel of Old Dublin. He said this is an office development, not a commercial development. There may be the need to provide some services, and they.would like to have the right .to come back to ask for that use. They will not be relocating tenants out of Old Dublin. The size_ of a commercial use is not an issue. _-,Joe.Sullivan,~ Sullivan,-.Gray; Bruck Architects; said some projects .need alternativeatandards. Gary Schmidt, of Schmidt Land Design,. was working on the site plan. The fabric of Old Dublin, the scale of buildings, the setbacks and.building.separations:do.-not:meetaCode.e ~~vhole intent of a~planned.development process is:to allow for=creativity~He~aid~.safety.•_and~quality standards will be met. This plan meets the Community~Pian~rnd~s~till~eonomicali3-.~easible: Mr. Sullivan said'-the mold=family development is based on asingle=family concept. The streets have a good feeling and are enclosed by buildings. -There are specific ratios between the building height and~the treet•width that-create~the~best~human scale. Fencing, porches and other elements will -give it vitality. The office and-residential .uses will tie together.. There are many details to work through as-the project progresses, but feedback at this stage is needed. A range of materials is desired that includes vinyl siding. The buildings will be treated as individual homes. Mr. Fishman asked if there is any retail use. Mr. Hale said this is primarily office, and any other use would be limited and .treated as a conditional use. Mr. Hale said they could work. with the suggested total of 8,000 square-feet of retail use and 1,500 square feet per-retail tenant. Ivir. :- Sullivan said some very small:•uses ;would-just service this project, ~ such as a small coffee shop. It would. add to the fabric and the quality of the entire project. Mr.: Fishman su ested .. urchas' the eastern . ro Pat .Grabill. said ,even the :limited ~ P ~ ~ P Perty- , g~ ~ =densities, that economics would not justify it. ~ He:has~ncrt~ontaeted~he~raers~or~his purpose. The existing single-family lots will providewgood::screening ~o it ~cvill ~+not::be~een. This is consistent:with -the feedback from the_concept.plan:~.~cFashman~aid~hat~cquisition would solve the entrance problems. He loves the whole feel .With the area bridges and traffic situation on SR 745,. this project may be premature. The road connections may be needed first. There was a requirement with the Cardinal Health development that both bridges (over the Scioto River and over US 33) be included in Dublin's five year Capital Improvement Program, but this was not - done. ~•He has a huge concern about this project's traffic being added to SR 745. Mr. Fishman wanted stormwater detention for this project on-site so the park will be usable. Mr. Hale said because interest rates are very low, it allows you to do this kind of creative project. When borrowing is more restricted, designers are very constrained. This project needs to happen now. 98-119CP and 98-IZOZ Concept Plan & Rezoning Cardinal Health South Campus ~"' Dublin Planning and Zoning Commission Minutes -July I6, 1998 Page 8 Mr. Fishman said drivers stuck in traffic are not persuaded by this. The number one complaint of residents is the gridlock. The roads are not connected in this area, and this is a problem. JoAnne Barnes, representing Indian Run Drive residents, said they participated during the concept plan last June. They oppose the density of this development. She said the Indian Run is a natural historical area.. Accessing the ravine is dangerous and the added units and families here represent a safety liability to the City and will damage the whole natural environment. The abutting homes - .., - °have :one to-three acre lots,~and this development is not a natural.transition to Old Dublin. --'The F residents.do nochave a problem with commercial development; because it.is a.daytime use.: The I`,r. proposed residential area will have. transitory occupants, and property ~ maintenance may be a ' .._ _ _ _. ~- problem.: ~ TheJresidents -are.~ooncerned.about-traffic-on .SR-745}and :have snot =seenthe -traffic study. • -~ - -, -- -. They- currently struggle to exit their subdivision and .drive to Old ..Dublin. The Air Touch development:on ,Emerald :Parkway has had a lot;of>:impact.~A:~eAV~~raffc~tudy:as needed to - examine the potential volume of Cardinal Health employees_onDublin-Road.- ; Ms. ~ Barnes said there is also oonoern about wildlife- in the area. Deer use the ravine and there are red .fox. and horned .owls -in the. area. -.Development drives. out the natural .creatures. Other concerns have not been addressed; including school impact. Children now must walk 1.5 miles to school: ~ The-~children on-Indian Run Drive will be walking to Indian Run-Elementary and Sells Middle school. It will not be safe for children to walk down Dublin Road. The density is not appropriate as a transition area along large single-family lots. Jonathan Smith, 6805 Dublin Road, said the proposed buildings are beautiful, but the neighbors' views should be considered. He objects to the proposed secondary road abutting his southern - property line. The strip is 26 feet -from his bedroom.. The developer only controls 60 feet of land, _ and he.wonders if this:is. wide enough to build a road because of the extreme slope up from Dublin -_Road. •Rock will have.to be.blasted. He.encouraged the.Commission to :visit his site to examine - :this. He said the strip has many mature pine trees not shown on the plans. He believes at least 90 feet inwidth-is needed to properly build the slope. He said the secondary-road detail shows the slope of the proposed driveway coming up to his foundation. .... Mr. Smith said.this.development will affect his properiy~value;-and~100;apartmentss~cill ~gatively -change.the quiet area. -This.is one of the last wildlife~r-.eas:vf°.Old:JDubiin-anda:heautifui area that deserves something better than an apartment complex. This is not a realistic development - proposal. He said getting from his driveway to Dublin Road is a major problem due to traffic. This project will make the problem worse. Betsy Franklin, 6725 Dublin Road, .was .mainly concerned about .traffic.. She has .two small children. In a medical situation, it took 20 minutes to drive to Old Dublin. Another issue is safety. Their house is on a very secluded piece of property. This development will expose their property. Once development opens up the area, anyone could wander onto their land. She is also concerned about blasting. She said their foundation was cracked by the blasting done at Emerald Parkway. They depend on well water. They are located in the Township and are not interested in annexing to Dublin. The residents would prefer owner-occupied properties. 98-lI9CP and 98-1202 Concept Plan & Rezoning Cardinal Health South Campus ~" Dublin Planning and Zoning Commission Minutes -July 16, 1998 Page 9 Roger Eastep asked if core samples have been done. Mr. Hale said no. Mr. Eastep said there seems to be too much density on this site. The secondary road and stormwater management systems do not fit, and he concludes that the site is too small. An off-site park was needed to meet the Code. He does not think retail mixed-use works and gave the example of Muirfietd Square. This site should be strictly office. Mr. Eastep agreed with Engineering that two accesses in and out of the site should be mandatory. He.could:not°support a stormwater.waiver.. He is concerned about theproposed-street size from . _ - .a.safety_,and.congestionstandpoint..:Architecturally,.Old.Dublin.is not successful enough .to copy. ..._ ... -- He was uncomfortable with_having 23 conditions.: -The development should meet the -Codes. -He - -._ ~_:_.~said:many.:residents do:not::favor:more apartments. =Any:apartmentEcomplex=should..bedesigned -- -~ -. -_ ~~~::.. to fit the .property, .including all stormwater and traffic issues. Mr: Eastep said his information is that Dublin has 500-700 vacant apartments. --_Jim:Sprague was concerned about blasting, stormwatet~wanagement,c~nd-building quality. - •He wanted the roads to be durable: -. He :will -approve a private road if it meets°Dublin standards. He stated .that this .is an innovative concept but wants to be careful not to "shoe-horn" it on the site. Density-and traffic were big issues with Mr. Fishman. Dublin has to be aware of the impact of density. He supports preserving as much natural integrity as possible. The density could be reduced further. He likes the streetscape, height restrictions, and architectural cohesiveness. It is an interesting concept that will still take some work. •.-Tom_McCash said_there was,discussion~of the impact on the ravine of Indian Run and on-the presidents at-the concept-plan. - He potentially saw 1,020 -people--from the office and residential <. uses using one_access.-~.The,traffic reportsaid during the AM peak hour, 2~3 people would=be .. coming in and 58 would be leaving. These seem to be extremely low numbers for the uses - ~..,, - :proposed. Mr.: McCash thought.blasting would be required to install the secondary access, and the impact .on .Indian Run is .unfortunate:.: The. development needs an increased setback from the - • ~,,,, ~ ravine and the houses. -The accessory retail uses will~~ncrease°the•-amount~of~affic:~;3.imitations __ :are needed on-the neighborhood commercial uses. ~-.Mr::~vlcCashasconcerned:ghat<;it:~vill compete with Old Dublin. Mr. McCash is also concerned about the streets and 10-foot setback for residential structures. He is not sure about the neo-traditional plan. He said that the setbacks and the buildings relate to the internal streets.- The width of the streets are of concern because of the separation distance between ::the buildings and;the alley: ways.. There are going to be internal traffic: problems. ~ - He suggested - - more foundation plantings. The colors need work, especially the white siding. Issues such as trash and fire access need to be addressed. Mr. McCash liked the mix of buildings. He would like to see the village green used as the center for the apartments and buildings. It would provide for interaction inside that community. He thinks the commercial uses should be integrated with the residential uses. The impact on the single family residents along the south and the east needs to be addressed. He said this is a concept that is worth continuing to evaluate. 98-119CP and 98-1202 Concept Plan & Rezoning Cardinal Health South Campus ~„"' Dublin Planning and Zoning Commission Minutes -July 16, 1998 Page 10 Joe Harian said he liked the look of the buildings and the mix of materials proposed. He thought a good quality vinyl may work. There is more and more traffic in this area, and he was surprised at some of the numbers in the traffic study. He had problems with the secondary access and saw no solution unless more property is purchased. More parkland is needed. Warren Fishman said developers always tend to over develop sites. This development does not have a major park. If the two houses on Dublin Road were incorporated into-the plan and the - :development were pulled away -from the Indian Run and connected-more strongly to Old Dublin, ~' . this would be.an:asset to_the:area...He encouraged :the.connection with:Old.Dublin.and encouraged fountains. He thought the architectural style and design was very. appropriate and had a German - - • Village feel. ~:His.two concerns were traffic and overdevelopment.. ~:He:stated.aaittle retail -in this project is needed. A coffee shop would give it some character. According to Dublin's CIP, it -will take many years to improve and connect all of the roads. ....Tim-L~ecklider liked the limit of four units per-building~he~materiaLs.,~architecture;:and;.style. It has a lot bf trim and may be a high maintenance~pian.--He had concerns-with~the~siding. He agreed with the concerns of the .light colors proposed and how they fit in this area. He was .concerned about the view from I-270. The parking and buildings may be very visible. Traffic is a concern. He .understands the position of: Mr. Smith, being .located nett to the secondary access. - Mr. Lecklider supported a boulevard entrance...He wants feedback from .the Fire Department. The,ravine -and surrounding area will be impacted by the -number of new people having access. Mr. Hale said they still have some work to do, and he still thinks this is a worthy project. Their traffic. consultant will examine some of. the issues raised by the Commission. They do not -envision acall-center user here. They -think people that -live in Dublin will want offices here, -:.shortening their commute.: He would 1~7ce to further discuss the stormwater issue. They will work with the staff on a proposal to impress them. He thanked them for their time and comments. "^ - . Tom McCash made a .motion .to table this case... Mr. F.astep .seconded the .motion, and the vote - -. -was as follows: Mr. Harian; yes; Mr. Lecklider, Yes:3vlr.rSprague;yes;YMr,<iF_ishman..yes; Mr. ~""' Eastep, yes and Mr. McCash, yes. (Approved 6-0.) Mr. Lecklider called for a short recess. 2. Large rmat Retail Design Gui es - 98-077ADM - P posed Code Amendme -- .Chad Gi n.presented this proposed: a amendment to addr s_Iarge format retail-bus' esses. Any r 'wholesale use, 25,000 s e feet or larger will classified as a conditio ,and it w" be subject to Planning d Zoning Commission iew. City Council issu a 90-day ratorium in May to allow f a study of the issue an preparation of a Code ndment. He 'd two of the obvious issu are traffic and aestheti .Staff has come up with ome guidelines to mitigate some of the ' pacts. Mr. Gibson sho a number of slides of fisting retail uses. 98-119CP and 98-1246 Concept Plan & Rezoning Cardinal Health South Campus crr~ ~-H' Ill'itl.l~ vision of Planning 00 Shier-Rings Rand n, Oha X3016-1236 Ihone,/IDD: 61 ~-761 X550 Fmc: 61~-761.6566 Web Site: www.dubinohus DUBLIN PLANNING AND ZONING COMMISSION RECORD OF ACTION March 4, 1999 The Planning and Zoning Commission took the following action at this.meeting: 1. Concept Plan and Rezoning Application- Preliminary Development=Plan 98-119CP and 9&12tIZ -Cardinal Health, South Campus - -- Location: 28.8 acres located at the southwest corner of Dublin-Bellepoint Road° at I-270. Elristing Zoning: R, Rural District. Request: Review and approval of a combined concept plan and preliminary development plan under the PUD provisions of Section 153.056. Proposed Use: An office development of 432,000 square feet with structured parking. Applicants:. Jerry and Beverly Trabue, 5888 Leven Links Court, Dublin, Ohio 43017; . McKitrick Properties, Inc., c/o John McKitrick-Bethel Road Investment Co., 2333 Gulf of Mexico Drive, Suite IC-3, Long Boat Key, Florida 34228; and Marion Schneider, 6775 Dublin Road, Dublin, Ohio 43017; represented by Ben W. Hale, Jr., Smith and Hale, 37 . West Broad Street, Columbus, Ohio 4321. MOTION: To table this application as requested by Jack Reynolds, Smith and Hale. VOTE: 6-0. RESULT: This application was tabled without discussion. STAFF CERTIFICATION • Chris Herman Planner 98-119CP and 98-1202 Concept Plan & Rezoning Cardinal Health South Campus crri t-r• nl lll.l Division of Planning 00 Shier-Rings Raad n, Oha 43016-1236 DD: 614-Tb1-6550 Fax: 614-161-bSbb 1Neb Site: www.dubC~n.oh.us r.. DUBLIN PLANNING AND ZONING COMMISSION RECORD OF ACTION Apri18, 1999 The Planning and Zoning Commission took the following action at this meeting: 3. Concept Plan -and Rezoning Application -Preliminary Development Plan 98-119CP and 98-1202 -Cardinal Health, South Campus Location: 28.8 acres located at the southwest corner of Dublin-Bellepoint Road at I-270. Existing 'toning: R, Rural District. Request: Review and approval of a combined concept plan and preliminary development plan under the PUD provisions of Section 153.056. Proposed Use: An office development of 432,000 square feet with structured parking. Applicants: Jerry and Beverly Trabue, 5888 Leven Links Court, Dublin, Ohio 43017; McKitrick Properties, Inc., c!o John McKitrick-Bethel Road Investment Co., 2333 Gulf of Mexico Drive, Suite IC-3, Long Boat Key, Florida 34228; and Marion Schneider, 6775 Dublin Road, Dublin, Ohio 43017; represented by Ben W. Hale, Jr., Smith and Hale, 37 West Broad Street, Columbus, Ohio 43215. MOTION: To table this application. VOTE: 6-0. RESULT: After afive-hour .discussion, this application was tabled. Major issues included office density , number of employees, traffic and levels of service, .building materials and height, architectural guarantees, southern property line setbacks, adding parcels to the site, security, lighting, density, and refining the development text. The Commission encouraged the applicant to meet with the surrounding property owners and address their concerns. STAFF CERTIFICATION Chris Herman Planner 98-119CP and 98-1202 Concept Plan & Rezoning Cardinal Health South Campus r~ Dublin Planning and Zoning Commission Minutes - Apri18, l 999 Page 9 12) That access for the wards one-acre parcel be re by staff; 13) That all floodwa , floodplain, and floodway plus (including buil g permits), and lots be .redra~ regulations; 14) That all pave ent, rights-of--way, utilities, alignments d street geometrics, including Run, bed geed to the satisfaction of the ~ 15) That sto ater management basins be local by the Ci Engineer; 16) That "n parking areas" be designated al ; on all p ats, plans, and building permits; 17) 18) 19) 20) to the eastern approach as feet information be indicated on if needed in accordance with ~ sewer management, cul-de-sacs vertical idQe across the North Fork of a Indian Engineer; outside the 100-year floodplain all 28-foot streets, as That op structures and pipe be iced -along Brand Road for devel pment, if necessary, to avoid a ditch that is difficult to for otorists, and as approved by th City Engineer; the boundaries of the electric phone company service pri f plat; t at the time of final plat revie ,the applicant address the diver, a revised plat be l Harian seconded the motion, Mr. McCash, yes; Mr. Fisb •) ~ ins all conditions wi approved back to back, ., length of this in and dangerous be shown on the of the housing types; two weeks. the vote was as follows: Mr~rague, yes; Mr. Lecklider, yes; Mr. Harian, yes; and r. Peplow, yes. (Approved 3. Combined Concept Plan and Rezoning Application -Preliminary Development Plan 98-19CP and 98-1202 -Cardinal Health, South Campus ~+ Chris Hermann presented this combined concept plan and rezoning application to PUD, Planned Unit Development District. The site is located south of I-270 and west of Dublin Road. There are I... two homes along Dublin Road that are surrounded by the site. Mr. Hermann said future traffic improvements in the next several years will include the Emerald Road bridge across the Scioto River extending Emerald Parkway to Sawmill Road, widening I 270 and SR 161. The Post Road Bridge will also be widened to four lanes. Mr. Hermann said there are 20 to 30 percent slopes along Dublin Road. Staff recommends that parking be kept from this area to preserve scenic Dublin Road. He said the southern residence included in this plan will be razed when the site is developed. He said the Indian Run corridor on the west has a steep sloped ravine and a mature woods. Preservation of this area with a conservation easement is included. Preservation of the trees was an important part of the original Cardinal Health site. Mr. Hermann said Cardinal Health did a 98-119CP and 98-1202 Concept Plan & Rezoning Cardinal Health South Campus ~" Dublin Planning and Zoning Commission Minutes -April 8, 1999 Page 10 very good job on the north side. Staff is suggesting that this building be away from the trees along the Indian Run. Mr. Hermann said the Lambert and Smith parcels are not included in this parcel. The Smith residence driveway is actually on this site. Cardinal Health does not plan to construct for several years. The site layout shows setback lines, buffering, etc. It has been divided into subareas. The setback area is Subarea 1. Office buildings r~ are in Subareas 2, 3, and 4, plus the possibility of a pazking garage. In discussions, the applicant ~~ has agreed to increase the setbacks along Dublin Road to 300 feet at the north edge and 200 feet at the south edge. Residential buffers are provided at 50 feet. Mr. Hermann said the original proposal showed setbacks very close to the actual ridge. of the Indian Run where the steep slopes stop. The applicant has agreed tocreate a 100-foot conservation easement and establish an additional building setback to follow the along the terrain and mature trees. As part of the TIF agreement, Cardinal Health agreed to dedicate the Rector pazcel, located between Dublin Road and the Scioto River, as pazkland. Mr. Hermann said only a decorative gatehouse was proposed for Subarea 1. He said Subazeas 2, 3, and 4 permit office buildings and a parking garage in Subareas 3 and 4 is permitted. The site is comprised of four pazcels totaling 28.8 acres, currently zoned R, Rural District. The development text calls for 432,000 square feet of office uses (density of 15,000 square feet per acre). A total of 1,730 pazking spaces are shown. Mr. Hermann said if trees over six inches in caliper are removed, the Tree Preservation Ordinance requires them to be replaced caliper inch per caliper inch. This project will create some disturbance of the trees. There are 22 Landmark trees identified along the Indian Run and two more in the tree row. Mr. Heranann said the new four-story Cardinal Health building is 363,000 square feet, located on 32 acres will have 1,500 employees. The PUD plan for the_McKitrick site is for three more buildings, each approximately 120,000 square feet in size, which will have approximately 1,500 employees. A pedestrian bridge will connect the buildings across the Indian Run. Cardinal Health has agreed not to occupy the structure on the south campus for four years, unless approved by City Council. Mr. Herman said the buildings are limited to four stories, plus the mechanicals or architectural features. The quality architecture will use brick, stone, metal, or precast concrete. If there is a parking garage, staff recommends that it reflect the same quality as the offices. A traffic study performed by Barton-Aschman included traffic improvements in Dublin's Five year CIP. The extension of Emerald Parkway from Riverside Drive to Sawmill Road is not in the CIP, but was assumed to be in place. The study looked at the year 2020 traffic which the Community Plan projected, not including this proposal.. There was a reduction of 70 percent in the morning 98-119CP and 98-1202 Concept Plan & Rezoning Cardinal Health South Campus Dublin Planning and Zoning Commission Minutes -April 8, 1999 Page 11 peak traffic on High Street, north of Bridge Street, and a 60 percent reduction in the evening traffic with a 50 percent reduction on the Bridge Street traffic. - _ This project is larger than what the Community Plan assumed for the site. It tested 110,000 square feet of office and 100 multi-family units, generating SS to 265 'vehicle trips at the peak hours. With 432,000 square feet of office use, the traffic generation increases to 1,075 vehicle trips at the morning peak, and 975 vehicle trips at the evening peak. !""' Mr. Hermann said the traffic study also looked at access points. The north entrance is signalized and will be full service. The south access will not have left turns out. Left turn lanes will be required along Dublin Road for both access points. Staff believes Dublin Road improvements should include bikepaths, street trees, additional right-of--way to meet the Thoroughfare Plan, and a dry-laid stone wall .treatment matching the Smith and Lambert properties.. The. buffer treatment plan is part of the final development plan. Mr. Hermann said this application is requesting a waiver to the 240-day time limit to submit the final development plan. The building construction is not expected for several years. In addition, before the final development plan, the Commission will review tree preservation, tree replacement, stormwater, grading plans, a conservation easement and a building setback along Indian Run. In addition, the applicant wants to return to the Commission before the fmal development plan with tree, tree replacement, stormwater, and grading plans, as well as a conservation easement and a building setback along Indian Run. He said the density is directly tied to traffic. Anything that can be done to mitigate traffic impact is desirable. Bikepath connections, bike racks, a COTA shelter for buses, on-site. facilities for employees, and staggered work hours are requested. ~.. Mr. Hermann said staff would like the permissible square footage decreased to 11,000 square feet per acre. This would permit 317,000 square feet of office use: Dublin has made commitments in 1.. the past to protect Dublin Road, the Scioto Valley, and Indian Run. Development in excess of 11,000 square feet per acre would be treated as a conditional use. Mr. Hermann said staff recommends approval with 13 conditions. -~ 1) That the office development on this site be limited to the lesser of 317,000 square feet (11,000 square feet per acre) or 1,500 total new employees as a permitted use, and that any additional development of the site be treated as a conditional use; 2) That the plan be modified to indicate right-of--way consistent with the Thoroughfare Plan (40 feet from centerline), scheduled improvements to Dublin Road and Emerald Parkway, and all site-related traffic improvements recommended by the traffic study and the City Engineer; 95-119CP and 98-1202 Concept Plan & Rezoning Cardinal Health South Campus Dublin Planning and Zoning Commission Minutes - Apri18, 1999 Page 12 3) That all reasonable traffic reduction methods be implemented by the employer(s), with commitments indicated in the text, including staggered work hours, employee cafeteria and/or services, bike racks, and COTA access and shelter; 4) That the Dublin Road setback be increased to at least 200 feet on the southern portion and 300 feet at the north end to ensure that alt parking is completely screened from the Dublin Road view corridor, subject to staff approval; 5) That the Indian Run ravine corridor be placed under a protective conservation easement and include the landmark and mature growth trees, 100-180 feet in width, subject to staff approval; 6) That the east-west tree row running through the middle of the site be preserved and incorporated into the site and grading plans as feasible, subject to staff approval; 7) That a bike path, any necessary easement, and dry-laid stone wall be extended along Dublin Road (including Smith and Lambert properties), and that any gatehouse be stone, consistent with the character of Dublin Road; 8) That the building(s) reflect a signature office quality with a text commitment to provide an equivalent image to the existing Cardinal Health building; 9) That the text be revised regarding permitted and accessory uses, deferring building construction for three years due to needed traffic improvements in the area (unless waived by City Council), disposition of the existing house, and full compliance with the Landscape and Sign Codes; 10) That the buffer area be expanded to include all adjacent residential property; 11) That all screening and enclosures meet Code and use the predominate materials of the building; 12) That the developer be responsible for any damage caused by blasting; and 13) That plans for tree preservation, tree replacement, storm water management, Indian Run conservation easement and building setback, and grading be approved by the Planning and Zoning Commission prior to submission of any final development plan. Mr. Hermann said the applicant disagrees with Conditions 1, 3, and S. ~* - Mr. Hermann said a "conservationeasement" basically prohibits everything but living plants and ~+ the environment; leaving it in a natural state. The applicant and staff are to work out exact language. The Nature Conservancy has proved samples. Disturbances such as utilities, buildings, and pavement are prohibited. Mr. Harian feared a conservation easement would-allow people to walk in the area. He asked if the applicant could construct a bikepath, connector, or--road. Mr. Herman said the conservation easement should prohibit those things. Cardinal Health is interested in connecting this campus with the east campus via a bikepath/walkway under I-270, and perhaps that small area would be left out of the conservation area. Rick Helwig distributed a sample of a conservation easement to the Commission. Mr. Harian ask why the traffic generated by employees differs in the March 23 memorandum from Balbir Kindra and Table 2 of the Parsons Transportation Group study. Mr. Hermann said recently assumptions regarding the number of parking spaces needed per 1,000 square feet of office use 98-119CP and 98-1202 Concept Plan & Rezoning Cardinal Health South Campus Dublin Planning and Zoning Commission Minutes - Apri18, 1999 Page 13 have changed. The Parsons study based the employee projection on the square footage and assumed employees per 1,000 square feet of office. Based upon 430,000 square feet, he arrived at 2,150 employees. Mr. Harlan asked how 2,150 employees could only generate 1,075 trips to work. Mr. Hermann said it was peak hour vehicles coming onto the site during the heaviest hour of traffic on Dublin Road. Some will arrive before and after this time. Doyle Clear, Parsons Transportation Group, Barton-Aschman, said the trip generation rate applied was exactly out of the Institute of Transportation Et~ineers' Six Editioa guilt in is an arrival rate where about 40-50 percent of the employees actually arrive during the absolute peak hour. They checked it when they did studies on Emerald Parkway on the LCI building and Sterling Commerce. They found the ITE trip generation rate exactly matched local office conditions. The Duke building, south of Innovation Drive, had more employees per thousand square feet, but the trip generation rate, the percentages arriving during the peak hour on the adjacent street, remained the same. Dublin Road was used as the adjacent street for Cardinal Health. Absentee rates, travelers and staggered scheduling are included in the rate. Mr. Fishman was concerned about employees staying on the path in the Indian Run preservation area. Mr. Hermann said the text addressed the possibility of a path connection between this site and the site to the north (East Campus). Only a path from the northernmost edge of the site, underneath the I-270 Bridge, is proposed. Ms. Clarke said it is not a public path. It is for employees only. Mr. Fishman questioned the conservation of an area with 2,000 employees wallcing around. He said people typically do not stay on the path, and an area at least 50 feet on either side will be heavily impacted. This may not be a positive preservation technique. Mr. McCash said the Indian Ridge Plan had been limited to 110,000 square feet in office use, or 10,000 square feet per acre. He did not understand the increased density recommended by staff or the traffic projections. Mr. Hermann said both staff recommendations were based upon a traffic study that says the area traffic can be handled. Mr. McCash said the two curb cuts for Indian Ridge were sepazated by use-one handled mostly residential traffic and the other the office traffic. This proposal has two heavily used office driveways. He feared traffic problems for Old Dublin. Tree preservation, stormwater and. the conservation easement are -io be .dealt with in the future, after the rezoning. Mr. McCash feared this would be a strictly administrative review, without any Commission discretion. Ms. Clarke said the discretionary power over_those.particular issues is being carried forward. It will precede any final development plan review which is the administrative review. Mr. McCash said these things are usually part of the rezoning application. Ms.. Clarke agreed, but this is not an unprecedented approach. This was also done on the second "McKitrick" rezoning hearing for the AirTouch and Cardinal Health buildings. The process seemed rushed to Mr. McCash. Ms. Clarke said the rezoning is requested at this time because the company needs to know what are its future expansion options. Mr. Sprague complimented the staff presentation. He had questions on the conservation easement and the traffic. He was eager to see the architecture and design. Mr. Hermann said there is a 98-119CP and 98-1202 Concept Plan & Rezoning Cardinal Health South Camp~is ~~" Dublin Planning and Zoning Commission Minutes -April 8, 1999 Page 14 quality commitment in the text, but the design will not be presented until the final development plan. Mr. Sprague wanted assurance that the Commission would have full architectural discretion at the final development plan. Mr. Banchefsky said the Commission will judge whether the quality and character meet the existing Cardinal Health building (as outlined in the text), .but the Commission has limited discretion. Ms. Clarke said the Commission will have the power to judge whether a proposed building is as good as the Cardinal Health building, not whether is "matches" that building. She said the Cardinal Health building is of very high quality, and matching that quality is a considerable commitment. Mr. Sprague agreed, but he preferred to see a graphic depiction at this point. Mr. Lecklider said the East Campus architecture, etc. was presented at the rezoning. Ms. Clarke believed neither the architecture or site plan was presented at .the time of rezoning. There was an understanding of the square footage and a commitment to do "signature" architecture along the freeway. - . Mr. Sprague asked about the concept plan. Ms. Clarke said the concept plan is intended to let the applicant know if his plan was appropriate. Mr. Sprague was having difficult separating the concept plan from the rezoning application/preliminary development plan. Ms. Clarke said the concept plan was brief in detail, basically outlining general utility feasibility road frontage, that a driveway can be constructed, and that the land use would be office. Setbacks, density, character, and building height are not usually addressed at the time of the concept plan. Mr. Sprague asked if the Commission could disapprove the concept plan and approve the rezoning. Mr. Banchefsky said yes. He said the concept plan was .non-binding on the applicant and the City. It is designed to give the applicant comfort in terms of going forward without spending the money necessary to support the rezoning/prelirriinary plan. ~•. Mr. Sprague had a concern with the conservation easement. Mr. Herman said stakes were set at 75 feet. There. is a large tree stand where the woods maybe 150-180 feet from the Run. The r... area meanders and varies in width. The last one-third of the site before the property line did not have any substantial trees. Mr. Helwig .said Jeff Knoop, Director of Land Protection Programs, The Nature Conservancy, accompanied him to walk the Run. Their conclusion was there should not be public access to this portion of the Indian Run. It would be quickly ruined. It is very steep. There is significant plant material that needs to be preserved. There are habitat and environmental issues. Mr. Knoop has recommended a plain, non-access conservation easement where nothing can be disturbed or destroyed. Mr. Helwig felt the area to the north, under I-270, must respect the boundaries of the conservation easement. He said the combined conservation easement/building setback should range from 100 feet at the south, to as much as 160-180 feet at least four years. Mr. Sprague asked that the Nature Conservatory be kept apprised of this. 98-119CP and 98-1202 Concept Plan & Rezoning Cardinal Health South Campus Dublin Planning and Zoning Commission Minutes - Apri18, 1999 Page 15 Mr. Sprague asked how the peak hour is established. Ms. Clarke said traffic counts are recorded on the street every fifteen minutes. Four intervals in a row that yield the highest number is determined to be the "peak hour" at that location. During peak hour on Dublin Road, the traffic generation numbers (how many cars in/out) are applied. Ms. Clarke said there was a morning and evening peak. Mr. Sprague asked if staggered hours were figured at 15-minute increments. Mr. Hermann said yes. Mr. Sprague was concerned about the impact on Old Dublin. He said the development of the h'"' South Campus could provide a significant economic boost to Old Dublin. Mr. Hermann said the problem it would better if the employees could walls to Old Dublin rather than drive. As Old Dublin is becoming more successful, a parking shortage became apparent. Mr. Herman said there was a bikepath along Emerald Parkway with .a tunnel -where Emerald Parkway and Dublin Road intersect. -Staff has recommended that the bikepath ~be constructed by the applicant (south of I-270) including frontage along the Lambert and Smith properties and along their southern frontage. The City is in the process of designing a master bike plan for the entire length of Dublin Road.. There will be a .pedestrian and bikepath connection on the west side of Dublin Road which will allow all Cardinal Health employees to get to Old Dublin. Mr. Peplow asked what a "signature" structured parking area would look like. Mr. Hermann said staff expects the same material, design, details, and characteristics as the office building. Mr. Peplow asked if there is a similar conservation easement with the land owner on the other side, OCLC. Mr. Hermann said no, that site has been zoned for many years. Mr. Peplow asked how Condition 9 differed from the TIF agreement. Mr. Hermann said this condition prevented occupancy for four years to allow the infrastructure to be completed. ^• Mr. Lecklider asked whether the Community Plan -addressed structured parking.. Mr. -Hermann said no. By eliminating asphalt pavement, structures preserve greenspace. Mr. Lecklider could not think where there- was any appealing structured parking. Mr. Hermann said the. choice was between a huge amount of asphalt and a structure. Parking could be built underneath the building. Mr. Lecklider said the Commission has approved that twice _ He said location of the structured parking was very critical. Mr. Hermann said several subareas permitted three-story parking structures. Ms. Clarke suggested that language be added to the text regarding the appearance of a possible parking structure. Mr. Lecklider appreciated staff efforts to mitigate traffic impacts. He asked how staggered times could be enforced. Ms. Clarke suspected staggered shifts were already taking place. She gave an example of the high school parking lot emptying all at once onto Coffman Road. If the quitting times staggered, the effect on Coffman Road would be substantially lighter. Staff suspects this worldwide business is so large it already has different shifts and different arrival/departure times. 98-119CP and 98-1202 Concept Plan & Rezoning Cardinal Health South Campus Dublin Planning and Zoning Commission Minutes - April 8, 1999 Page 16 Dublin has.promised that the widening of Dublin Road will be minimized. Without staggered hours, longer stacking lanes and more road widening would be neccessary. Cooperation is being asked to prevent depreciation of Dublin Road. Mr. Lecklider suspected that business interests will come before traffic interests. Ms. Clarke said assurance was needed from the applicant that traffic problems will be solved together with everyone's best efforts in the future. She said the impact comes from the rezoning, and the responsibility to management comes with it. Mr. Lecklider said the Tittle Crossing and Emerald Parkway area did not appear to have staggered hours. It is such a traffic burden that off-duty policemen are hired to direct traffic. Ms. Clarke said this case is different because it is Dublin Road, not an interchange road. It runs along Dublin's river corridor. Mr. Lecklider asked if the traffic study accounts for the additional traffic from the proposed east campus will double the development and impact on that side. Mr. Hermann said yes. Mr. Lecklider said the traffic study summarized that 53 percent of the site traffic is expected to arrive from the north and 47 percent is expected from the south. He assumed that the departures would virtually mirror those percentages. Given the number of employees and cars, the level of service diminishes from a B to a C+ on Dublin Road and Emerald Parkway. Mr. Hermann said that was correct, with the listed road improvements in place. Mr. ].,ecklider noted that the traffic study stated that High Street, at Bridge Street southbound, in peak hour, remains at a B level. It is important to keep in mind that this is a comparison in the Year 2020. Mr. Lecklider said the future impact, in five to ten years, is missing from the study. He asked if it was likely that the service levels will go negative in the intervening years, prior to 2020. Mr. Clear said one of the most important pieces of the infrastructure is the bridge over the Scioto River. .The Sawmill .Road extension will enable the traffic to Sawmill Road. to Hard Road and Scioto High School. He said as soon as the bridge is built and I-270 completed, there will be dramatic decreases in Dubllin Road traffic. The Community Plan tested 110,000 square feet of office and 100 apartments on this site. This proposal is for 432,000 square feet of offices. SR 161 does not have to be widened or all the roadway system be in place to accommodate Cardinal Health. Mr. Clear said even if -the Community Plan land uses are exceeded, the volume of traffic ~r coming `down Dublin Road, through Old Dublin still can be accommodated at good levels of service. ` A C level of service or better is wanted on all new roadways. :Cardinal Health can be accommodated with B and C levels of service.. He said 50 percent of this development will travel through Old Dublin. Mr. Lecklider asked if a southbound backup on Riverside Drive was being created. Mr. Clear said no. He said the bridge will significantly help Old Dublin. Mr. Lecklider asked if the Emerald Parkway extension between Riverside Drive and Sawmill Road had been funded or planned for the next five years. Mr. Hermann said no, because Dublin assumes developers will build it. Mr. Lecklider asked about the conservation easement agreement reserving six rights to Cardinal 98-119CP and 98-1202 Concept Plan & Rezoning Cardinal Health South Campus Dublin Planning and Zoning Commission Minutes - Apri18, 1999 Page 17 Health. He was most concerned about "the right to sell, give, or otherwise convey the protective property or any portioq thereof ". Mr. Banchefsky said they could sell it, but the easement would run with the land and the restrictions would continue. Mr. Harlan referred to Mr. Kindra's March 23 memorandum, and its statement that Dublin uses cycles that are longer than 60 seconds. The memo says longer signal cycles will yield lower levels of service, requiring longer turn lanes and coordinating other signals. He asked if more study was needed. Mr. Kinds said yes. The analysis is based upon a cycle not likely to be used in Dublin. The report is based upon 432,000 ~ square feet and if the square footage changes, another report is needed to determine what the stacking length and what the design of Dublin Road will be. Several items need to be refined after approval is obtained. Mr. Harlan asked what would be the result if the. study was done again using Dublin's cycle length. Mr. Kinds said it would be worse. Mr. Clear did not agree. Mr. Clear said this was an issue of land use and density. In optimal conditions, he said 60 seconds would be used. If the cycle is lengthened, the queue lengths are longer. Mr. Clear said a "cycle" starts when the signal first turns green, and it lasts until it turns green again. Cycle Iengths are varied by hour of the day/day of the week. He said the question is whether or not a development larger than in the Community Plan, can be accommodated. The delta, or incremental difference is what is considered. Mr. McCash asked how many vehicles went through an intersection in 20 seconds. Mr. Clear said seven. He said the level of service was the average of all the cars making that made that particular move during that one hour peak time. Mr. Clear suggested using shorter cycling to minimize the delay. ~"" Mr. Fishman said it takes him four to seven minutes to get through the light. Mr. Clear said that level of service is failure. The through traffic on SR 161 needs to be eliminated. Mr. Clear said i""' without building anything else, were we at failure, -but the=bridge will not resolve the problem with the intersection of US 33/SR 161 and Riverside Drive. He said the roadway system is planned for the year 2020 to a C level of service for the future condition. Mr. Fishman asked how long would a driver have to sit in line in a Level C. Mr. Clear said the average vehicle waits 15 to 25 seconds. Mr_ Fishman asked if that meant after Cardinal was built, would a vehicle sit 15 to 25 seconds at the intersection where it was 7 to 12 minutes now. Mr. Clear said yes, with the Thoroughfare Plan roadways that are to be constructed in 2002. Mr. Fishman asked if any intersections worked that well now in Dublin during peak hours. Mr. Clear said yes, Rings and Frantz Roads. Mr. Fishman and Mr. McCash disagreed. Mr. McCash asked about the cycle length for the signal at northbound High Street and Bridge Street. Mr. Kinds said it was probably under 10 seconds, but it was not as simple as Mr. Clear 98-119CP and 98-1202 Concept Plan & Rezoning Cardinal Health South Campus llublin Planning and "toning Commission Minutes - Apri18, 1999 Page 18 described. Four traffic signals are interconnected. He has hired another consultant to examine the ongoing problem at Bridge and High Streets. - Mr. Kindra said in Urbana, Illinois, he was involved in an experiment with afive-lane road and several signals between two communities had the cycle reduced to 60 seconds. It did not work. The level of service was reduced. Mr. McCash asked about the source data for Figure 2, Current Traffic Volumes in Old Dublin. Mr. Clear said it was a year old Dublin study by Traffic Engineering Services. Mr. McCash said a previous study of this site for Indian Ridge Associates used information from Mr. Clear's office as a result of the Community Plan. It estimated 1,200 cars southbound, morning. peak. Figure 2 in the most recent traffic volume report estimated 800 cars. Mr. Clear said there was a note at the bottom of the figure from the Indian Ridge Associates report that indicated the figures were unadjusted. Those are modeled volumes, not adjusted to yield design volumes.. Mr. McCash said it said "Existing `Traffic Volumes" provided to R.D. Zande. Mr. McCash asked how they were adjusted.. Mr. Clear=said by .looking at the existing counts, taking the validation and looking at how close the model is to the count, resultibg in a delta to apply to your. future. conditions.. Mr. McCash asked from where did the 1,200 figure come. Mr. Clear said it was. the Emme-2 traffic demand computer model, used in the Community Plan analysis, based upon the land uses adopted for the 2020 Plan and the Thoroughfare Plan. He did not believe the Indian Ridge Associates' study dealt with the long term conditions. Their analyses did not take into consideration the future area roadway system. Cardinal will delay its use four years, and many road improvements will be in place by then. The conditions are much better. Overlaying 432,000 square feet of office use on today`s conditions would produce the same answer. Mr. Clear said the completion of Emerald Parkway was included. He said the roadway system is planned for the year 2020 to a C level of service for the future condition. Ben W. Hale, Jr. said he worked on the Indian Ridge case, and they did not look at all the .improvements. A previous traffic study was done by EMH&T that reached the same conclusion ~.. as Mr. Clear did. Other traffic engineers were not looking at all the things in the Community Plan. Mr. Kindra chose Mr. Clear to do the study because all -those factors were taken into account. Other studies did not take all those factors into account. Mr. McCash said a base line of 1,200 was used going south, not accounting for any new roadwork, etc. He asked if Mr. Clear's Figure 2 was also a base line traffic figure. - Mr. Clear said it was the volume of traffic counted by Traffic Engineering Services. Mr. McCash compared the figures given in Figures 8 and 9 to those in Figure 2 of Mr. Clear's report. Mr. Clear said a count was done in 1995 as part of the validating for the Community Plan which had 1,200 cars coming down SR 745.. That number was used in the model, but Emerald Parkway did not exist in 1995. The fact that Zande took those numbers and applied them to a condition with Emerald Parkway is no fault of Mr. Clears. Mr. McCash noted that the projected traffic volume for the Year 2000 of 92S was provided by Barton-Aschman. 98-119CP and 98-1202 Concept Plan & Rezoning Cardinal Health South Campus A Dublin Planning and Zoning Commission Minutes - Apri18, 1999 Page 19 Mr. • Clear asked what was used as a restraint for the levels of service. He said this plan for Cardinal Health now has two driveways. They said 47 percent was coming from the south, turns left into the site and goes back out, and the traffic going north turns back into the site and goes back out left-turn. If all their traffic went through one intersection, it cannot operate at the same level of service. So, they restricted left turns out from the southern driveway. Mr. McCash believed the study was done with two access points. He said 90 percent of the charts ~+ are confusing. He said the Barton-Aschman showed a 2020 peak hour total traffic at the various intersections of Emerald Parkway and Dublin Road. Where a B level of service was called for on the year 2020, the Indian Ridge Associates study came up with a level C. Mr. Hale repeated that the other study did not have all the improvements into the network. Mr. Hale said Cardinal was able to purchase the house to the south and,now, instead of a sixty- foot drive, they own the entire piece and a drive can be constructed now with some grade. Mr. Lecklider called a short recess. Mr. Hale said the process they propose has been used on other Dublin projects, but the second process is an added step. It recognizes the problems, and sets up a time and procedure to have them resolved before the fmal development plan. He said their materials are as comprehensive or better than the Metro Center, Muirfield, Ashland, Tuttle Crossing, Duke North, Ruscilli, Riverside, McKitrick/Cardinal,aad Perimeter (except the shopping center). He has been involved with this McKitrick site since 1985. There was a rezoning and land swap with the high school. The office portion was moved next to I-270, and a new stadium was built father upCoffman Road. There was no interest is this site until Cardinal Health decided it was was going to Hilliard. Mr. Hale said the opportunity to have a building of this kind of quality, etc. did not happen often. He said the second site will make a fabulous entry into Dublin. He said they have worked hard with Cardinal and staff to screen the parking areas. The setback along the Run has been increased to 100 feet which is the Preservation Zone. Cardinal's view of the Preservation Zone was to remove only dead and diseased trees.. Cardinal .commits to the Preservation Plan this year. There has been discussion -about a walkway under the bridge, but whether it is economically feasible or practical is unknown. _ He said the State has. been contacted and has no objections to something being hung off the bridge Mr. Hale said it was very expensive to do a final development plan. They will come back to the Commission before they go through the final development plan. The second process will let the Commission have input into that plan without the great expense of a final development plan. Mr. Hale said they would use "reasonable good faith efforts" to preserve any landmark or significant trees as part of their building process. The office use along the freeway will be 16,000 square feet per acre. He said the site on the north is only 15,000 square feet. They have requested a parking garage. He said the traffic study done showed that the traffic network can handle this without any problem. 98-119CP and 98-1202 Concept Plan & Rezoning Cardinal Health South Campus llublin Planning and 'toning (;ommission Minutes -April 8, 1999 Page 20 Mr. Hale said they will quickly return with a secondary plan. They plan to have a landscape plan planted this yeaz so that the buffer can mature over the next four years. -- Mr. Hale said Cardinal's intent is to consolidate in Dublin and they need along-term plan. Mr. Hale said regarding density in Condition 1, the 360,000 square feet of office use isrequrested which is 12,500 square feet per acre. This does not include the parking gazage. He agreed with Conditions 2, 4, 5, 6, 7, 8, 9, l I, 12, and 13. He said their employees' already have staggered """' working hours and he does not feel Dublin should have the police power to control the staggering hours. Mr. Hale said they will change the text to reflect the standard in Condition 10. He said ~""'' they would also accept two other Conditions: 14) That the language be written for the 1.00 foot Preservation Zone and create it in 1999; and that a plan be presented for the south property line; and 15) That in the fall the approved landscaping plan will be .installed so that it can mature before any building is constructed. Mr. Hale agreed to the amendment to Condition 13 suggested by staff which included the Indian Run conservation easement and the building setback. Mr. Hale said Cardinal will build a comparable structure of comparable quality. Mr. Sprague said the first building turned out well, and he preferred the second building to be identical. Mr. Peplow asked how many buildings were planned for this site. Mr. Hale said it could have more than one. The buildings currently under construction aze all on Subazea 3. No buildings will be on Subarea 2. A pazking structure will be on Subazea 4. Mr. Peplow said some of the concerns about the Indian Ridge Plan were preservation of the ravine, density, traffic, multi-family uses, retail uses, character of Dublin Road, and the sensitivity to the neighbors. He said the multi-family and retail components were eliminated. The ~^ conservation easement addressed the ravine, and the Dublin Road character had been helped by the setbacks and .the the dry laid stone wall. Density and traffic issues remain. Mr. Hale said the building to the north was a 15,000 square foot building. At 12,500 square feet per acre, with all the setbacks used, the building can located to protect the site. They believe this is a mirror of the existing building. It should not cause a traffic problem. Mr. Peplow said one of the biggest issues has been sensitivity to the neighbors to the south. Linda Menery, NBBJ, said there would be a staggered setback along that south property line. The text reads "buildings exceeding 80 feet in height shall be set back an additional two feet for each additional one foot building height" . The maximum building height is four stories, plus mechanicals. Mr. McCash thought 80 feet was extremely high for afour-story building. Mr. Peplow asked if the new traffic study was based on the 432,000 square foot potential. Mr. 98-119CP and 98-1202 Concept Plan & Rezoning Cardinal Health South Campus 1R"""' Dublin Planning and Zoning Commission Minutes -April 8, 1999 Page 21 Clear said yes. Mr. Peplow asked what kind of square footage or density change would shift the level of service by a half grade from plus to a minus. - Mr_ Clear said it was linear in this case. He said if 30,000 square feet was taken away, that would take the same percentage of the traffic. The intersection of High Street and Bridge Street would just take off a proportion of these volumes. The worse Level of service at that intersection is the morning peak. Most of the traffic goes southbound today on Dublin Road, whereas the traffic generated by this development would go northbound. ~, Mr. Peplow said connecting Emerald Parkway to Sawmill was not in the CIP. If this was not developed in the next five years, what would the level of service expected be. Mr. Clear said now, about 22 percent of the traffic comes from the north on Sawmill Road and about 15 percent gets off I-270, coming down the proposed Emerald Parkway. If they did not come down all the way to Emerald Parkway, they could go over Hard Road and Riverside Drive. The bridge construction is the most important thing. Mr. Harian said the Mckitrichk PUD Subarea 2, had a maximum of five-story buildings, plus mechanicals, limiting the height to 80 feet. He said the northern campus had an outstanding building. Mr. Hale said the standards for the east and west campuses were the same text. Mr. Harian asked if Cardinal needed both properties. Mr. Hale said yes. Mr. Harian said the building was beautiful but also thought the green space was beautiful. In Mickitrick Subarea 1, he thought it was a maximum four-story height, plus mechanicals and the building was limited to 56 feet in height at the minimum setback lines and the building could exceed 56 feet in height. He asked if it was anticipated that the building had to be taller on the north campus. Mr. Hale said 10-foot ceilings were desired in the new buildings. Mr. Fishman said that there were two issues, density and tra~c_ He asked if they tried to buy the houses on SR 745. Mr. Hale said no, but the company was interested. Mr. Fishman said access to SR 745 will change the character of the road forever. The previous zoning was turned down because it was too dense. This has some of the same qualities. Ifthere could be an access off I- 270, this application would appeal to him more. Mr. Fishman could support the 11,000 square feet per acre. Mr. Hale said other freewawy sites have. 15,000 to 17,000 square feet per acre. He said 33 percent of the site is'taken up in setbacks. They know they can construct 12,500 square feet per acre with afour-story building and maintain 40 percent groundspace. Mr. Fishman said therewas no blend from office to residential. The residential is located against this huge commercial site. He would feel more comfortable if Cardinal owned the entire piece of land and widened the buffer all the way across on SR 745. He was still not convinced that we are improving the level of service. Mr. Fishman was also concerned with the timing of improvements. The road will not be to 98-119CP and 98-1202 Concept Plan and Rezoning Cardinal Health South Campus .•+ Dublin Planning and Zoning Commission Minutes -April 8, l 999 Page 22 Sawmill Road when the building is built. Mr. Fishman said the building is beautiful and he would love to have Cardinal, but he is really fearful of the density and traffic. He said the traffic backs up now, south to the library. Mr. McCash said density and traffic are two key issues. Henoted: "Detailed architectural ' standards will be set forth in deed restrictions". He asked if it was the intent to sell-off different subareas. Mr. Hale said if Cardinal were to dispose of this site, for some period of time, the City does get it's money back. If it is sold, the new buyer would have to live by these restrictions. Mr. McCash said page 9, 1.03, Item 1 of the Development Standards said: "No internal setbacks shall be required between subareas". He said if different subareas were sold, sideyard setbacks would be lost. Mr. Hale said there was a difference betweensubareas and lots. If it is a plat, he had no problem saying they. would comply with whatever the normal development requirements were of.Dublin. , Mr. McCash remembered that there. was similar language in the Tuttle Crossing- Text. Mr. Hale. said they would be happy to clarify that. Mr. Hale said they would be happy to outlaw all off-premise graphics. Mr. McCash was concerned that most of the architectural standards are going to be set forth in deed restrictions as opposed to the development textif Cardinal is not here. Architectural standards under 1.09 addressed a signature office type building. However if it is broken and sold off in different subareas, there seems to be not enough here in terms of architectural standards are not strong enough. Everything would be set up in deed restrictions. Mr. Hale asked if the general development standards should be repeated or that they say that it is the intent of this development to be a unified, high-quality office park consistent with the development Mr. Hale said the predominant building material will be brick, but other materials are accents. Mr. Lecklider said he would find anything less than the percentage of brick that existed on the completed building unacceptable. Mr. Hale agreed. Mr. McCash said the size and height of this building will be massive compared to the residential homes, even at a,100-foot setback. It will impact-their quality of life. He envisioned the height increasing with the distance from residential. Mr. McCash this is not addressed in the text. Eighty feet at the 100-foot building line is too tall. Mr. McCash envisioned that a_ twin building would have better setbacks, height and massing, and would minimize the impact on the residences. He wanted to see this is the rezoning text. Mr. McCash thought the conservation easement should be handled as part of the rezoning. Mr. Hale said the width of the conservation zone would get it far enough off the bank to encompass most of the trees. They have not seen the easement document prepared by the Law Director. Mr. Hale said the basic concept of a conservation easement is Shat rights to do anything in it are forfeited. Essentially, a no-build zone is created. They want to reserve the right on the northern end for a walkway. It will be left in its natural state except for the removal of dead or dying trees. 98-119CP aad 98-1202 Concept Plan and Rezoning Cardinal Health South Campus w.. Dublin Planning and Zoning Commission Minutes -April 8, 1999 Page 23 Mr. McCash could not believe that a larger building than Indian Ridge would result in significantly better traffic. He wanted this explained in detail . Mr. Hale said the previous Indian Run Associates traffic study did not include all the ultimate traff c improvements in the Community Plan. Per staff's request, Mr. Hale said they hired Doyle Clear to do another traffic study. His results are consistent with the Commutity Plan at the Year 2020. Mr. McCash said the issue is not with the building appearance, but the density. He wants Cardinal in Dublin, but with the density here, he does not see it working. Mr. Lecklider recalled a 90,000 square foot addition was discussed at the time of approval for the northern campus. That addition was strongly discouraged by the.Commission because it would eliminate the water feature. Mr. Hale said they have the right.to add another-90,000 square feet, but it would be very expensive. Mr. Lecklider said this is not a typical freeway site because of its access problems and its proximity to Old Dublin. He said once rezoned, the leverage shifts to the applicant Mr. Lecklider did not. think there was a guarantee that Cardinal headquarter would be located on this site in ten years. Mr. Lecklider preferred this use to amulti-family use. If the architecture, building materials, etc. were virtually identical to the existing site to the north, he would fmd that acceptable, square footage issues aside. If the building height is to increase, it should be moved father from the southern boundary. The completed building is only 56 feet in height, and it is very dominating from the east because of the topography and elevation. A 80-foot height, particularly so close to the residents to the south, is a concern. Mr. Lecklider said in addition to the traffic concerns, he is concerned about the text. The text references to the use of stucco, not exceeding 25 percent. That should be eliminated or reduced. The potential for structured parkingsould be more specific, including materials to be used. Mr. Lecklider said the text waived the parking regulations. Mr. Hale thought he meant the parking and loading: "Exceptions from strict application of.Code standards may :be granted at the discretion of the Planning and Zoning Commission (Section 1.04, page 9 of the text). Mr. Lecklider said that was not it, it had to do with the number of parking spaces. Mr. Hermann said the text also committed to 1,730 parking spaces for 432,000 square feet of office use. Mr. Peplow said then it said it allowed exceptions from the Code at the discretion of the Commission. Mr. Lecklider was not concerned about the minimum number of parking spaces provided. He was concerned the text as written might imply a waiver. Mr. Hale said they would define it to the extent that it doesn't apply a waiver. 98-119CP and 98-1202 Concept Plan and Rezoning Cardinal Health South Campus llublin Planning and Zoning Commission Minutes -April 8, 1999 Page 24 Gary Gray, 6729 Dublin Road, lives south of this development. He feared Dublin Road would be highly congested. He was familiar with the previous Indian Run Associates development. Mr. Gray said this is not consistent with the Community Plan. He said it was good from a visual and aesthetic standpoint as a gateway .into Dublin. This is not a good reason to change from the approved Community Plan. The neighbors also want to know their future. With the magnitude of this application and its impact for everyone who drives Dublin Rti~d, that is not fair. r JoAnne Barnes, 235 Indian Run Drive, said. the residents of Indian Run Drive feel this is a better neighbor than multi-family. They had strong concerns about the density. This building proposed .will be right next to the houses. This is one of the last beautiful pieces of property in Dublin- A giant building will destroy the whole area and cause traffic problems on Dublin Road. They have pazking lot lighting and security concerns. In addition to the buffer zone to the south they would request a security fence. They also have traffic concerns. Claire Wolfe, 5521 Indian Hill Road, said "scenic" is redefined every time something else is done to SR 745. She believes this structure for that piece of property on SR 745 is too big. She said the building on the north -side is beautiful, but it is huge and inappropriate for this small lot- She did not believe the traffic studies. A traffic officer is already present to direct traffic from Cardinal onto the four lane Emerald Pazkway which was built to handle the level of traffic. Ms. Wolfe said the McKitrick property and Emerald Parkway was zoned to be commercial many years ago. This is not commercial area. It is SR 745 and houses- It should not be treated the same. She said she appreciated that Cardinal was in Dublin, but there azef veiled threats from her_ She heard it when they were asking for their TIF and again tonight. It is inappropriate. Glen Kinzer, 6721 Dublin Road opposite Indian Run Drive said the Indian Run has been in a pristine condition and has not needed preservation or protection. He did not want the public """ entering the preservation zone. He gave examples of bad behavior that would harm the ravine. ~ Robert Rowe, 5647 Tara Hill Drive, said the traffic on his street was already heavy.:. He welcomed Cazdinal Health to the community. This Cazdinal Health development will definitely impact the rate of traffic on Tara Hill Drive. He asked the Commission to consider ways to lessen the negative impact on the Tara Hill Drive traffic, such as speed bumps. Scott Franklin, 6725 Dublin Road, said his property is 30 feet from Cazdinal's property line. He also has security concerns. He said there are better options for Dublin and this site.. Mr. Hazian said he had no doubt that this would be a beautiful building that will look nice as you enter Dublin from I-270, be a great presence, and be a quality building. He was heartened that the applicant agreed upon all but one of the conditions. The density was reduced to 12,500 square feet per acre. Traffic is the major concern. This proposal makes more sense than the previous concept plans ,but density is a big issue. 98-119CP and 98-1202 Concept Plan and Rezoning Cazdinal Health South Campus Dublin Planning and Zoning Commission Minutes -April 8, 1999 Page 19 Mr. Clear asked what was used as a restraint for the levels of service. He said this plan for Cardinal Health now has two driveways. They said 47 percent was coming from the south, turns left into the site and goes back out, and the traffic going north turns back into the site and goes back out left-turn. If alb their traffic went through one intersection, it cannot operate at the same level of service. So, they restricted left turns out from the southern driveway. Mr. McCash believed the study was done with two access points. He said 90 percent of the charts are confusing. He said the Barton-Aschman showed a 2020 peak hour total traffic at the various intersections of Emerald Parkway and Dublin Road. Where a B level of service was called for r on the year 2020, the Indian Ridge Associates study came up with a level C. Mr. Hale repeated that the other study did not have all the improvements into the network. Mr. Hale said Cardinal was able to purchase the house to the south and .now, instead of a sixty- foot drive, they own the entire piece and a drive can be constructed now with some grade. Mr. Lecklider called a short recess. Mr. Hale said the process they propose has been used on other Dublin projects, but the second process is an added step. It recognizes the problems, and sets up a time and procedure to have them resolved before the final development plan. He said their materials are as comprehensive or better than the Metro Center, Muirfield, Ashland, Tuttle Crossing, Duke North, Ruscilli, Riverside, McKitrick/Cardinal,nnd Perimeter (except the shopping center). He has been involved with this McKitrick site since 1985. There was a rezoning and land swap with the high school_ The office portion was moved next to I-270, and a new stadium was built father upCoffiman Road. There was no interest is this site until Cardinal Health decided it was was going to Hilliard. Mr. Hale said the opportunity to have a building of this kind of quality, etc. did not happen often. He said the second site will make a fabulous entry into Dublin. He said they have worked hard with Cardinal and staff to screen the parking areas. The setback along the Run has been increased to 100 feet which is the Preservation Zone. Cardinal's view of the Preservation Zone was to remove only dead and diseased trees. .Cardinal .commits to the Preservation Plan this year. There has been discussion about a wallcway under the bridge, but whether it is economically feasible or practical is unknown.. He said .the State has been contacted and has no objections to something being hung off the bridge Mr. Hale said it was very expensive to do a fmal development plan. They will come back to the Commission before they go through the final development plan. The second process will let the Commission have input into that plan without the great expense of a final development plan. Mr. Hale said they would use "reasonable good faith efforts" to preserve any landmark or significant trees as part of their building process. The office use along the freeway will be 16,000 square feet per acre. He said the site on the north is only 15,000 square feet. They have requested a parking garage. He said the traffic study done showed that the traffic network can handle this without any problem. 98-119CP and 98-1202 Concept Plan & Rezoning Cardinal Health South Campus llublin Planning and 'coning Commission Minutes -April 8, 1999 Page 20 Mr. Hale said they will quickly return with a secondary plan. They plan to have a landscape plan planted this year so that the buffer can mature over the next four years. -- Mr. Hale said Cardinal's intent is to consolidate in Dublin and they need along-term plan. Mr. Hale said regarding density in Condition 1, the 360,000 square feet of office use isrequrested which is 12,500 square feet per acre. This does not include the parking garage. He agreed with Conditions 2, 4, 5, 6, 7, 8, 9, 11, 12, and 13. He said their employees' already have staggered working hours and he does not feel Dublin should have the police power to control the staggering hours. Mr. Hale said they will change the text to reflect the standard in Condition 10. He said they would also accept two other Conditions: 14) That the language be written for the 100 foot Preservation Zone and create it in 1999; and that a plan be presented for the south property line; and 15) That in the fall the approved landscaping plan will be .installed so that it can mature before any building is constructed. Mr. Hale agreed to the amendment to Condition 13 suggested by staff which included the Indian Run conservation easement and the building setback. Mr. Hale said Cardinal will build a comparable structure of comparable quality. Mr. Sprague said the first building turned out well, and he preferred the second building to be identical. Mr. Peplow asked how many buildings were planned for this site. Mr. Hale said it could have more than one. The buildings currently under construction are all on Subarea 3. No buildings will be on Subarea 2. A parking structure will be on Subarea 4. Mr. Peplow said some of the concerns about the Indian Ridge Plan were preservation of the ravine, density, traffic, multi-family uses, retail uses, character of Dublin Road, and the sensitivity to the neighbors. He said the multi-family and retail components were eliminated. The conservation easement addressed the ravine, and the Dublin Road character had been helped by the setbacks and the the dry laid stone wall. Density and traffic issues remain. Mr. Hale said the building to the north was a 15,000 square foot building. At 12,500 square feet per acre, with all the setbacks used, the building can located to protect the site. They believe this is a mirror of the existing building. It should not cause a traffic problem. Mr. Peplow said one of the biggest issues has been sensitivity to the neighbors to the south. Linda Menery, NBBJ, said there would be a staggered setback along that south property line. The text reads "buildings exceeding 80 feet in height shall be set back an additional two feet for each additional one foot building height". The maximum building height is four stories, plus mechanicals. Mr. McCash thought 80 feet was extremely high for afour-story building. Mr. Peplow asked if the new traffic study was based on the 432,000 square foot potential. Mr. 98-119CP and 98-1202 Concept Plan & Rezoning Cardinal Health South Campus r~ Dublin Planning and Zoning Commission Minutes - Apri18, 1999 Page 21 Clear said yes. Mr. Peplow asked what kind of square footage or density change would shift the level of service by a half grade from plus to a minus. Mr_ Clear said it was linear in this case. He said if 30,000 square feet was taken away, that would take the same percentage of the traffic. The intersection of High Street and Bridge Street would just take off a proportion of these volumes. The worse level of service at that intersection is the morning peak. Most of the traffic goes southbound today on Dublin Road, whereas the traff c generated by this development would go northbound. Mr. Peplow said connecting Emerald Parkway to Sawmill was not in the CIP. If this was not developed in the next five years, what would the level of service expected be. Mr. Clear said now, about ~2 percent of the traffic comes from the north on Sawmill Road and about 15 percent gets off I-270, coming down the proposed Emerald Parkway. If they. did not come down all the way to Emerald Parkway, they could go over Hard Road and Riverside Drive. The bridge construction is the most important thing. Mr. Harian said the Mckitrichk PUD Subarea 2, had a maximum of five-story buildings, plus mechanicals, limiting the height to 80 feet. He said the northern campus had an outstanding building. Mr. Hale said the standards for the east and west campuses were the same text. Mr. Harian asked if Cardinal needed both properties. Mr. Hale said yes. Mr. Harian said the building was beautiful but also thought the green space was beautiful. In Mickitrick Subarea 1, he thought it was a maximum four-story height, plus mechanicals and the building was limited to 56 feet in height at the minimum setback lines -and the building could exceed 56 feet in height. He asked if it was anticipated that the building had to be taller on the north campus. Mr. Hale said 10-foot ceilings were desired in the new buildings. Mr. Fishman said that there were two issues, density and traffic. He asked if they tried to buy the houses on SR 745. Mr. Hale said no, but the company was interested. Mr. Fishman said access "~"` to SR 745 will change the character of the road forever. The previous zoning was turned dawn because it was too dense. This has some of the same. qualities.- If :there could bean access off I- ~` 270, this application would appeal to him more. Mr. Fishman could support the 11,000 square feet per acre. Mr. Hale said other freewawy sites have. 15,000 to 17,000 square feet per acre. He said 33 percent of the site is taken up in setbacks. They know they can construct 12,500 square feet per acre with afour-story building and maintain 40 percent groundspace. Mr. Fishman said therewas no blend from office to residential. The residential is located against this huge commercial site. He would feel more comfortable if Cardinal owned the entire piece of land and widened the buffer all the way across on SR 745. He was still not convinced that we are improving the level of service. Mr. Fishman was also concerned with the timing of improvements. The road will not be to 98-119CP and 98-1202 Concept Plan and Rezoning Cardinal Health South Campus Dublin Planning and Zoning Commission Minutes -April 8, 1999 Page 22 Sawmill Road when the building is built. Mr. Fishman said the building is beautiful and he would love to have Cardinal, but he is really fearful of the density and traffic. He said the traffic backs up now, south to the library. Mr. McCash said density and traffic are two key issues. Henoted: "Detailed architectural standards will be set forth in deed restrictions"_ He asked if it was the intent to sell-off different subareas. Mr. Hale said if Cardinal were to dispose of this site, for some period of time, the City does get it's money back. If it is sold, the new buyer would have to live by these restrictions. Mr. McCash said page 9, 1.03, Item 1 of the Development Standards said: "No internal setbacks ~°" shall be required between subareas". He said if different subareas were sold, sideyard setbacks would be 1QSt. Mr. Hale said there was a difference between subareas and lots. If it is a plat, he had no problem saying they. would comply with whatever the normal development requirements were of.Dublin. r. Mr. McCash remembered that tbere was similar language in .the Tuttle Crossing- Text. Mr. Hale said they would be happy to clarify that. Mr. Hale said they would be happy to outlaw all off-premise graphics. Mr. McCash was concerned that most of the architectural standards are going to be set forth in deed restrictions as opposed to the development textif Cardinal is not here. Architectural standards under 1.09 addressed a signature office type building. However if it is broken and sold off in different subareas, there seems to be not enough here in terms of architectural standards are not strong enough. Everything would be set up in deed restrictions. Mr. Hale asked if the general development standards should be repeated or that they say that it is the intent of this development to be a unified, high-quality office park consistent with the development Mr. Hale said the predominant building material will be brick, but other materials are accents. Mr. Lecklider said he would find anything less than the percentage of brick that existed on the completed building unacceptable. Mr. Hale agreed. '~"' Mr. McCash said the size and height of this building will be massive compared to the residential homes, even at a 100-foot setback. It will impact their quality of life. He envisioned the height increasing with the distance from residential. Mr. McCash this is not addressed in the text. Eighty feet at the 100-foot building Line is too tall_ Mr. McCash envisioned that a twin building would have better setbacks, height and massing, and would minimise the impact on the residences. He wanted to see this is the rezoning text. Mr. McCash thought the conservation easement should be handled as part of the rezoning. Mr. Hale said the width of the conservation zone would get it far enough off the bank to encompass most of the trees. They have not seen the easement document prepared by the Law Director. Mr. Hale said the basic concept of a conservation easement is that rights to do anything in it are forfeited. Essentially, a no-build zone is created. They want to reserve the right on the northern end for a walkway. It will be left in its natural state except for the removal of dead or dying trees. 98-119CP and 98-1202 Concept Plan and Rezoning Cardinal Health South Campus llublin Planning and Zoning Commission Minutes -April 8, 1999 Page 25 Mr. Fishman thought this application should be tabled in order for the applicant to talk to the neighbors. He had problems with density and the access onto SR 745. Another problem was the two houses that cut into the property. Cardinal should buy those houses to increase the Dublin Road buffer to keep the scenic road. He said it was unfair to compare this site with that to the north because it only has access to Dublin Road. The biggest negative is the access onto a scenic road where 2,000 cars will go and a residential street abutting it with no buffer to it. Mr.Fishman said Dublin has been very fair to Cardinal with a generous TIF, etc. He recommended tabling. """"" Mr. McCash said the appropriate use on this site is office. The Indian Ridge proposal had a manageable density for office use. This is too dense for the area. If the site were on the other end ~ of the Emerald Parkway Bridge ,there would be room to widen the road. Dublin Road can not be widenedmuch in Old Dublin. He thought the density needed to be reduced. Mr. McCash said he would like to set down with Mr. Kindra, Mr. Clear, and R.D. Zande to review the reports. He saw conflicting information he cannot resolve. There was no problem with architecture if it was of the same quality as the fast building: He wanted to seethe text, since it went with the land, more refined and tightened up for the potential of a future sale to someone else. Mr. Peplow agreed that this site will develop as offices. Density and traffic were his concerns. He also was having trouble with the traffic studies. He said it was appropriate for the site, but was too large. It should be made to have less of an impact on the area. He hoped the neighbors would have an opportunity to participate. He said as this application exists, he cannot vote for it. ~•- 0 Mr. Sprague appreciated the time and effort Mr. Hale, the Development Department, Planning Staff, and City Council put into this project already. Mr. Sprague said it would be nice to lower the density down. He wanted a meeting with the neighbors to resolve between the developer and the residents. He supported the plan and felt it was reasonable. Spot zoning could be avoided if the two residential parcels can be included Mr. Lecklider recognized everyone involved in this process to this point. He said the slides saddened him when they showed all the trees on this site. It was unfortunate that development results in the loss of some of these. natural features. _ This .property will develop .and office is the best use. He also was confident that Cardinal will do something of very high quality. He wanted to see the text tightened up. =He-=arould be uncomfortable :voting on it without an opportunity to see a revised text. Density is -an issue . It would insure approval if the density came down to a level recommended in the staff report. Because of the very serious traffic concerns ,perhaps the density should be loser. The applicant should meet with the neighbors. As a result of that, some of their concerns might be alleviated. He preferred to table this application Mr. Hale agreed to table. He asked that staff attend the meeting with the neighbors. Mr. Fishman made a motion to table this application and Mr. Sprague seconded. The vote was as follows: Mr. McCash, yes; Mr. Harlan, yes; Mr. Lecklider, yes; Mr. Sprague, yes; Mr. Peplow, yes; Mr. Fishman, yes. (Tabled 6-0.) 98-119CP and 98-1202 Concept Plan and Rezoning Cardinal Health South Campus ~"* CITY OF Dll(31.IN DivWon o{ Planning ~ 5800 Shier-Rings Rood ': Dublin, Ohio 13016-1236 ~~ rhone/1DD:li11-1616550 Fax: 611-T61~566 Mfeb Ste: www.dubPm.oh.us DUBLIN PLANNING AND ZONING COMMISSION RECORD OF ACTION May 20, 1999 The Planning and Zoning Commission took the following action at this meeting: 3. Concept Plan and Rezoning Application -Preliminary Development Plan 98-19CP and 98-1202 -Cardinal Health, South Campus Location: 28.8 acres located at the southwest corner of Dublin Road at I-270. Existing Zoning: R, Rural District. - - Request: Review and approval of a combined concept- plan and preliminary development plan under the PUD provisions of Section 153.056. Proposed Use: An office development of 360,000 square feet with structured parking. Applicants: Jerry and Beverly Trabue, 5888 Leven Links Court, Dublin, Ohio 43017; McKitrick Properties, Inc., c/o John McKitrick, Bethel Road Investment Co., 2333 Gulf of Mexieo Drive, Suite IC-3, Long Boat Key, Florida 34228; and Marion Schneider, 6775 Dublin Road, Dublin, Ohio 43017; represented by Ben W. Hale, Jr., 37 West Broad Street, Columbus, Ohio 43215. MOTION: To table this application. VOTE: 4-0. RESULT: After a lengthy discussion, this application was tabled as requested by Ben W. Hale, Jr. Issues discussed included: Timing, density, permitted and conditional uses, landscape buffering, construction entrances, traffic mitigation, inclusion of additional parcels, and text revisions. STAFF CERTIFICATION Chris Hermann Planner 98-119CP & 98-1202 Concept Plan & Rezoning Cardinal Health South Campus Dublin Planning and Zoning Commission Minutes -May 20, l 999 Page 6 Mr. Fishman ade a motion to approve this already an off e use, with four conditions: 1) That the ilding be restored to its original to retail including the removal of the prc 2) That ADA requirements, applicable be m t; 3) Tha the adjacent building to the soutl ext rior finish, and that any dumpste~ a royal; and 4) at prior to issuance of the building ritten~agreement, from the landown~ . McCash seconded the motion, and Mr. McCash, yes; and Mr. Fishny [Mr. Sprague called for a short recet!s.] DRAFT 3. Concept Plan and Rezoning Application -Preliminary Development Plan 98-119CP and 98-1202 -Cardinal Health, South Campus Chris Hermann presented this proposal fora 360,000 square foot office on 28.8 acres, located at Dublin Road and I-270. Revisions to the development text and site plan were made since April 8. The site includes the Schneider land and wraps around the Lambert and Smith properties. Offers to purchase both the Smith and Lambert homes were made. He showed various slides. Mr. Hermann said half the site is heavily wooded, particularly along the Indian Run. The parking setbacks were increased along Dublin Road to 300 feet in Subarea 1B and 200 feet in Subarea lA. The applicant has agreed to a 100-foot conservation easement from the centerline of the Indian Run and an additional 80 feet to be determined later. The text permits using the Schneider residence for corporate housing or a construction office. It will be demolished when the construction is done. The applicant will install a bikepath and stone wall along the Dublin Road frontage, including the Lambert and Smith properties, if those owners agree. . The layout may be similar to the existing Cardinal building and will protect the trees along the ravine. Gatehouses and detention areas are permitted, but not building or parking, along Dublin Road. The parking setback is SO feet along I-270, around the Smith and Lambert parcels, and along the south property Line. There is a building setback of 100 feet along I-270 and around the parcels. On the south line, the setback is staggered, based on height. At the 100-foot line, they can build atwo-story building; at 1S0 feet, three stories; and at 200 feet, four stories. The maximum height permitted is four stories. A structured parking garage, limited to three stories, is permitted at the 100-foot setback. Subareas 2, 3, and 4 permit office buildings, as well as structured parking. 98-119CP & 98-1202 Concept Plan & Rezoning Cardinal Health South Campus final development plan because it) architecture if the use changes 247 square foot addition and re; and appearance requirements of Est (Building 7) be properly main on site be removed or enclosed, permit (and within 21 days) the accepting the above conditions. th site is r m office ration of PUD text including :t to staff provide a vote was as follows: Mr. Peploy4, yes; Mr. Sprague, yes. (Approved 4-0.) .~ Dublin Planning and Zoning Commission Minutes -May 20, 1999 p~ qFT Page 7 Mr. Hermann said the critical concern is traffic, and he presented a chart reflecting traffic on High Street in Old Dublin prepared by Doyle Clear of Parsons/Barton-Aschman. Currently, there are 1,200 trips made during the A.M. peak hours. After completing the Emerald Parkway bridge over the Scioto, traffic is expected to decrease even more once the I-270/US 33 bridge is widened and Emerald Parkway is extended from SR 161 to Sawmill Road. The Emerald Parkway connection to Sawmill Road is not in the current five-year CIP plan. He said traffic will be reduced on High Street regardless of what is developed on this site. Mr. Hermann said this proposal has been reduced from 432,000 square feet of office to 360,000 ~,~ square feet (with 1,440 parking spaces). He stressed ,that the text sets us an extra review step within the PUD process. The applicant is adding another step prior to the final development plan. The Indian Run conservation easement text and language, tree preservation and removaUreplacernentpian, south property line landscape buffer plan, stormwater management plan with building locations, and the grading plans will be reviewed separately, ahead of the building Pl~~ Mr. Hermann said buildings are limited to four stories and 65 feet, exclusive of the roof, mechanicals and any architectural features. Those can be up to 80 feet at the building setback line, or even higher with a deeper setback. He said structured parking garage is limited to three stories, and 35 feet and is allowed at the 100-foot setback line. The text requires the same quality architecture as the existing Cardinal building and the same degree of finish on all sides of the buildings. Buildings will be brick, and there is a 25 percent limitation of accent materials. Mr. Hermann said the text agrees that the applicant will make reasonable efforts to mitigate traffic impacts, including bus stops, a cafeteria, and bike racks, etc. A 50-foot landscape buffer will be installed in the southern portion of the site. It includes an eight-foot opaque wood fence, 40 feet from the property line. Mr. Hermann said the applicant will work with the neighbors on landscaping and fence design before Commission review. .~ Mr. Hermann said the text requests a density of 12,500 square feet per acre, or 360,000 square feet of office use on the 28.8 acres. Staff recommends a density cap of 11,000 square feet per acre, or 317,000 square feet. He said the staff believes this development will provide an outstanding presence along I-270. This is a very sensitive location, near Old Dublin, single-family residences, and in the Scioto River corridor and the Indian Run. Maintaining the appearance along old Dublin Road is a essential community value. The revised plan is more sensitive to these concerns. Mitigating the traffic impacts on the road system is the one critical issue remaining. Additional office square footage may result if the Smith and Lambert parcels are brought in for future rezoning. Mr. Hermann said staff recommends approval of the combined concept and preliminary development plans with nine conditions: 1) That the office development on this site be limited to the lesser of 317,000 square feet (11,000 square feet per acre) or 1,500 total new employees as a permitted use, and that any additional 98-119CP & 98-1202 Concept Plan & Rezoning Cardinal Health South Campus A Dublin Planning and Zoning Commission Minutes -May 20, 1999 Page 8 development of the site between 317,001 and 360,000 square feet be treated as a conditional use; _ 2) That the plan be modified to incorporate scheduled improvements to Dublin Road and Emerald Parkway, and all site-related traffic improvements recommended by the traffic study and the City Engineer; 3) That "no disturb" zones or other protective measures be established as part of the tree preservationplan, for the east-west tree line and for the area located between the conservation easement and the 180-foot line parallel to the Indian Run, which includes a majority of the landmark and mature growth trees; 4) That any detention retention areas on the site be designed to be aesthetically pleasing and sensitive to the area, subject to staff approval; 5) That the developer include the Smith and Lambert properties, if they accept, when placing the bike path along Dublin Road; 6) That the parking garage be subject to the same setback height requirements as an office along the south property line; 7) That the text be revised regarding full compliance with the Landscape and Sign Codes, 100- foot building setback along I-270, building height, and required building materials; 8) That the developer be responsible for any damage caused by blasting; and 9) That plans for tree preservation, tree replacement, Indian Run conservation easement, landscape buffers, storm water management, building locations, and grading be approved by the Planning and Zoning Commission prior to submission of any final development plan. Mr. Peplow was concerned that a 100-foot conservation easement will not reach the top of the steep slope along the Indian Run. Mr. Hermann said 80 additional feet will be a no-disturb zone, but trees will be removed for the building pad. The applicant has agreed when the building site is reviewed, they will make best efforts to preserve the trees, wrapping the building around them. Mr. Peplow asked if the different height limitation for the parking structure was acceptable. Mr. Hermann said yes. He said the height issue with the office is the floor-to-floor distance requested. The arkin p g garage is shorter. Mr. Peplow referred to details on Page 7 of the traffic report. He asked if it was based on buildout at the Year 2020 or just this project_ Mr. Hermann understood it was at the Year 2020, per the Community Plan. Mr. Peplow asked about the height of the fence on the southern property line being 40 inches as per the news article. Mr. Hermann said it was 40 feet from the property line and eight feet in height. Mr. Fishman asked how the setback would be done if Cardinal acquired the Lambert and Smith parcels. Mr. Hermann said they would have to come back to be included into this rezoning. There could be a discussion at that time. The plan is to follow the ridge line. Doyle Clear, Barton-Aschman, said the report was based on the 2020 traffic volume. 98-119CP & 98-1202 Concept Plan & Rezoning Cardinal Health South Campus ~^ Dublin Planning and Zoning Commission Minutes -May 20, 1999 Page 9 ~ ~ ~ F Mr. Peplow asked if 2020 in the Community Plan was when all developable land was developed. Mr. Clear said no, "build-out" is expected in 2040. Mr. Clear said the area traffic wilt decrease with each road cited improvement. Mr. McCash referred to the April 20, 1999 memorandum from Mr. Clear to Balbir Kindra regarding the RD Zande study. He asked what was meant by stating the office volumes were high. Mr. Clear said there were several editions of the Trip Generation Manual by the Institute of Transportation Engineers, and RD Zande used the 5`'" Edition. It lists a higher number of trips per thousand square feet than with the most current, 6`'' Edition. Adjustments of the factors are continuous. Mr. McCash asked if the difference between the two editions accounts for the fact that offices are smaller and that'more people were being housed in the same building area. That should yield high trips per 1,000 square feet, not fewer trips. Mr. Doyle said they try to be careful and very specific about the type of office use. Their figures are based on the number of trips per employee. In this case, the trip generation rate is based upon the number of employees in the building. Five employees per thousand square feet, or one employee per 200 square feet, is used to calculate trips. Mr. McCash said on Figure 6, for the P.M. peak hour, at the northern entrance, 70 cars were shown turning right to enter the site at quitting time. The study assumed Cardinal Health at 430,000 square feet and used the ITE Trip Generation Manual. He said many buildings have multiple uses. The MORPC travel demand model is used to determine from where employees travel. Mr. Peplow asked what the gross density of 11,000 square feet per acre was based upon. Mr. Hermann said it was aimed toward lowering the traffic numbers and protecting the sensitive areas in and around the site. It represents what staff felt would work on this site. Mr. Hermann said since the last meeting, timing of the signals was addressed, which showed a good level of service with 60-second signal timing. At 120 seconds, all the levels of service work. Itwr Mr. McCash asked if the longer the signal timing is, the better the intersections were. Mr. Hermann said yes, generally. Ben W. Hale, Jr. said the study was done with 120-second cycles and indicated no deterioration in the level of services. In the P.M. peak at Bridge Street, it is a half second longer wait; and in the A.M. peak, it is a second and a half. He said if the study was done based on five employees per 1,000, thousand, the employees should be increased to 1, 800 to cover their part time workers. Mr. Hale agreed with the revised conditions. Mr. Hale said based on his meeting with the neighbors, he requests a tenth condition: That prior to the fall of 1999, a landscaping plan for the south property line be installed. He said they also agreed that the fence will not be constructed until the development starts. 98-119CP & 98-1202 Concept Plan & Rezoning Cardinal Health South Campus ^•- Dublin Planning and Zoning Commission Minutes -May 20, 1999 Page 10 Mr. Hale said when they- bring the plan in along the south setback, they will demonstrate the easement for approval of the 100-foot setback along the Indian Run. He said the 180-foot setback is somewhat arbitrary because part of it is in cornfields without trees. Mr. Fishman did not like the fence and suggested landscaping instead. He said fences get worse- looking as they age, but landscaping gets better. Mr. Hale said it was 40 feet from the property line, and he expects there to be landscaping. He thought the fence was a security issue. He said Cardinal would maintain the fence. "" Mr. Fishman noted that there have been extensive improvements made to the plan, but he still was not convinced that the traffic study was correct. He said at 9 A.M., it took him 14 minutes to get from the Library to SR 161. Mr. Clear said the figures were for. 2004, after certain road improvements. Mr. Fishman said it was the Commission's responsibility to attempt to maintain the quality of life. For-°over 20 years, residents have been promised that traffic will get better. It is tougher to get around Dublin now than previously. He is not happy with this density. Mr. McCash asked who will determine the review standard for "where reasonable and feasible" on Page 5 of the text. He also asked if bullet point 7 was to ease the traffic issue. He asked if Cardinal would be shut down, if they do not comply. He did not think many employees would bike to work. Ben Hale said they will use a reasonable and good faith efforts to do these things. The test will be determined by the Commission and staff. If COTA chooses to service this site, Cardinal is obligated to it. He said they will cooperate with Dublin and use any good faith efforts to reduce traffic. '~"" Mr. McCash suggested that the words "reasonable and feasible" be changed to "reasonable and good faith efforts, subject to approval by the Planning Commission." Mr. Hale agreed. Mr. McCash said bullet point 9 defers determining the Indian Run conservation easement/tree preservation area until the fmal development plan. At that point, this site would already be rezoned, and the conservation easement and tree preservation would be more of an administrative review. Mr. Hale said preparing a final development plan is expensive, and they are requesting the interim step in the process to avoid fundamental changes later. They will come back to the Commission with a building layout, parking, tree preservation, etc. on what amounts to a preliminary development plan. When that site plan is approved, the applicant can do site engineering, etc. It will provide the Commission and staff more administrative leeway to work with the applicant to ensure the site goals are being met before designs are finalized. 98-119CP & 98-1202 Concept Plan & Rezoning Cardinal Health South Campus r Dublin Planning and Zoning Commission Minutes -May 20, 1999 Pagel 1 DRAFT Mr. McCash said the staff report for another case states that staff believes the final development plan is too late in the process for submission of detailed tree information. This appears to be the same situation to him. Ms. Clarke said the Cardinal rezoning text is creating a voluntary extra step prior to the final development plan. Mr. McCash asked if the Commission then loses some of its discretion. Mr. Banchefsky said it becomes an administrative review, it was not a legislative one, after the rezoning has been approved. It is an additional threshold that the applicant has to meet prior to ~ the final development plan. Ms. Clarke said the text deliberately requires another level of review. ~. Mr. McCash said the Commission discretion will be less, and it should be submitted now and discussed along with the rest of the rezoning package. Delaying the controversial part to a time when the Commission will have less discretion is not desirable. Mr. Hale said the conservation area is set. Ms. Clarke said the specific language needs to be set by the Law Director and Mr. Hale, but there is agreement in principle. Mr. Hale said it will be a no-build/no-disturbzone. Mr. Banchefsky said if the terms of the conservationeasement do not meet staff's approval, the Commission will make the determination. Mr. Hale said the buildings would not be programmed for four years, and they cannot prepare a building or lot layout at this time. Mr. McCash wanted assurance of broader discretion on the conservation easement and setbacks. He always envisioned the conservation easement would be closer to 150 feet. Mr. Hale said the 100-foot setback protects the bank for environmental purposes and protects the endangered flora and fauna. The easement will track the treeline except in two places. In the heavy trees, the easement will be increased to 180 feet to protect major trees. The clear area should be eligible for development. ~r Mr. McCash said a flat setback cannot be determined because there are some developable areas. Mr. Hale said they will work with staff to ensure the significant trees in all areas are protected. They will not be able to do an 'n on the 100-foot setback. On the next 80 feet, the significant trees will be protected. Mr. McCash said 50-foot pavement and 100-foot building setbacks are shown along the south property line. He was concerned the 50-foot pavement setback could impact on the neighbors and suggested increasing it to 75 or 100 feet. He said an eight-foot tall fence would look bizarre. Moving pavement back would provide the opportunity to mound or add more evergreen trees, etc. Mr. Hale said that strip will be heavily landscaped next fall. He preferred a "wrought iron" look fence which will blend in with the plantings. Mr. McCash said an eight-foot fence would not - screen atwo-story building. Mr. Hale said they will plant significant eight-foot pine trees and leave as much vegetation as possible. 98-119CP & 98-1202 _ Concept Plan & Rezoning Cardinal Health South Campus A Dublin Planning and Zoning Commission Minutes -May 20, 1999 Page 12 DRAFT Mr. McCash said Subarea 3 included: Buildings three stories and 50 feet in height, measured from grade to bottom of the eaves of the roof, plus the roof, mechanicals and architectural features. He asked for a definition of "architectural features". Dan Pickett, NBBJ, said examples of architectural features were the chimneys on the existing Cardinal Health building. They screen mechanical equipment. Mr. McCash suggested using roof mechanical screening. Mr. Pickett said this will be changed. Mr. McCash said the height of the building, as measured from grade to bottom of the eaves of the roof, assumed there would be a sloped roof. A flat roof might have a parapet on it. Mr. Pickett said this building will have a sloped roof. Mr. Peplow asked what was proposed to mitigate the -mass of the building on the south. Mr. Pickett said the building was not yet designed. Mr. Sprague said this was a good plan, but the timing is difficult due to traffic and growth impacts. This site is environmentally and transportation sensitive. He fmds travelling through the area during evening peak hours very frustrating. He said the traffic is completely unacceptable, and the density is too high. He suggested a cap of 260,000 square feet as a "permitted" use. Mr. Sprague called a recess and reminded everyone of the 110' clock rule. Gary Gray said his residence is immediately to the south of this site. He said the neighbors met with the applicant, and there has been much progress. They are relying on the integrity of this applicant because none of this is on paper yet. They want the opportunity for input regarding the landscape and buffering plans when they are reviewed later. Mr. Gray said the Franklins wanted the fence for the security of their small children. He does not want a fence along his property and prefers landscaping. Mr. Sprague asked if -the neighbors want to participate prior to the presentation of the landscape and buffering plans to the Commission. Mr. Gray said yes. Mr. Hale agreed to do so. Claire Wolfe said she was very concerned traffic and the conservation zone. She said the traffic study indicated only a second or two additional delay. She said it takes 10-20 minutes to get through on SR 745. Southbound traffic backs up to Emerald Parkway at both peak hours. The Community Plan tested 130 vehicle trips in the A.M. peak hour, and this plan is 300 percent higher and is totally inappropriate. Ms. Wolfe- suggested developing something exciting here, such as a smaller office and condominiums for some employees, which would reduce traffic. Ms. Wolfe asked it the traffic study addressed new subdivisions along SR 745 which also create southbound traffic. She said daily the police close two lanes of Emerald Parkway to let Cardinal 98-119CP & 98-1202 Concept Plan & Rezoning Cardinal Health South Campus i^ Dublin Planning and Zoning Commission Minutes -May 20, 1999 Page 13 DRAFT employees out in the evening. She understood from the newspaper that the widening of SR 161 may never occur because Worthington has blocked the widening locally. Ms. Wolfe appreciated the additional setback along the Indian Run. She said the current Cardinal building did take conservation seriously, but the building is still in the Indian Run conservation area, and their walkways are through it. She hoped that Dublin is very rigid on this. JoAnne Barnes, a neighbor to the south, said the neighbors are very concerned about the density and traffic. She said the 50-foot setback from their property is too close. The traffic model gives data for the Year 2020, and they are concerned about traffic in 2000-2005. There is concern the traffic study may be wrong. Jonathan Smith said his house in the middle of this project. The developer gave him two purchase offers -for his property. If they cannot agree, he is worried that the Snieder property will become the construction office and delivery for construction materials. He would like to screen those properties to the south. He is also concerned about the construction entrance and the widening of Dublin Road (especially lighting). He wants to see drainage plans. Mr. Hale said if an agreement is not reached with Mr. Smith, they will discuss his concerns. Mr. McCash said the main construction delivery and entry should be at the north access, with the south entry closed to construction traffic: Dust control measures are needed during all phases of construction. Mr. Hale agreed. Mr. McCash said the south entry could be used for a construction office, but not for delivering construction materials. Mr. Hale agreed. Mr. Hale said regarding Condition 1, they have a problem the limit on number of employees due to part-time workers. He noted that the future conditional use will give the Commission and Dublin an opportunity to actually see the affects of the traffic improvements as they come on line. ..~ Ms. Clarke explained the difference between permitted and conditional uses. Warren Fishman suggested lowering the project size to 260,000 square feet. Ben Hale stated that if the traffic does not grow as the traffic study indicated, this is a way of rechecking the-study assumptions. The building will not open for another four years. Mr. McCash reworded Condition 1 to limit office development on this site to 260,000 square feet as a permitted use. Any development between 260,001 and 360,000 square feet per acre should be-treated as a conditional use based on a future traffic study. There was discussion about the submission of the environmental plans (grading, conservation easements, etc.) and they effect the timing of the final development plan. Ben Halesaid if a fmal development plan is filed within eight months of conditional use approval (for additional square footage), the conditional use will expire. This commitment will be added to the text. Mr. McCash preferred to have the review standards in the text for the environmental issues. Mr. Hale 98-119CP & 98-1ZOZ Concept Plan & Rezoning Cardinal Health South Campus Dublin Planning and Zoning Commission Minutes -May 20, 1999 Page 14 DRAFT said the final development plan will not be submitted for three years. There will be time for analysis of the traffic situation, i.e. the effects of the Scioto bridge, I-270 widening, etc. Mr. Fishman asked if it would be difficult for the Commissioin to limit s2quare footage to 260,000 in the future, if traffic conditions are improved. Ms. Clarke said that it would be difficult to disapprove a conditional use, if a traffic study justifies an increase. Ms. Clarke asked what the maximum density would be if Smith and Lambert were added in the future. Mr. Hale said the maximum would remain 360,000. Mr. Fishman did not want a wood fence. Gary Gray said he does not want a wood fence along his property. A simulated wrought-iron fence will be installed along the south line. Mr. McCash said the landscaping will be installed now, and the text should not require the fence to be installed if the adjacent owners do not want it. Ms. Clarke said the text will be amended. Mr. Hale said the setbacks have been increased since the previous hearing. There is a 50-foot setback from the south property line. Mr. Fishman said heavy landscaping will be needed because 50 feet is not very wide. He noted that pine trees need a wide planting strip. If planted too together, the trees will lose their needles and lower limbs. Ms. Newcomb agreed. Mr. Hale said a few areas need fencing and heavy landscaping such as along the Franklin residence. Mr. Sprague said some areas are 80 feet wide. Mr. Hales said where extra planting width is needed for adequate screening, they will widen it. Mr. McCash said only Subareas 3 and 4 are affected. Mr. Hale said an office building near the south property line is unlikely. Mr. Hale agreed to increase the pavement setback along the Franklin lot to 70 feet, to support larger plantings, subject to Planning Commission approval. The rest of the buffer will be 50 feet wide. It will be planted in October of this year or February of 2000. Mr. Fishman verified the project size with Mr. Hale. Mr. Hale confirmed that denity would be capped at 360,000 square feet, even if the Smith and Lambert properties are added in the future. problems. This purchase offers are not set to expire. Mr. Hale confirmed this. The setback along Dublin Road may be on a diagonal, but it will follow the contours of the land. Mr. Hale said Cardinal wil} continue its attempts to acquire those two The Commissioners suggested and discussed several possible conditions. The text should be changed about the north entrance, buffering, and dust control. Mr. McCash suggested the following conditions, which were discussed by the other Commissioners and the applicant: 1) That the office development on this site be limited to 260,000 square feet (11,000 square feet per acre) and that any additional development of the site between 260,001 and 360,000 square feet be treated as a conditional use, with special consideration given to traffic impacts; 98-119CP & 98-1202 Concept Plan & Rezoning Cardinal Health South Campus !~*" ~r. Dublin Planning and Zoning Commission Minutes -May Z0, 1999 ~~ Page 15 2) That the plan be modified to incorporate scheduled improvements to Dublin Road and Emerald Parkway, and all site-related traffic improvements recommended by the traffic study and the City Engineer; 3) That "no .disturb" zones or other protective measures be established as part of the tree preservation plan, for the east-west tree line and for the area located between the conservation easement and the 180-foot line parallel to the Indian Run, which includes a majority of the landmark and mature growth trees; 4) That any detention/retention areas on the site be designed to be aesthetically pleasing and sensitive to the area, subject to staff approval; 5) That the developer include the Smith and Lambert properties, if they accept, when placing the bike path along Dublin Road; 6) That-the parking garage be subject to the same setback height requirements as an office along the south property line; 7) That the text be revised regarding full compliance with the Landscape and Sign Codes, 100- foot building setback along I-270, building height, and required building materials, and that all text revisions be made prior to scheduling this case for its public hearing at City Council; 8) 'That the developer be responsible for any damage caused by blasting; 9) That plans for tree preservation, tree replacement, Indian Run conservation easement, landscape buffers, storm water management, building locations, and grading be approved by the Planning and Zoning Commission prior to submission of any final development plan, and that the residents be given an opportunity for participation in these plans; 10) That prior to the fall of 1999, the buffer along the south property line be installed, and that the landscape design be subject to resident participation; 11) That the main construction and delivery entrance be located at the north access, and that the south entry be closed off to construction through-traffic to Subareas 2, 3, and 4, and that appropriate dust control measures be implemented during all phases of construction; 12) That no final development plan application shall be filed for three years following approval of this rezoning, unless waived by City Council; 13) That the conditional use approval for any square footage above 260,000 square feet shall expire eight months following approval; 14) That the parking setback be increased to 70 feet along the Franklin property, and that any fencing to be installed as part of the buffer be subject to approval of the adjacent property owners and the Commission; 15) That the text be amended to include the developer's commitment to use "reasonable, good faith efforts" toward traffic mitigation, subject to approval of the Commission; and 16) That if the Smith and/or Lambert properties are incorporated into this development, the maximum overall square footage will not exceed 360,000 square feet. Mr. Hale agreed to the above conditions as discussed with the Commissioners. He requested that the revised text including all the above changes be re-submitted to the Commission at the June 10 meeting. The hearing should only take ten minutes. It will then be forwarded to the City Council. Mr. Hale requested a vote by the Commission at this time. 98-119CP & 98-1202 Concept Plan & Rezoning Cardinal Health South Campus Dublin Planning and Zoning Commission Minutes -May 20, 1999 Page 16 DRAFT There was further discussion about text revisions, including elimination of the reference to "architectural features" regarding building height. The staff assured the revisions will be made prior to forwarding the case to Council. Mr. Hale again agreed to all of the above conditions. After conferring with his client, Mr. Hale requested that this case be tabled so that the changes could be discussed with Mr. Walter. He asked for this to be rescheduled on the June 10 Commission agenda. Mr. Fishman made a motion to table this combined concept plan and preliminary development plan, and Mr. Sprague seconded. The vote was as follows: Mr. Peplow, yes; Mr. Fishman, yes; Mr. McCash, yes; and Mr. Sprague, yes. (Tabled 4-0.) ~•- 98-119CP & 98-1202 Concept Plan & Rezoning Cardinal' Health South Campus Dublin Planning and Zoning Commission Minutes -June 19, 1997 Page 25 Ms. Newcomb said the three parkland parcels were separate. The village green is to be dedicated, and the three pieces Head to be better integrated. It should be considered a link to the overall park system, connecting Shawan Falls, Indian Run, etc. Ben W. Hale, Jr. said Pat Grabill owns a house just south of I-270 which he believes would become parkland, providing a park from the river over to the Indian Run with sidewalks, etc. He said Pat Grabill had worked on a coordinated development plan for this site for several years. Jce Sullivan, Sullivan, Gray and Bruck Architects, said a neo-traditional approach is appropriate ~r.. because it borders the historic district of Old Dublin. He said three .parcels are involved and `~ indicated that the' center green was where the best trees are located. He said, ibeividually, the buildings in Oltl Dublin did not stand .out, but the collection gave it a scale and sense of neighborhood. The-variation of setbacks from the street,~how~they~are~landscaped, the use of - -=:materials,~the brick walks; ihe=graphics and signage;dhe~olors:etc~add:a>charm;io Old Dublin. --They feel they-can create. a new development=~t~captures~ihat~eelingr~~e~~city. block has buildings that face :the street creating a pedestrrian scale. The oo-street parking is .used with . _ detached garages in the rear. The brick, stone, and siding materials should be mixed to reflect the materials used in Old Dublin. Overflow parking from the offices will work well with the residential area. A lesser parking setback is proposed from I 270 because it cannot be seen. Ms. Chinnici-Zuercher understood that this is not the finished product and she was concerned. Mr. Sullivan said if individual buildings had been designed at this. time, they would be caught up in the details and would lose the large picture of the idea. They wanted the Commission's feedback before depicting the individual building designs. Mr: Hale said -the Whitmans, -Pat Grabill's partners, were very involved in the Short North and other urban types of developments. ~- Ms. Chinnici-Zuercher liked the concept but she had a major concern with the traffic. Emerald ~~'Parkway was=built to helpalleviate some of.the existing..traffic.issues,.but.Dublin..is continually +~~+ growing which will add traffic on these same roads. Mr. Hale said they agreed with all staff s comments~and~hat ~heY ~wouid have=to ~do_a traffic study and address those problems immediately. Mr. Hale said this development will have private streets. Mr. Ferrara was concerned about the natural beauty being preserved. Mr. Ferrara asked about lot coverage. Mr. Sullivan said it would be similar to what was depicted, but the intent was to have a range of things. He demon.~trated a typical residential layout with two-story buildings. It would typically be 40 percent lot coverage. Mr. Pepiow liked the concept, but said the obvious impact on the existing neighbors should be considered. He was also concerned about the impact on the Indian Run ravine and access to it. 98-119CP and 95-1206 Concept PIan & Rezoning Cardinal Health South Cam~,.~;, Dublin Planning and Zoning Commission Minutes -June 19, 1997 Page 26 He asked if the parking area was not visible from I-270, how would the "village buildings" be seen. Mr. Sullivan said the-two-story buildings with pitched roofs would be more visible than the parking lot. The skylines of the roofs will create an image to the westbound traffic. Mr. Sullivan said the apartments would be high end rental units. Mr. Sullivan said it would be predominately office and if there is any other commercial uses, they would not draw outside activity. Ms. Boring said the occupants needed someplace to eat. Mr. Sullivan said it needed to be related to the scale of this development. Mr. Lecklider was intrigued by the concept.. He had concern about access and traffic.. He agreed with the comments in the staff report and the necessity for future detail. Jonathan Smith, .6805 Dublin Road, -:said he was ~not~~against~ -the~evelopment;~but he :wanted ;: ~a-something thatwould harmonize with the neighborhoods ~.He~as:gotten°~sed.:to~he.;quiet. _ He~ was concerned about secutting his property with.this :development.::~.Smithwas~lsoconoerned -about,the loss of habitat for the many creatures living on this site. ~ He particularly did not like the 60-foot secondary access strip that was 25 feet from his bedroom window. JoAnn Barnes, 235 Indian Run Drive, was concerned about the density. Their single-family lots are all. at -least an acre in size. Properties to the north are three acre lots. This development would have 118 residences on 26 acres. She was concerned about the naUual habitat for wood ducks, foxes, and owls. Scott Franklin, 6725 Dublin Road, was concerned about the safety of children with the ~- apariments. He also felt there- should be more parkland to protect the wildlife. He said the ravine was one of-the most beautiful parts of Dublin. He did not like the thought of having apartments on ibis site. He asked-that the existing families be considered in this decision. „~... Ms. Chinnici-Zuercher asked about a preservation plan. Mr. Hale said no access was proposed - .near Mrs Franklin's property. They felt one access~was-appropriate,,.but-thearaffic study would fir. determine the need. They plan not to disturb that area~and~to-eventually~~cansfer~it-to the abutting owners: -He said they have avoided placing buildings near. the ravine. Ms. Boring noted most of the surrounding land was unincorporated township. Pat Grabill said they wanted to add an additional gift to Dublin when this development is finished, of the Rector property against I-270 for park. He said a linear habitat could be created. - - Mr. Peplow_ said this village. approach concept had potential. He .said the impact on .existing neighborhood was a concern. The ravine needs to be protected. He wanted to avoid any potential of having to go between the houses for an access. Mr. Ferrara said he had a difficult time supporting this Concept Plan. People are drawn to Dublin because of the open spaces, rural character, and natural amenities (Scioto River, ravines, and 98-119CP and 98-1202 Concept Plan & Rezoning Cardinal Health South Campus ~~'" ' Dublin Planning and Zoning Commission Minutes -June 19, 1997 Page 27 woods). Dublin has just purchased Shawan Falls. He had a problem mixing the two densities together. This is too much activity in a naturally peaceful setting. Ms. Boring was undecided. The development would provide small office space for• the small businesses and help revive Old Dublin. ~,,,, Mr. Lecklider .said it was a difficxilt decision. The concept, apart from its location, was very interesting to him. It has a place in Dublin, but not necessarily here. He would be more ~ supportive if there .were no large residential lots between this site and Old Dublin. He was concerned about the traffic on Dublin Road. Ms. (~innici-Zuercher liked the concept plan, but also .had traffic concerns_ She asked if there - were atransition -that might work either through~parklandbr~omething~between::the existing _ :.. _ : ~rresidential~area~,and the-:multi-family:development:ahat-~ighter~itrmore::-~Ms. ~ Chinnici- ..Zuercher-liked the small, -commercial offices.::~She~suggestedahat~the~ssues=#romahe staff report __ be dealt with significantly.prior to.a preliminary development plan being presented. :Ms. Boring said the applicant had been given considerable feedback for. this non binding concept -plan -and she -did not want to stop it because she saw some interesting things. Mr. Lecklider • agreed. ~ -Ms.: Boring.-made the motion to_ appmve this: concept -plan because -the .land uses are consistent.with the 1988 Community Plan and those recommended in the Community Plan Update, and it will add parkland along the North Fork of the Indian Run, with four conditions: 1) That secondary access be addressed at the preliminary development plan stage; 2) -That a traffic study be conducted that addresses: impacts and mitigating measures for Dublin Road; opacity and level of service; traffic sigffi1 warrants for the two entrances onto -Dublin Road, -and analysis- of the effects of the development, along with recommendations -for mitigation; • on -the ~ operation and •opacity of the Emerald Parkway and Dublin Road intersection; 3) That park areas be reconfigured; and '4) ,That the plan as it evolves be designed to blend. in>with- the .scenic character. of Dublin Road and_ the surrounding area. Mr. -Peplow seconded the motion, and the vote was~as~follows: ~~vfr:~ferr~ra alo;-Ms. Chinnici- Zuercher, yes; Mr. Lecklider, yes; Mr. Peplow, yes; and Ms. Boring, yes. (Approved 4-1.) 11. Plat 97-067PP - rad -Avery Road . This ose postponed.prior to the ting. It was not discus by the Commission, no action w taken. 12. Rezoning Application 53Z -Conine Pro Hale, representing the a liont, requested tabl' of this ose so that the would be time work out some aspects the plan with the neigh rs. 98-119CP and 98-1202 Concept Plan & Rezoning Cardinal Health South Campus RECORD OF PROCEEDINGS Minutes of Dublin City Cnuncil]fJeeting PAO~ g Meeting Held July 21, 1997 19 _ i ~ ~ {' members, belt he dots not view provicjYng information as lobbying. Mr. He! rg noted that he has been nvolvcd in al! of the negotiat sessions with this develo and at the City's requ the developu agreed to be partnu on the Metro Sou mtersecion inrprovemea . He beieves that the 5650, inducement to the de is to bring this prof t to Dublin. will be a second reac{iStg of the ordinance at the '~( Ordinance No.108-97 An Ordinance Accepting I 1 Council meeting_ Lowest/Best Bid for !I lift and Alignment uipment. ~~ Ms. HrdePitWuga' educed the ordinance. Mr. Hensley stated a detailed memo is includ in the packet. Thee wr71 be a nd reading ofthe ordinance t the.August ii Council- - - Q~$ Concept Plan -Indian RdQe (Applicant: Indian Ridge Associates, I I.C, Store whikttart, Jeff whitrnan, and Brook Development Company. c% Ben w. Hale, Jr., Smith and Hale, 37 w. Broad Street, Columbus, OH 43215) s'1 Ms. Clarke stated that the concept plan is the first stage in a PUD rezoning. This site is 26 ;t sexes located just south of I-270, south of the Cudinal Health site. The site has access orily '~ from Dublin BeUepoint Road and it is currently zoned R-Rural. The site backs up to the Indian ~I Run. She showed slicks of the site and surrounding uea. The proposal is to develop the :. northern half with 100,000 squue feet of of5ces and the southern half with I I8 dwelling units. :' The parkland is in three parts -apiece of open space along Dublin Road, a piece along the Indian Run, and open space in the centu of the development_ Staff believes that the parkland is should be more centralized. The density for the project is undo 10000 squue feet pu aae_ s•• She noted.that thue is a kttu dated July 8, 1997 from uea residents expressing thdr concerns about the density of the multi-family uw which is 8 units per acre. They ue also concerned about preservation of the natural site and the impact on the traffic volume for 745. Staff recommends approval.:: Planning Commission recommended approval by a vote of 4-1 on June 19, 1997 with 4 conditions: 1) That secondary access be addressed at the preliminary development plan stage; 2) That a traffic study be conduced that addresses impacts and mitigating measures for Dublin Road capacity and kvd of serviu, traffic signal •warrants.for the two entrances onto Dublin Road, and analysis of the effocuof tlue:development;:aiortg-with the recommendations for mitigation, on the operationand.capacityofthe-Fanerald<Parkway•= and Dublin Road intusection; 3) That park aces be reconfigured; and 4) That the plan as it evolve be designed to blend in with the scenic charactu of Dublin Road and the surrounding uea. Ms. Hide Pittaluga asked if the City encourages fee simple developments for multi-family ~: rezonings. ~_~ Ms. Guke stated that the issue of rental vusus ownuship of propeRies doe not affect the ~ land. use characeristics of a development. This is a private decision made by the developer. ~ bA c~ U Mr. McCash commented that he has concerns with creating another private street type of C '~ arrangement whue maintenance issues for the streets could eventually come back to Council. N Ms. Clarke responded that there was brief discussion of this on a staff level, but it ~vn'U be it ~ o considued furthu at the preliminary development plan stage. The issue before Council tonight c a t=. rn ~ ` ~ is whethu this is an appropriate land use. -;, . Bcn Hat h li t i bill h d h P G i h h p a~ ~ cf x o, r~ resrnt an ng t e a state ra as a contract w t at u t t e two a p~ property owners involved and they have retained Joel Sullivan for design. The concept is based U A. ~ on the proximity of the property to Old Dublin and the need to be compatible with Old Dublin. ° i ~ ~ ~ Thee ue many design iswes involved. The Whitman Gmily has been involved bt the -1 ~ r, ' iiUU