Ordinance 070-19i
BARRETT BROTHERS - DAYTON, OHIO
RECORD OF ORDINANCES
Ordrnunce� No. 70-19 (AMENDED)
_.
Passed
REZONING APPROXIMATELY 13.5 ACRES WEST OF
FRANTZ ROAD, NORTH OF RINGS ROAD AND SOUTH
OF PAUL BLAZER PARKWAY FROM OLR, OFFICE,
LABORATORY AND RESEARCH DISTRICT TO PUD,
PLANNED UNIT DEVELOPMENT DISTRICT (THE
CORNERS) FOR THE FUTURE DEVELOPMENT OF UP TO
70,000 SQUARE FEET OF COMMERCIAL AND OFFICE
USES AND A PUBLIC PARK CASE 19-0812 PDP
No , THEREFORE, BE IT ORDAINED by the Council of the City of Dublin,
of its elected members concurring, that:
Section 1. The following described real estate, (see attached legal description,
Exhibit A), situated in the City of Dublin, State of Ohio, is hereby rezoned PUD,
Planned Unit Development District, and shall be subject to regulations and
procedures contained in Ordinance No. 21-70 (Chapter 153 of the Codified
Ordinances), the City of Dublin Zoning Code and amendments thereto.
Section 2. The application, including the list of contiguous and affected property
owners, and the recommendations of the Planning and Zoning Commission, are all
incorporated into and made an official part of this Ordinance and said real estate
shall be developed and used in accordance there within.
Section 3. This Ordinance shall take effect and be in force from and after the
earliest period allowed by law.
ATTEST:
01
Clerk of Council
2019.
Form 6220S
City of Dublin
Office of the City Manager
5200 Emerald Parkway • Dublin, OH 43017-1090
Phone: 614.410.4400 • Fax: 614.410.4490
To: Members of Dublin City Council
From: Dana L. McDaniel, City Manager
Date: November 29, 2019
Initiated By: Jennifer Rauch, AICP, Interim Planning Director
Claudia D. Husak, AICP, Senior Planner/Current Planning Manager
Summary
Memo
Re: Ord. 70-19 (AMENDED)
Rezoning approximately 13.5 acres west of Frantz Road, north of Rings
Road and south of Paul Blazer Parkway from OLR, Office, Laboratory
and Research District to PUD, Planned Unit Development District (The
Corners) for the future development of up to 70,000 square feet of
commercial and office uses and a public park (Case 19-081Z/PDP)
This Ordinance, a request for review and approval of a rezoning of ±13.5 -acre site from OLR,
Office, Laboratory, and Research District to PUD, Planned Unit Development District, was
introduced at the November 18, 2019 City Council meeting. Council members requested a revision
to the development text in regard to architectural requirements for the two office subareas. Staff
has updated the language accordingly.
Updated Development Text
The text has been updated (Page 7) to revise the architectural requirements for Subareas B2 and
B3 (office) to provide a complementary transition between the rural, agriculturally influenced
architecture of Subarea B1 and existing architecture of office developments to the west.
References to surrounding contemporary architecture was deleted. The Planning and Zoning
Commission will be the approving body of these details as part of the Final Development Plan.
Recommendation
Planning recommends City Council approval of this Ordinance at the second reading/public hearing
on December 2, 2019.
DEVELOPMENT TEXT
THE CORNERS MIXED-USE DEVELOPMENT
As Approved by the Planning and Zoning Commission on September 19, 2019 and updated based on Council
discussion during the First Reading/Introduction of Ordinance 70-10 for final approval at the
Second Reading/Public Hearing on 12/02/19
1. Development Text Overview and Intent:
A. Overview:
i. Existing Conditions:
The overall site is ±13.42 acres in size and located on the west side of Frantz
Road between Blazer Parkway and Rings Road and east of the existing office
building at 5100 Rings Road. It is currently zoned OLR, Office, Laboratory
and Research District and is owned by the City of Dublin. The western
portion of the site is developed with retention ponds designed to meet
stormwater management requirements for existing office development to the
west and future development on the site.
ii. Dublin Corporate Area Plan:
The Dublin Corporate Area Plan (DCAP) is a Special Area Plan addendum to
the Dublin Community Plan adopted by Dublin City Council in September
2018 to provide guidance for future development of legacy office parks in the
city. The entire site is located within the Mixed -Use Regional Sub -District 2
(North of Rings) of the DCAP.
B. Intent:
It is the intent of the developer to achieve the objectives of the DCAP by creating
±9.36 acres of high quality mixed-use Planned Unit Development focused on
providing needed amenities to serve workers, nearby hotel visitors and residents.
The development will include neighborhood -oriented retail, restaurants, personal
services, and offices planned and designed to mitigate potential negative impacts
on adjacent neighborhoods. A large public park of approximately four acres will
be integrated as an amenity to visitors and nearby residents facilitating
opportunities for community interaction.
If these standards conflict in any way with the City of Dublin Codified Ordinances,
then the Planned Unit Development Text shall prevail. Standards in the Codified
Ordinances that are applicable to matters not addressed by the Planned Unit
Development Text shall apply to all subareas in the PUD.
2. Permitted Uses:
A. Subarea A
Permitted Uses:
i. Public Parks and Open Space programmed with shared -use paths, seating
areas and other passive recreation amenities for the enjoyment of residents
and employees of surrounding businesses.
ii. Stormwater Retention Ponds integrated as an amenity to the public park space
with a naturalized design featuring high quality landscaping and
DEVELOPMENT TEXT
THE CORNERS MIXED-USE DEVELOPMENT
As Approved by the Planning and Zoning Commission on September 19, 2019 and updated based on Council
discussion during the First Reading/Introduction of Ordinance 70-10 for final approval at the
Second Reading/Public Hearing on 12/02/19
providing regional stormwater management for all development within
Subarea B and adjacent existing office uses to the west.
B. Subarea B
For purposes of clearly defining the range of uses that are permitted within the
different development areas of Subarea B of this PUD, is divided into three
separate Subareas (referred to as Subarea B1, B2, and 133) and identified in
Exhibit A—Preliminary Development Plan.
Subarea Bi (Frantz Road Frontage Sites)
Permitted Uses:
i. Casual and fine dining and other eating establishments whose primary function
is the service of food and where on-site sales of alcoholic beverages are
incidental or secondary, not to exceed a total of 30,000 gross square feet
except as approved by the Planning and Zoning Commission via Conditional
Use review and approval;
ii. Retail stores, drug stores, bookstores, florists, stationary stores, gift/novelty
shops; or stores providing goods and services which support office buildings
or occupants of office buildings (e.g. copy shops, office supply/equipment
sales, delivery service providers, etc.) or otherwise provide support retail
services for nearby residential neighborhoods;
iii. The office uses in the Zoning Code §153.026(A)(2), not to exceed more than
50% of the gross square footage of any single building within Subarea 131;
iv. The uses in the Zoning Code §153.027(A);
v. Personal, repair, and rental services as defined by Zoning Code
§1 53.002(A)(1 6)(c);
vi. Outdoor dining and seating. Within Subarea B1, up to 10,000 total square feet
of outdoor dining and seating space may be allotted to the various tenants.
This space shall be subject to administrative review and approval by Land Use
and Long Range Planning. Additional outdoor dining and seating area
beyond the cumulative 10,000 total square feet are subject to Conditional Use
review and approval by the Planning and Zoning Commission. The outdoor
dining areas shall employ complementary amenities (fences, tables, chairs,
flower boxes) and must be consistent with the overall design aesthetic of the
area. Outdoor speakers are prohibited. The proposed patio amenities shall be
stored in a location that is not visible to the public when not in regular use
unless the patio furniture is all-weather material, set up for use and not
covered in any way, and weather conditions make the use of furniture
possible.
vii. Drive-thrus may be permitted as a Conditional Use within Subarea B1, subject
to review and approval by the Planning and Zoning Commission in
P]
DEVELOPMENT TEXT
THE CORNERS MIXED-USE DEVELOPMENT
As Approved by the Planning and Zoning Commission on September 19, 2019 and updated based on Council
discussion during the First Reading/Introduction of Ordinance 70-10 for final approval at the
Second Reading/Public Hearing on 12/02/19
accordance with Code Section §153.236. Service windows and vehicular
canopies associated with drive-thrus shall not have frontage on Frantz Road.
Subarea B2 (Rings Road Frontage Site)
Permitted Uses:
i. All retail and personal services uses permitted in Subarea Bi to a maximum
of 7,000 gross square feet; or
ii. All administrative, business and professional office uses, organization and
associations permitted in Code §153.026(A) to a maximum of 12,000 gross
square feet.
Subarea B3 (Blazer Parkway Frontage Site)
Permitted Uses:
i. All administrative, business and professional office uses, organization and
associations permitted in Code §153.026(A) to a maximum of 12,000 gross
square feet.
3. Density, Lot and Setback Requirements
A. Density:
i. Subarea A—N/A, no commercial development is permitted
ii. Subarea Bi—a total maximum of 47,000 gross square feet of
retail/restaurant/office development is permitted. Restaurant use in excess of
30,000 gross square feet (cumulative) require Conditional Use review and
approval. Office uses are limited to not more than 50% of the gross square
footage of any building.
iii. Subarea B2—a maximum of 12,000 gross square feet of office/commercial
development or 7,000 gross square feet of retail/restaurant development is
permitted
iv. Subarea B3—a maximum of 12,000 gross square feet of office/commercial
development is permitted. Additional office square footage in excess of the
12,000 gross square feet maximum may be permitted, subject to Planning
approval.
B. Lot Coverage:
Structures, parking, driveways, vehicular use areas, service areas, pedestrian
areas, and other impervious areas shall not exceed 70% of the total site area of
Subarea B.
C. Setback Requirements:
The minimum setbacks from the Rings Road, Frantz Road, and Blazer Parkway
rights-of-way shall be 30 feet for all buildings and structures and 15 feet for
pavement, including patios. Building canopies, awnings, eaves, pedestrian
IM
DEVELOPMENT TEXT
THE CORNERS MIXED-USE DEVELOPMENT
As Approved by the Planning and Zoning Commission on September 19, 2019 and updated based on Council
discussion during the First Reading/Introduction of Ordinance 70-10 for final approval at the
Second Reading/Public Hearing on 12/02/19
amenities and projecting signs may encroach the building setbacks not to exceed
five (5) feet.
D. Minimum Yard Requirements:
The minimum required side and rear yard from Subarea A shall be 0 (zero) feet
for buildings and 5 (five) feet for pavement. Where parking areas and vehicular
or pedestrian circulation is shared with an adjoining property, a side or rear yard
of 0 (zero) feet for pavement is permitted. Should there be any approved lot splits
within Subarea B, there shall be no required setback from lot lines for buildings or
pavement.
4. Access and Circulation:
A. Vehicular Site Access:
Vehicular access to and from the site from adjacent publicly dedicated streets
shall be permitted as follows and as depicted on Exhibit X—Preliminary
Development Plan:
i. Along Blazer Parkway full access shall be permitted in alignment with the
existing curb cut for 4860-5000 Blazer Parkway
ii. Along Frantz Road right-in/right-out access shall be permitted in the middle
portion of the site frontage, subject to City of Dublin Engineering approval for
location.
iii. Along Rings Road access shall be permitted subject to City of Dublin
Engineering approval.
B. Internal Vehicular Circulation:
Vehicular circulation within the site shall be arranged to provide convenient cross
access between all Subareas and uses, while discouraging through traffic. The
primary internal vehicular circulation pattern is reflected in the Preliminary
Development Plan. Individual parking areas and drive aisle layouts shall be
submitted for each Subarea at Final Development Plan review.
C. Pedestrian Circulation and Connectivity:
Pedestrian connections shall be provided to all building entrances and to the
proposed park/open space from existing sidewalks and shared use paths along
the surrounding public streets. Safe and convenient pedestrian connections shall
be provided between all Subareas and from parking areas. All sidewalks and
shared use paths within Subareas A and B shall be constructed to City of Dublin
Engineering standards.
D. Cross Access Easement:
To provide public access to open space in the event of future lot splits of
Subareas, a cross access easement over the entirety of Subarea B shall be
4
DEVELOPMENT TEXT
THE CORNERS MIXED-USE DEVELOPMENT
As Approved by the Planning and Zoning Commission on September 19, 2019 and updated based on Council
discussion during the First Reading/Introduction of Ordinance 70-10 for final approval at the
Second Reading/Public Hearing on 12/02/19
recorded with the Franklin County Recorder's Office.
5. Parking and Loading:
A. Shared Parking:
All parking in Subarea B shall be shared among the proposed uses for Subareas
A and B, regardless of use. Cross access easements shall be recorded with the
Franklin County Recorder's Office, as appropriate.
B. Minimum Number of Parking Spaces Required:
i. Commercial (Restaurant/Retail/Personal Services): 5 Spaces per 1,000 GSF
ii. Office: 4 Spaces per 1,000 GSF
iii. Outdoor Dining Areas: No Parking Requirement
iv. Parks & Open Space: No Parking Requirement
C. Accessible Parking Spaces Required:
Accessible parking spaces shall be provided in accordance with Code
§153.201(D).
D. Minimum Number of Loading Spaces:
The minimum number of loading spaces shall be provided in accordance with
Code §153.211.
E. Drive-Thru Stacking Spaces:
The minimum number of loading spaces shall be provided based on the
associated use as follows:
i. Restaurant:
ii. Financial Institution:
iii. ATM:
iv. Pharmacy:
v. Laundry/Dry Cleaner:
4 spaces behind menu board + 4 spaces
behind first window
3 spaces per lane
3 spaces per kiosk
4 spaces per window
2 spaces per window
Bicycle Parking:
Bicycle parking spaces shall be provided at the minimum ratio of one bicycle
parking space per 4,000 gross square feet of development. Clusters of bicycle
parking spaces shall be uniformly distributed throughout the site at prominent
locations, easily accessible from shared use paths and in highly visible areas of
the site.
6. Service Structure Screening:
A. Waste, Refuse and Recycling:
DEVELOPMENT TEXT
THE CORNERS MIXED-USE DEVELOPMENT
As Approved by the Planning and Zoning Commission on September 19, 2019 and updated based on Council
discussion during the First Reading/Introduction of Ordinance 70-10 for final approval at the
Second Reading/Public Hearing on 12/02/19
All waste, refuse and recycling shall be contained and fully screened from
public view by a solid wall or fence complementary to the architectural design of
the buildings. To prevent possible damage to the screening material, curbs are
required in accordance with Code §153.077(6).
B. Other Service Structures:
All other service structures, including electric transformers, utility vaults, rooftop
units or other equipment or elements providing service to a building or site shall
be screened according to Code §153.077.
C. Material and Equipment Storage:
No materials, supplies, equipment or products shall be stored or permitted to
remain on any portion of a parcel outside a primary structure.
Landscaping:
A. Subarea A Landscaping:
The programming and design of Subarea A may include:
i. Pedestrian paths looping around the stormwater ponds, and connections east
to Frantz Road through the Subarea B sidewalk network, north to Blazer
Parkway, south to Rings Road, and west to the existing office building;
ii. Informal seating areas along the paths, and small gathering spaces at key
locations as identified on the Final Development Plan;
iii. Landscape plantings coordinated with and complementary to the surrounding
existing and proposed landscape plans; and
iv. Other passive recreation elements and amenities as determined to be
appropriate to the needs of the primary future patrons of the open space.
B. Subarea B Landscaping:
Landscaping in Subarea B shall be in accordance with Dublin Landscape Code
§§153.130 through 153.139. Perimeter buffer requirements of §153.133(A) shall
be not be required along common interior property boundaries in the event of
future lot splits.
C. Frantz Road Frontage Treatment:
A cohesive landscape theme shall be provided along the Frantz Road frontage
between the existing shared use path and proposed patios and building facades.
The landscape design will be provided with the final development plan.
D. Walls and Fences:
Parking, vehicular use areas, and service areas shall be screened from view
from the public through the use of walls, fences and landscaping. Should walls or
fences be proposed, the design complementary to the proposed architectural
theme.
DEVELOPMENT TEXT
THE CORNERS MIXED-USE DEVELOPMENT
As Approved by the Planning and Zoning Commission on September 19, 2019 and updated based on Council
discussion during the First Reading/Introduction of Ordinance 70-10 for final approval at the
Second Reading/Public Hearing on 12/02/19
8. Architecture:
A. General Architectural Themes:
The architectural theme for Subarea Bi shall be a contemporary interpretation of
the traditional rural and agricultural structures of the area, and the theme for
Subareas B2 and B3 shall provide an appropriate and complementary transition
between the rural, agriculturally influenced architecture of Subarea Bi and the
existing architecture of office developments to the west, unless otherwise
approved by the Planning and Zoning Commission at Final Development Plan.
All buildings shall be designed to be seen from 360 degrees, with the same
caliber of finish on all facades/elevations.
B. Building Height:
Maximum building height in Subarea Bi is one occupied story, not to exceed 35
feet in height. Maximum building height in Subareas B2 and B3 is two occupied
stories, not to exceed 40 feet in height. Pitched roof elements shall be measured
to the highest ridge. Flat roofs shall be measured to the dominant horizontal
surface. Height shall be measured from the finished, ground floor elevation of
the building. Architectural appurtenances, such as tower elements, cupolas and
mechanical screens may exceed these maximum building heights.
C. Scale and Massing:
i. Particular attention shall be given to traditional massing of the elements, the
roof forms, the floor to ceiling heights, the window arrangements, proportions
and relationship of each part of the building to the whole.
ii. All non -office or mixed-use buildings should be of a pedestrian friendly scale
complementary to residential structures across Frantz Road. While structures
may have significant mechanical roof wells, such wells shall be surrounded
on all sides by pitched roof forms with limited straight parapet conditions.
iii. Each non -office or mixed-use building must incorporate thematically
appropriate architectural massing to reduce the overall mass of the building
including secondary masses stepping down from the primary building are
encouraged. Examples of secondary building masses include faux lofts,
clerestories, secondary gables, shed and lean-to forms. Covered exterior
verandas are encouraged where permitted by the proposed use.
iv. One-story office buildings shall adhere to the same scale and massing
requirements as one-story non -office or mixed-use buildings.
v. Two-story office buildings, which serve as a transition from between the rural,
agriculturally influenced architecture and existing contemporary office to the
west may be more monolithic in scale and massing. Secondary forms are
encouraged to add interest and incorporate alternate materials. Examples of
secondary forms include entry elements and window bays. No rooftop
ri
DEVELOPMENT TEXT
THE CORNERS MIXED-USE DEVELOPMENT
As Approved by the Planning and Zoning Commission on September 19, 2019 and updated based on Council
discussion during the First Reading/Introduction of Ordinance 70-10 for final approval at the
Second Reading/Public Hearing on 12/02/19
equipment shall be visible from street level.
D. Wall Articulation and Fenestration:
i. In addition to using building elements to articulate the building mass,
individual walls must be articulated with fenestration, pattern, or structural
expression equally on all sides of each structure. Increased wall articulation
is of greater importance where scale and massing of buildings are more
monolithic in nature.
ii. All buildings shall have the same degree of exterior finish on all sides and the
amount of fenestration should be balanced with the amount of solid facade.
E. Permitted Roof Forms:
i. All one-story non -office or mixed-use Buildings shall incorporate pitched roofs
in side gabled, cross gabled, saltbox, gambrel and shed roof forms.
ii. Two-story office buildings may utilize flat roofs, but must integrate parapet
cornice articulation to add interest.
Exterior Materials:
i. Permitted roof materials include standing seam metal, corrugated metal,
dimensional and simulated slate asphalt shingles, and slate or synthetic slate
shingles.
ii. All roofs not visible from street level may be single -ply membrane.
iii. Permitted exterior fagade cladding materials include natural wood siding, fiber
cement siding, and composite wood siding in the form of traditional lap and
Dutch lap clapboards, panels and trim, shakes or shingles, board and batten,
and board on board; brick veneer; stone and cultured stone veneer.
iv. Exterior wall finish materials must be used to complete massing elements.
The application of any material on a single face of a massing element is
prohibited.
v. Stucco and EIFS are permitted in limited quantities and only as a trim or
accent material, not as a primary material.
vi. Permitted window and door materials include wood, aluminum and aluminum
clad. Doors may be solid or may include partial -lite and full -lite glazing Glass
may be lightly tinted or clear. Reflective or colored glass is not acceptable.
vii. True divided lite and / or simulated divided lite windows with exterior muntins
are required where appropriate to the building style. The ground floors of
commercial and retail uses may have appropriately scaled storefront window
systems that utilize large glass areas which are uninterrupted by divided lites.
9. Signage and Graphics — Refer to Sign Requirements and Guidelines
SIGN REQUIRMENTS AND DESIGN GUIDELINES
THE CORNERS MIXED-USE DEVELOPMENT
As Approved by the Planning and Zoning Commission on September 19, 2019 and submitted
to City Council for final approval
A. Introduction
Tenant signage is among the first impressions a patron has of a development and is, therefore,
an important part of the Frantz Road Mixed -Use Development experience. Tenants are
encouraged to develop signage which is both creative and consistent with the theme of the
Development. Signs should identify and promote individual Tenants while contributing to the
character, color, and interest of the overall project.
The guidelines established herein will ensure that Tenant identification is of consistent quality
throughout the Development. Each proposed sign will be evaluated for design excellence, size,
location, installation, compatibility with neighboring signs and the overall character of the
Development's signage/graphics. These criteria establish regulations designed to accommodate
each Tenant that will occupy the project in a manner that will ensure an organized, distinctive,
attractive and cohesive appearance for the project. These criteria state the minimum standards
signage must meet in order to obtain the Landlord's approval thereof.
All signs are subject to the review and approval through the design review process outlined herein.
Any design review or approval notwithstanding, conformance to these guidelines does not relieve
the Tenant from compliance with all applicable federal, state, and local laws, codes, ordinances,
and regulations. The Tenant is solely responsible for legal compliance.
The overriding intention of these criteria is to preserve and encourage Tenants' ability to sign their
space in accordance with their individual branding while at the same time adhering to standards
of consistency and taste.
1. General Information:
a. City of Dublin Planning and Zoning Commission may approve additional and/or
alternative signage from those listed herein on an individual basis, as requested by
Tenant.
b. The Landlord reserves the right to revise this Signage Criteria at any time if so required
by any government agency having jurisdiction over its contents.
c. Placement of signage shall respect the architectural scale of the fagade and
complement vertical and horizontal building elements. Signs shall not cross or obscure
architectural elements and detract from the building's overall architecture.
d. "Sign" means a name, identification, description, display or illustration which is affixed
to or otherwise placed upon or represented directly or indirectly upon a building,
structure or piece of land or affixed to the glass on the outside of a window or door, or
inside a building within three feet of a window or door so as to be readable from outside
the building and which directs attention to an object, product, place, activity, person,
institution, organization business, goods, services or entertainment conducted, sold or
offered on the premises. The term includes any associated sign face, sign structure,
pole cover, embellishment, decorative element and source of illumination; but
SIGN REQUIRMENTS AND DESIGN GUIDELINES
THE CORNERS MIXED-USE DEVELOPMENT
As Approved by the Planning and Zoning Commission on September 19, 2019 and submitted
to City Council for final approval
excludes architectural decoration, mural, sculpture; show window display, outline
lighting and projector graphic, window graphics, awning graphics, and umbrella
graphics.
e. "Message" means the area within a continuous line surrounding the name, graphic,
symbol, logo and/or image intended to identify the Tenant.
2. Sign Permit Municipal Office Information:
a. City of Dublin
Review Services
5800 Shier Rings Road
Dublin, Ohio 43016
General Number: 614.410.4600
B. Submittals and Approvals
1. All Tenant signage is subject to the Landlord's written approval. The Landlord's approval
shall be based upon the following:
a. All sign permit submittals require signed and sealed engineering documents be
provided with submittal.
b. Design, fabrication and method of installation of all signs shall conform to this sign
criterial.
c. This sign criterial shall conform to the design standards of the Development in
harmony with adjacent sign conditions.
2. The Tenant agrees to conform to the following procedures and submission requirements
to secure the Landlord's approval.
a. Submit, via email, one (1) set of detailed sign design shop drawings in multiple page
PDF format to:
1. Developer: Paul Ghidotti — The Daimler Group, 1533 Lake Shore Drive, Suite 100,
Columbus, Ohio 43204. paulga-daimleroroup.com
2. Architect: Carter Bean — Bean Architects, 4400 North High Street, Suite 401,
Columbus, Ohio 43214. cartera-beanarchitects.com
i. Sign drawings are to be prepared by a reputable state licensed Sign Contractor or as
required to be licensed by the local authorities. All sign permit submittals require
signed and sealed engineering documents to be provided with submittal.
P]
SIGN REQUIRMENTS AND DESIGN GUIDELINES
THE CORNERS MIXED-USE DEVELOPMENT
As Approved by the Planning and Zoning Commission on September 19, 2019 and submitted
to City Council for final approval
ii. Sign drawings must include a scaled storefront drawing illustrating the proposed sign
design and all dimensions as they relate to the storefront elevation(s) of the Tenant's
premises. All sizes are to be provided in US dimensions.
iii. Sign drawings must also include a scaled sign elevation and section through sign
indicating construction and attachment method and illumination details. All sizes are
to be provided in US dimensions.
iv. Sign drawings must include attachment method and details. If structural analysis by
a licensed engineer is required, it shall be at the expense of the Tenant.
Letters must be accurately dimensioned and spaced.
vi. Sign external finish designations and types of materials must be included with the sign
drawings.
vii. Unless Landlord has received the above described drawings and information, the
Landlord will not approve the Tenants exterior sign.
3. All drawings and samples marked "Revised and Resubmit' must be resubmitted with the
required corrections prior to fabrication. Only after all drawings have been marked
"Approved" or "Approved as Noted", and after permit is obtained, may the fabricator
proceed with the fabrication per the approved drawings.
4. The Tenant and Sign Contractor will not be permitted to commence installation of the
exterior sign unless all of the following conditions have occurred:
Tenant and/or their Sign Contractor shall secure all applicable sign permits required
by the local authority having jurisdiction prior to fabrication of the signs. The Landlord's
stamped approval is required on all plans prior to the application for permit.
b. Tenant shall forward a copy of the City of Dublin sign permit to Developer and Architect
prior to installation.
c. The Tenant's Sign Contractor shall be responsible for all inspections.
5. In the event the Tenant changes their sign at any time during the term of their lease,
Tenant must comply with any future modifications, revisions or changes that may have
been made to the Sign Criteria for the Center after the execution of their Lease Agreement.
6. The Tenant shall pay for all signs, their installation (including any required electrical
connection back to the J -box and any secondary J -box that is controlled by Landlord's
light control system required) and all other labor, materials and future maintenance.
7. The Tenant and their Sign Contractor are responsible for understanding this Sign Criteria
and conforming to its requirements.
SIGN REQUIRMENTS AND DESIGN GUIDELINES
THE CORNERS MIXED-USE DEVELOPMENT
As Approved by the Planning and Zoning Commission on September 19, 2019 and submitted
to City Council for final approval
8. The Tenant shall be ultimately responsible for the fulfillment of all requirements and
specifications, including all applicable building and electrical codes.
9. All signs shall be reviewed for conformance with this criteria and overall design quality.
Approval or disapproval of sign submittals based on aesthetic of design shall remain the
sole right of the Landlord.
C. Fabrication & Installation Requirements
The fabrication and installation of all signs shall be subject to the following restrictions:
1. Installer must field survey conditions of installation.
2. All signs mounted on buildings are to be attached by pin -mounting. Spacers to be pre -
finished or painted to match adjacent building wall color.
3. Ladders and installation equipment are not permitted to lean on building, awnings and
storefront. All installation equipment must be freestanding -type to avoid contact with, or
damage to, building or storefront.
4. Tenant's Sign Contractor is required to contact the Landlord 48 hours prior to installation
of signage; upon arrival on site; and at completion of installation, so that acceptance can
be determined.
5. Installation crews are responsible for establishing a safety zone around their work area.
Tenant Signage crews must display caution tape and safety cones at all walkways and
doors. Electrical cords cannot be run outside of this safety zone. Hard hats must be worn
at all times.
6. All penetrations of the building structure required for sign installation shall be sealed in a
watertight condition and patched to match adjacent finish. Spacers must be prefinished or
painted to match the surrounding building color. No PK housings allowed. Ice and
water shield donuts with washer and nut to allow compression to signage fascia at all
building penetrations. (Acceptable alternate: Neoprene bonded sealing washers). Size
of washer to cover ice and water shield (or alternate) completely. Washer, nut and spacer
are to be prefinished or painted to match surrounding building color.
7. All fasteners are to be rust proof materials and hidden from plain view by the sign.
8. Signs shall be secured to the building structure not simply the aesthetic veneer. The
Tenant shall provide supplemental support as required and as approved by Landlord.
Tenant shall submit details and attachment method to Landlord for approval. Local
building department will require structural analysis and attachment details by a State of
Ohio licensed engineer for projecting and canopy edge signs. Such analysis and details
shall be at the expense of the Tenant and shall be submitted to the building department
by the Tenant and/or their sign contractor.
SIGN REQUIRMENTS AND DESIGN GUIDELINES
THE CORNERS MIXED-USE DEVELOPMENT
As Approved by the Planning and Zoning Commission on September 19, 2019 and submitted
to City Council for final approval
9. Each Tenant, or their Sign Contractor, shall be responsible for the repair of any damage
to the building caused by the installation of their Tenant's sign. If Tenant or their sign
Contractor fails to sufficiently repair such damage, Landlord's contractor will perform the
work and Landlord shall back -charge the Tenant.
10. The installation Sign Contractor is responsible for removing all debris and cleaning the
work area after installation is complete. Sign Contractor shall protect existing wall surfaces
and nearby awning/canopy structures during sign installation.
11. The Sign Contractor must check sign to ensure proper illumination.
12. Each Tenant shall be responsible for the performance of its Sign Contractor.
13. Each Tenant shall be responsible for removal of its sign within three (3) days after vacating
site. Fascia must be repaired and/or repainted by Landlord's mandatory contractor any
time a sign is removed.
14. Each Tenant shall be responsible for the installation and maintenance of its sign. Should
the Tenant's sign require maintenance or repair, Landlord shall give Tenant fifteen (15)
days written notice to effect said maintenance or repair. Should Tenant fail to do so,
Landlord shall affect said maintenance or repair and Tenant shall reimburse Landlord
within ten (10) days of receipt of invoice.
15. Tenant to use Landlord -provided storefront J -box to wire storefront signage back to
designated circuit that is controlled by Landlord's light control system. If no J -box exists,
it is Tenant's responsibility to provide and connect to Landlord's house panel that is
controlled by Landlord's light control system. Sign installer is NOT permitted to override
Landlord's timing device or to connect signage to any other timeclock.
16. All electric signs shall be UL listed. UL labels and manufacturer's labels to be placed in
an inconspicuous location on all signage unless otherwise required by code.
17. In some cases, interior raceways may be required to conceal wiring and transformers on
interior of tenant space depending on sign location and conditions. If applicable, raceway
must be painted to match surrounding wall. Installer must field survey conditions of
installation.
18. In some cases, exterior weatherproof raceways may be required to conceal wiring and
transformer on rear of parapets above rooflines. If applicable, raceway and all
penetrations must be appropriately sealed. Furthermore, roof membrane penetrations
must be coordinated with / sealed by Landlord's roofing contractor to preserve warranty.
Contact Landlord for roofing contractor's contact information.
19. If a Tenant sign change is necessary during winter months, repairs to the building facade
must be made in temperatures exceeding 45 degrees and prior to installation of new sign.
If, upon removal of existing sign, temperatures drop below 45 degrees, Tenant is required
to patch holes (using color to match paint) as a temporary touch up until temperature
SIGN REQUIRMENTS AND DESIGN GUIDELINES
THE CORNERS MIXED-USE DEVELOPMENT
As Approved by the Planning and Zoning Commission on September 19, 2019 and submitted
to City Council for final approval
exceeds 45 degrees. All repairs and repainting of fagade must be performed by Landlord's
contractor at Tenant's expense.
D. Non -Conformance
1. No field installation changes are permitted without first notifying the Landlord in writing. If
any sign is changed as to placement, location and/or size, which differ from the approved
sign permit, Tenant and/or Sign Contractor will be responsible for repair, change and/or
relocation of sign to proper placement at their expense.
2. Any sign that is installed by Tenant which is not in conformance to the approved drawings
shall be corrected by Tenant within fifteen (15) days after written notice by Landlord. In
the event Tenant's sign is not brought into conformance within said fifteen (15) days, then
the Landlord shall have the option to correct non -conforming sign at Tenant's expense.
E. Guarantee
Entire display shall be guaranteed by Sign Contractor for one (1) year from date of installation
against defects in material and workmanship. Defective parts shall be replaced without
charge.
F. Prohibited Signage
1. Prohibited graphic types shall include but are not limited to the following:
a. Wall -mounted monolithic enclosed cabinet signs with full acrylic face.
b. No sign shall be painted on the surface of the building, unless approved by the landlord
as a placemaking element.
c. No awning signage shall be permitted.
d. No sign shall be made utilizing exposed ballast boxes, or exposed transformers.
e. Roof top signs.
f. Flashing, traveling, animated, rotating, audible or intermittently illuminated signs.
g. Permanent banners.
h. No exterior building sign shall be made of paper or cardboard, or temporary in nature,
or be a sticker or decal. Note: the foregoing shall not prohibit the placement at the
entrance of each tenant's space of a small sticker or decal indicating hours of
business, emergency telephone numbers, acceptance of credit cards, and or other
similar items of information (see commercial compliance signage).
SIGN REQUIRMENTS AND DESIGN GUIDELINES
THE CORNERS MIXED-USE DEVELOPMENT
As Approved by the Planning and Zoning Commission on September 19, 2019 and submitted
to City Council for final approval
i. The use of building walls for display of advertising.
j. Signs or advertising erected and maintained on trees or painted or drawn upon rocks
or other natural features.
k. No sign shall be attached to any fence within the right -of way of any road or located
within any Subarea.
I. Advertising devices that attempt, or appear to attempt, to direct movement of traffic,
or which interfere with, imitate or resemble an official sign, signal or device.
m. No vehicle, trailer or equipment of any type may be parked on a building premises or
lot for the purpose of advertising a business, product, service, event, object, location,
organization or the like.
n. Sandwich board signs.
G. Allowable Sign Types
1. Fascia 1 Wall Sign
Also known as a storefront sign or business identification sign, which is mounted
parallel to the plane of the building.
All Fascia/ Wall Signs shall:
a. Respect the architecture and scale of the building;
b. Have a three-dimensional or layered construction, which may include paint and
textures applied directly to the fagade;
c. Support the concept, design and location of the store.
Fascia /Wall signs may be applied to buildings in a variety of ways, including:
d. Painted wood or metal panels with painted, carved or applied letters;
e. Pin -mounted individual letters and logos mounted directly to building fagade.
7
SIGN REQUIRMENTS AND DESIGN GUIDELINES
THE CORNERS MIXED-USE DEVELOPMENT
As Approved by the Planning and Zoning Commission on September 19, 2019 and submitted
to City Council for final approval
2. Projecting Sign
A two-sided sign which is suspended from, attached to, or supported by a building,
mounted perpendicular to the plane of the building. Projecting signs offer the
opportunity for a more decorative and playful sign and contribute to a pedestrian -
friendly atmosphere.
Note: Local building department will require structural analysis and attachment details by a State of Ohio licensed
engineer for projecting signs. Support for said signs must tie into building structure, not simply attach to aesthetic
veneer.
All Projecting Signs shall:
a. Have support structures consistent with the aesthetics of the storefront;
b. Be hung well out of reach of pedestrians, minimum 8' from finished grade and
maximum 6' perpendicular projection from the building.
c. Be a maximum of 8 square feet in area (per face, excluding support structures).
'ri
3
SIGN REQUIRMENTS AND DESIGN GUIDELINES
THE CORNERS MIXED-USE DEVELOPMENT
As Approved by the Planning and Zoning Commission on September 19, 2019 and submitted
to City Council for final approval
Canopy Edge Sign
Located on the edge of an architectural canopy structure.
Note: Local building department will require structural analysis and attachment details by a State of Ohio licensed
engineer for canopy edge signs. Support for said signs must tie into building structure, not simply attach to aesthetic
veneer.
All Canopy Edge Signs shall:
a. Consist of dimensional letters or numbers;
b. May be top -mounted, face -mounted, or underneath -mounted to the canopy
structure;
c. Shall be in scale with the structural canopy on which it is mounted.
it
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7
SIGN REQUIRMENTSAND DESIGN GUIDELINES
THE CORNERS MIXED-USE DEVELOPMENT
As Approved by the Planning and Zoning Commission on September 19, 2019 and submitted
to City Council for final approval
4. Window Sign
Window signs contribute to an inviting and distinctive pedestrian -level character.
Content shall display the Tenant's primary logo and/or name.
All Window Signs shall:
a. Be applied directly to the interior surface of the glass. Methods include, but are
not limited to: metal leaf, vinyl, painted, etched cut, and sandblasted lettering.
b. Shall be limited in area to 20% of window in which it is mounted.
C. Window signage does not count toward a Tenant's total sign area.
d. Color Limitations?
6. Window Graphics
Window graphics contribute to an interesting and distinctive pedestrian -level character.
Content shall not include written messaging, but is intended for graphic design, such
as: window pane bordering, patterns, and images.
All Window Graphics shall:
a. Be applied directly to the interior surface of the glass. Methods include, but are
not limited to: metal leaf, vinyl, painted, etched cut, and sandblasted graphics.
b. Shall be limited in area to 10% of window in which it is mounted.
C. Window graphics do not count toward a Tenant's total sign area.
6. Window Menus
Window Menus are an important part of advertising food options within restaurant
establishments.
All Window Menus shall:
a. Be displayed directly behind the interior surface of the glass.
b. Shall be limited in area to 2 square feet.
c. Shall be limited to one window menu associated with the main entrance
10
SIGN REQUIRMENTS AND DESIGN GUIDELINES
THE CORNERS MIXED-USE DEVELOPMENT
As Approved by the Planning and Zoning Commission on September 19, 2019 and submitted
to City Council for final approval
d. Window Menus do not count toward a Tenant's total sign area.
7. Commercial Compliance Signs
Commercial compliance signs or "CC" signs include any of the variety of small,
informational commercial signs such as credit card acceptance emblems,
organizational membership medallions, and prohibitions against eating, smoking, etc.
All Commercial Compliance Signs:
a. Must be clustered together in an organized manner that is visible but not
obstructive.
b. May have a maximum area of 2 square feet per cluster. Each Tenant is allowed
one (1) cluster as associated with its main entrance.
c. May include recognized corporate logos where the logo is typically used to
indicate membership or acceptance. These must be applied as decals on the
window glass.
d. May include operational information such as phone numbers, address, and
hours of operation is permitted only when painted or applied as decal on doors
and windows.
e. Commercial Compliance signage does not count toward a Tenant's total sign
area.
8. Address Signs
The Landlord shall furnish and install Tenant address signs / numbering for each
Tenant at their front entrance. The address sign shall be positioned near the doors at
typical locations in a material, size and color determined by Landlord.
Address signs do not count toward a Tenant's total sign area.
11
SIGN REQUIRMENTS AND DESIGN GUIDELINES
THE CORNERS MIXED-USE DEVELOPMENT
As Approved by the Planning and Zoning Commission on September 19, 2019 and submitted
to City Council for final approval
9. Traffic / Directional Signs
A two-sided, ground -mounted sign intended to promote safety and ease of vehicular
circulation through the site.
All Traffic/ Directional Signs shall:
a. Be reserved for drive-thru Tenants only. Landlord and Planning Staff shall
evaluate number of signs Tenant is allowed based upon their location on the
site and relationship to curb cuts;
b. Be ground -mounted such that they maintain safe vehicular sight triangles;
c. Be limited in area to four (4) square feet per side;
d. Have a maximum height of 3'-0" above grade;
e. Be limited to three (3) colors;
f. Directional signage does not count toward a Tenant's total sign area.
g. May not contain advertising, including logos and must be rectangular in shape.
10. Drive-thru Signs
Drive-thru menu boards, pre -order boards, speaker posts, clearance bars, and any
other related items shall be reviewed and approved by Developer, City Staff and the
Planning and Zoning Commission along with the Conditional Use approval for related
drive-thru.
Drive-thru signs do not count toward a Tenant's total sign area.
11. Utility Signs
Signage for utility items, such as Fire Department Connections, Water Riser /
Mechanical Rooms and any other similar functions shall be provided at the
specification and direction of the Authority Having Jurisdiction.
12. Joint Identification Signs
There may be three (3), double-faced Joint Identification ground mounted signs (one
per frontage). Each sign shall be located near the primary vehicular access point along
each frontage. No Joint Identification Sign shall contain any individual Tenant's
information.
11K
SIGN REQUIRMENTS AND DESIGN GUIDELINES
THE CORNERS MIXED-USE DEVELOPMENT
As Approved by the Planning and Zoning Commission on September 19, 2019 and submitted
to City Council for final approval
H. Sign Illumination /Lighting
Sign Illumination adds considerable character and interest to a development. Where visible,
lighting hardware should complement the architecture of the building. The following are
allowable forms of Sign Illumination:
1. External Illumination
External fixtures attached to the building fagade in the vicinity of the sign are permitted.
2. Internal Illumination
Channel letters or other dimensional sign elements may use internal illumination.
Surfaces must be evenly lit, with carful color selection for maximum legibility.
3. Indirect Illumination
Indirect lighting includes `halo' lighting around characters or shapes, back lighting,
concealed uplighting, and accent lighting courses.
A combination of illumination methods is permissible, provided the goal is legibility and
the overall brightness of the sign is not a distraction.
I. Allowable Sign Areas
Tenant's may utilize a combination of sign types
1. Subarea A
If desired by the City, a City of Dublin park sign shall be permitted, in addition to
informational signs for patrons.
2. Subarea 131
a. In-line tenants shall be allowed:
i. 40 square feet of total sign area on public frontage;
ii. 40 square feet of additional sign area on opposite, internal parking field
frontage;
iii. Each tenant may utilize a combination of sign types to reach their allowable
sign area per fagade.
b. End -cap tenants shall be allowed:
i. 40 square feet of total sign area on public frontage;
ii. 40 square feet of additional sign area on opposite, internal parking field
frontage;
iii. 20 square feet of additional sign area on side fagade of Premises, including
secondary public frontage or internal frontage. Free-standing Tenants are
allowed only one (1) sign on side fagade.
iv. Each tenant may utilize a combination of sign types to reach their allowable
sign area per fagade.
C. Single -tenant, free-standing buildings shall utilize the allowable areas specified for
end -cap users, above. However, Tenant has the option to calculate a maximum
13
SIGN REQUIRMENTS AND DESIGN GUIDELINES
THE CORNERS MIXED-USE DEVELOPMENT
As Approved by the Planning and Zoning Commission on September 19, 2019 and submitted
to City Council for final approval
sign for three (3) faces allowed above and divide it amongst the four (4) faces of the
free-standing building. The allowable areas per face shall not exceed the values
prescribed above.
3. Subarea B2
a. If commercial (non -office), signage shall comply with the standards of Subarea B1
b. If office, any Tenant who occupies equal or greater than 50% of the building's
leasable area shall be allowed:
i. A wall sign of 40 square feet of total sign area on public frontage;
ii. A ground or wall sign of 8 square feet of additional sign area adjacent to the
main entrance of the building.
C. If office, any Tenant who occupies less than 50% of the building's leasable area
shall be allowed:
i. 8 square feet of sign area adjacent to the main entrance of the building.
4. Subarea B3
a. Any Tenant who occupies equal or greater than 50% of the building's leasable area
shall be allowed:
i. A wall sign of 40 square feet of total sign area on public frontage;
ii. A ground or wall sign of 8 square feet of additional sign area adjacent to the
main entrance of the building.
b. Any Tenant who occupies less than 50% of the building's leasable area shall be
allowed:
i. 8 square feet of sign area adjacent to the main entrance of the building.
lei
7City of Dublin
Office of the City Manager
5200 Emerald Parkway • Dublin, OH 43017-1090
Phone: 614.410.4400 • Fax: 614.410.4490
To: Members of Dublin City Council
From: Dana L. McDaniel, City Manager
Date: November 12, 2019
Initiated By: Jennifer Rauch, AICP, Interim Planning Director
Claudia D. Husak, AICP, Senior Planner/Current Planning Manager
Summary
Re: Ord. 70-19
Memo
Rezoning approximately 13.5 acres west of Frantz Road, north of
Rings Road and south of Paul Blazer Parkway from OLR, Office,
Laboratory and Research District to PUD, Planned Unit
Development District (The Corners) for the future development of
up to 70,000 square feet of commercial and office uses and a
public park (case 19-081Z/PDP)
This Ordinance is a request for review and approval of a rezoning of ±13.5 -acre site from OLR,
Office, Laboratory, and Research District to PUD, Planned Unit Development District for the future
construction of up to 70,000 square feet of office and commercial space and a public park.
Background
The site is located within the planning area of the Dublin Corporate Area Plan (DCAP), which was
adopted by City Council on September 10, 2018, as an amendment to the Community Plan. Among
the plan's goals are the repositioning of "legacy" office sites by encouraging new, complementary
investment; the creation of a walkable, mixed use environment with commensurate amenities (e.g.
retail, restaurants, etc.); the use of open space as an organizational and focal element; and
placemaking.
The site is currently undeveloped and consists of a 13.5 -acre area out of a 23 -acre parcel,
purchased by the City in 2016 as an economic retention strategy to encourage relocation and
expansion by Cardinal Health into the existing 7 -story office building to the west. As part of the
strategy, the City constructed a "smart" off-street parking lot to serve this building. The intent for
the residual is to develop the site with commercial amenities within a walkable distance of Cardinal
Health employees, as well as other nearby businesses and residential neighborhoods.
The City of Dublin Department of Development initiated an RFQ (Request for Qualifications)
process in May 2018 to identify a suitable developer to collaborate on the development of the 10 -
acre site retained by the City, west of Frantz Road and east of the Cardinal Health offices and
associated smart parking lot. The Daimler Group is the selected developer and their team has
collaborated this past year with the City on this proposal and a Development Agreement to
accompany this rezoning.
Ord. 70-19 — Rezoning with Preliminary Development Plan
The Corners
November 12, 2019
Page 2 of 8
On September 19, 2019, the Planning and Zoning recommended approval to City Council of this
request with six conditions. Commissioners discussed the unique location of the site and the
applicant's responsiveness to the requests from the neighbors. The need for parking data was
discussed as well as the importance of the park space as a neighborhood amenity. Commissioners
requested that some of the uses be clarified in the text and that parking data be provided with
future applications.
The Commission also provided informal feedback on Jun 20, 2019 regarding the proposed design
concepts and were supportive of the redevelopment of the site. The Commission was supportive of
the proposed architectural concept and the high-quality design desired for this site. The members
encouraged the applicant to look for an opportunity to connect with the Field of Corn site. They
liked the proposed pedestrian connectivity and encouraged the applicant to ensure it was well
maintained throughout the site and to the surrounding development. The Commission shared that
the proposed park areas effectively reached the streets to draw people into and through the site.
The members encouraged the applicant to pursue an internal drive that is well designed and does
not promote cut -through traffic.
Proposal
The applicant is proposing to rezone the site from OLR, Office, Laboratory and Research District to
a PUD, Planned Unit Development District, to develop the site with a mix of office space,
commercial (restaurant & retail) space, and parks and open space. The provided preliminary
development plan was updated based on the feedback from the Commission at the informal
review.
Community Plan - Dublin Corporate Area Plan
htto:Ilcommunitvolan.dublinohiousa.aov/special-area-plans/dublin-corporate-area-plan/
The Dublin Corporate Area Plan (DCAP) is a recently adopted Special Area Plan within the
Community Plan. It was developed as a policy foundation for the reposition the "legacy" office
sites for success by encouraging new investment, as well as reinvestment in existing buildings. A
primary goal of the Plan is to create a walkable, mixed-use environment with amenities, while
recommending places for infill and new development using formal and informal open spaces as
organizational and focal elements for new development and redevelopment. The Plan seeks to
apply placemaking principles to encourage vitality within the district and identifies under -served
markets and the related opportunities for attracting new private investment. Frantz Road is an
important connector within this planning area and the Plan strives to provide a strategy to
"refresh" the Frantz Road streetscape that better reflects the gateway nature of this important
corridor.
Public Meeting
Staff and the Daimler Group hosted a public meeting on Tuesday, November 27, 2018 at the
Dublin Community Recreation Center to introduce the Daimler team and the project objectives.
Approximately 50 stakeholders attended the meeting, which included a brief presentation by Staff
to introduce the project including its objectives, and its goal of implementing the recommendations
of the Dublin Corporate Area Plan. Staff introduced the Daimler Group, who presented initial
concepts regarding possible land uses and architectural character.
Ord. 70-19 — Rezoning with Preliminary Development Plan
The Corners
November 12, 2019
Page 3 of 8
After the presentations and Q&A, the meeting transitioned to an open house where attendees
were invited to talk with Staff and the developer team. Presentation boards with conceptual land
uses, architectural character images, and ideas for open space/streetscape treatment were also
available for neighborhood comment. Attendees were also asked to provide feedback using green
dot stickers to vote on images/aspects of the concepts that they liked, and red dots to indicate
dislike.
City Staff has been working with the Daimler team to prepare a development proposal that reflects
the stakeholder feedback collected at the November 27, 2018 meeting, as well as Council
direction.
Proposal Details
Layout
This proposal includes the existing stormwater retention ponds that were installed by the City as
part of the smart parking lot currently leased by Cardinal Health. The recreational/park amenity is
shown in the center of the site connected to this existing open space area. Access is shown off all
three adjacent roads. A connection to the central open space is provided off the Frantz Road
frontage for a continued green space east to west. This plan locates the office uses to the west of
the site immediately adjacent to the access points off Blazer Parkway and Rings Road, with the
Rings Road portion allowing for the flexibility of office or commercial development depending on
the market. This arrangement provides amenity spaces near the proposed office buildings. The
commercial (restaurant/retail) areas are proposed along the Frantz Road frontage as well as at the
important intersections of the site with Blazer Parkway and Rings Road. This layout lends itself to
create a pleasant and viable streetscape with more active amenity spaces along the road frontages
and corners. Internal drive aisles provide access to all buildings and parking areas off the public
roads. The layout has been designed to discourage cut through traffic.
Zoning
While the site is shown in the Community Plan Special DCAP Area Plan as MUR, Sub -District 2
(North of Rings), which recommends corporate office uses with supporting retail services in the
interior of the sub -district, and a limited amount of multi -story residential (density not to exceed
30 du/ac) as a secondary use to office. The Zoning Code has not yet been updated to reflect this
District and the site retains the current zoning of OLR, Office, Laboratory and Research District.
Due to the timing of this proposal, the applicant and staff have agreed that a rezoning to a
Planned Unit Development District (PUD) is the appropriate mechanism to ensure that the needs of
the facility can be met. In addition, the City retains a higher level of involvement in ensuring the
development will be sensitive to the surrounding area, provides for a high quality and cohesive
development with appropriate development pattern, landscaping, and signs.
Site Description
The site is rectangular in shape and void of natural features, except for a small tree stand at the
northeastern corner of the site near the intersection of Frantz Road and Blazer Parkway. The site
has frontage on three public rights-of-way: 500 feet along Blazer Parkway to the north; 1,100 feet
along Frantz Road to the east; and, 530 feet along Rings Road to the south. Both the Blazer
Ord. 70-19 — Rezoning with Preliminary Development Plan
The Corners
November 12, 2019
Page 4 of 8
Parkway and Rings Road frontages include sidewalk and the Frantz Road frontage has a shared
use path.
Proposed Layout
This proposal includes the existing stormwater retention ponds that were installed by the City as
part of the smart parking lot currently leased by Cardinal Health. The recreational/park amenity is
shown in the center of the site connected to this existing open space area. Access is shown off all
three adjacent roads. A connection to the central open space is provided off the Frantz Road
frontage for a continued green space east to west. This plan locates the office uses to the west of
the site immediately adjacent to the access points off Blazer Parkway and Rings Road, with the
Rings Road portion allowing for the flexibility of office or commercial development depending on
the market. This arrangement provides amenity spaces near the proposed office buildings. The
commercial (restaurant/retail) areas are proposed along the Frantz Road frontage as well as at the
important intersections of the site with Blazer Parkway and Rings Road. This layout lends itself to
create a pleasant and viable streetscape with more active amenity spaces along the road frontage:
and corners. Internal drive aisles provide access to all buildings and parking areas off the public
roads. The layout has been designed to discourage cut through traffic.
Proposed Development Text
Zoning
While the site is shown in the Community Plan Special DCAP Area Plan as MUR, Sub -District 2
(North of Rings), which recommends corporate office uses with supporting retail services in the
interior of the sub -district, and a limited amount of multi -story residential (density not to exceed
30 du/ac) as a secondary use to office. The Zoning Code has not yet been updated to reflect this
District and the site retains the current zoning of OLR, Office, Laboratory and Research District.
Due to the timing of this proposal, the applicant and staff have agreed that a rezoning to a
Planned Unit Development District (PUD) is the appropriate mechanism to ensure that the needs of
the facility can be met. In addition, the City retains a higher level of involvement in ensuring the
development will be sensitive to the surrounding area, provides for a high quality and cohesive
development with appropriate development pattern, landscaping, and signs.
Subareas
The development text and preliminary development plan refer to four subareas, with the existing
ponds and the open space area located in Subarea A. Subarea B1 is the Frantz Road frontage
intended to accommodate a majority of the retail/restaurant/commercial buildings. Subarea B2 is
the area between Subarea A (open space) and the Frantz Road frontage area and is intended to
allow for the flexibility of office or commercial development. Subarea B3 is office area to the north,
in the center of the site between Subarea A and the Frantz Road frontage Subarea B. This Subarea
is intended for office use. The preliminary development plan does not accurately reflect all
Subareas, as outlined in the text, in the Subarea Map, which should be updated prior to Council
review.
Access
Three new driveways into this site from all adjacent public roadways will provide vehicular access.
Full access is indicated off Rings Road as well as from Blazer Parkway, with the Frantz Road access
restricted to right in/right out due to the existing median. A Traffic Impact Study (TIS) has been
Ord. 70-19 — Rezoning with Preliminary Development Plan
The Corners
November 12, 2019
Page 5 of 8
performed by the applicant and submitted to staff for review. Staff is working on the review of the
study.
Development Text
The development text is the regulating document that outlines the development standards for the
development including uses, lot requirements, and architecture and materials. The applicant has
provided a development text that largely lays out similar to the existing zoning regulations for the
West Innovation District as part of the Zoning Code.
Uses
The permitted uses in Subarea A are limited to public parks and open space programmed with
shared -use paths, seating areas and other passive recreation amenities for the enjoyment of
residents and employees of surrounding businesses as well as stormwater ponds.
Subarea B has been divided for purposes of clearly defining the range of uses that are permitted
within the different development areas of Subarea B, is divided into three separate Subareas
(referred to as Subarea 131, 132, and 133). No residential use is permitted in this Subarea as
requested by nearby neighborhood representatives.
Subarea 131 (Frantz Road Frontage Sites) permits casual and fine dining and other eating
establishments with the explanation that those shall have the primary function of food service, with
alcohol sales being incidental or secondary. The size limitation for this use is 30,000 gross square
feet except as approved by the Planning and Zoning Commission via Conditional Use approval.
Other permitted uses include various retail uses, personal services and office, which again is size
limited to not more than 50% of a building.
The applicant has included outdoor dining in this Subarea as a permitted use for up to 10,000 total
square feet. Use specific requirements include complementary amenities (fences, tables, chairs,
flower boxes) and consistency with the overall design aesthetic of the area. Drive-thrus may be
permitted as a Conditional Use within Subarea 131 with service windows and vehicular canopies
associated not permitted frontage on Frantz Road.
In Subarea 132, all retail and personal services uses permitted in Subarea 131 are permitted to a
maximum of 7,000 gross square feet; or all administrative, business and professional office uses,
organization and associations permitted in the permitted uses section of the SO, Suburban Office
and Institutional District of the Zoning Code to a maximum of 12,000 gross square feet.
In Subarea 133, the permitted uses are limited to those office uses listed above with the same size
limitation.
Based on the discussion as the Planning and Zoning Commission, the applicant has updated the
text to include the uses in the Neighborhood Commercial District (Code Section 153.027(A)), and
the office and professional service uses in the Suburban Office and Institutional District (Code
Sections 153.026(A)(2) and 153.026(A)(3)).
Ord. 70-19 — Rezoning with Preliminary Development Plan
The Corners
November 12, 2019
Page 6 of 8
Development Standards
The permitted density in Subarea B is based on the permitted maximum size of the different uses
with Subarea B1 allowing 47,000 gross square feet of retail/restaurant/office development and
restaurant use exceeding 30,000 gross square feet (cumulative) requires Conditional Use approval.
Office uses are limited to not more than 50% of the gross square footage of any building. Should
Subarea B3 request additional office space exceeding the permitted 12,000 square feet, the
applicant must seek administrative approval.
Lot Coverage is limited to 70% in accordance with the Zoning Code. This number will be
cumulative across the entire development area of Subarea B.
The minimum setbacks from the Rings Road, Frantz Road, and Blazer Parkway rights-of-way shall
be 30 feet for all buildings and structures and 15 feet for pavement, including patios. Building
canopies, awnings, eaves, and projecting signs may encroach the building setbacks. The applicant
should include a maximum number for this permitted encroachment.
The minimum required side and rear yard from Subarea A is permitted at be zero feet for buildings
and five feet for pavement and where parking areas and vehicular or pedestrian circulation is
shared with an adjoining property, a side or rear yard of zero feet for pavement is permitted.
Parking
The proposed text includes a provision that allows parking in Subareas A and B to be shared
regardless of use. The minimum number of parking spaces are 5 per 1,000 for commercial and 4
per 1,000 for office, not parking is required for outdoor dining or the park. The parking
requirements, particularly the allowance for shared parking are appropriate for this type of
development that will likely have peak hours that differ from use to use.
Drive-thru stacking spaces are required and are reflective of numbers approved the Commission in
other Planned Districts. Bicycle parking is required at a ratio of 1 per 4,000.
Landscaping
As part of the landscaping section the proposed text described path connections interior and
through the site to connect to the open space with informal seating areas and gathering spaces for
the park. The plans include images that provide concept for how these areas may be programmed.
Much of these details will be included in the final development plan for the park and will also
require the allocation of public funds.
The text requires a cohesive landscape theme along the Frantz Road frontage between the existing
shared use path and proposed patios and building facades, details of which will require
Commission approval as part of the Final Development Plan.
Parking, vehicular use areas, and service areas must be screened from view from the public
through the use of walls, fences and landscaping, according to the development text. The text
requires the design of walls and fences be complementary to the proposed architectural theme.
Architecture
Prior to the review of a formal application for this site, the interested neighborhoods attended
Ord. 70-19 — Rezoning with Preliminary Development Plan
The Corners
November 12, 2019
Page 7 of 8
public meetings and indicated a preference for an architectural theme for this PUD that is a
contemporary interpretation of the traditional rural and agricultural structures of the area. The
development text speaks to that desire and the plans provide imagery that reflects the character
envisioned here. Architecture in Subareas B2 and B3 is intended to provide a transition between
the rural, agriculturally influenced architecture of Subarea B1 and existing contemporary
architecture of office developments to the west, unless otherwise approved by the Planning and
Zoning Commission at Final Development Plan.
The maximum building height in Subarea B1 is one occupied story, not to exceed 35 feet in height.
Maximum building height in Subareas B2 and B3 is two occupied stories, not to exceed 40 feet in
height. Architectural features, such as tower elements, cupolas and mechanical screens may
exceed these maximum building heights.
The proposed text includes language that emphasize the desire for pedestrian orientation and
comfort of the proposed buildings
Permitted roof materials include standing seam metal, corrugated metal, dimensional and
simulated slate asphalt shingles, and slate or synthetic slate shingles and permitted exterior fagade
cladding materials include natural wood siding, fiber cement siding, and composite wood siding in
the form of traditional lap and Dutch lap clapboards, panels and trim, shakes or shingles, board
and batten, and board on board; brick veneer; stone and cultured stone veneer.
Signs
The proposal includes a Sign Regulation and Guidelines Document, with examples and images of
unique, interesting and high-quality designs. This document successfully includes requirements for
the management of signs between the landlord, the tenant and the City.
Many of the permitted sign types and design examples are reminiscent of what has been included
in the Design Guidelines for signs in the Bridge Street District, including Fascia/Wall Signs, Projecting
Signs, Canopy Edge Signs, Window Signs, Window Menus and Window Graphics. Also addressed a
menu boards, directional signs and compliance signs. The text allows for three joint identification
signs for this PUD with the same requirements as in the Code, that no Joint Identification Sign can
contain any individual tenant information. The proposed document includes appropriate numbers,
sizes and locations for all sign types per each subarea.
Recommendation of the Planning and Zoning Commission
The Planning and Zoning Commission recommended approval of the Rezoning/Preliminary
Development Plan to City Council on September 19, 2019 with the conditions listed below. The
applicant has addressed Conditions 1 through 5 and Condition 6 will be addressed at the final
development plan stage.
1) That the Preliminary Development Plan be revised to accurately reflect all Subareas, as
outlined in the text, prior to Council review;
2) That the applicant revise the development text to address the maximum permitted
encroachment of building canopies, awnings, eaves, and projecting signs along the Frantz
Road frontage; and
3) That the applicant revise the phasing plan to include adequate circulation in Phase 1;
Ord. 70-19 — Rezoning with Preliminary Development Plan
The Corners
November 12, 2019
Page 8 of 8
4) That the development text be revised to limit the office uses in Subarea B to the office uses
in the Zoning Code Section 153.026(A)(2) and the professional uses in Section
153.026(A)(3);
5) That the text be revised to allow the uses in the Neighborhood Commercial District in
Zoning Code Section 153.027(A); and
6) That Staff provide shared parking data comparing the proposal to others in the City with a
Final Development Plan.
Recommendation
Planning recommends City Council approval of this Ordinance at the second reading/public hearing
on December 2, 2019.
3
a' u�
Cardinal' W'
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Sam &Eulia
Frantz Park
Planning 12017
City of Case # 19 - C � .Z_ — i> D?
Dublin
OHIO, USA PLANNING APPLICATION
This is the general application form for Boards and Commissions. In addition, applicants should submit a checklist with the requirements
for the application type indicated below. Attach additional sheets if necessary.
I. REVIEW REQUESTED:
❑ Administrative Appeal
❑ Administrative Departure
❑ Amended Final Development Plan
❑ Amended Final Development Plan - Sign
❑ Architectural Review Board
❑ Basic Development Plan Review
❑ Basic Site Plan Review
❑ Building Code Appeal
❑ Community Plan Amendment
❑ Concept Plan
❑ Conditional Use
❑ Development Plan Review - Bridge Street District
❑ Development Plan Review - West Innovation District
❑ Demolition
❑ Final Development Plan
❑ Final Plat
❑ Informal Review
❑ Master Sign Plan
❑ Minor Modification
❑ Minor Project Review
❑ Minor Subdivision
❑ Non -Use (Area) Variance
X Preliminary Development Plan/PUD Rezoning
❑ Preliminary Plat
❑ Site Plan Review - Bridge Street District
❑ Site Plan Review - West Innovation District
❑ Special Permit
❑ Standard District Rezoning
❑ Use Variance
❑ Waiver Review
❑ Wireless Communications Facility
❑ Zoning Code Amendment
Property Address(es):
NW Corner of Frantz and Rings Roads
Tax ID/Parcel Number(s)
Parcel Size(s) in Acres
(List All):
(List Each Separately):
273010749
+/- 13.5 acres out of
23.7 acres
Existing Land Use/Development:
Existing Zoning District:
vacant
OLR
Proposed Land Use/Development:
Proposed Zoning District:
office, commercial,
PUD
public
Name (Individual or Organization):
City of Dublin, Dana L. McDaniel, City Manager
Mailing Address (Street, City, State, ZIP):
5200 Emerald Parkway
Dublin, OH 43017
Email/Phone Number:
614-410-4400
For questions or more information, please contact Planning at 614.410.4600 1 www.dubliriohioUSA.gov
Page 2 of 3
0 Not Applicable
Name (Individual or Organization): Paul G. Ghidotti, Executive VP, The Daimler Group
Mailing Address (Street, City, State, ZIP): 1533 Lake Shore Drive, Columbus, OH 43204
Phone Number: 614-488-4424
Email: paulg@daimlergroup.com
i;j Not Applicable
Name (Individual or Organization):
Mailing Address (Street, City, State, ZIP):
Phone Number:
Email:
0 Not Applicable
I Dana L. McDaniel , the property owner, hereby authorize Paul G. Ghidotti
To act as my representative(s) in all matters pertaining to the processing and approval of this application, including modification to the
application. I agree to be bound by all representations and agreements made by the designated representative (listed in Sections III and/or IV).
Original Signature of Property Owner (listed in Section II):(_f 1,7/� J j,{ �,y, ��• Date: 9/3/2019
Subscribed and sworn before me this day of .20 r GaCtg JOtl
State of Ohio
County of Franklin Notary Public — * y o * NAY PsionPublicState o /01
My Commission Expires 02t0U21
I Dana L. McDaniel , the property owner or authorized representative, hereby authorize City
representatives to enter, photograph and post a notice on the property described in the application.
Original Signature of Property Owner or Authorized Representative
Date: 9/3/2019
For questions or more information, please contact Planning at 614.410.4600 1 www.dublinohioUSA.gov
VIII. APPLICANT'S AFFIDAVIT OF ACKNOWLEDGMENT: This section must be completed with an original signature and notarized.
❑ Original Document Attached
I Dana L. McDaniel , the property owner or authorized representative, have read and understand
the contents of this application. The information contained in this application, attached exhibits and other information submitted is complete and
in all respects true and correct to best of my knowledge and belief. _
Original Signature of Property Owner or Authorized Representative:
Subscribed and sworn before me this day of 20
State of Ohio
County of Franklin Notary Public
FOR OFFICE USE ONLY:
Date: 9/3/2019
Case Title: PC. 1 —F, -,
Ft-, ii; S
Date Received:
li/4/iq
Case Number: 6
Amount Received:
Next Decision Due Date
(If Applicable):
Receipt Number: ice% � ,�
Reviewing Body (Circle One): ART ARB BZA CC
Final Date of Determination:
Map Zone: ya
Determination or Action:
Related Cases:
Ordinance Number (If Applicable):
For questions or more information, please contact Planning at 614.410.4600 1 www,dublinohioUSA.gov
EVERYTHING GROWS HERE.
The Corners
The City of Dublin endeavors to rezone an approximately 13.46 -acre parcel located along the west side of
Frantz Road between Rings Road and Blazer Parkway. The site is currently vacant and the proposed plan
would incorporate a mix of uses including commercial — with a primary focus on neighborhood, support
retail, small scale, build -to -suit professional office and a small scale Dublin park. While no end users or
specific uses have been identified for any of the commercial sites, it is our hope that the marketing effort
will produce the type of neighborhood retail that will support area office employees and nearby residents.
A meaningful amount of density and/or sense of place will be critical to attract the higher end, highly sought
after retailers at this new Dublin location. It is our hope that upon full build out that the site could include
up to: (i) 24,000 sf of office, (ii) 47,000 sf of retail/commercial and (iii) an area Dublin park that takes
advantage and improves upon the adjacent storm ponds located to the immediate west of the site. The
office is expected to be build -to -suit and likely owner occupied as the area has a significant amount of
existing vacant office space. This coupled with rising construction costs makes any type of speculative office
development highly risky.
The City of Dublin proposes to rezone this area as a PU D, in keeping with the original intent of the
Community Plan. The proposed development on this site follows the Community Plan and the recently
enacted Dublin Corporate Area Plan created by the City to bring office development and
retail/commercial uses for the community.
It is our hope that this Informal application will provide a foundation for moving forward with development
of this site.
Evans, Mechwart, Hambleton & Tilton, Inc.
Engineers • Surveyors • Planners • Scientists
5500 New Albany Road, Columbus, OH 43054
Phone: 614.775.4500 Toll Free: 888.775.3648
emht.com
SURVEY OF ACREAGE PARCEL
SURVEY NUMBER 2419 (4852)
VIRGINIA MILITARY SURVEY
CITY OF DUBLIN, COUNTY OF FRANKLIN, STATE OF OHIO
Date: April 26, 2018 1 Job No: 2017-0259 1 Scale: 1" =200'
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SURVEY NOTE:
This survey was prepared using documents of record, prior plats of survey, and
observed evidence located by an actual field survey completed on April 5, 2016.
BASIS OF BEARINGS:
The bearings shown hereon are based on the centerline of Blazer Parkway and
Frantz Road, bearing South 70' 24' 10" West as shown on that plat entitled
"Dedication of Paul G. Blazer Memorial Parkway" of record in Plat Book 62,
Page 1, Recorder's Office, Franklin County, Ohio.
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Detail "A"
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City of Dublin Smart Parking Lot / 20170259-VS-BNDY-02
BEARING
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35.01'
SURVEY NOTE:
This survey was prepared using documents of record, prior plats of survey, and
observed evidence located by an actual field survey completed on April 5, 2016.
BASIS OF BEARINGS:
The bearings shown hereon are based on the centerline of Blazer Parkway and
Frantz Road, bearing South 70' 24' 10" West as shown on that plat entitled
"Dedication of Paul G. Blazer Memorial Parkway" of record in Plat Book 62,
Page 1, Recorder's Office, Franklin County, Ohio.
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19 -081Z -PDP: PUD -
*PAUL G. GHIDOTTI
KENDALL-DUBLIN LLC
THE CORNERS
1533 LAKE SHORE DR.
5151 BLAZER PKWY.
DUBLIN, OH 43017
COLUMBUS, OH 43204
DUBLIN, OH 43017
PRIYANKA GANDHI
METRO MEDICAL LLC
THOMAS MCDOWELL
348 LONGBRANCH DR.
5050 BLAZER PKWY.
5742 DUBLIN RD.
DUBLIN, OH 43017
DUBLIN, OH 43017
DUBLIN, OH 43017
LEE NASH TENANT
339 LONGBRANCH DR. 320 CRAMER CREEK CT
DUBLIN, OH 43017 DUBLIN, OH 43017
AUTOMATION AND CONTROL LINDA G CLARK
TECHNOLOGIES, INC 325 AVON CT
6141 AVERY ROAD DUBLIN, OH 43017-1354
DUBLIN, OH 43017
JASON RYAN HARLEY
DOMINIC WISLER
HEATHER KING HARLEY
CARRIE WISLER
323 LONGBRANCH DR.
331 LONGBRANCH DR
DUBLIN, OH 43017
DUBLIN, OH 43017
CHARLES J WHITAKER TR WILLIAM BREMER
JOYCE A WHITAKER TR 340 LONGBRANCH DR
365 AVON CT DUBLIN, OH 43017
DUBLIN, OH 43017
JAMES T & ROBIN D KENNARD TENANT WESTDALE PROPERTIES LLC
335 AVON CT 350 CRAMER CREEK CT 6141 AVERY RD
DUBLIN, OH 43017-1354 DUBLIN, OH 43017 DUBLIN, OH 43017
CCT HOLDINGS LTD AVISTONE CRAMER CREEK LLC ARC DN DUBOH001 LLC
6141 AVERY ROAD 28202 CABOT RD STE 210 106 YORK RD
DUBLIN, OHIO 43017 LAGUNA NIGUEL, CA 92677 JENKINSTOWN PA 19046
DNV GL USA, INC OMNI BLAZER LLC TENANT
5777 FRANTZ RD 26110 EMERY RD STE 250 4872 BLAZER PW
DUBLIN, OH 43017 CLEVELAND, OH 44128 DUBLIN, OH 43017
TENANT
TENANT
4874 BLAZER PW
4936 BLAZER PW
DUBLIN, OH 43017
DUBLIN, OH 43017
TENANT
TENANT
4890 BLAZER PW
300 CRAMER CREEK CT
DUBLIN, OH 43017
DUBLIN, OH 43017
TENANT
304 CRAMER CREEK CT
DUBLIN, OH 43017
TENANT
TENANT
4900 BLAZER PW
312 CRAMER CREEK CT
DUBLIN, OH 43017
DUBLIN, OH 43017
TENANT
4920 BLAZER PW
DUBLIN, OH 43017
TENANT
4868 BLAZER PW
DUBLIN, OH 43017
SHEET INDEX
Title Sheet 1
Existing Conditions 2
Tree Survey 3
Site Plan 4
Phasing Plan 5
Subareas 6
Utility Plan 7
BENCH MARKS
(NAVD 1988)
Aluminum disk in the southeast wingwall of a culvert on Paul Blazer
Source BM Parkway, 164 feet south of Rings Road, 52 feet east of the centerline of
Paul Blazer Parkway.
Elev. = 880.171
BM#4 Chiseled "X" on the south flange bolt of a fire hydrant located on the
north side of Blazer Parkway, being the first hydrant west of Frantz Road.
Elev. = 868.58
BM#5 Chiseled "X" on the south flange bolt of a fire hydrant located on the
north side of Blazer Parkway, being the third hydrant west of Frantz Road.
Elev. = 872.06
BM#6 Chiseled "X" on the south flange bolt of a fire hydrant located on the
north side of Rings Road, being the third hydrant west of Frantz Road.
Elev. = 872.31
BM#7 Chiseled "X" on the south flange bolt of a fire hydrant located on the
north side of Rings Road, being the first hydrant west of Frantz Road.
OWNER DEVELOPER
City of Dublin
5800 Shier Rings Rd
Dublin, OH 43016
Tel: (614) 410-4400
The Daimler Group
1533 Lake Shore Drive
Columbus, OH 43204
Tel: (614) 488-4424
Elev. = 866.58
CITY OF DUBLIN, FRANKLIN COUNTY, OHIO
PRELIMINARY DEVELOPMENT PLAN
Ruen
THE CORNERS
2019
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SITE DATA
Zoned OLR: Office, Laboratory, & Research District
Total Site Area: ±23.70 Acres
P.I.D. : 273-010749-00
Lot 1 Area: ± 10.23 Acres
Lot 2 Area: ± 3.80 Acres
Lot 3 Area: ± 9.67 Acres
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Project #: 20190873
By: NV/NF
Date:
09/03/2019
SHEET TITLE
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SHEET TITLE
Existing
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'HEET NUMBERI
2/7
LEGEND
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Scientific Name
Size (inches) Trunks
Condition
1
Red Maple
Acer rubrum
9 1
Good
2
Red Maple
Acer rubrum
9 1
Good
3
Red Maple
Acer rubrum
10 1
Good
4
Red Maple
Acer rubrum
12 1
Good
5
Red Maple
Acer rubrum
11 1
Good
6
Red Maple
Acer rubrum
8 1
Good
7
Red Maple
Acer rubrum
8 1
Fair
8
Red Maple
Acer rubrum
9 1
Good
9
Japanese Pagodatre Sophora japonica
2 1
Good
10
Ornamental Cherry
Prunus spp.
14 1
Good
1 1
Ornamental Cherry
Prunus spp.
18 1
Good
12
Scotch Pine
Pinus sylvestris
12 1
Poor
13
Sweetgum
Liquidambar styracif
12 1
Good
14
Weeping Willow
Salix babylonica
26 1
Good
15
Ornamental Cherry
Prunus spp.
7 1
Good
16
Scotch Pine
Pinus sylvestris
7 1
Poor
17
Scotch Pine
Pinus sylvestris
13 1
Poor
18
Ornamental Cherry
Prunus spp.
6 1
Fair
19
Sweetgum
Liquidambar styracif
12 1
Good
20
Sweetgum
Liquidambar styracif
13 1
Good
21
Ornamental Cherry
Prunus spp.
7 1
Good
22
Cherry Plum
Prunus cerasifera
5 1
Good
23
Cherry Plum
Prunus cerasifera
4 1
Good
24
Cherry Plum
Prunus cerasifera
3 1
Poor
25
Cherry Plum
Prunus cerasifera
3 1
Good
26
Cherry Plum
Prunus cerasifera
2 1
Good
27
Cherry Plum
Prunus cerasifera
4 1
Good
28
Cherry Plum
Prunus cerasifera
3 1
Good
29
Cherry Plum
Prunus cerasifera
4 1
Fair
30
Ornamental Cherry
Prunus spp.
9 1
Good
31
Ornamental Cherry
Prunus spp.
6 1
Good
32
Ornamental Cherry
Prunus spp.
3 1
Good
33
Cherry Plum
Prunus cerasifera
3 1
Good
34
Cherry Plum
Prunus cerasifera
3 1
Good
35
Cherry Plum
Prunus cerasifera
3 1
Good
36
Cherry Plum
Prunus cerasifera
5 1
Good
37
Cherry Plum
Prunus cerasifera
3 1
Good
38
Cherry Plum
Prunus cerasifera
3 1
Good
39
Cherry Plum
Prunus cerasifera
3 1
Good
40
Cherry Plum
Prunus cerasifera
2 1
Good
41
Cherry Plum
Prunus cerasifera
3 1
Good
42
Cherry Plum
Prunus cerasifera
4 1
Good
43
Ornamental Cherry
Prunus spp.
8 1
Good
44
Ornamental Cherry
Prunus spp.
14 1
Good
45
Scotch Pine
Pinus sylvestris
18 1
Good
46
Scotch Pine
Pinus sylvestris
18 1
Good
47
Ornamental Cherry
Prunus spp.
12 1
Good
48
Ornamental Cherry
Prunus spp.
12 1
Good
49
American Basswood
Tilia americana
4 1
Good
50
American Basswood
Tilia americana
6 1
Good
51
American Basswood
Tilia americana
5 1
Good
52
Ornamental Cherry
Prunus spp.
4,6 2
Fair
53
American Basswood
Tilia americana
6 1
Good
54
American Basswood
Tilia americana
6 1
Good
55
American Basswood
Tilia americana
6 1
Good
56
Balsam Fir
Abies balsamea
3 1
Good
57
Balsam Fir
Abies balsamea
3 1
Good
58
Blue Spruce
Picea pungens
3 1
Poor
59
Balsam Fir
Abies balsamea
3 1
Good
60
Balsam Fir
Abies balsamea
3 1
Good
61
Balsam Fir
Abies balsamea
3 1
Good
62
Balsam Fir
Abies balsamea
3 1
Good
63
Blue Spruce
Picea pungens
3 1
Fair
64
Blue Spruce
Picea pungens
3 1
Poor
65
Balsam Fir
Abies balsamea
3 1
Fair
66
Balsam Fir
Abies balsamea
2 1
Good
67
Balsam Fir
Abies balsamea
2 1
Good
68
Balsam Fir
Abies balsamea
3 1
Good
69
Balsam Fir
Abies balsamea
3 1
Fair
70
Balsam Fir
Abies balsamea
3 1
Good
71
Balsam Fir
Abies balsamea
3 1
Good
72
Balsam Fir
Abies balsamea
3 1
Good
73
Kentucky Coffee Tre(
Gymnocladus dioicu 3 1
Good
74
Kentucky Coffee Tre
Gymnocladus dioicu 3 1
Good
ki
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SHEET TITLE
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MCDOWELL THOMAS A FEE I I
SITE DATA
Total Commercial ................47,000 SF
Total Office .........................24,000 SF
Total Parking Provided ....... 408 Spaces
Total Commercial Parking
Required ® 5/1000 SF ..... 235 Spaces
Total Office Parking
Required ® 4/1000 SF ..... 96 Spaces
CTTF. DATA
Total Commercial ................54,000 SF
Total Office .........................12,000 SF
Total Parking Provided ....... 408 Spaces
Total Commercial Parking
Required ® 5/1000 SF ..... 270 Spaces
Total Office Parking
Required ® 4/1000 SF ..... 48 Spaces
SITE DENSITY
Total Site....................421,190 SF (9.67 Ac)
Lot Coverage ............. 66.4
PRELIMINARY
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CONSTRUCTION
PLAN SET DATE
09/03/2019
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SITE DATA
Total Commercial ................47,000 SF
Total Office .........................24,000 SF
Total Parking Provided ....... 408 Spaces
Total Commercial Parking
Required ® 5/1000 SF ..... 235 Spaces
Total Office Parking
Required ® 4/1000 SF ..... 96 Spaces
CTTF. DATA
Total Commercial ................54,000 SF
Total Office .........................12,000 SF
Total Parking Provided ....... 408 Spaces
Total Commercial Parking
Required ® 5/1000 SF ..... 270 Spaces
Total Office Parking
Required ® 4/1000 SF ..... 48 Spaces
SITE DENSITY
Total Site....................421,190 SF (9.67 Ac)
Lot Coverage ............. 66.4
PRELIMINARY
NOT TO BE USED FOR
CONSTRUCTION
PLAN SET DATE
09/03/2019
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PROJECT INFO
Project #:20190873
By: NV/NF
Date:
09/03/2019
SHEET TITLE
Site Plan
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PLAN SET DATE
09/03/2019
PROJECT INFO
Project #: 20190873
By: NV/NF
Date:
09/03/2019
SHEET TITLE
Utility Plan
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PRELIMINARY
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PLAN SET DATE
09/03/2019
PROJECT INFO
Project #: 20190873
By: NV/NF
Date:
09/03/2019
SHEET TITLE
Utility Plan
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SHEET TITLE
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SHEET NUMBER
Planning and Zoning Commission
Meeting Minutes of September 19, 2019
Page 13 of 20
[Cases 3 and 4 were considered together.]
3. The Corners, PID: 273-010749, 19-081, Rezoning with Preliminary
Development Plan
Ms. Newell stated that this is a proposal for a Rezoning with Preliminary Development Plan of a
±13.5 -acre site from OLR to PUD to facilitate the future development of an approximately 70,000 -
square -foot office and commercial center and a public park.
4. The Corners, PID: 273-010749, 19-082, Preliminary Plat
This is a proposal for a Preliminary Plat for the subdivision of ±24 acres into three lots for the
future development of approximately 70,000 -square -feet of office and commercial space and a
public park. The site is currently zoned Office, Laboratory, and Research District.
Staff Presentation
Ms. Husak stated that this is a request for review and recommendation to City Council regarding
a rezoning with preliminary development plan for a 13.5 -acre site for the future construction of
up to 70,000 square feet of office and commercial space and a public park. Secondly, there is a
request for review and recommendation to City Council for a Preliminary Plat to subdivide 24
acres into three lots for the future development of office and commercial space and a public park.
The site is located northwest of the intersection of Rings Road and Frantz Road, south of Blazer
Parkway. The plat contains a parking lot, which the City constructed and owns. The boundaries
for the development are Rings Road, Frantz Road and Blazer Parkway. Preceding the Informal
Review for the development on June 20, there was a long public process with the DCAP Plan,
which has informed some of the proposed development on this site. The City has entered into an
agreement with the developer to develop this site. Many public meetings preceded tonight's
meeting. The rezoning will include the two retention ponds, the park and buildings along Frantz,
Blazer Memorial Parkway to the north and Rings Road to the south. Phasing is required to be
l%qs.
Fox,
yes; l%qE-. Fishmaii,
yes;
l%qm-. Stipelalt,
yes;
l%qm-. W0196ml,
yes; Mg.
Gall, yes;
•
Ve._._edy,
. 11119
Newell,
•
The_.rr..__..._
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___.....__..
_._j_.__..._..__
__ the
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..._._._
y2t.�!
pqm-.
Stipelelit7
yes; pqm-.
Fis'9099elog,
yes; pqs. l(em9m9edy,
yes;
pqs. Gelli, yes;
pqm-. Wolseog,
yes;
pqs.
F-_..
.
nn_ nl_..._u
[Cases 3 and 4 were considered together.]
3. The Corners, PID: 273-010749, 19-081, Rezoning with Preliminary
Development Plan
Ms. Newell stated that this is a proposal for a Rezoning with Preliminary Development Plan of a
±13.5 -acre site from OLR to PUD to facilitate the future development of an approximately 70,000 -
square -foot office and commercial center and a public park.
4. The Corners, PID: 273-010749, 19-082, Preliminary Plat
This is a proposal for a Preliminary Plat for the subdivision of ±24 acres into three lots for the
future development of approximately 70,000 -square -feet of office and commercial space and a
public park. The site is currently zoned Office, Laboratory, and Research District.
Staff Presentation
Ms. Husak stated that this is a request for review and recommendation to City Council regarding
a rezoning with preliminary development plan for a 13.5 -acre site for the future construction of
up to 70,000 square feet of office and commercial space and a public park. Secondly, there is a
request for review and recommendation to City Council for a Preliminary Plat to subdivide 24
acres into three lots for the future development of office and commercial space and a public park.
The site is located northwest of the intersection of Rings Road and Frantz Road, south of Blazer
Parkway. The plat contains a parking lot, which the City constructed and owns. The boundaries
for the development are Rings Road, Frantz Road and Blazer Parkway. Preceding the Informal
Review for the development on June 20, there was a long public process with the DCAP Plan,
which has informed some of the proposed development on this site. The City has entered into an
agreement with the developer to develop this site. Many public meetings preceded tonight's
meeting. The rezoning will include the two retention ponds, the park and buildings along Frantz,
Blazer Memorial Parkway to the north and Rings Road to the south. Phasing is required to be
Planning and Zoning Commission
Meeting Minutes of September 19, 2019
Page 14 of 20
included in the preliminary development plan. None of the access points were included in the first
phase, nor access to the parking area. The site lines will be revised to ensure adequate access in
and through the site before this plan goes forward to Council. Three new subareas will be created.
The park will be one subarea. A large amount of development will be located on the east side of
the access drive, primarily retail, commercial and restaurants. On the other side of the drive could
be office or commercial uses. The applicant has included commercial or office uses for the subarea
located along Rings Road, excluding any type of auto -oriented uses. The buildings are relatively
small, so a grocery could not be located there. Patio spaces and open spaces are included
throughout the site. Even though the DCAP does permit residential for this district, it is not
included in this proposed rezoning. Sign requirements are included in the text. The architecture
style will be the same "rural feel" as was presented for the Informal Review in June. The City will
develop the public open space, which will be programmed in a future CIP budget. The plat
includes The Corners development, the park space, retention area, and the existing City parking
lot, of which the City will retain ownership. The City also will retain ownership of the ponds and
the park. There are three lots in the plat. Staff recommends approval of the rezoning and
preliminary development plan with the following conditions:
1) That the preliminary development plan be revised to accurately reflect all Subareas, as
outlined in the text, prior to Council review;
2) That the applicant revise the development text to address the maximum permitted
encroachment of building canopies, awnings, eaves, and projecting signs along the
Frantz Road frontage; and,
3) That the applicant revise the phasing plan to include adequate circulation in Phase 1.
Staff recommends approval of the preliminary plat with the following condition:
1) That the applicant ensure that any minor technical adjustments to the plat are made
prior to City Council submittal.
Commission Questions
Ms. Fox stated that in Subarea B-1, the Permitted Uses include all administrative and business
offices, professional offices, organizations and associations uses permitted in Dublin Code Section
153.026. However, Section 153.027 is commercial and neighborhood uses, which would include
a grocery store, bakery, and farm market. These are the uses we had hoped to see in this
development, but they are not included. Why is it restricted to Section 153.026, when the more
attractive uses are in the following Code section?
Ms. Husak responded that Section 153.026 is included because it addresses the office uses. The
second paragraph covers the additional uses she has referenced without having to include that
Code section. If unclear, the Code section can be included.
Ms. Fox stated that Section 153.026 also allows for some uses that she would not expect to see
here, such as institutions.
Ms. Husak responded that is the reason it specifically states all administrative, business and
professional office uses. That eliminates the conditional uses.
Ms. Fox stated that is not clarified. It states "uses under 153.026," so it would appear to include
them all. She would request that for later ease in implementation, clarification be made.
Planning and Zoning Commission
Meeting Minutes of September 19, 2019
Page 15 of 20
Ms. Newell concurred.
Ms. Fox inquired the reason that Permitted Uses was limited to simply business and office in
Subarea B3, as identified by Section 153.026(a). Could a mixed use be permitted, such as office
on second level and retail below?
Paul Ghidotti, 6840 Macneil Drive, Dublin, 43017, Daimler Group, stated that accompanying him
tonight are Architect 1. Carter Bean and Land Planner Steve Kolwicz. In looking at the DCAP, that
plan referred to was a transition step from retail moving to the west. It seemed that office use
should be there, as the retailers do not want to be in that location. This area presents the best
opportunity for build to suit, owner -occupied office sites in the entire development. This location
is a good space for the professional office user — along the pond, with good access on Blazer
Parkway.
Ms. Fox stated that she does not disagree but did not want to limit it.
Mr. Ghidotti stated that they have no objection to expanding B3, if it would not have a negative
impact on their traffic impact study. They do not want to re -do that study.
Ms. Fox responded that she was not requesting that use be included, rather questioning the
reason for the limitation.
Ms. Fox inquired about the setback requirements. The DCAP calls for a 30 -ft. setback. What the
Commission is looking for is energy at the street, patios, etc. If they are already finding that
placing patios in front results in canopies and awnings encroaching in the setback, is a 30 -ft.
setback sufficient?
Mr. Ghidotti responded that 30 feet is a workable setback. It still allows them to have outdoor
seating areas at either the north or south end of the building and wrap it around closer to the
street.
Mr. Fishman stated that 35 feet would be appropriate. There are large trucks travelling Frantz
Road, next to people sitting in patios drinking coffee. That is his complaint about SR161 in
downtown Dublin where people are sitting in the outdoor space at Starbucks while semi -trucks
pass.
Mr. Ghidotti stated that this space would not be similar. They have lost so much of the proposed
density in the last year and a half with this project that they are hoping the project still works.
Retailers like density and activity. If they continue to shrink the plan, have larger setbacks and
lose parking space, they will lose development area as well.
Ms. Fox stated that it is important for the City to create a landscape design in conjunction with
this development. The DCAP calls for spaces to linger and the use of placemaking principles. The
Daimler Group is designing their piece, which must interact with the City's piece. If the City does
not have a plan that directly relates, it will not appear cohesive. Is the City's Parks and Recreation
Division working on a plan?
Ms. Husak responded the intent is that when the rezoning goes before City Council for
consideration, their materials will include the development agreement and estimated costs of an
associated landscape project.
Planning and Zoning Commission
Meeting Minutes of September 19, 2019
Page 16 of 20
Ms. Fox stated that she would like to see a tentative design plan.
Ms. Husak clarified that, at this point, the rules for the development are being established. With
the future Final Development Plan, the Commission will see every building, parking lot and access
point, as well as the park development.
Ms. Fox inquired if the loss of density the applicant referred to was the result of the parking
requirements.
Mr. Ghidotti responded that it was the loss of the uses to the west, which were shown at an
earlier November meeting and no longer included that impact the density.
Ms. Fox inquired if the parking numbers were based on current City Code, or are they relaxed
due to the fact that this is a walkable environment.
Ms. Husak responded that it is that, as well as the intent to have uses with different parking peak
times. The patios are permitted not to have any dedicated parking spaces.
Mr. Fox inquired the reason that the architectural styles have changed from the front to the back
of the development.
Ms. Husak stated that there was conversation about how to transition into an office building. They
are permitting the office use not to adhere to that particular style.
Mr. Ghidotti stated that it will be a different use, likely Office use to the west, but also a transition
from the retail frontage.
Ms. Fox inquired if there would be elements that will enable all to relate. Rings Road faces the
Field of Corn. Because that is a signature corner, the architecture was chosen with the intent that
it would relate to the sense of the overall area. On Rings Road, will it seem odd that the front
reflects that sense of area, and the back will look contemporary? She inquired if the applicant
had considered a 3 -story building at the rear.
Mr. Ghidotti responded that they would not be able to provide parking for a 3 -story building.
Ms. Call inquired if parks are typically developed by the City when open space requirements are
met on a parcel.
Ms. Husak responded that they are not.
Ms. Call inquired if, typically, parks are provided by the property owner.
Ms. Husak responded that this park was the result of a neighborhood request. The developer was
not required to provide open space.
Ms. Call stated that because this is preliminary, the only request she would make relates to
parking. Because this plan is underparked per City Code, with the Final Development Plan, she
would request that the staff report provide comps on a shared parking agreement. Parking needs
are also based on the number of people who want to visit an attraction. She would also request
information be provided on the possibility for adjacent parking rather than on the drive lane itself,
which circles the Field of Corn. The land is City -owned, and there appears to be space for it.
Planning and Zoning Commission
Meeting Minutes of September 19, 2019
Page 17 of 20
Perhaps if some parking spaces could be provided there, it would reduce the demand on this
development's parking.
Mr. Wilson stated that with the Informal Review, the Commission was shown a clear path from
Blazer Parkway to Rings Road. Now, it appears to be a labyrinth. Are there only two ways to
access this site?
Ms. Husak responded that there are three access points -- from Rings, Frantz and Blazer. At the
June meeting, it seemed that the majority of Commissioners preferred that there not be a direct
travel path through the site.
Mr. Wilson stated that with the curves, there will be a need for stop signs for the traffic moving
through that space.
Ms. Husak responded that when the Final Development Plan details are provided, the circulation
will make better sense.
Ms. Kennedy stated that with the Informal Review, Commissioners commented that they did not
want a high level of busy traffic next to the City park area. She was pleased to see the traffic
route broken up with the revised plan to avoid the potential for speeding traffic next to an area
where children might be playing.
Mr. Ghidotti stated that it was for other purposes, as well. There is a desire to create a strong
connectivity within the site that extends to the Cardinal Health site. They want to encourage the
3,000 Cardinal Health employees to visit this development during the day or at the end of the
day. Speeding vehicles would discourage that desired pedestrian traffic. The pedestrian
connections on the east side of the site, on the frontage and the east -west connection between
the ponds to Cardinal Health are very important to this development.
Mr. Fishman inquired about traffic turning at Frantz Road.
Mr. Ghidotti responded that it would be right in/right out traffic only.
Mr. Fishman inquired about the timing of the park development. The park is an integral part of
this development to the residents. He requested that information be provided for the next review.
Ms. Husak responded that when this plan goes before Council, it is likely they will address the
timing needs. Presently, this project is not included in the CIP.
Mr. Fishman stated that if the traffic on Frantz Road increases, there might be future need for a
turn lane. However, there is no opportunity for one to be added.
Mr. Ghidotti responded that Engineering will not permit a cut onto Frantz Road; the developer
already made that request. The traffic impact study did not support even a left turn into the site.
Mr. Fishman clarified that he was referring to a dedicated right turn lane from Frantz Road to the
site.
Ms. Call inquired if a turn lane from Frantz to Rings Road already exists.
Ms. Newell responded that there is none at that location. There is one further south.
Ms. Wawszkiewicz stated that, currently, the southbound right turn movement is shared with the
through lane on Frantz Road. There are three opportunities to turn right into this development —
at Blazer, in the middle access to the site, and at Rings Road. If one of the three becomes
congested, it will balance out on Frantz Road.
Planning and Zoning Commission
Meeting Minutes of September 19, 2019
Page 18 of 20
Mr. Supelak inquired the reason for the phasing.
Mr. Ghidotti stated that it is to make the park work. Once the park is constructed, the access
points must be available. They are hoping to have the text approved. With that assurance, they
can begin to market the site and attempt to secure the type of users that are desired. They have
been reluctant to do so, because the plan has evolved. Once the text is approved, they have
already engaged a marketing firm that focuses on specialty type retail. If the park was ready,
and they had one of the frontages ready to go, those details would be provided in the Final
Development Plan. When the first development comes in, they will need the three access points.
The infrastructure needs to occur simultaneous with the development.
Public Comment
Mark Martin, 4211 Rings Road, Vice President, Llewellyn Farms Homeowners Association, Dublin
requested confirmation that with this revised plan, there would be no gas station or apartments.
Ms. Newell responded that is correct.
Mr. Martin inquired if the retail uses would be located along the main roads and office buildings
to the rear near the ponds.
Ms. Husak stated that the retail is on the Frantz Road frontage. There is also a building that is
permitted flex space, either retail or office. All the buildings are permitted to have some office
use; a 50-50 mix is permitted.
Mr. Martin thanked everyone for listening to the residents' concerns and making the changes.
Terry Downing, 278 Longbranch Drive, Dublin, inquired if there was any update related to the
timing of this development. At an earlier public meeting, residents were informed that it would
be 5-10 years out.
Ms. Husak stated that the DCAP has a 5 — 15 year vision. This project is ahead of the zoning that
will come with the DCAP. The intent is that this plan will be zoned by the end of this year. The
market will drive the actual development.
Ms. Rauch stated that staff is in the process of drafting the zoning code amendments for the
DCAP. The draft will be completed and the review process will begin within a couple of months.
Ms. Downing stated that she is concerned about the intent not to have like tenants with the same
peaks in parking, due to the limited parking. There is already a traffic issue due to the Cardinal
Health site, and now there will be additional traffic. She would request that the City consider ways
to prevent parking and speeding traffic on her street. The residents on the street already
experience issues whenever there are traffic backups. They appreciate the Commission
considering the residents' concerns expressed at the previous public meeting.
Ms. Newell thanked the residents for their comments.
Planning and Zoning Commission
Meeting Minutes of September 19, 2019
Page 19 of 20
Commission Comments
Ms. Fox stated she is aware that the Final Development Plan will provide more details. In order
to draw the Cardinal Health employees to this development, it is imperative that the City work
with the developer to create focal greenspace on both sides. Perhaps the walkway could come in
and broaden to a focal point with a fountain or other placemaking elements that would encourage
the public to linger. The public should be drawn to the development for lunch and to stay awhile.
In Metro Place, the office workers walk during their lunch hour, but have no place to go. It is the
City's responsibility to develop that component, but she encourages staff to work with the
developer to create a cohesive look.
Ms. Newell inquired if the applicant was in agreement with the proposed conditions.
Mr. Ghidotti responded that they are in agreement.
Ms. Call moved, Ms. Kennedy seconded to recommend to Council approval of the rezoning and
preliminary development plan with the following amended conditions:
1) That the preliminary development plan be revised to accurately reflect all Subareas,
as outlined in the text, prior to Council review;
2) That the applicant revise the development text to address the maximum permitted
encroachment of building canopies, awnings, eaves, and projecting signs along the
Frantz Road frontage;
3) That the applicant revise the phasing plan to include adequate circulation in Phase 1;
4) That the development text be revised to limit the office uses in Subarea B to the office
uses in the Zoning Code Section 153.026(A)(2) and the professional uses in Section
153.026(A)(3) ;
5) That the text be revised to allow the uses in the Neighborhood Commercial District in
Code Section 153.027(A); and
6) That staff provide shared parking data comparing the proposal to others in the City
with a Final Development Plan.
Vote: Mr. Supelak, yes; Mr. Fishman, yes; Ms. Kennedy, yes; Ms. Newell, yes; Ms. Fox, yes; Mr.
Wilson, yes; Ms. Call, yes.
(Motion passed 7-0)
Ms. Kennedy moved, Ms. Call seconded to recommend to Council approval of the preliminary plat
with the following condition:
1) That the applicant ensure that any minor technical adjustments to the plat are made
prior to City Council submittal.
Vote: Ms. Call, yes; Mr. Wilson, yes; Ms. Fox, yes; Ms. Newell, yes; Ms. Kennedy, yes; Mr.
Fishman, yes; Mr. Supelak, yes.
(Motion passed 7-0)
Communications
Ms. Rauch stated that staff is in the process of making the updates to the Historic District Code
and Guidelines. Ms. Fox and Ms. Kennedy, who were not present at the previous meeting for that
Planning and Zoning Commission
Meeting Minutes of September 19, 2019
Page 20 of 20
review, have provided their input. A final draft will be prepared to begin the formal review process
later this year.
Ms. Rauch introduced new Planning Assistant, Kenny Ganter.
Commission members welcomed Mr. Ganter to the City.
ADJOURNMENT
The meeting was adjourned at 8:52 p.m.
Chair, Planning and Zoning Commission
Deputy Clerk of Council
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OHIO, UST
Planning and Zoning Commisison
September 19, 2019
19-081Z/PDP — The Corners
Summary
This is a request for review and
recommendation of approval to City
Council of a rezoning with preliminary
development plan of a ±13.5 -acre site
from OLR, Office, Laboratory, and
Research District to PUD, Planned Unit
Development District for the future
construction of up to 70,000 square feet
of office and commercial space and a
public park.
Zoning Map
Next Steps Fdy
Upon approval a recommendation from
the Planning and Zoning Commission
the application will be forwarded to City Council for review and final approval. The legislation
will require two readings before City Council with the rezoning in effect 30 days (referendum
period) after the second reading.
Site Location
Northwest of the intersection of Frantz Road and Rings Road
Property Owners
City of Dublin
Applicant
Paul G. Ghidotti, The Daimler Group
Applicable Land Use Regulations
Zoning Code Section 153.050-153.056
Case Manager
Claudia D. Husak, AICP, Senior Planner/Current Planning Manager
(614) 410-4675
chusakadublin.oh.us
City of Dublin Planning and Zoning Commission
Case 19-081Z/PDP —The Corners
Rezoning with Preliminary Development Plan
Thursday, September 19, 2019 1 Page 2 of 12
1. Context Map
19PDP o 115 230
Rezoning with Preliminary DeNopment Plan
Icityof Dublin me corners Feet
City of Dublin Planning and Zoning Commission
Case 19-081Z/PDP —The Corners
Rezoning with Preliminary Development Plan
Thursday, September 19, 2019 1 Page 3 of 12
2. Overview
Background
The Commission provided informal feedback on Jun 20, 2019 regarding the proposed design
concepts and were supportive of the redevelopment of the site. The Commission was
supportive of the proposed architectural concept and the high-quality design desired for this
site. The members encouraged the applicant to look for an opportunity to connect with the
Field of Corn site. They liked the proposed pedestrian connectivity and encouraged the
applicant to ensure it was well maintained throughout the site and to the surrounding
development. The Commission shared that the proposed park areas effectively reached the
streets to draw people into and through the site. The members encouraged the applicant to
pursue an internal drive that is well designed and does not promote cut -through traffic.
The site is located within the planning area of the Dublin Corporate Area Plan (DCAP), which
was adopted by City Council on September 10, 2018, as an amendment to the Community Plan.
Among the plan's goals are the repositioning of "legacy" office sites by encouraging new,
complementary investment; the creation of a walkable, mixed use environment with
commensurate amenities (e.g. retail, restaurants, etc.); the use of open space as an
organizational and focal element; and placemaking.
Specifically, the site is currently undeveloped and consists of a 10 -acre area out of a 23 -acre
parcel, purchased by the City in 2016 as an economic retention strategy to encourage relocation
and expansion by Cardinal Health into the existing 7 -story office building to the west. As part of
the strategy, the City constructed a "smart" off-street parking lot to serve this building. The
intent for the residual is to develop the site with commercial amenities within a walkable
distance of Cardinal Health employees, as well as other nearby businesses and residential
neighborhoods.
The City of Dublin Department of Development initiated an RFQ (Request for Qualifications)
process in May 2018 to identify a suitable developer to collaborate on the development of the
10 -acre site retained by the City, west of Frantz Road and east of the Cardinal Health offices
and associated smart parking lot. The Daimler Group is the selected developer and their team
has collaborated this past year with the City on this proposal.
Site Characteristics
Natural Features
The site is rectangular in shape and void of natural features, except for a small tree stand at the
northeastern corner of the site near the intersection of Frantz Road and Blazer Parkway.
Historic and Cultural Facilities
There are no historic or cultural features on this site. The Field of Corn (Sam and Eulalia Frantz
park) public park and art installation is located directly south of the site across Rings Road.
Surrounding Land Use and Development Character
North: SO, Suburban Office and Institutional District (Offices within Techmart)
East: Washington Township (Rural)
South: OLR, Office, Laboratory, and Research District (Sam & Eulalia Frantz Park and
DNV GL Research Offices)
West: ORL, Office, Laboratory, and Research District (Offices for Cardinal Health)
City of Dublin Planning and Zoning Commission
Case 19-081Z/PDP —The Corners
Rezoning with Preliminary Development Plan
Thursday, September 19, 2019 1 Page 4 of 12
Road.Pedestrian and Bike Network
The site has frontage on three public rights-of-way: 500 feet along Blazer Parkway to the north;
1,100 feet along Frantz Road to the east; and, 530 feet along Rings Road to the south. Both the
Blazer Parkway and Rings Road frontages include sidewalk and the Frantz Road frontage has a
shared use path.
Utilities
Dublink currently serves the site on all frontages. Public utilities, including sanitary and water
are available in the vicinity of the site.
Proposal
The applicant is proposing to rezone the site from OLR, Office, Laboratory and Research District
to a PUD, Planned Unit Development District, to develop the site with a mix of office space,
commercial (restaurant & retail) space, and parks and open space. The provided preliminary
development plan was updated based on the feedback from the Commission at the informal
review.
Community Plan
http://communitvplan.dublinohiousa.00v/
The Community Plan is the key policy guide for decision-making about the built and natural
environments of the City of Dublin. The Community Plan text and associated maps contain
detailed recommendations for future development including the appropriate location and
density or intensity of residential and commercial uses; the general location and character of
roads; the general location of parks, open space and public buildings among other information.
The Community Plan is a guide for City Council and the Planning and Zoning Commission as
they assess the location, character, and extent of proposed public and private development in
Dublin. The policies and recommendations within the Plan will be implemented over time
through rezonings and subdivisions of land and the location and construction of public
improvements by either the City or a developer.
Recommendations throughout the Plan are based upon a review of existing conditions and
evaluation of future development scenarios for their impacts on infrastructure, roads and the
fiscal health of the City. Dublin's ability to maintain high quality of services and quality of life
depends on a careful review of development proposals for conformance with the Community
Plan.
Dublin Corporate Area Plan
http://communitvplan.dublinohiousa.00v/special-area-plans/dublin-corporate-area-plan/
The Dublin Corporate Area Plan (DCAP) is a recently adopted Special Area Plan within the
Community Plan. It was developed as a policy foundation for the reposition the "legacy" office
sites for success by encouraging new investment, as well as reinvestment in existing buildings.
A primary goal of the Plan is to create a walkable, mixed-use environment with amenities, while
recommending places for infill and new development using formal and informal open spaces as
organizational and focal elements for new development and redevelopment. The Plan seeks to
apply placemaking principles to encourage vitality within the district and identifies under -served
markets and the related opportunities for attracting new private investment. Frantz Road is an
important connector within this planning area and the Plan strives to provide a strategy to
"refresh" the Frantz Road streetscape that better reflects the gateway nature of this important
corridor.
City of Dublin Planning and Zoning Commission
Case 19-081Z/PDP —The Corners
Rezoning with Preliminary Development Plan
Thursday, September 19, 2019 1 Page 5 of 12
Future Lan Use
The Dublin Corporate Area is designated as a Mixed Use Regional Center on the Future Land
Use Plan. Mixed Use Regional (MUR) Districts are intended to provide concentrated areas of
high quality employment facilities, integrated with or adjacent to complementary retail and
commercial uses as well as supporting residential and recreational uses. These sub -districts
provide opportunities to introduce amenities and walkable environment for office workers,
visitors, and nearby residents.
While an important district of the City, it serves a dual role as a regional economic node.
Within the DCAP, the site is located within the Mixed Use Regional Sub -District 2 (North of
Rings), which recommends corporate office uses with supporting retail services in the interior of
the sub -district, and a limited amount of multi -story residential (density not to exceed 30 du/ac)
as a secondary use to office. Most relevant to this proposal, the plan noted that the subject site
"has been identified as a key near-term development site that could accommodate a mix of
uses as a neighborhood center." In addition, a Building Height Map recommends one to two
stories along the Frantz Road frontage and two to three stories for the balance of the site.
The site is one of 12 identified sites in the DCAP as a key undeveloped site that would benefit
from additional policy guidance. Designated as Site 9, the plan supports "neighborhood -oriented
retail and restaurant uses (no bars) for the Frantz Road frontage." It suggests second story
office uses would be appropriate and that the overall site design should allow for a direct
pedestrian linkage to the properties to the west.
Neighborhood Contact
Staff and the Daimler Group hosted a public meeting on Tuesday, November 27, 2018 at the
Dublin Community Recreation Center to introduce the Daimler team and the project objectives.
Approximately 50 stakeholders attended the meeting, which included a brief presentation by
Staff to introduce the project including its objectives, and its goal of implementing the
recommendations of the Dublin Corporate Area Plan. Staff introduced the Daimler Group, who
presented initial concepts regarding possible land uses and architectural character.
After the presentations and Q&A, the meeting transitioned to an open house where attendees
were invited to talk with Staff and the developer team. Presentation boards with conceptual
land uses, architectural character images, and ideas for open space/streetscape treatment were
also available for neighborhood comment. Attendees were also asked to provide feedback using
green dot stickers to vote on images/aspects of the concepts that they liked, and red dots to
indicate dislike.
City Staff has been working with the Daimler team to prepare a development proposal that
reflects the stakeholder feedback collected at the November 27, 2018 meeting, as well as
Council direction.
Proposal Details
Layout
This proposal includes the existing stormwater retention ponds that were installed by the City
as part of the smart parking lot currently leased by Cardinal Health. The recreational/park
amenity is shown in the center of the site connected to this existing open space area. Access is
shown off all three adjacent roads. A connection to the central open space is provided off the
Frantz Road frontage for a continued green space east to west. This plan locates the office uses
City of Dublin Planning and Zoning Commission
Case 19-081Z/PDP —The Corners
Rezoning with Preliminary Development Plan
Thursday, September 19, 2019 1 Page 6 of 12
to the west of the site immediately adjacent to the access points off Blazer Parkway and Rings
Road, with the Rings Road portion allowing for the flexibility of office or commercial
development depending on the market. This arrangement provides amenity spaces near the
proposed office buildings. The commercial (restaurant/retail) areas are proposed along the
Frantz Road frontage as well as at the important intersections of the site with Blazer Parkway
and Rings Road. This layout lends itself to create a pleasant and viable streetscape with more
active amenity spaces along the road frontages and corners. Internal drive aisles provide access
to all buildings and parking areas off the public roads. The layout has been designed to
discourage cut through traffic.
Zoning
While the site is shown in the Community Plan Special DCAP Area Plan as MUR, Sub -District 2
(North of Rings), which recommends corporate office uses with supporting retail services in the
interior of the sub -district, and a limited amount of multi -story residential (density not to exceed
30 du/ac) as a secondary use to office. The Zoning Code has not yet been updated to reflect
this District and the site retains the current zoning of OLR, Office, Laboratory and Research
District. All the proposed uses included in this Concept Plan are permitted within the ID -1
District. Due to the timing of this proposal, the applicant and staff have agreed that a rezoning
to a Planned Unit Development District (PUD) is the appropriate mechanism to ensure that the
needs of the facility can be met. In addition, the City retains a higher level of involvement in
ensuring the development will be sensitive to the surrounding area, provides for a high quality
and cohesive development with appropriate development pattern, landscaping, and signs.
Site
As discussed above, the 13.5 -acre site is a portion of a larger City -owned parcels. Three new
parcels will be created to facilitate this development, two of which are subject to this rezoning
application. A preliminary plat application (Case 19-080PP) has been prepared to coincide with
the review of this rezoning application.
Subareas
The development text refers to four subareas, with the existing ponds and the open space area
located in Subarea A. Subarea Bl is the Frantz Road frontage intended to accommodate a
majority of the retail/restaurant/commercial buildings. Subarea B2 is the area between Subarea
A (open space) and the Frantz Road frontage area and is intended to allow for the flexibility of
office or commercial development. Subarea B3 is office area to the north, in the center of the
site between Subarea A and the Frantz Road frontage Subarea B. This Subarea is intended for
office use. The preliminary development plan does not accurately reflect all Subareas, as
outlined in the text, in the Subarea Map, which should be updated prior to Council review.
Access
Three new driveways into this site from all adjacent public roadways will provide vehicular
access. Full access is indicated off Rings Road as well as from Blazer Parkway, with the Frantz
Road access restricted to right in/right out due to the existing median. A Traffic Impact Study
(TIS) has been performed by the applicant and submitted to staff for review. Staff is working on
the review of the study.
Stormwater Management/Utilities
In terms of stormwater management, this site has access and was accounted for the City
project for the smart parking lot and will have access to the existing facilities. These basins are
City of Dublin Planning and Zoning Commission
Case 19-081Z/PDP —The Corners
Rezoning with Preliminary Development Plan
Thursday, September 19, 2019 1 Page 7 of 12
designed to meet the requirements of the City of Dublin's Chapter 53 Stormwater Management
Code, and the requirement of the Ohio EPA. Preliminary stormwater management information
has been submitted to demonstrate compliance with these rules and regulations.
This site will have access to public water for domestic and fire protection service by connecting
public water main along Frantz Road and Rings Road. This site will have access to public
sanitary sewer service by connecting services to public sanitary mains that are on the south side
of Blazer Parkway and on the north side of Rings Road in the western portion of Subarea B.
Development Text
The development text is the regulating document that outlines the development standards for
the development including uses, lot requirements, and architecture and materials. The applicant
has provided a development text with development standards specific to this PUD.
Uses
The permitted uses in Subarea A are limited to public parks and open space programmed with
shared -use paths, seating areas and other passive recreation amenities for the enjoyment of
residents and employees of surrounding businesses as well as stormwater ponds.
Subarea B has been divided for purposes of clearly defining the range of uses that are
permitted within the different development areas of Subarea B, is divided into three separate
Subareas (referred to as Subarea B1, B2, and B3). No residential use is permitted in this
Subarea as requested by nearby neighborhood representatives.
Subarea B1 (Frantz Road Frontage Sites) permits casual and fine dining and other eating
establishments with the explanation that those shall have the primary function of food service,
with alcohol sales being incidental or secondary. The size limitation for this use is 30,000 gross
square feet except as approved by the Planning and Zoning Commission via Conditional Use
approval. Other permitted uses include various retail uses, personal services and office, which
again is size limited to not more than 50% of a building.
The applicant has included outdoor dining in this Subarea as a permitted use for up to 10,000
total square feet. Use specific requirements include complementary amenities (fences, tables,
chairs, flower boxes) and consistency with the overall design aesthetic of the area. Drive-thrus
may be permitted as a Conditional Use within Subarea B1 with service windows and vehicular
canopies associated not permitted frontage on Frantz Road.
In Subarea B2, all retail and personal services uses permitted in Subarea B1 are
permitted to a maximum of 7,000 gross square feet; or all administrative, business and
professional office uses, organization and associations permitted in the permitted uses section
of the SO, Suburban Office and Institutional District of the Zoning Code to a maximum of
12,000 gross square feet.
In Subarea B3, the permitted uses are limited to those office uses listed above with the same
size limitation.
Development Standards
The permitted density in Subarea B is based on the permitted maximum size of the different
uses with Subarea B1 allowing 47,000 gross square feet of retail/restaurant/office
City of Dublin Planning and Zoning Commission
Case 19-081Z/PDP —The Corners
Rezoning with Preliminary Development Plan
Thursday, September 19, 2019 1 Page 8 of 12
development and restaurant use exceeding 30,000 gross square feet (cumulative) requires
Conditional Use approval. Office uses are limited to not more than 50% of the gross square
footage of any building. Should Subarea B3 request additional office space exceeding the
permitted 12,000 square feet, the applicant must seek administrative approval.
Lot Coverage is limited to 70% in accordance with the Zoning Code. This number will be
cumulative across the entire development area of Subarea B.
The minimum setbacks from the Rings Road, Frantz Road, and Blazer Parkway rights-of-way
shall be 30 feet for all buildings and structures and 15 feet for pavement, including patios.
Building canopies, awnings, eaves, and projecting signs may encroach the building setbacks.
The applicant should include a maximum number for this permitted encroachment.
The minimum required side and rear yard from Subarea A is permitted at be zero feet for
buildings and five feet for pavement and where parking areas and vehicular or pedestrian
circulation is shared with an adjoining property, a side or rear yard of zero feet for pavement is
permitted.
Parking
The proposed text includes a provision that allows parking in Subareas A and B to be shared
regardless of use. The minimum number of parking spaces are 5 per 1,000 for commercial and
4 per 1,000 for office, not parking is required for outdoor dining or the park. The parking
requirements, particularly the allowance for shared parking are appropriate for this type of
development that will likely have peak hours that differ from use to use.
Drive-thru stacking spaces are required and are reflective of numbers approved the Commission
in other Planned Districts. Bicycle parking is required at a ratio of 1 per 4,000.
Landscaping
As part of the landscaping section the proposed text described path connections interior and
through the site to connect to the open space with informal seating areas and gathering spaces
for the park. The plans include images that provide concept for how these areas may be
programmed. Much of these details will be included in the final development plan for the park
and will also require the allocation of public funds.
The text requires a cohesive landscape theme along the Frantz Road frontage between
the existing shared use path and proposed patios and building facades, details of which
will require Commission approval as part of the Final Development Plan.
Parking, vehicular use areas, and service areas must be screened from view from the public
through the use of walls, fences and landscaping, according to the development text. The text
requires the design of walls and fences be complementary to the proposed architectural theme.
Architecture
Prior to the review of a formal application for this site, the interested neighborhoods attended
public meetings and indicated a preference for an architectural theme for this PUD that is a
contemporary interpretation of the traditional rural and agricultural structures of the area. The
development text speaks to that desire and the plans provide imagery that reflects the
City of Dublin Planning and Zoning Commission
Case 19-081Z/PDP —The Corners
Rezoning with Preliminary Development Plan
Thursday, September 19, 2019 1 Page 9 of 12
character envisioned here. Architecture in Subareas B2 and B3 is intended to provide a
transition between the rural, agriculturally influenced architecture of Subarea B1 and existing
contemporary architecture of office developments to the west, unless otherwise approved by
the Planning and Zoning Commission at Final Development Plan.
The maximum building height in Subarea B1 is one occupied story, not to exceed 35 feet in
height. Maximum building height in Subareas B2 and B3 is two occupied stories, not to exceed
40 feet in height. Architectural features, such as tower elements, cupolas and mechanical
screens may exceed these maximum building heights.
The proposed text includes language that emphasize the desire for pedestrian orientation and
comfort of the proposed buildings
Permitted roof materials include standing seam metal, corrugated metal, dimensional and
simulated slate asphalt shingles, and slate or synthetic slate shingles and permitted exterior
fagade cladding materials include natural wood siding, fiber cement siding, and composite wood
siding in the form of traditional lap and Dutch lap clapboards, panels and trim, shakes or
shingles, board and batten, and board on board; brick veneer; stone and cultured stone veneer.
Signs
The proposal includes a Sign Regulation and Guidelines Document, with examples and images
of unique, interesting and high-quality designs. This document successfully includes
requirements for the management of signs between the landlord, the tenant and the City.
Many of the permitted sign types and design examples are reminiscent of what has been
included in the Design Guidelines for signs in the Bridge Street District, including Fascia/Wall
Signs, Projecting Signs, Canopy Edge Signs, Window Signs, Window Menus and Window
Graphics. Also addressed a menu boards, directional signs and compliance signs. The text
allows for three joint identification signs for this PUD with the same requirements as in the
Code, that no Joint Identification Sign can contain any individual tenant information. The
proposed document includes appropriate numbers, sizes and locations for all sign types per
each subarea.
Phasing
Information regarding the phasing of development is required in the Zoning Code for the
establishment of a Planned Unit Development District. This application includes a phasing plan
that does not include access from either Blazer Parkway or Rings Road in Phase 1 and appears
to inhibit circulation within the entirety that proposed phase. Staff requires the applicant to
revise the phasing plan to include adequate circulation in Phase 1.
3. Criteria Analvsis
Rezoning with Preliminary Development Plan Analysis [§153.055A]
1) The proposed development is consistent with the purpose, intent and applicable
standards of the Zoning Code;
Criterion met with Condition. This proposal is consistent with the purpose, intent and
applicable development standards of the Zoning Code requirements, except as altered in
the proposed development text to create unique and specific standards for this proposal.
City of Dublin Planning and Zoning Commission
Case 19-081Z/PDP —The Corners
Rezoning with Preliminary Development Plan
Thursday, September 19, 2019 1 Page 10 of 12
However, the preliminary development plan does not accurately reflect all Subareas, as
outlined in the text, in the Subarea Map, which should be updated prior to Council
review.
2) The proposed development is in conformity with Community Plan, Thoroughfare Plan,
Bikeway Plan, and other adopted plans or portions thereof as they may apply and will
not unreasonably burden the existing street network;
Criterion Met. Based on previous discussions with the Commission, the proposal was
deemed to be largely consistent with the Community Plan recommendations, particularly
given the provision of open space areas, the site layout and architecture.
3) The proposed development advances the general welfare of the city and immediate
vicinity and will not impede the normal and orderly development and improvement of
the surrounding areas;
Criterion met with Conditions. This proposal provides for an orderly development and
will improve the surrounding area as the first development in the DCAP. It meets the
Community Plan for permitted uses as well as the desired design of sites within the
District. To avoid conflicts with any planned future improvements along the Frantz Road
frontage, the applicant should revise the development text to address the maximum
permitted encroachment of building canopies, awnings, eaves, and projecting signs.
4) The proposed uses are appropriately located in the city so that the use and value of
property within and adjacent to the area will be safeguarded;
Criterion met. The development is appropriately located within the City in the District
and is an example of the type of a development type appropriate for this District.
5) Proposed residential development will have sufficient open space areas that meet the
objectives of the Community Plan;
Criterion Not Applicable. There is no open space provision required for non-residential
development. The applicant has; however provided ample open space in the form of a
public park, of almost four acres.
6) The proposed development respects the unique characteristic of the natural features
and protects the natural resources of the site;
Criterion met. The proposal will have to adhere to Code for any removal and
replacement of the limited vegetation on site.
7) Adequate utilities, access roads, drainage, retention and/or necessary facilities have
been or are being provided;
Criterion met. The applicant has worked with staff to ensure adherence to Code
requirements and knowledge of available infrastructure to to serve the proposed
development.
City of Dublin Planning and Zoning Commission
Case 19-081Z/PDP —The Corners
Rezoning with Preliminary Development Plan
Thursday, September 19, 2019 1 Page 11 of 12
8) Adequate measures have been or will be taken to provide ingress and egress designed
to minimize traffic congestion on the surrounding public streets and to maximize public
safety and to accommodate adequate pedestrian and bike circulation systems so that
the proposed development provides for a safe, convenient and non -conflicting
circulation system for motorists, bicyclists and pedestrians;
Criterion met. Access to the proposed site will be from all adjacent public streets and
paths will also be provided through the site and to the park.
9) The relationship of buildings and structures to each other and to such other facilities
provides for the coordination and integration of this development within the PD and the
larger community and maintains the image of Dublin as a quality community;
Criterion met. The proposal includes setbacks that will aid to create an inviting,
pedestrian -scaled development with amenity areas that serve the patrons, tenants and
the public.
10) The density, building gross floor area, building heights, setbacks, distances between
buildings and structures, yard space, design and layout of open space systems and
parking areas, traffic accessibility and other elements having a bearing on the overall
acceptability of the development plans contribute to the orderly development of land
within the city;
Criterion met. The proposed layout and intensity are appropriate for this site in this
District, particularly given the heightened neighborhood interest in additional open space
amenities for this area.
11) Adequate provision is made for storm drainage within and through the site so as to
maintain, as far as practicable, usual and normal swales, water courses and drainage
areas;
Criterion met with Condition. The development includes provisions for stormwater
management via storm sewer and existing retention basins.
12) The design, site arrangement, and anticipated benefits of the proposed development
justify any deviation from the standard development regulations included in the Zoning
Code or Subdivision Regulation, and that any such deviations are consistent with the
intent of the Planned Development District regulations;
Criterion met. The proposed design, site arrangement and anticipated benefit to the City
will be ensured through the proposed development text.
13) The proposed building design meets or exceeds the quality of the building designs in the
surrounding area and all applicable appearance standards of the city;
Criterion met. The preliminary development includes character images for the proposed
buildings and the text includes material and designs standards, which will create a
cohesive high quality development.
14) The proposed phasing of development is appropriate for the existing and proposed
infrastructure and is sufficiently coordinated among the various phases to ultimately
yield the intended overall development;
Criterion met with Condition. The development will be completed in two phases. This
application includes a phasing plan that does not include access from either Blazer
Parkway or Rings Road in Phase 1 and appears to inhibit circulation within the entirety
City of Dublin Planning and Zoning Commission
Case 19-081Z/PDP —The Corners
Rezoning with Preliminary Development Plan
Thursday, September 19, 2019 1 Page 12 of 12
that proposed phase. Staff requires the applicant to revise the phasing plan to include
adequate circulation in Phase 1.
15) The proposed development can be adequately serviced by existing or planned public
improvements and not impair the existing public service system for the area;
Criterion met. The development will be adequately serviced by existing public and
planned infrastructure.
16) The applicant's contributions to the public infrastructure are consistent with the
Thoroughfare Plan and are sufficient to service the new development.
Criterion met. All contributions to infrastructure have been agreed upon and approved
as part of the Economic Development Agreement.
5. p--------_-J-tiinnc
The proposal is consistent with all of the applicable review criteria contained in the Zoning
Code and Approval is recommended with the following conditions:
1) That the preliminary development plan be revised to accurately reflect all Subareas, as
outlined in the text, prior to Council review;
2) That the applicant revise the development text to address the maximum permitted
encroachment of building canopies, awnings, eaves, and projecting signs along the
Frantz Road frontage; and,
3) That the applicant revise the phasing plan to include adequate circulation in Phase 1.
RECORD OF DISCUSSION
City of
Dublin Planning & Zoning Commission
OHIO, USA Thursday, June 20, 2019 1 6:30 pm
The Planning and Zoning Commission discussed the following proposal at this meeting:
2. Daimiair Bewebpment% Concept [PED, 2.73-00 b0769
19m06786`IF Worrmd L3ewoelny
Proposal: To rezone approximately ten acres at the intersection of Frantz and
Rings Road from Office, Laboratory & Research District to Planned Unit
Development for a commercial, mixed -used center including office,
restaurant/retail and open space.
Location: Northwest of the intersection of Frantz Road and Rings Road.
Request: Informal review and feedback on a possible future development
application.
Applicant: Paul Ghidotti, The Daimler Group
Planning Contact: Vincent Papsidero, FAICP
Contact Information: 614.410.4682, vpapsidero@dublin.oh.us
Case Information: www.dublinohiousa.gov/pzc/19-047
RESUL7o The Commission provided informal feedback regarding the proposed design concepts and
were supportive of the redevelopment of the site. The Commission was supportive of the
proposed architectural concept and the high-quality design desired for this site. The
members encouraged the applicant to look for an opportunity to connect with the Field of
Corn site. They liked the proposed pedestrian connectivity and encouraged the applicant to
ensure it was well maintained throughout the site and to the surrounding development. The
Commission shared that the proposed park areas effectively reached the streets to draw
people into and through the site. The members encouraged the applicant to pursue an
internal drive that is well designed and does not promote cut -through traffic.
Victoria Newell
Yes
Jane Fox
Yes
Warren Fishman
Yes
Kristina Kennedy
Yes
William Wilson
Yes
Mark Supelak
Yes
Rebecca Call
Yes
STAFF CC�6°3�f�BC�t15tBo�9
Jen r M. Rauch, ICP
Int ri Planning Director
N AiR`NTING 5800 Shier Rings Road Dublin, Ohio 4301.6 phone 614.410.4600 fax 614.410.4747 dublinohiousa.gov
kq"y LRYIEINL 11EEE.
Planning and Zoning Commission
Meeting Minutes of June 20, 2019
Page 12 of 32
3. Daimler Development Concept, PID: 273-010749, 19-O47INF, Informal Review
Ms. Newell stated that this application is a request for an informal review and feedback on a
proposal to rezone approximately ten acres at the intersection of Frantz and Rings Road from
Office, Laboratory & Research District to Planned Unit Development District for a commercial,
mixed -used center including office, restaurant/retail and open space.
Case Presentation
Mr. Papsidero stated that this in an informal review of a Concept Plan, which is anticipated to
lead to a rezoning of the PUD. This concept is part of a larger strategy related to the retention of
Cardinal Health in the nearby six -story office building. The City acquired this 10 -acre parcel, which
is part of a larger tract of land, with the intention of constructing a City -owned parking lot to
lease to Cardinal Health with an expectation of developing the site to provide some amenities for
the Cardinal Health workforce.
Site
The site is currently a large, open field. The previous large pond on the site was removed to
enable construction of the parking lot, and new, smaller ponds and landscaping were added. The
goal is to more heavily landscape the ponds and make them an aesthetic feature for the City. To
the north of the site is a Tech Flex, one-story office building; across Rings Road is the McDowell
property, which is farmed; to the south is the "Field of Corn" public art installation; and to the
west is the office building.
Dublin Corporate Area Plan
Staff has been working with the developer to ensure that the Concept Plan is consistent with the
Dublin Corporate Area Plan (DCAP). The goals are:
Repositioning "legacy" office sites by encouraging new, complementary investment
Creating walkable, mixed use environments with commensurate amenities
Use of open space as an organizational and focal element
Placemaking
This site falls within the Mixed Use Regional Sub -District 2, which recommends:
Corporate offices with supporting retail services
Limited amount of multi -family (max 30 du/ac)
This specific site should accommodate a mix of uses as a neighborhood center
111 00 1
3. Daimler Development Concept, PID: 273-010749, 19-O47INF, Informal Review
Ms. Newell stated that this application is a request for an informal review and feedback on a
proposal to rezone approximately ten acres at the intersection of Frantz and Rings Road from
Office, Laboratory & Research District to Planned Unit Development District for a commercial,
mixed -used center including office, restaurant/retail and open space.
Case Presentation
Mr. Papsidero stated that this in an informal review of a Concept Plan, which is anticipated to
lead to a rezoning of the PUD. This concept is part of a larger strategy related to the retention of
Cardinal Health in the nearby six -story office building. The City acquired this 10 -acre parcel, which
is part of a larger tract of land, with the intention of constructing a City -owned parking lot to
lease to Cardinal Health with an expectation of developing the site to provide some amenities for
the Cardinal Health workforce.
Site
The site is currently a large, open field. The previous large pond on the site was removed to
enable construction of the parking lot, and new, smaller ponds and landscaping were added. The
goal is to more heavily landscape the ponds and make them an aesthetic feature for the City. To
the north of the site is a Tech Flex, one-story office building; across Rings Road is the McDowell
property, which is farmed; to the south is the "Field of Corn" public art installation; and to the
west is the office building.
Dublin Corporate Area Plan
Staff has been working with the developer to ensure that the Concept Plan is consistent with the
Dublin Corporate Area Plan (DCAP). The goals are:
Repositioning "legacy" office sites by encouraging new, complementary investment
Creating walkable, mixed use environments with commensurate amenities
Use of open space as an organizational and focal element
Placemaking
This site falls within the Mixed Use Regional Sub -District 2, which recommends:
Corporate offices with supporting retail services
Limited amount of multi -family (max 30 du/ac)
This specific site should accommodate a mix of uses as a neighborhood center
Planning and Zoning Commission
Meeting Minutes of June 20, 2019
Page 13 of 32
The plan identified 12 different sites within the planning area, and provided some detailed policy
guidance. Specific to this site (Site 9), the plan recommends:
Neighborhood -oriented retail and restaurant uses (no bars) for Frantz Road frontage
The "no bars" provision was a result of one of the last public community meetings. The
community did not support the idea of more intensive bar -specific restaurant uses, only
a traditional restaurant, in this location.
Second story office uses
Site design should allow direct pedestrian linkage from the Frantz Road sidewalk
through the site to the properties to the west
This proposal is for a Mixed -Use Neighborhood Center, which will include retail/restaurant
outparcels, office uses and a City park on the 10 -acre site [aerial views shown]. Daimler has
proposed two concepts (Concept A and Concept B) for PZC's feedback. [Differences in the
concepts were reviewed.]
The proposed architecture of the commercial buildings is "modern farmhouse." The park will be
designed by the Dublin Park and Recreation Department and would be owned and managed by
the City. A public process would be followed to determine the best park amenities for the
neighborhoods and the nearby office park.
Staff has proposed the following discussion questions to guide the Commission's discussion and
feedback:
1) Does the proposal sufficiently address the policies and land uses set forth in
the Dublin Corporate Area Plan?
2) Does the Commission prefer the distribution of uses in Concept A or in
Concept B?
3) Will the arrangement of land uses support the placemaking and streetscape
enhancement goals for this site?
4) Does the Commission support the proposed architectural character of this
development?
5) Other considerations by the Commission
Commission Questions
Ms. Kennedy requested clarification of the pedestrian and vehicular connections through the site.
Mr. Papsidero clarified that the north -south line is the vehicle connection; the thin, double -arrow
east -west lines depict the pedestrian connectivity.
Ms. Kennedy inquired if these concepts were shared with the public.
Mr. Papsidero responded that broad concepts were shared at a public meeting several months
ago. The concepts shown tonight are the next -step concepts. They are posted on the web.
Mr. Fishman inquired if the non -bar restaurants would have liquor permits.
Mr. Papsidero responded affirmatively. They will not be bar -only entities, but they will be higher -
end restaurants that serve liquor.
Planning and Zoning Commission
Meeting Minutes of June 20, 2019
Page 14 of 32
Applicant Presentation
Mr. Papsidero clarified that the City is the applicant; the co -applicant is the Daimler Group.
Paul Ghidotti, 6840 Macneil Drive, Dublin, 43017, stated that staff and the Daimler Group hosted
a public meeting on November 27, 2018 at the Dublin Community Recreation Center to introduce
the project objectives. Approximately 50 stakeholders attended the meeting, which included a
brief presentation to introduce the project and share initial concepts regarding possible land uses
and architectural character. The presentations and Q&A were followed by an open house where
attendees were invited to share their thoughts. Presentation boards with conceptual land uses,
architectural character images, and ideas for open space/streetscape treatment were also
available for the public's comment. Attendees were asked to provide feedback using green dot
stickers to vote on images/aspects of the concepts that they liked, and red dots to indicate dislike.
This development proposal reflects the feedback collected at that meeting. He reviewed the
differences in the concepts. He invites the Commission to share their feedback using staff's
suggested questions. The next time he will be before the Commission is for the rezoning
application.
Public Comment
Sven Christianson, 5765 Settlers Place, thanked the City for the Dublin Corporate Area Plan. He
appreciates that this is a PUD. He hopes that the same PUD opportunity is possible when the area
next to their neighborhood is developed. Regarding Concept A and Concept B, specifically, he
prefers Concept B. The Field of Corn is one of the most visited public art sites in Dublin. Drawing
some of those visitors into the nearby retail would be an advantage for those businesses. He
would suggest flipping the public park to the other side in the plan, as it would give more visibility.
Ms. Kennedy inquired why he preferred Concept B.
Mr. Christianson responded that currently, visitors to the Field of Corn park off the driveway and
leave tire marks in the ground. Moving the parking for those visitors into a nearby retail area
would be an advantage for both the park and the shop owners. There has been nothing in this
area, and creating this presence on one of the main corridors into Dublin would be beneficial.
Ms. Kennedy inquired if Mr. Christianson preferred a particular shape for the top park -- long
versus centrally located.
Mr. Christianson stated that he likes the elongated park; it is a scenic area.
Commission Discussion
Ms. Kennedy stated that she loves this plan, particularly Concept A, because every building has
access to greenspace - evaluating it from a building occupant perspective. She does like Mr.
Christianson's suggestion about making the main entrance more prominent to draw people in.
She likes the architectural proposals and those that have already been constructed in the
community. She has no concerns about this plan.
Mr. Fishman stated he likes both Concept A and Concept B and has no issues with either. He also
likes Mr. Christianson's suggestion to expand the Field of Corn parking. In summary, he is excited
about this proposal.
Planning and Zoning Commission
Meeting Minutes of June 20, 2019
Page 15 of 32
Ms. Call stated that Mr. Ghidotti has caught the vision of Dublin. She does not have a preference
between Concepts A or B. She appreciates the consideration to pedestrian access that has been
provided into the interior of the parcels. Regarding the comment related to the Field of Corn,
there are some opportunities and believes it would be beneficial to have a discussion regarding
mitigation of the traffic concerns. Although that issue may be unrelated to this parcel discussion,
Dublin has some amazing amenities. It is important to address the issues without overburdening
some parcels when it is possible to address them onsite or immediately adjacent to the site.
Mr. Supelak stated that he is supportive of either Concept A or B. He appreciates that the
centralized park in Concept A is accessible to all users on the site. However, the parks that extend
to the street become an amenity for the rest of the City. City residents are aware of the park
because it is not hidden behind the building mass. He agrees with Mr. Christianson's suggestion
to connect the vehicular access drive to the Field of Corn. Relative to the placemaking question,
the answer may be that Concept B does create a better connection from the Field of Corn to the
site in question. Perhaps the drive through the site in Concept B has a more parkway feel. He
likes the architecture. In summary, he is satisfied with either concept.
Mr. Wilson stated that he likes Concept B a little better because of the flow of the streets through
the site. There is a unique opportunity here to begin absorbing what is around the site, so that it
can be part of the neighborhood. We are not imposing the site, but are designing the site within
the surrounding space.
Ms. Newell stated that she prefers Concept B. The elongated park along the water features
appears to incorporate all into one park. She is supportive of the architecture that is proposed.
We like very well designed architecture in the City, which will be discussed in more detail as the
application moves forward. She is glad to see this proposal for a PUD. It is the best way to
respond to both our residential and corporate residents in the surrounding area and will result in
the best project. Mr. Christianson does have some valid comments about the Field of Corn.
Generally, however, there are only one or two vehicles there. The layout of the park is being
dictated by the need for relocating a curbcut, so flipping the plan would not be an easy solution.
Her final comment is in regard to the vehicular pathway through the site. It needs to be treated
in a very aesthetic way to get the best development on this site, more than what we would
typically for a service drive. When reusing these places with more urban development — alleys
often can function with the restaurants at different hours as part of the amenity of the area. That
might call for pavers or other amenities that will still permit traffic flow, but they become an
aesthetic of the overall development. In the end, that will make a very successful project.
Mr. Ghidotti stated that he believes this could become an A- or B+ plan, or some combination of
the two concepts. The market will drive who the end users are, but an attempt will be made to
attract those preferred. Over the last year, they have not been able to identify the plan so have
not pursued the end users. He does not like two elements about Concept B. He does not like how
straight the driveway is that runs north to south. They do not want to create an excuse for
someone to avoid the traffic light at Rings and Frantz roads and cut through this site. This site is
intended to be very pedestrian friendly, with people playing in the park and programmed events
in the park, or pedestrians moving from Frantz Road to the Cardinal Health site. The last thing
desired is cut -through traffic.
Planning and Zoning Commission
Meeting Minutes of June 20, 2019
Page 16 of 32
Concept A has a more circuitous road through it, which will slow traffic. In Concept A, he likes
that the office use at the northwest corner of the site gets the benefit of the water. In Concept
B, it is tucked between retail and the road. If they want to attract the right office user, they
should put that user on the water. The linear park in Concept B will not lend itself well to park
activities. He prefers the northeast corner opportunity in Concept B. The park is there, and a
restaurant on that corner would have the opportunity for outdoor seating that sits on the park.
The pedestrian path extending west to Cardinal Health is intended to be a dedicated pathway
from the bikepath on Frantz Road that runs through the park and past the ponds to Cardinal
Health. That would be another reason they prefer not to have direct traffic moving north and
south. From the streetscape perspective, the intention is to front Frantz Road with building
facades and/or parks and/or outdoor seating, bringing the activity to and engaging the street.
Finally, Mr. Christianson's comment is excellent. Perhaps they could add a small pocket park
across from the Field of Corn, which potentially could be connected to the retail development that
looks over the Field of Corn.
Ms. Fox stated that Mr. Ghidotti has created a plan that accurately addresses the DCAP. She is
very happy to begin seeing the results of that plan. She likes Concept A and really likes the
modern farmhouse architecture style. It relates to the Field of Corn and is unlike any other
architecture in the community. Driving through this area and seeing the interesting architecture
next to the Field of Corn will draw visitors to the site. She believes there is opportunity to massage
the park plan in Concept A so that it is not necessarily one huge park. There is opportunity with
the buildings to use the park as the focal point. With a linear park, the background disappears,
and there is no intimacy. She is hopeful that the City will dedicate some space for creation of a
natural green backdrop on the other side of the linear ponds. Concerning connectivity, she likes
the idea that the road is circuitous. Today, it is also important to accommodate walking, biking,
Lyft, Uber and shuttle transports.
Mr. Newell stated that she understands the marketing reasons for preferring Option A and
understands Mr. Ghidotti's concern about the drive. She still prefers Option B because the park
engages the street, and in the end, will create a more inviting place for the community, instead
of it being isolated within the center. How the drive is treated, however, is very important. It
should not be treated as a regular service drive, so it will not appear to be an optional cut -through
path.
Mr. Wilson stated that there is a large amount of green area north of this site, which separates
the street from the buildings. With this development, there is an established path for pedestrians
and bikers, which we will want to continue.
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