Ordinance 17-21
To: Members of Dublin City Council
From: Dana L. McDaniel, City Manager
Date: April 6, 2021
Initiated By: Jennifer M. Rauch, AICP, Planning Director
Tammy Noble, Senior Planner
Re: Ord. 17-21
Amendments to Zoning Code Section 153.044 to modify the permitted uses in
the Technology Flex District related to Motor Vehicle Repair – Major (Case 21-
011ADMC).
Summary
Ordinance 17-21 is a request for review and approval of amendments to the City of Dublin
Zoning Code Section 153.044 to modify the permitted uses in the Technology Flex District
related to Motor Vehicle Repair – Major.
Background
The Technology Flex District provides for a broad range of research, office, laboratory and clean
manufacturing uses that helps foster a diverse economy for the City of Dublin. The District was
originally created to replace previous industrially zoning properties within the City. The District
is intended to accommodate light-industrial land use classifications while continuing to have
flexible space that adapts to the changing needs of small to medium size technology based
companies. These use can be located along major roadways based on the need for close
proximity to major thoroughfares and can be highly visible based on these needs.
Description
The Technology Flex District currently permits major automotive repair businesses (“Motor
Vehicle Repair-Major”) as a permitted use with additional requirements regarding outside
storage. Planning was asked to consider omitting this use classification from the Technology
Flex District based on the intensity of the use and the need for expansive areas for outdoor
storage. Planning in conjunction with the Law Director’s office drafted a Code amendment to
address this request.
The proposed amendments include an “existing use” provision in the Technology Flex District
that allows existing uses to be considered a permitted use based on their approvals prior to a
Code modification but does not allow this use in the future. This language is similar to other
Zoning Districts such as the Bridge Street District and West Innovation District. The proposed
language is intended to prevent the creation of non-conforming uses or inhibit current
operations for modifying or improving their facilities, but not allow this use to be newly
established.
Office of the City Manager
5555 Perimeter Drive • Dublin, OH 43017-1090
Phone: 614-410-4400 • Fax: 614-410-4490 Memo
Memo re. Ord. 17-21 – Technology Flex District Zoning Code Amendment
April 6, 2021
Page 2 of 2
Case History
The Planning and Zoning Commission reviewed the draft Code amendment on February 18
and March 18, 2021 and made no modifications to the draft language.
Recommendation of the Planning and Zoning Commission
The Commission reviewed and recommended approval to City Council of the proposed
amendments at the March 18, 2021.
Recommendation
Recommendation of approval of Ordinance 17-21 at the second reading/public
hearing on April 26, 2021.
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§ 153.044 TECHNOLOGY FLEX (TF) DISTRICT.
(A) District purpose and intent. The Technology Flex (TF) District provides for a
broad range of research, office, laboratory and clean manufacturing uses that will
foster a well-rounded and diverse economy for the city. The TF District supports
appropriate light-industrial options, while encouraging greater opportunity for
research and office uses that will improve Dublin's competitive edge within the
region. Flexible architectural spaces are desired that will accommodate the expansion
and changing operations of small to medium size companies.
(B) District uses. Uses in the TF District are as shown on the following table.
Descriptions and characteristics of use categories can be found in § 153.002(A) - uses
definitions. Additional development requirements for particular uses are containe d in
division (C) of this section as referenced below within the "Use Specific Standards"
column.
(1) Permitted uses. Uses denoted as "P" in Table 153.044(B)(4) indicate that the
land use is allowed by right, subject to compliance with the use-specific standards
referenced in the final column of the use table and all other applicable provisions
of Chapter 153.
(2) Conditional uses. Uses denoted as "C" in Table 153.044(B)(4) indicate that
the land use is allowed only upon approval of a conditional use permit as required
by § 153.236, compliance with use-specific standards referenced in the final column
of the use table and all other applicable provisions of Chapter 153.
(3) Size or time limited uses. Uses denoted with an "S" or "T" in Table
153.044(B)(4) indicate special limits regarding size or time duration of the use and
are subject to compliance with the use-specific standards referenced in the final
column of the use table and all other applicable provisions of Chapter 153.
(4) Table of uses.
P=Permitted C=Conditional S=Size Limited T=Time Limited
PRIMARY USES USE CONDITIONS USE SPECIFIC
STANDARDS
Commercial Uses
Animal Care- General Services P,T 153.044(C)(1)
Animal Care- Veterinary Offices P,T 153.044(C)(2)
Animal Care- Veterinary Urgent Care and Hospitals P,T 153.044(C)(2)
Data Center P
Entertainment and Recreation- Indoor C
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Medical and Diagnostic Laboratory P
Office- General P
Office- Call Centers C
Office- Flex P,S 153.044(C)(3)
Office- Medical P
Parking Structures C
Personal, Repair and Rental Services P 153.044(C)(4)
Retail P 153.044(C)(4)
Transportation- Park-and-Ride P 153.044(C)(5)
Truck and Van Rental Establishments C 153.044(C)(14)
Civic, Public & Institutional Uses
Day Care- Child P
Educational Facility P 153.044(C(6)
Government Services- General P
Government Services- Safety P
Government Services- Service P
Parks and Open Space P
Industrial Uses
Construction and Contract Service Trades P
Manufacturing and Assembly P 153.044(C)(7)
Mini-Storage C
Motor Vehicle Repair- Major P 153.044(C)(8)
Research and Development P
Utilities- Renewable Energy Facilities C 153.044(C)(9)
Utilities- Electric Substation C 153.044(C)(10)
Utilities- Essential Services P
Utilities- Wireless Communications see Chapter 99 153.044(C)(11)
Wholesaling and Distribution C 153.044(C)(11)
Residential Uses
Dwelling- Single-Family P 153.044(C)(12)
P=Permitted C=Conditional S=Size Limited T=Time Limited
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ACCESSORY/TEMPORARY USES USE
CONDITIONS
USE SPECIFIC
STANDARDS
Accessory uses are permitted only in connection with a permitted or approved conditional
use on the same property and must be clearly subordinate and incidental to that use.
No accessory use may be operated when a permitted or approved conditional use does
not exist on the property.
Permitted primary uses are permitted as accessory uses. Bicycle Facilities P
Day Care- Child P,S 153.044(C)(13)
Community Activity T
Construction Trailer/Office T
Corporate Residences P
Entertainment and Recreation- Indoor C
Parking Structures P
Special Event T
Transportation- Transit Stop P
Utilities- Renewable Energy Equipment P
Utilities- Renewable Wind Equipment P
Vehicle Charging Station P
Wholesaling and Distribution P
(C) Use specific standards. The following requirements shall apply in addition to all
other applicable development regulations for specific types of uses in the
Technology Flex (TF) District:
(1) Animal care-general services. Services shall be provided indoors and may
include grooming, sitting (daytime only), training and accessory retail sales of pet
care products, or other similar uses. Overnight boarding is not permitted.
Outdoor pet service areas shall be located at least 50 feet from any property line
and 500 feet from any residential district or residential subarea of a planned
development district. Use of outdoor pet service areas shall be limited to between
the hours of 7:00 a.m. and 9:00 p.m.
(2) Animal care-veterinary offices and veterinary urgent care and
hospitals. Boarding of animals shall only be permitted for the ongoing care of
animals in treatment and must be provided within the principal structure. All
outdoor pet service areas shall be located at least 50 feet from any property line
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and 500 feet from any residential district or residential subarea of a planned
development district. Use of outdoor pet service areas shall be limited to
between the hours of 7:00 a.m. and 9:00 p.m.
(3) Office-flex. Flex office must include a minimum of 30% office use.
Remaining space may be used for any combination of research & laboratory
space, clean manufacturing and assembly, wholesaling and/or related
showroom, warehousing and or distribution purposes. Any showroom
component shall not exceed 10% of the gross floor area of the principal
structure and shall not count toward office calculations.
(4) Personal services and retail. Only those uses present as of the effective
date of this section shall be permitted. Once removed, no further uses shall
be permitted as a primary use.
(5) Transportation- park-and-rides. Park and ride facilities shall provide only
one shelter per bus route.
(6) Educational facility. These uses shall have no rooms for the regular
housing or sleeping of students.
(7) Manufacturing & assembly and wholesaling & distribution. Any
auxiliary showroom areas associated with the primary use shall not exceed
10% of the gross floor area of the principal structure.
(8) Motor vehicle repair-major. A vehicle may not be stored for more than
30 days. All inoperable vehicles must be parked in a defined service area
providing screening in accordance with § 153.133. Only those uses present as
of the effective date of this section shall be permitted. Once removed, no
further uses shall be permitted as a primary use.
(9) Utilities- renewable energy facilities. Renewable energy facilities shall
be located at least 750 feet from all residential districts or residential subarea
of a planned development district, unless otherwise approved by the Planning
and Zoning Commission. Property owners must sufficiently demonstrate that
adequate measures are provided to minimize off-site impacts relating to the
facility's operation.
(10) Utilities- electric substation. Electric substations shall be located at least
700 feet from all residential districts or residential subarea of a planned
development district.
(11) Utilities- wireless communications. For regulations governing
wireless communication uses, Chapter 99 of the Dublin Codified
Ordinances shall apply.
(12) Dwelling- single-family. Only residential uses existing as of the effective
date of this section are permitted. Once removed, no further single-family
dwelling shall be permitted.
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(13) Child day care. Day care components shall not exceed 20% of the
gross floor area of the principal structure.
(14) Truck and van rental establishments.
(a) The minimum lot size shall be 20,000 square feet. For uses that
have more than ten vehicles for rent, an additional 1,500 square feet of
lot area shall be required for each additional vehicle over ten, provided
that not more than 40 vehicles may be displayed on any site. Permitted
vehicles shall not exceed 26 feet in length. To minimize views from
adjacent streets, this use shall not be permitted on a lot abutting an
arterial street or freeway, or Wilcox Road, or on any lot that abuts or is
directly across the street from a residential district or use.
(b) Areas specifically set aside for parking of vehicles for rent shall
be specifically designated on the site plan submitted with the
application. Trucks and vans for rental shall not be parked in any
other area, except as may be needed for the staging of vehicles for
customer use. Minor servicing may be permitted on site provided it
is done within an enclosed facility, not including vehicle washing or
cleaning which may be permitted within the designated parking
areas.
(c) The designated parking area for trucks or vans for rental shall
meet the requirements of division (E)(2) of this section, provided
that the required screening shall be a minimum of six feet in height
and further provided that the remainder of § 153.133(C)(1) be
satisfied.
(D) Site development requirements. In addition to the provisions of
§§ 153.070 through 153.076, the following requirements for arrangement and
development of land and buildings shall be met:
(1) Intensity of use. Lot size shall be sufficient to provide the yard spaces
required by this section and the following provisions:
(a) Maximum lot coverage. Lot coverage for structures and
impervioussurfaces shall not exceed 70%.
(b) Building height. The height of principal and accessory structures
shall be limited based upon setback requirements of this District as
identified in §153.044(D)(2)(c). Structures greater than 56 feet in
height shall require conditional use approval in accordance with §
153.236.
(2) Setback requirements. Placement of structures and improvements shall
provide sufficient separation to the adjacent site or use according to the
following provisions. Setbacks shall be provided as necessary to accommodate
any additional site requirements such as landscaping, mounding and
buffering:
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(a) Lot width. Lots shall provide a minimum of 60 feet in width at the public
right-of-way.
(b) Front yards. The required front yard setback for principal and accessory
structures shall be determined in accordance with § 153.072.
(c) Side and rear yards. The following setbacks for components of principal and
accessory structures shall be determined based upon the height of each
individual component.
Building Height Required Minimum Setback
15 feet 15 feet
>15–29 feet 20 feet
>29–43 feet 35 feet
>43–56 feet 50 feet
Required side and rear setbacks for principal and accessory structures shall in no case
be less than 25 feet from any residential zoning district or a residential subarea of a
planned development district as listed in § 153.016.
(d) Side pavement setbacks. Required side yard setbacks for pavement, which
includes open storage, service and loading areas, shall be at least five feet,
except for common access drives or shared service courts. Required side
pavement setbacks shall be at least 25 feet from any residential zoning district or
a residential subarea of a planned development district as listed in § 153.016.
(e) Rear pavement setbacks. Required rear yard setbacks for pavement, which
includes open storage, service and loading areas, shall be at least ten feet,
except for common access drives or shared service courts. Required rear
pavement setbacks shall be at least 25 feet from any residential zoning district or
a residential subarea of a planned development district as listed in § 153.016.
(E) Additional outdoor requirements.
(1) Outdoor operations. Uses shall operate entirely within an enclosed structure,
unless it is determined by the Director that operations are harmonious to the
surrounding area and are adequately screened.
(2) Outdoor storage. Exterior storage shall be screened in accordance with
§ 153.133(C)(1). Storage must be located to the side or rear of all buildings and
shall not be visible from adjacent properties or from the public right-of-way.
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(3) Off-site impacts. Uses must be conducted in a manner harmonious with the
surrounding area and comply with minimum requirements as set forth by the
provisions of § 153.076 and § 132.03 of the Dublin Codified Ordinances.
(4) Service areas. Overhead doors shall be located to the side or rear of
structures to minimize visibility from public streets. Open service areas and loading
docks shall be screened by walls a minimum of six feet in height, but not greater
than 12 feet. Walls, fences or landscape screening shall have 100% opacity to
effectively conceal service and loading operations from adjoining streets and from
any residential zoning district or a residential subarea of a planned development
district as listed in § 153.016. Compliance with the provisions of § 153.133(C) shall
also be required.
(F) Architecture anddesign requirements.
(1) Architectural intent. In order to provide for flexible space required for uses
within the district, architectural standards are intentionally non-prescriptive.
However, all structures within the district are expected to be thoughtfully designed
with materials, detailing, scale, and proportion that is intentional and carefully
thought through and with specific attention toward aesthetics. Buildings may utilize
any combination of exterior materials from the list of permitted materials however,
in all cases, such materials shall be applied in a manner that provides well-detailed
and aesthetically pleasing facade surfaces. Characteristics of a well-detailed facade
include, but are not limited to, deliberate joint patterns, finished edge detailing, and
durable, rust and fade resistant finishes.
(2) Applicability of architectural requirements. Architectural requirements as
specified by this section shall apply to new construction. Design of additions to
structures existing as of the date of this section may coordinate with architecture of
the existing structure, but to the extent possible shall meet the requirements of this
section. The city may contract with a qualified architectural consultant to determine
compliance with the architecture and design requirements contained in this section.
(3) Rooftop mechanicals. Mechanical equipment and other functional components
shall be screened from view from the ground by parapets not lower than the height
of the roof equipment, screens with materials and details compatible with the
building's facades, pitched roof areas, or special architectural features. Parapets on
flat roofs shall not be included in the calculation for building height.
(4) Materials. At least 80% of exterior walls shall be constructed of one or more
of the primary materials listed below. The following are acceptable primary and
secondary building materials, as noted.
(a) Primary materials.
1. Brick. Brick shall be uniform in color within any one specific color range
but using more than one color range to create patterns is acceptable. Bricks
that have been flashed to change color in the individual unit, distressed
bricksand wood mold bricks are not acceptable.
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2. Glass. Transparent, tinted, reflective, coated, opaque, translucent, and
textured glass, are permitted.
3. Stone. Stone such as limestone, granite and marble are acceptable.
Synthetic stone of a high quality that is indistinguishable from natural stone is
also acceptable.
4. Pre-cast concrete. Pre-cast concrete panels developed with shadow lines,
reveals, textural changes, color variations and/or exposed aggregate are
acceptable.
5. Architectural metal. Smooth face, and textured face insulated or un-
insulated metal panels are acceptable. Careful attention to how the panels are
joined, detailed at edges and corners and attached is required. Use of
corrugated or long span, high-profile fluted or ribbed metal panels is not
encouraged.
6. Synthetics. Synthetic siding materials such as cementitious siding and EIFS
are acceptable if carefully integrated into the building's design and detailed
with a high level of shadow lines and reveals. Pre-approval is recommended.
7. Concrete masonry units. Architectural masonry units with special
aggregates and finishes are acceptable. Split face masonry units may be
acceptable if combined with other masonry products to raise the level of visual
quality. Pre-approval is recommended.
8. Tilt-up panels. Concrete tilt-up panels are acceptable if they contain a high
degree of detail by the use if shadow lines, textural variations and/or applied
projections and limited to large footprint buildings. Pre-approval is
recommended.
9. Other primary building materials may be approved if demonstrated to be of
similar quality to the permitted primary materials.
(b) Secondary materials. In addition to the permitted materials above, the
following may be used as secondary building applications:
1. Gypsum fiber reinforced concrete (GFRC). Fiber reinforced concrete
products may be used for trim or architectural features.
2. Frost-proof ceramic tile. Porcelain or other frost-proof ceramic tiles may be
used as accents or to create special features.
3. Architectural metal. Metal extrusions, panels and structural components
may be used as accents or for special features such as canopies and
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sunshades. These materials must be finished to prevent fading, staining, rust
or corrosion and shall be carefully detailed with attention toward aesthetics.
Use of corrugated or long span, high-profile fluted or ribbed metal panels is not
encouraged.
4. Split faced block. Split faced block shall be used in limited quantities for
components like foundations or site walls.
5. EIFS. Exterior insulated finishing systems may be used.
6. Other secondary building materials may be approved if demonstrated to be
of similar quality to the permitted secondary materials.
(5) Color. Structures shall incorporate combinations of color that will provide
visual interest and be harmonious with the surrounding area.
(a) Base colors. Main building colors shall be neutral, off-white or earth tone.
Base colors shall constitute a predominance of the visible building exterior and be
muted with low reflectivity.
(b) Accent colors. Building trim and/or detailing may utilize brighter accent
colors to create visual interest and/or to identify main public entrances.
Application of accent colors may be used up to an amount not to exceed 10% of
the total area of all building elevations.
(6) Accessory structures. Accessory structures shall be constructed of identical
materials, style, quality and appearance as the principal building.
(G) Landscape requirements.
(1) Compliance. All sites shall be required to comply with applicable Code
requirements for landscaping in Chapter 153 with the following modifications:
(a) In cases where § 153.132(B) requires full landscape compliance for site
and/or building modifications exceeding 25%, the following landscape
components shall apply to those structures when the exterior materials, finish or
design of the building facades are being improved without expanding the overall
footprint of the structure:
1. Section 153.133(A)(5) Vehicular Use Perimeter Requirements;
2. Section 153.133(C) Screening of Service Structures;
3. Section 153.133(D) Additional Site Landscaping;
4. Section 153.134 Street Trees.
(b) To encourage maintenance and marketability of existing structures, in cases
as noted in paragraph (a), § 153.133(A)(3) and (4) and § 153.133(B) may be
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deferred until such time as the building is expanded or the site redeveloped
further.
(H) Alternative energy & design.
(1) Alternative energy integration. Use of on-site alternative energy sources for
greater self-sufficiency is highly encouraged. Other types of alternative energy
not addressed by this Code may be approved if demonstrated to be of similar
character or impact of those types permitted.
(a) Wall and roof-mounted or applied thermal and PV solar units are permitted
within the TF District and shall include side and rear screening as applicable
for supporting infrastructure;
(b) Ground-mounted solar units are permitted, in accordance with applicable
setback requirements and shall include side and rear screening for supporting
infrastructure;
(c) Due to proximity to residential areas, commercial wind turbines shall not be
permitted within the TF District; and
(d) Residential-scale wind turbines shall be permitted in accordance
with applicable setback requirements.
(2) Alternative design methods. Integration of architectural and site design
methods and materials that promote sustainability and lower energy use
are strongly encouraged.
(Ord. 18-11, passed 5-23-11; Am. Ord. 19-12, passed 4-23-12; Am. Ord. 101-13,
passed 1-27-14)
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§ 153.044 TECHNOLOGY FLEX (TF) DISTRICT.
(A) District purpose and intent. The Technology Flex (TF) District provides for a
broad range of research, office, laboratory and clean manufacturing uses that
will foster a well-rounded and diverse economy for the city. The TF District
supports appropriate light-industrial options, while encouraging greater
opportunity for research and office uses that will improve Dublin's competitive
edge within the region. Flexible architectural spaces are desired that will
accommodate the expansion and changing operations of small to medium size
companies.
(B) District uses. Uses in the TF District are as shown on the following table.
Descriptions and characteristics of use categories can be found in § 153.002(A) -
uses definitions. Additional development requirements for particular uses are
contained in division (C) of this section as referenced below within the "Use
Specific Standards" column.
(1) Permitted uses. Uses denoted as "P" in Table 153.044(B)(4) indicate
that the land use is allowed by right, subject to compliance with the
use-specific standards referenced in the final column of the use table
and all other applicable provisions of Chapter 153.
(2) Conditional uses. Uses denoted as "C" in Table 153.044(B)(4)
indicate that the land use is allowed only upon approval of a conditional
use permit as required by § 153.236, compliance with use-specific
standards referenced in the final column of the use table and all other
applicable provisions of Chapter 153.
(3) Size or time limited uses. Uses denoted with an "S" or "T" in Table
153.044(B)(4) indicate special limits regarding size or time duration of
the use and are subject to compliance with the use-specific standards
referenced in the final column of the use table and all other applicable
provisions of Chapter 153.
(4) Table of uses.
P=Permitted C=Conditional S=Size Limited T=Time Limited
PRIMARY USES USE CONDITIONS USE SPECIFIC STANDARDS
Commercial Uses
Animal Care- General Services P,T 153.044(C)(1)
Animal Care- Veterinary Offices P,T 153.044(C)(2)
Animal Care- Veterinary Urgent Care and Hospitals P,T 153.044(C)(2)
Data Center P
Entertainment and Recreation- Indoor C
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Medical and Diagnostic Laboratory P
Office- General P
Office- Call Centers C
Office- Flex P,S 153.044(C)(3)
Office- Medical P
Parking Structures C
Personal, Repair and Rental Services P 153.044(C)(4)
Retail P 153.044(C)(4)
Transportation- Park-and-Ride P 153.044(C)(5)
Truck and Van Rental Establishments C 153.044(C)(14)
Civic, Public & Institutional Uses
Day Care- Child P
Educational Facility P 153.044(C)(6)
Government Services- General P
Government Services- Safety P
Government Services- Service P
Parks and Open Space P
Industrial Uses
Construction and Contract Service Trades P
Manufacturing and Assembly P 153.044(C)(7)
Mini-Storage C
Motor Vehicle Repair- Major P 153.044(C)(8)
Research and Development P
Utilities- Renewable Energy Facilities C 153.044(C)(9)
Utilities- Electric Substation C 153.044(C)(10)
Utilities- Essential Services P
Utilities- Wireless Communications see Chapter 99 153.044(C)(11)
Wholesaling and Distribution C 153.044(C)(11)
Residential Uses
Dwelling- Single-Family P 153.044(C)(12)
P=Permitted C=Conditional S=Size Limited T=Time Limited
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ACCESSORY/TEMPORARY USES USE CONDITIONS USE SPECIFIC
STANDARDS
Accessory uses are permitted only in connection with a permitted or approved conditional
use on the same property and must be clearly subordinate and incidental to that use. No
accessory use may be operated when a permitted or approved conditional use does not
exist on the property.
Permitted primary uses are permitted as accessory uses. Bicycle Facilities P
Day Care- Child P,S 153.044(C)(13)
Community Activity T
Construction Trailer/Office T
Corporate Residences P
Entertainment and Recreation- Indoor C
Parking Structures P
Special Event T
Transportation- Transit Stop P
Utilities- Renewable Energy Equipment P
Utilities- Renewable Wind Equipment P
Vehicle Charging Station P
Wholesaling and Distribution P
(C) Use specific standards. The following requirements shall apply in addition to all
other applicable development regulations for specific types of uses in the
Technology Flex (TF) District:
(1) Animal care-general services. Services shall be provided indoors and may
include grooming, sitting (daytime only), training and accessory retail sales of pet
care products, or other similar uses. Overnight boarding is not permitted. Outdoor
pet service areas shall be located at least 50 feet from any property line and 500
feet from any residential district or residential subarea of a planned development
district. Use of outdoor pet service areas shall be limited to between the hours of
7:00 a.m. and 9:00 p.m.
(2) Animal care-veterinary offices and veterinary urgent care and hospitals. Boarding
of animals shall only be permitted for the ongoing care of animals in
treatment and must be provided within the principal structure. All outdoor
pet service areas shall be located at least 50 feet from any property line
041221 TECHNOLOGY FLEX DISTRICT
and 500 feet from any residential district or residential subarea of a planned
development district. Use of outdoor pet service areas shall be limited to between
the hours of 7:00 a.m. and 9:00 p.m.
(3) Office-flex. Flex office must include a minimum of 30% office use. Remaining
space may be used for any combination of research & laboratory space, clean
manufacturing and assembly, wholesaling and/or related showroom,
warehousing and or distribution purposes. Any showroom component shall not
exceed 10% of the gross floor area of the principal structure and shall not count
toward office calculations.
(4) Personal services and retail. Only those uses present as of the effective date
of this section shall be permitted. Once removed, no further uses shall be
permitted as a primary use.
(5) Transportation- park-and-rides. Park and ride facilities shall provide only one
shelter per bus route.
(6) Educational facility. These uses shall have no rooms for the regular housing
or sleeping of students.
(7) Manufacturing & assembly and wholesaling & distribution. Any auxiliary
showroom areas associated with the primary use shall not exceed 10% of the
gross floor area of the principal structure.
(8) Motor vehicle repair-major. Only those uses present as of the effective
date of this section shall be permitted. Once removed, no further uses
shall be permitted as a primary use.
(9) Utilities- renewable energy facilities. Renewable energy facilities shall be
located at least 750 feet from all residential districts or residential subarea of a
planned development district, unless otherwise approved by the Planning and
Zoning Commission. Property owners must sufficiently demonstrate that
adequate measures are provided to minimize off-site impacts relating to the
facility's operation.
(10) Utilities- electric substation. Electric substations shall be located at least 700
feet from all residential districts or residential subarea of a planned
development district.
(11) Utilities- wireless communications. For regulations governing wireless
communication uses, Chapter 99 of the Dublin Codified Ordinances shall
apply.
(12) Dwelling- single-family. Only residential uses existing as of the effective date
of this section are permitted. Once removed, no further single-family dwelling
shall be permitted.
041221 TECHNOLOGY FLEX DISTRICT
(13) Child day care. Day care components shall not exceed 20% of the gross
floor area of the principal structure.
(14) Truck and van rental establishments.
(a) The minimum lot size shall be 20,000 square feet. For uses that have more
than ten vehicles for rent, an additional 1,500 square feet of lot area shall be
required for each additional vehicle over ten, provided that not more than 40
vehicles may be displayed on any site. Permitted vehicles shall not exceed 26 feet
in length. To minimize views from adjacent streets, this use shall not be
permitted on a lot abutting an arterial street or freeway, or Wilcox Road, or on
any lot that abuts or is directly across the street from a residential district or use.
(b) Areas specifically set aside for parking of vehicles for rent shall be
specifically designated on the site plan submitted with the application. Trucks
and vans for rental shall not be parked in any other area, except as may be
needed for the staging of vehicles for customer use. Minor servicing may be
permitted on site provided it is done within an enclosed facility, not including
vehicle washing or cleaning which may be permitted within the designated
parking areas.
(c) The designated parking area for trucks or vans for rental shall meet the
requirements of division (E)(2) of this section, provided that the required
screening shall be a minimum of six feet in height and further provided that the
remainder of § 153.133(C)(1) be satisfied.
(D) Site development requirements. In addition to the provisions of
§§ 153.070 through 153.076, the following requirements for arrangement and
development of land and buildings shall be met:
(1) Intensity of use. Lot size shall be sufficient to provide the yard spaces required by
this section and the following provisions:
(a) Maximum lot coverage. Lot coverage for structures and impervioussurfaces
shall not exceed 70%.
(b) Building height. The height of principal and accessory structures shall be
limited based upon setback requirements of this District as identified in
§ 153.044(D)(2)(c). Structures greater than 56 feet in height shall require
conditional use approval in accordance with § 153.236.
(2) Setback requirements. Placement of structures and improvements shall provide
sufficient separation to the adjacent site or use according to the following
provisions. Setbacks shall be provided as necessary to accommodate any additional
site requirements such as landscaping, mounding and buffering:
041221 TECHNOLOGY FLEX DISTRICT
(a) Lot width. Lots shall provide a minimum of 60 feet in width at the
public right-of-way.
(b) Front yards. The required front yard setback for principal and
accessory structures shall be determined in accordance with § 153.072.
(c) Side and rear yards. The following setbacks for components of principal
and accessory structures shall be determined based upon the height of
each individual component.
Building Height Required Minimum Setback
15 feet 15 feet
>15–29 feet 20 feet
>29–43 feet 35 feet
>43–56 feet 50 feet
Required side and rear setbacks for principal and accessory structures shall in no
case be less than 25 feet from any residential zoning district or a residential
subarea of a planned development district as listed in § 153.016.
(d) Side pavement setbacks. Required side yard setbacks for pavement,
which includes open storage, service and loading areas, shall be at least five
feet, except for common access drives or shared service courts. Required
side pavement setbacks shall be at least 25 feet from any residential zoning
district or a residential subarea of a planned development district as listed in
§ 153.016.
(e) Rear pavement setbacks. Required rear yard setbacks for pavement, which
includes open storage, service and loading areas, shall be at least ten feet,
except for common access drives or shared service courts. Required rear
pavement setbacks shall be at least 25 feet from any residential zoning
district or a residential subarea of a planned development district as listed in
§ 153.016.
(E) Additional outdoor requirements.
(1) Outdoor operations. Uses shall operate entirely within an enclosed
structure, unless it is determined by the Director that operations are
harmonious to the surrounding area and are adequately screened.
(2) Outdoor storage. Exterior storage shall be screened in accordance with
§ 153.133(C)(1). Storage must be located to the side or rear of all buildings
and shall not be visible from adjacent properties or from the public right-of-
way.
041221 TECHNOLOGY FLEX DISTRICT
(3) Off-site impacts. Uses must be conducted in a manner harmonious with the
surrounding area and comply with minimum requirements as set forth by the
provisions of § 153.076 and § 132.03 of the Dublin Codified Ordinances.
(4) Service areas. Overhead doors shall be located to the side or rear of
structures to minimize visibility from public streets. Open service areas and
loading docks shall be screened by walls a minimum of six feet in height, but not
greater than 12 feet. Walls, fences or landscape screening shall have 100%
opacity to effectively conceal service and loading operations from adjoining
streets and from any residential zoning district or a residential subarea of a
planned development district as listed in § 153.016. Compliance with the
provisions of § 153.133(C) shall also be required.
(F) Architecture and design requirements.
(1) Architectural intent. In order to provide for flexible space required for uses
within the district, architectural standards are intentionally non-prescriptive.
However, all structures within the district are expected to be thoughtfully designed
with materials, detailing, scale, and proportion that is intentional and carefully
thought through and with specific attention toward aesthetics. Buildings may utilize
any combination of exterior materials from the list of permitted materials however,
in all cases, such materials shall be applied in a manner that provides well-detailed
and aesthetically pleasing facade surfaces. Characteristics of a well-detailed facade
include, but are not limited to, deliberate joint patterns, finished edge detailing, and
durable, rust and fade resistant finishes.
(2) Applicability of architectural requirements. Architectural requirements as
specified by this section shall apply to new construction. Design of additions to
structures existing as of the date of this section may coordinate with architecture
of the existing structure, but to the extent possible shall meet the requirements of
this section. The city may contract with a qualified architectural consultant to
determine compliance with the architecture and design requirements contained in
this section.
(3) Rooftop mechanicals. Mechanical equipment and other functional components
shall be screened from view from the ground by parapets not lower than the
height of the roof equipment, screens with materials and details compatible with
the building's facades, pitched roof areas, or special architectural features.
Parapets on flat roofs shall not be included in the calculation for building height.
(4) Materials. At least 80% of exterior walls shall be constructed of one or more
of the primary materials listed below. The following are acceptable primary and
secondary building materials, as noted.
(a) Primary materials.
1. Brick. Brick shall be uniform in color within any one specific color range but
using more than one color range to create patterns is acceptable. Bricks that
041221 TECHNOLOGY FLEX DISTRICT
have been flashed to change color in the individual unit, distressed bricks and
wood mold bricks are not acceptable.
2. Glass. Transparent, tinted, reflective, coated, opaque, translucent, and
textured glass, are permitted.
3. Stone. Stone such as limestone, granite and marble are acceptable.
Synthetic stone of a high quality that is indistinguishable from natural stone is
also acceptable.
4. Pre-cast concrete. Pre-cast concrete panels developed with shadow lines,
reveals, textural changes, color variations and/or exposed aggregate are
acceptable.
5. Architectural metal. Smooth face, and textured face insulated or un-
insulated metal panels are acceptable. Careful attention to how the panels are
joined, detailed at edges and corners and attached is required. Use of
corrugated or long span, high-profile fluted or ribbed metal panels is not
encouraged.
6. Synthetics. Synthetic siding materials such as cementitious siding and EIFS
are acceptable if carefully integrated into the building's design and detailed
with a high level of shadow lines and reveals. Pre-approval is recommended.
7. Concrete masonry units. Architectural masonry units with special
aggregates and finishes are acceptable. Split face masonry units may be
acceptable if combined with other masonry products to raise the level of visual
quality. Pre-approval is recommended.
8. Tilt-up panels. Concrete tilt-up panels are acceptable if they contain a high
degree of detail by the use if shadow lines, textural variations and/or applied
projections and limited to large footprint buildings. Pre-approval is
recommended.
9. Other primary building materials may be approved if demonstrated to be of
similar quality to the permitted primary materials.
(b) Secondary materials. In addition to the permitted materials above, the
following may be used as secondary building applications:
1. Gypsum fiber reinforced concrete (GFRC). Fiber reinforced concrete
products may be used for trim or architectural features.
2. Frost-proof ceramic tile. Porcelain or other frost-proof ceramic tiles may be
used as accents or to create special features.
3. Architectural metal. Metal extrusions, panels and structural components
may be used as accents or for special features such as canopies and
041221 TECHNOLOGY FLEX DISTRICT
sunshades. These materials must be finished to prevent fading, staining, rust
or corrosion and shall be carefully detailed with attention toward aesthetics.
Use of corrugated or long span, high-profile fluted or ribbed metal panels is not
encouraged.
4. Split faced block. Split faced block shall be used in limited quantities for
components like foundations or site walls.
5. EIFS. Exterior insulated finishing systems may be used.
6. Other secondary building materials may be approved if demonstrated to be
of similar quality to the permitted secondary materials.
(5) Color. Structures shall incorporate combinations of color that will provide
visual interest and be harmonious with the surrounding area.
(a) Base colors. Main building colors shall be neutral, off-white or earth tone.
Base colors shall constitute a predominance of the visible building exterior and be
muted with low reflectivity.
(b) Accent colors. Building trim and/or detailing may utilize brighter accent
colors to create visual interest and/or to identify main public entrances.
Application of accent colors may be used up to an amount not to exceed 10% of
the total area of all building elevations.
(6) Accessory structures. Accessory structures shall be constructed of identical
materials, style, quality and appearance as the principal building.
(G) Landscape requirements.
(1) Compliance. All sites shall be required to comply with applicable Code
requirements for landscaping in Chapter 153 with the following modifications:
(a) In cases where § 153.132(B) requires full landscape compliance for site
and/or building modifications exceeding 25%, the following landscape
components shall apply to those structures when the exterior materials, finish or
design of the building facades are being improved without expanding the overall
footprint of the structure:
1. Section 153.133(A)(5) Vehicular Use Perimeter Requirements;
2. Section 153.133(C) Screening of Service Structures;
3. Section 153.133(D) Additional Site Landscaping;
4. Section 153.134 Street Trees.
(b) To encourage maintenance and marketability of existing structures, in cases
as noted in paragraph (a), § 153.133(A)(3) and (4) and § 153.133(B) may be
041221 TECHNOLOGY FLEX DISTRICT
deferred until such time as the building is expanded or the site redeveloped
further.
(H) Alternative energy & design.
(1) Alternative energy integration. Use of on-site alternative energy sources for
greater self-sufficiency is highly encouraged. Other types of alternative energy not
addressed by this Code may be approved if demonstrated to be of similar character
or impact of those types permitted.
(a) Wall and roof-mounted or applied thermal and PV solar units are permitted
within the TF District and shall include side and rear screening as applicable for
supporting infrastructure;
(b) Ground-mounted solar units are permitted, in accordance with applicable
setback requirements and shall include side and rear screening for supporting
infrastructure;
(c) Due to proximity to residential areas, commercial wind turbines shall not be
permitted within the TF District; and
(d) Residential-scale wind turbines shall be permitted in accordance with
applicable setback requirements.
(2) Alternative design methods. Integration of architectural and site design
methods and materials that promote sustainability and lower energy use are
strongly encouraged.
(Ord. 18-11, passed 5-23-11; Am. Ord. 19-12, passed 4-23-12; Am. Ord. 101-13,
passed 1-27-14)
PLANNING 5200 Emerald Parkway Dublin, Ohio 43017 phone 614.410.4600 dublinohiousa.gov
RECORD OF ACTION
Planning & Zoning Commission
Thursday, March 18, 2021 | 6:30 pm
The Planning and Zoning Commission took the following action at this meeting:
3. Technology Flex
21-011ADMC Administrative Request - Code Amendment
Proposal: Amend Zoning Code Section 153.044 to modify permitted uses in the
Technology Flex District related to Motor Vehicle Repair – Major.
Request: Review and recommendation of approval to City Council on the proposed
Administrative Request – Code Amendment under the provisions of
Zoning Code Sections 153.232 and 153.234.
Applicant: Dana L. McDaniel, City Manager, City of Dublin
Planning Contact: Tammy J. Noble, Sr. Planner
Contact Information: 614.410.4649, tnoble@dublin.oh.us
Case Information: www.dublinohiousa.gov/pzc/21-011
MOTION: Mr. Supelak moved, Mr. Fishman seconded, to recommend approval to City Council to amend
Zoning Code Section 153.044 to modify permitted uses in the Technology Flex District related
to Motor Vehicle Repair – Major.
VOTE: 5 – 0.
RESULT: The Administrative Request - Code Amendment to modify permitted uses in the Technology
Flex District related to Motor Vehicle Repair – Major was recommended for approval and
forwarded to City Council.
RECORDED VOTES:
Jane Fox Yes
Warren Fishman Yes
Kristina Kennedy Absent
Mark Supelak Yes
Rebecca Call Yes
Leo Grimes Absent
Lance Schneier Yes
STAFF CERTIFICATION
_____________________________________
Tammy J. Noble, Senior Planner
Planning and Zoning Commission DRAFT
Meeting Minutes of March 18, 2021
Page 8 of 10
a. Another garage exists on the property that is commensurate in size to the size being converted,
or
b. Another garage is constructed on the property, which is commensurate in size to the garage
being converted.
Ms. Fox, yes; Mr. Supelak, yes; Mr. Schneier, yes; Mr. Fishman, yes; Ms. Call, yes.
[Motion approved 5-0]
3. Technology Flex, 21-011ADMC, Administrative Request - Code Amendment
A request for review and recommendation to City Council to amend Zoning Code Section 153.044 to modify
permitted uses in the Technology Flex District related to Motor Vehicle Repair – Major.
Staff Presentation
Ms. Noble stated that this is a proposal for a Code amendment t o modify the permitted uses in the Technology
Flex District related to Motor Vehicle Repair – Major. Tech Flex Districts are typically located outside of I-270,
positioned along major roadways, are quite visible, and have a negative impact on adjacent properties. This
has raised a question as to whether Major Automotive Repair businesses should continue to be permitted in
this district, or if they should be removed from this zoning classification. The Commission reviewed a proposed
amendment at their February 18, 2021 meeting and had no objections to the proposed language. Staff
recommends approval of the proposed amendment.
Public Comment
No public comments were received on the case.
Commission Discussion
Commission members had no objection to the proposed Code amendment.
Mr. Supelak moved, Mr. Fishman seconded a recommendation to Council for approval of an amendment to
Zoning Code Section 153.044 to modify uses in the Technology Flex District related to Motor Vehicle Repair –
Major.
Mr. Schneier, yes; Ms. Fox, yes; Ms. Call, yes; Mr. Supelak, yes; Mr. Fishman, yes.
[Motion approved 5-0]
4. 6077 & 6101 Avery Road Rezoning, 21-020Z - Rezoning
A request for review and recommendation to City Council for a rezoning of two, City-owned parcels: one from
Suburban Office and Institutional District, and one from Neighborhood Commercial District (WTWP) to the
Technology Flex District. The parcels are located west of Avery Road intersection with Irelan Place.
Case Presentation
Ms. Rauch stated that is a request to rezone two parcels, 6077 and 6101 Avery Road, respectively
approximately .90-acre and .43-acre in size, to align with the established surrounding Technology Flex District
zoning. The parcels are located west of the Avery Road intersection with Irelan Place. Both parcels currently
are vacant. The northernmost parcel, 6101 Avery Road, is zoned SO, Suburban Office and Institutional District.
The southernmost parcel, 6077 Avery Road, is zoned NC, Neighborhood Commercial District (Washington
Township). The Tech Flex District is intended to provide a wide range of uses for research, office and clean
manufacturing. Both parcels are owned by the City of Dublin. The Future Land Use Map of the Community
Plan designates the northernmost parcel as Parks and Open Space and the southernmost parcel as
Neighborhood Office and Institutional. The uses in this area are consistent with the Tech Flex District. At this
To: Members of the Planning and Zoning Commission
From: Jennifer M. Rauch, AICP, Planning Director
Date: March 18, 2021
Initiated By: Jennifer D. Readler, Law Director
Thad Boggs, Asst. Law Director
Tammy Noble, Senior Planner, Long Range Planning Manager
Re: Tech Flex District Code Amendment (21-011ADMC)
Update
Planning presented a draft code amendments to the Planning and Zoning Commission on February
18, 2021 meeting regarding the removal of major auto repair from the Tech Flex District. The
Planning and Zoning Commission had no comments related to the code modification and Planning
seeks a recommendation to City Council of the amendment.
Summary
The Technology Flex District provides for a broad range of research, office, laboratory and clean
manufacturing uses that helps foster a diverse economy for the City of Dublin. This District was
originally created to replace previous industrially zoning properties within the City. The District is
intended to accommodate light-industrial land use classifications while continuing to have flexible
space that adapts to the changing needs of small to medium size technology based companies.
This use classification can be located along major roadways based on the need for close proximity
to major thoroughfares and can be highly visible based on these needs.
The Technology Flex District currently permits major automotive repair businesses (“Motor Vehicle
Repair-Major”) as a permitted use with additional requirements that need to be met regarding
outside storage. Planning has been asked to consider omitting this use classification from the
Technology Flex District based on the intensity of the use and the need for expansive areas for
outdoor storage. Planning has worked with the Law Director’s office to provide the draft Code
language to address this request. The proposed amendments include an “existing use” provision
in the Technology Flex District that allows existing uses to be considered a permitted use based on
their approvals prior to a Code modification but does not allow this use in the future. This
language is similar to other zoning districts such as the Bridge Street District and the West
Innovation District and is intended to prevent the creation of non-conforming uses or inhibit
current operations for modifying or improving their facilities.
Recommendation
Planning seeks a recommendation of approval of 21-011ADMC from the Planning and Zoning
Commission to City Council to remove “Motor Vehicle Repair-Major” as a permitted use in the
Technology Flex District.
City of Dublin Division of Planning
5200 Emerald Parkway • Dublin, OH 43017-1090
Phone: 614.410.4600 Memo
Dublin, Ohio Code of Ordinance s
§ 1 5 3 .044 TECHNOLOGY FLEX (TF) DISTRICT.
(A) District purp o se and inte n t. The Technology Flex (TF) District provides for a broad ra nge of research, office, laboratory and
clean manufacturing uses that will foster a well-rounded and diverse economy for the city. The TF District supports appropria te light-
industrial options, while encouraging greater opportunity for rese arch and office uses that will improve Dublin's competitive edge within
the region. Flexible architectural spaces are desired that will accommodate the expansion and changing operations of small to medium
size companie s.
(B) District u ses. Uses in the TF District are as shown on the following table . Descriptions and characteristics of use ca tegorie s
can be found in § 153.002(A) - uses definitions. Additional development requirements for particular uses are c ontained in division (C)
of this section as referenced below within the "Use Specific Standards" column.
(1) Permitted u ses. Uses denoted as "P " in Table 153.044(B)(4) indicate that the land use is allowed by right, subject to
compliance with the use-specific standards referenced in the final column of the use table and all other applicable provisions of
Chapter 153.
(2) Conditio n a l u ses. Uses denoted as "C" in Table 153.044(B)(4) indicate that the land use is allowed only upon approval of a
conditional use permit as required by § 153.236, compliance with use-specific standards reference d in the final column of the use table
and all other applicable provisions of Chapter 153.
(3) S ize o r time limited uses. Uses denoted with an "S" or "T" in Table 153.044(B)(4) indicate special limits regarding size or
time duration of the use and are subject to compliance with the use -specific sta ndards refere nced in the final column of the use table
and all other applicable provisions of Chapter 153.
(4) Ta b le o f u ses.
P=Permi tted C=Condi tional S=Si ze Limited T=Time Limi ted
PRIMARY USES
USE
SPECIFIC
STANDARDS
Comme rcial Use s
Ani mal Care- Gener al Services P,T 153.044(C)
(1)
Ani mal Care- Veteri nary Offi ces P,T 153.044(C)
(2)
Ani mal Care- Veteri nary Urgent Care and
Hospital s P,T 153.044(C)
(2)
Data Center P
Entertainment and Recreation- Indoor C
Medical and Di agnostic Laborator y P
Office- General P
Office- Cal l Center s C
Office- Flex P,S 153.044(C)
(3)
Office- Medical P
Parking Structures C
Personal, Repair and Rental Services P 153.044(C)
(4)
Retail P 153.044(C)
(4)
Transportation- Park-and-Ri de P 153.044(C)
(5)
Civic, Public & Institutional Use s
Day Car e- Chi ld P
Educati onal Facil i ty P 153.044(C(6)
Government Services- General P
Government Services- Safety P
Government Services- Servi ce P
Parks and Open Space P
P=Permi tted C=Condi tional S=Si ze Limited T=Time Limi ted
PRIMARY USES
USE
SPECIFIC
STANDARDS
Industrial Use s
Construction and Contract Service Trades P
Manufacturing and Assembly P 153.044(C)
(7)
Mini-Storage C
Motor Vehi cl e Repair- Maj or P 153.044(C)
(8)
Research and Development P
Utili ties- Renew able Energy Faci liti es C 153.044(C)
(9)
Utili ties- Electri c Substation C 153.044(C)
(10)
Utili ties- Essential Services P
Utili ties- Wi rel ess Communi cati ons see Chapter
99
153.044(C)
(11)
Whol esal ing and Distr ibution C 153.044(C)
(11)
Re side nt ial Use s
Dw el ling- Single-Family P 153.044(C)
(12)
P=Permi tted C=Condi tional S=Si ze Limited T=Time Limi ted
ACCESSORY /TEMPORARY USES
USE
SPECIFIC
STANDARDS
Accessory uses are permitted only in connection w i th a permi tted or approved
conditi onal use on the same property and must be clearly subor di nate and
incidental to that use. No accessory use may be operated w hen a permi tted or
approved conditi onal use does not exist on the property. Permitted primary uses
are permitted as accessory uses.
Bi cycl e Facil iti es P
Day Car e- Chi ld P,S 153.044(C)
(13)
Communi ty Activity T
Construction Trai ler /Office T
Corporate Residences P
Entertainment and Recreation- Indoor C
Parking Structures P
P=Permi tted C=Condi tional S=Si ze Limited T=Time Limi ted
ACCESSORY /TEMPORARY USES
USE
SPECIFIC
STANDARDS
Accessory uses are permitted only in connection w i th a permi tted or approved
conditi onal use on the same property and must be clearly subor di nate and
incidental to that use. No accessory use may be operated w hen a permi tted or
approved conditi onal use does not exist on the property. Permitted primary uses
are permitted as accessory uses.
Speci al Event T
Transportation- Transi t Stop P
Utili ties- Renew able Energy Equipment P
Utili ties- Renew able Wi nd Equipment P
Vehi cl e Charging Stati on P
Whol esal ing and Distr ibution P
(C) Use sp ecif ic standard s. The following requirements shall apply in addition to all other applicable development regulations for
specific type s of uses in the Technology Fle x (TF) District:
(1) An ima l ca re-g en era l services. Services shall be provided indoors and may include grooming, sitting (daytime only), training
and accessory retail sales of pet care products, or other similar use s. Overnight boarding is not permitted. Outdoor pet service areas
shall be located at least 50 fee t from any property line and 500 feet from any residential district or residential subarea of a planned
development district. Use of outdoor pet se rvice a reas shall be limited to between the hours of 7:00 a.m. and 9:00 p.m.
(2) An ima l ca re-veterinary o f f ices and veterinary u rgent care and h o sp ita ls. Boarding of animals shall only be permitted for
the ongoing care of animals in treatment and must be provided within the principal structure. All outdoor pet servic e areas shall be
located at least 50 feet from any property line and 500 feet from any residential district or residential subarea of a planned
development district. Use of outdoor pet service areas shall be limited to betwe en the hours of 7:00 a.m. and 9:00 p.m.
(3) Of f ice-f lex. Flex office must include a minimum of 30% office use. Remaining space may be used for any combination of
research & laboratory spac e, clean manufacturing and assembly, wholesaling and/or related showroom, warehousing and or
distribution purposes. Any showroom component shall not exceed 10% of the gross floor are a of the principa l structure and shall not
count toward office calculations.
(4) Personal services and reta il. Only those uses present a s of the e ffec tive date of this section shall be permitted. Once
removed, no further uses shall be permitted a s a primary use.
(5) Tra n sporta tio n - p a rk -and-rides. P ark and ride facilities shall provide only one shelter per bus route.
(6) Ed u ca tio n a l f a cility. These uses shall have no rooms for the regular housing or sleeping of students.
(7) M a n u f actu rin g & assembly a n d wh o lesa lin g & d istrib u tio n . Any auxiliary showroom areas associated with the primary
use shall not exceed 10% of the gross floor a rea of the principal structure.
(8) M o to r vehicle rep a ir-maj o r. A vehicle may not be store d for more than 30 days. All inoperable vehicles must be pa rked in
a defined service area providing screening in a ccordance with § 153.133.
(9) Utilities- ren ewa b le en e rgy f acilities. Renewable energy facilities shall be located at least 750 feet from all residential
districts or residential subarea of a planned development distric t, unless otherwise a pproved by the P lanning and Zoning Commission.
P roperty owners must sufficie ntly demonstrate tha t adequate measures are provided to minimize off-site impacts relating to the
facility's operation.
(10) Utilities- electric su b station. Electric substations shall be located at lea st 700 feet from all reside ntial districts or residential
subarea of a planned development district.
(11) Utilities- wireless co mmunica tio n s. For regulations governing wireless communication uses, Cha pter 99 of the Dublin
Codified Ordinances shall a pply.
(12) Dwellin g - single-f a mily. Only reside ntial uses existing as of the effective date of this section are permitted. Once removed,
no further single-family dwelling shall be permitte d.
(13) Ch ild d a y ca re. Day c are components shall not exceed 20% of the gross floor area of the principal structure.
(D) S ite developmen t requiremen ts. In addition to the provisions of §§ 153.070 through 153.076, the following requirements for
arrangement and development of land and buildings shall be met:
(1) In ten sity of use. Lot size shall be sufficient to provide the yard spa ces required by this section and the following provisions:
(a) M a ximu m lo t co verage. Lot coverage for struc tures a nd impervious surfaces shall not exceed 70%.
(b) Bu ild in g h eig h t. The height of principal and accessory structures sha ll be limited based upon setback requirements of this
District as identified in § 153.044(D)(2)(c). Structures greater than 56 feet in height shall require conditional use approval in
accordance with § 153.236.
(2) S etback requiremen ts. P lacement of structures a nd improvements shall provide suffic ient separation to the adjacent site or
use according to the following provisions. Setbacks shall be provided as necessary to accommodate any additional site requirements
such as landscaping, mounding and buffering:
(a) Lot width . Lots sha ll provide a minimum of 60 feet in width at the public right-of-way.
(b) Front yard s. The required front yard setback for princ ipal and ac cessory structures shall be determined in accordance
with § 153.072.
(c) Sid e and rear ya rds. The following setbacks for components of principal and accessory structures shall be determined
based upon the he ight of ea ch individual component.
Buil di ng Height Required Mi ni m um
Set back
15 feet 15 feet
>15-29 feet 20 feet
>29-43 feet 35 feet
>43-56 feet 50 feet
Required side and rear setbacks for principal and accessory struc tures shall in no case be less than 25 feet from any residential zoning
district or a re sidential subarea of a planned development district as listed in § 153.016.
(d) Sid e pavement setback s. Required side yard setbacks for pavement, which includes open storage , service and loa ding
areas, shall be at least five feet, except for common access drives or shared se rvice courts. Required side pavement setbacks shall be
at least 25 feet from any residential zoning district or a residential subarea of a planned development district as listed in § 153.016.
(e) Rear p a vemen t setb a ck s. Required rear yard setbacks for pavement, which includes open storage, se rvice and loading
areas, shall be at least ten feet, except for c ommon access drives or shared service courts. Require d rear pavement setbacks shall be
at least 25 feet from any residential zoning district or a residential subarea of a planned development district as listed in § 153.016.
(E) Ad d itional outd o o r req u irements.
(1) Outd o o r opera tio n s. Uses shall operate entirely within an enclosed structure, unless it is determined by the Director tha t
operations are harmonious to the surrounding area and are adequately screened.
(2) Outd o o r storage. Exterior storage shall be screened in accordance with § 153.133(C)(1). Storage must be located to the
side or rear of all buildings and shall not be visible from adjacent properties or from the public right-of-way.
(3) Of f -site impacts. Uses must be conducted in a manne r harmonious with the surrounding area and comply with minimum
requirements as set forth by the provisions of § 153.076 and § 132.03 of the Dublin Codified Ordinances.
(4) S ervice area s. Overhea d doors shall be located to the side or rear of structures to minimize visibility from public stree ts.
Open service areas and loading docks shall be screened by wa lls a minimum of six feet in height, but not greater than 12 feet. Walls,
fences or landscape screening sha ll have 100% opacity to effectively conceal se rvice and loading operations from a djoining streets and
from any residential zoning district or a residential subarea of a planned development district as liste d in § 153.016. Compliance with
the provisions of § 153.133(C) shall also be required.
(F) Architectu re a n d design req u iremen ts.
(1) Arch ite ctu ra l inten t. In order to provide for flexible space required for uses within the district, architectural standards are
intentionally non-prescriptive. However, all structures within the district are expec ted to be thoughtfully designed with materials,
detailing, scale, and proportion that is intentional and carefully thought through and with specific attention toward aesthetics. Buildings
may utilize any c ombination of exterior materials from the list of pe rmitted ma terials however, in all cases, such materials shall be
applied in a manner that provides well-detaile d and aesthetica lly pleasing fac ade surfaces. Chara cteristics of a well-detailed facade
include, but are not limited to, deliberate joint patterns, finished edge detailing, and durable, rust and fade resistant finishes.
(2) Ap p lica b ility of a rchitectural req u irements. Archite ctural requirements as specified by this section shall apply to new
construction. Design of additions to structures existing as of the date of this section may coordinate with archite cture of the e xisting
structure, but to the extent possible shall me et the requirements of this section. The city may contract with a qualified architectural
consultant to determine complia nce with the arc hitecture and design requirements contained in this section.
(3) Ro o f top mech a n icals. Mechanical equipment and other functional components shall be screened from vie w from the ground
by parapets not lower than the height of the roof equipment, sc reens with materials and details compatible with the building's facades,
pitched roof areas, or special architectural features. P arapets on flat roofs shall not be included in the calcula tion for building height.
(4) M a terials. At lea st 80% of exterior walls shall be constructed of one or more of the primary materials listed below. The
following are acceptable primary and secondary building ma terials, as noted.
(a) P rimary materials.
1. Brick. Brick shall be uniform in color within any one specific color ra nge but using more than one color range to c reate
patterns is acceptable. Bricks that have bee n flashed to change color in the individual unit, distressed bricks and wood mold bricks are
not acceptable.
2. Glass. Transparent, tinted, reflective, coated, opaque, translucent, and textured glass, are permitte d.
3. Stone. Stone such as limestone , granite and marble a re acceptable . Synthetic stone of a high quality that is
indistinguishable from natural stone is also a cceptable.
4. P re-cast concrete. P re-cast concrete panels developed with shadow lines, reveals, textural changes, color variations
and/or expose d aggregate are a cceptable.
5. Architectural metal. Smooth fa ce, and textured face insulated or un-insulated metal panels are a cceptable. Careful
attention to how the panels are joined, detailed at e dges and c orners and attac hed is required. Use of corrugated or long span, high-
profile fluted or ribbed metal panels is not encouraged.
6. Synthetics. Synthetic siding ma terials such as ceme ntitious siding and EIFS are acceptable if care fully integrated into the
building's design and detaile d with a high leve l of shadow lines and reveals. P re -approval is recommended.
7. Concrete masonry units. Architectura l masonry units with specia l aggregates and finishes are acceptable. Split face
masonry units may be acceptable if combined with other masonry products to raise the level of visual quality. P re-approval is
recommended.
8. Tilt-up panels. Conc rete tilt-up panels are accepta ble if they contain a high degree of detail by the use if shadow lines,
te xtural variations and/or applied projections and limited to large footprint buildings. P re-approval is recommended.
9. Other primary building materials may be approved if demonstrated to be of similar quality to the permitted primary
materials.
(b) Secondary materials. In addition to the permitted ma terials above, the following may be used as secondary building
applications:
1. Gypsum fiber reinforced concrete (GFRC). Fiber re inforced concrete products may be used for trim or architectural
features.
2. Frost-proof ceramic tile. P orce lain or other frost-proof ceramic tiles may be used as accents or to crea te special fe atures.
3. Architectural metal. Metal extrusions, panels and structural compone nts may be used as accents or for special features
such as canopies and sunshades. These materia ls must be finished to prevent fading, staining, rust or corrosion and shall be carefully
detailed with attention towa rd aesthetics. Use of corrugated or long span, high-profile fluted or ribbed metal panels is not encouraged.
4. Split faced bloc k. Split faced block shall be used in limited quantities for components like foundations or site walls.
5. EIFS. Exterior insulated finishing systems may be used.
6. Other secondary building materials ma y be approved if demonstrated to be of similar quality to the permitted seconda ry
materials.
(5) Colo r. Structures sha ll incorporate c ombinations of color that will provide visual inte rest and be harmonious with the
surrounding area .
(a) Ba se c olors. Main building colors shall be neutral, off-white or earth tone. Base colors shall constitute a predominance of
the visible building exterior and be muted with low reflectivity.
(b) Acc ent colors. Building trim and/or detailing may utilize brighter accent colors to c reate visual interest and/or to identify
main public entrances. Application of accent colors may be used up to an amount not to exceed 10% of the total area of all building
elevations.
(6) Accessory structu res. Accessory structures shall be constructed of identical materials, style, quality and appearance as the
principal building.
(G) La n d scape requiremen ts.
(1) Compliance. All sites shall be required to comply with applicable Code requirements for landscaping in Chapter 153 with the
following modifications:
(a) In cases where § 153.132(B) requires full landsc ape c ompliance for site and/or building modifications e xceeding 25%, the
following landscape components shall apply to those structures when the exterior materials, finish or design of the building facade s are
being improve d without expanding the overall footprint of the structure:
1. Section 153.133(A)(5) Vehicular Use P erimeter Requirements;
2. Section 153.133(C) Screening of Service Structures;
3. Section 153.133(D) Additional Site Landscaping;
4. Section 153.134 Street Trees.
(b) To enc ourage maintenance and marketability of existing structures, in cases as noted in paragraph (a), § 153.133(A)(3) and
(4) and § 153.133(B) may be defe rred until such time as the building is expanded or the site rede veloped further.
(H) Altern a tiv e en ergy & d esign.
(1) Altern a tive en erg y integ ra tio n . Use of on-site alternative energy sources for greater self-sufficiency is highly enc ourage d.
Other types of alternative e nergy not addresse d by this Code may be approve d if demonstrate d to be of similar character or impa ct of
those types permitted.
(a) Wall and roof-mounte d or applied thermal and P V solar units are pe rmitted within the TF District and shall include side and
rear screening as applicable for supporting infrastructure;
(b) Ground-mounted solar units are permitted, in accordance with applicable setback requirements and shall include side a nd
rear screening for supporting infrastructure;
(c) Due to proximity to residential are as, commercial wind turbines shall not be permitted within the TF District; and
(d) Re sidential-scale wind turbines shall be permitted in accordance with applicable setba ck requirements.
(2) Altern a tive d esign methods. Integration of architec tural and site design methods and materials that promote sustaina bility
and lower energy use are strongly encourage d.
(Ord. 18-11, pa ssed 5-23-11; Am. Ord. 19-12, pa ssed 4-23-12)
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§ 153.044 TECHNOLOGY FLEX (TF) DISTRICT.
(A) District purpose and intent. The Technology Flex (TF) District provides for a
broad range of research, office, laboratory and clean manufacturing uses that will
foster a well-rounded and diverse economy for the city. The TF District supports
appropriate light-industrial options, while encouraging greater opportunity for
research and office uses that will improve Dublin's competitive edge within the
region. Flexible architectural spaces are desired that will accommodate the expansion
and changing operations of small to medium size companies.
(B) District uses. Uses in the TF District are as shown on the following table.
Descriptions and characteristics of use categories can be found in § 153.002(A) - uses
definitions. Additional development requirements for particular uses are contained in
division (C) of this section as referenced below within the "Use Specific Standards"
column.
(1) Permitted uses. Uses denoted as "P" in Table 153.044(B)(4) indicate that the
land use is allowed by right, subject to compliance with the use-specific standards
referenced in the final column of the use table and all other applicable provisions
of Chapter 153.
(2) Conditional uses. Uses denoted as "C" in Table 153.044(B)(4) indicate that
the land use is allowed only upon approval of a conditional use permit as required
by § 153.236, compliance with use-specific standards referenced in the final column
of the use table and all other applicable provisions of Chapter 153.
(3) Size or time limited uses. Uses denoted with an "S" or "T" in Table
153.044(B)(4) indicate special limits regarding size or time duration of the use and
are subject to compliance with the use-specific standards referenced in the final
column of the use table and all other applicable provisions of Chapter 153.
(4) Table of uses.
P=Permitted C=Conditional S=Size Limited T=Time Limited
PRIMARY USES USE CONDITIONS USE SPECIFIC STANDARDS
Commercial Uses
Animal Care- General Services P,T 153.044(C)(1)
Animal Care- Veterinary Offices P,T 153.044(C)(2)
Animal Care- Veterinary Urgent Care and Hospitals P,T 153.044(C)(2)
Data Center P
Entertainment and Recreation- Indoor C
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Medical and Diagnostic Laboratory P
Office- General P
Office- Call Centers C
Office- Flex P,S 153.044(C)(3)
Office- Medical P
Parking Structures C
Personal, Repair and Rental Services P 153.044(C)(4)
Retail P 153.044(C)(4)
Transportation- Park-and-Ride P 153.044(C)(5)
Truck and Van Rental Establishments C 153.044(C)(14)
Civic, Public & Institutional Uses
Day Care- Child P
Educational Facility P 153.044(C(6)
Government Services- General P
Government Services- Safety P
Government Services- Service P
Parks and Open Space P
Industrial Uses
Construction and Contract Service Trades P
Manufacturing and Assembly P 153.044(C)(7)
Mini-Storage C
Motor Vehicle Repair- Major P 153.044(C)(8)
Research and Development P
Utilities- Renewable Energy Facilities C 153.044(C)(9)
Utilities- Electric Substation C 153.044(C)(10)
Utilities- Essential Services P
Utilities- Wireless Communications see Chapter 99 153.044(C)(11)
Wholesaling and Distribution C 153.044(C)(11)
Residential Uses
Dwelling- Single-Family P 153.044(C)(12)
P=Permitted C=Conditional S=Size Limited T=Time Limited
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ACCESSORY/TEMPORARY USES USE CONDITIONS USE SPECIFIC
STANDARDS
Accessory uses are permitted only in connection with a permitted or approved conditional use on
the same property and must be clearly subordinate and incidental to that use. No accessory use
may be operated when a permitted or approved conditional use does not exist on the property.
Permitted primary uses are permitted as accessory uses.
Bicycle Facilities P
Day Care- Child P,S 153.044(C)(13)
Community Activity T
Construction Trailer/Office T
Corporate Residences P
Entertainment and Recreation- Indoor C
Parking Structures P
Special Event T
Transportation- Transit Stop P
Utilities- Renewable Energy Equipment P
Utilities- Renewable Wind Equipment P
Vehicle Charging Station P
Wholesaling and Distribution P
(C) Use specific standards. The following requirements shall apply in addition to
all other applicable development regulations for specific types of uses in the
Technology Flex (TF) District:
(1) Animal care-general services. Services shall be provided indoors and may
include grooming, sitting (daytime only), training and accessory retail sales of
pet care products, or other similar uses. Overnight boarding is not permitted.
Outdoor pet service areas shall be located at least 50 feet from any property
line and 500 feet from any residential district or residential subarea of a
planned development district. Use of outdoor pet service areas shall be limited
to between the hours of 7:00 a.m. and 9:00 p.m.
(2) Animal care-veterinary offices and veterinary urgent care and
hospitals. Boarding of animals shall only be permitted for the ongoing care of
animals in treatment and must be provided within the principal structure. All
outdoor pet service areas shall be located at least 50 feet from any property
line
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and 500 feet from any residential district or residential subarea of a planned
development district. Use of outdoor pet service areas shall be limited to between
the hours of 7:00 a.m. and 9:00 p.m.
(3) Office-flex. Flex office must include a minimum of 30% office use. Remaining
space may be used for any combination of research & laboratory space, clean
manufacturing and assembly, wholesaling and/or related showroom,
warehousing and or distribution purposes. Any showroom component shall not
exceed 10% of the gross floor area of the principal structure and shall not
count toward office calculations.
(4) Personal services and retail. Only those uses present as of the effective date
of this section shall be permitted. Once removed, no further uses shall be
permitted as a primary use.
(5) Transportation- park-and-rides. Park and ride facilities shall provide only one
shelter per bus route.
(6) Educational facility. These uses shall have no rooms for the regular housing
or sleeping of students.
(7) Manufacturing & assembly and wholesaling & distribution. Any auxiliary
showroom areas associated with the primary use shall not exceed 10% of the
gross floor area of the principal structure.
(8) Motor vehicle repair-major. A vehicle may not be stored for more than 30
days. All inoperable vehicles must be parked in a defined service area
providing screening in accordance with § 153.133. Only those uses present as
of the effective date of this section shall be permitted. Once removed, no
further uses shall be permitted as a primary use.
(9) Utilities- renewable energy facilities. Renewable energy facilities shall be
located at least 750 feet from all residential districts or residential subarea of a
planned development district, unless otherwise approved by the Planning and
Zoning Commission. Property owners must sufficiently demonstrate that
adequate measures are provided to minimize off-site impacts relating to the
facility's operation.
(10) Utilities- electric substation. Electric substations shall be located at least 700
feet from all residential districts or residential subarea of a planned
development district.
(11) Utilities- wireless communications. For regulations governing wireless
communication uses, Chapter 99 of the Dublin Codified Ordinances shall
apply.
(12) Dwelling- single-family. Only residential uses existing as of the effective date
of this section are permitted. Once removed, no further single-family dwelling
shall be permitted.
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(13) Child day care. Day care components shall not exceed 20% of the gross
floor area of the principal structure.
(14) Truck and van rental establishments.
(a) The minimum lot size shall be 20,000 square feet. For uses that have more
than ten vehicles for rent, an additional 1,500 square feet of lot area shall be
required for each additional vehicle over ten, provided that not more than 40
vehicles may be displayed on any site. Permitted vehicles shall not exceed 26 feet
in length. To minimize views from adjacent streets, this use shall not be
permitted on a lot abutting an arterial street or freeway, or Wilcox Road, or on
any lot that abuts or is directly across the street from a residential district or use.
(b) Areas specifically set aside for parking of vehicles for rent shall be
specifically designated on the site plan submitted with the application. Trucks
and vans for rental shall not be parked in any other area, except as may be
needed for the staging of vehicles for customer use. Minor servicing may be
permitted on site provided it is done within an enclosed facility, not including
vehicle washing or cleaning which may be permitted within the designated
parking areas.
(c) The designated parking area for trucks or vans for rental shall meet the
requirements of division (E)(2) of this section, provided that the required
screening shall be a minimum of six feet in height and further provided that the
remainder of § 153.133(C)(1) be satisfied.
(D) Site development requirements. In addition to the provisions of
§§ 153.070 through 153.076, the following requirements for arrangement and
development of land and buildings shall be met:
(1) Intensity of use. Lot size shall be sufficient to provide the yard spaces required
by this section and the following provisions:
(a) Maximum lot coverage. Lot coverage for structures and impervious surfaces
shall not exceed 70%.
(b) Building height. The height of principal and accessory structures shall be
limited based upon setback requirements of this District as identified in
§ 153.044(D)(2)(c). Structures greater than 56 feet in height shall require
conditional use approval in accordance with § 153.236.
(2) Setback requirements. Placement of structures and improvements shall
provide sufficient separation to the adjacent site or use according to the following
provisions. Setbacks shall be provided as necessary to accommodate any additional
site requirements such as landscaping, mounding and buffering:
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(a) Lot width. Lots shall provide a minimum of 60 feet in width at the public
right-of-way.
(b) Front yards. The required front yard setback for principal and accessory
structures shall be determined in accordance with § 153.072.
(c) Side and rear yards. The following setbacks for components of principal and
accessory structures shall be determined based upon the height of each
individual component.
Building Height Required Minimum Setback
15 feet 15 feet
>15–29 feet 20 feet
>29–43 feet 35 feet
>43–56 feet 50 feet
Required side and rear setbacks for principal and accessory structures shall in no case
be less than 25 feet from any residential zoning district or a residential subarea of a
planned development district as listed in § 153.016.
(d) Side pavement setbacks. Required side yard setbacks for pavement, which
includes open storage, service and loading areas, shall be at least five feet,
except for common access drives or shared service courts. Required side
pavement setbacks shall be at least 25 feet from any residential zoning district or
a residential subarea of a planned development district as listed in § 153.016.
(e) Rear pavement setbacks. Required rear yard setbacks for pavement, which
includes open storage, service and loading areas, shall be at least ten feet,
except for common access drives or shared service courts. Required rear
pavement setbacks shall be at least 25 feet from any residential zoning district or
a residential subarea of a planned development district as listed in § 153.016.
(E) Additional outdoor requirements.
(1) Outdoor operations. Uses shall operate entirely within an enclosed structure,
unless it is determined by the Director that operations are harmonious to the
surrounding area and are adequately screened.
(2) Outdoor storage. Exterior storage shall be screened in accordance with
§ 153.133(C)(1). Storage must be located to the side or rear of all buildings and
shall not be visible from adjacent properties or from the public right-of-way.
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(3) Off-site impacts. Uses must be conducted in a manner harmonious with the
surrounding area and comply with minimum requirements as set forth by the
provisions of § 153.076 and § 132.03 of the Dublin Codified Ordinances.
(4) Service areas. Overhead doors shall be located to the side or rear of
structures to minimize visibility from public streets. Open service areas and loading
docks shall be screened by walls a minimum of six feet in height, but not greater
than 12 feet. Walls, fences or landscape screening shall have 100% opacity to
effectively conceal service and loading operations from adjoining streets and from
any residential zoning district or a residential subarea of a planned development
district as listed in § 153.016. Compliance with the provisions of § 153.133(C) shall
also be required.
(F) Architecture and design requirements.
(1) Architectural intent. In order to provide for flexible space required for uses
within the district, architectural standards are intentionally non-prescriptive.
However, all structures within the district are expected to be thoughtfully designed
with materials, detailing, scale, and proportion that is intentional and carefully
thought through and with specific attention toward aesthetics. Buildings may utilize
any combination of exterior materials from the list of permitted materials however,
in all cases, such materials shall be applied in a manner that provides well-detailed
and aesthetically pleasing facade surfaces. Characteristics of a well-detailed facade
include, but are not limited to, deliberate joint patterns, finished edge detailing, and
durable, rust and fade resistant finishes.
(2) Applicability of architectural requirements. Architectural requirements as
specified by this section shall apply to new construction. Design of additions to
structures existing as of the date of this section may coordinate with architecture of
the existing structure, but to the extent possible shall meet the requirements of this
section. The city may contract with a qualified architectural consultant to determine
compliance with the architecture and design requirements contained in this section.
(3) Rooftop mechanicals. Mechanical equipment and other functional components
shall be screened from view from the ground by parapets not lower than the height
of the roof equipment, screens with materials and details compatible with the
building's facades, pitched roof areas, or special architectural features. Parapets on
flat roofs shall not be included in the calculation for building height.
(4) Materials. At least 80% of exterior walls shall be constructed of one or more
of the primary materials listed below. The following are acceptable primary and
secondary building materials, as noted.
(a) Primary materials.
1. Brick. Brick shall be uniform in color within any one specific color range but
using more than one color range to create patterns is acceptable. Bricks that
DRAFT CODE LANGUAGE-TECH FLEX DISTRICT
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have been flashed to change color in the individual unit, distressed bricks and
wood mold bricks are not acceptable.
2. Glass. Transparent, tinted, reflective, coated, opaque, translucent, and
textured glass, are permitted.
3. Stone. Stone such as limestone, granite and marble are acceptable.
Synthetic stone of a high quality that is indistinguishable from natural stone is
also acceptable.
4. Pre-cast concrete. Pre-cast concrete panels developed with shadow lines,
reveals, textural changes, color variations and/or exposed aggregate are
acceptable.
5. Architectural metal. Smooth face, and textured face insulated or un-
insulated metal panels are acceptable. Careful attention to how the panels are
joined, detailed at edges and corners and attached is required. Use of
corrugated or long span, high-profile fluted or ribbed metal panels is not
encouraged.
6. Synthetics. Synthetic siding materials such as cementitious siding and EIFS
are acceptable if carefully integrated into the building's design and detailed
with a high level of shadow lines and reveals. Pre-approval is recommended.
7. Concrete masonry units. Architectural masonry units with special
aggregates and finishes are acceptable. Split face masonry units may be
acceptable if combined with other masonry products to raise the level of visual
quality. Pre-approval is recommended.
8. Tilt-up panels. Concrete tilt-up panels are acceptable if they contain a high
degree of detail by the use if shadow lines, textural variations and/or applied
projections and limited to large footprint buildings. Pre-approval is
recommended.
9. Other primary building materials may be approved if demonstrated to be of
similar quality to the permitted primary materials.
(b) Secondary materials. In addition to the permitted materials above, the
following may be used as secondary building applications:
1. Gypsum fiber reinforced concrete (GFRC). Fiber reinforced concrete
products may be used for trim or architectural features.
2. Frost-proof ceramic tile. Porcelain or other frost-proof ceramic tiles may be
used as accents or to create special features.
3. Architectural metal. Metal extrusions, panels and structural components
may be used as accents or for special features such as canopies and
DRAFT CODE LANGUAGE-TECH FLEX DISTRICT
Existing Language-Black Font
Proposed Language/Modifications-Blue Font
sunshades. These materials must be finished to prevent fading, staining, rust
or corrosion and shall be carefully detailed with attention toward aesthetics.
Use of corrugated or long span, high-profile fluted or ribbed metal panels is not
encouraged.
4. Split faced block. Split faced block shall be used in limited quantities for
components like foundations or site walls.
5. EIFS. Exterior insulated finishing systems may be used.
6. Other secondary building materials may be approved if demonstrated to be
of similar quality to the permitted secondary materials.
(5) Color. Structures shall incorporate combinations of color that will provide
visual interest and be harmonious with the surrounding area.
(a) Base colors. Main building colors shall be neutral, off-white or earth tone.
Base colors shall constitute a predominance of the visible building exterior and be
muted with low reflectivity.
(b) Accent colors. Building trim and/or detailing may utilize brighter accent
colors to create visual interest and/or to identify main public entrances.
Application of accent colors may be used up to an amount not to exceed 10% of
the total area of all building elevations.
(6) Accessory structures. Accessory structures shall be constructed of identical
materials, style, quality and appearance as the principal building.
(G) Landscape requirements.
(1) Compliance. All sites shall be required to comply with applicable Code
requirements for landscaping in Chapter 153 with the following modifications:
(a) In cases where § 153.132(B) requires full landscape compliance for site
and/or building modifications exceeding 25%, the following landscape
components shall apply to those structures when the exterior materials, finish or
design of the building facades are being improved without expanding the overall
footprint of the structure:
1. Section 153.133(A)(5) Vehicular Use Perimeter Requirements;
2. Section 153.133(C) Screening of Service Structures;
3. Section 153.133(D) Additional Site Landscaping;
4. Section 153.134 Street Trees.
(b) To encourage maintenance and marketability of existing structures, in cases
as noted in paragraph (a), § 153.133(A)(3) and (4) and § 153.133(B) may be
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deferred until such time as the building is expanded or the site redeveloped
further.
(H) Alternative energy & design.
(1) Alternative energy integration. Use of on-site alternative energy sources for
greater self-sufficiency is highly encouraged. Other types of alternative energy
not addressed by this Code may be approved if demonstrated to be of similar
character or impact of those types permitted.
(a) Wall and roof-mounted or applied thermal and PV solar units are permitted
within the TF District and shall include side and rear screening as applicable for
supporting infrastructure;
(b) Ground-mounted solar units are permitted, in accordance with applicable
setback requirements and shall include side and rear screening for supporting
infrastructure;
(c) Due to proximity to residential areas, commercial wind turbines shall not be
permitted within the TF District; and
(d) Residential-scale wind turbines shall be permitted in accordance with
applicable setback requirements.
(2) Alternative design methods. Integration of architectural and site design
methods and materials that promote sustainability and lower energy use are
strongly encouraged.
(Ord. 18-11, passed 5-23-11; Am. Ord. 19-12, passed 4-23-12; Am. Ord. 101-13,
passed 1-27-14)
Planning and Zoning Commission DRAFT
Meeting Minutes of February 18, 2021
Page 11 of 18
Case Presentation
Ms. Martin stated that this was a request for an amendment to Chapter 153.066, which was the development
process section of the Bridge Street District Code. The Bridge Street District is a form-based area of the City
located within the I-270 corridor, and contains a number of zoning districts. In 2019, the review process
procedures were amended, largely in name only. The names of the case types were changed to align with
the Planned Unit Development (PUD) case types, which are Concept Plan, Preliminary Development Plan, and
Final Development Plan (FDP). In the PUD review process, should there be changes subsequent to the
approval of a FDP, there is the opportunity for the applicant to seek consideration of an Amended FDP. This
step was not included with the 2019 Code Amendment, which was an oversight of staff. Currently, the Bridge
Street District review process requires that an amendment or modification to an existing developed site would
be either a Minor Project Review, if very minor, or in most cases require the three-step review process. The
latter could be quite onerous if an applicant were making only site or building modifications that exceed the
threshold for the Minor Project Review. The proposed amendment will include the addition of the AFDP process
as well as modifications to cross-references that have been influenced by the changes. The amendment will
also provide a new cross-reference for parking plans, which was also been an error in the 2019 amendment.
Commission Questions/Discussion
The Commission was supportive of the proposed amendment.
Public Comments
No public comments were received on the case.
Ms. Martin clarified that the proposed amendment is an Introduction, so if there are no objections, this item
would be scheduled on the Commission’s March 4 agenda for consideration.
Ms. Noble indicated that Cases 6, 7 and 8 would be considered together, all of which are also Introductions
to gain the Commission’s input.
6. Specialty Hospitals, 21-009ADMC, Administrative Request – Code Amendment
An introduction to amend the Zoning Code to add provisions for Specialty Hospitals.
7. Garage Conversions, 21-010ADMC, Administrative Request – Code Amendment
An introduction to amend Zoning Code Section 153.170 to address the conversion of garages into
habitable spaces in residential zoning districts.
8. Technology Flex District, Vehicle Repair - Major, 21-011ADMC, Administrative Request –
Code Amendment
An introduction to amend Zoning Code Section 153.044 to modify permitted uses related to Motor Vehicle
Repair – Major in the Technology Flex District.
Case Presentations
Ms. Noble stated that these three Code modifications are proposed to address issues experienced with the
current Code. The first, Specialty Hospitals, currently is not a land use classification within the City. These
facilities have been included within the Hospital classification. Recently, there has been concern that they
should be defined separately. If so, how should they be defined, what development review process should be
followed, and where should they be permitted? The second Code amendment proposed relates to Residential
Districts, which are requests to convert residential garages into habitable spaces. This is primarily an
administrative process, so usually typically does not require Planning and Zoning Commission review.
However, the item has been a source of staff and Council discussions, due to comments and concerns
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expressed by the public. The question is if there should be requirements for conversion of garages, due to
the possible elimination of storage space and required parking spaces. The third amendment concerns the
Technology Flex District, where major car repair has been allowed. This has been a source of issues with
surrounding properties as well as for the Economic Development Team. Staff has been asked to analyze the
District and see if major car repair should no longer be permitted in the District.
Specialty Hospitals
This type of land use was discussed by the Commission at their October 1, 2020 meeting. This use has been
included in the “Hospital” category, which is permitted in the Bridge Street District - Suburban Office and in
the Exceptional Use District. The Commission requested staff to identify various specialty hospitals based on
their operations; then to identify their operations and evaluate where they should be placed within the Zoning
Code. The Law Director’s Office suggested looking at, not the care provided, but the operational needs and
site design standards. The primary zoning district where the proposed classification would be used would be
the Suburban Office District, a general zoning classification that permits medical uses. These sites are
sporadically located throughout the City, inside of I-270, in the Metro Center-Blazer Parkway area, and in the
southern portions of Shier Rings Road. Most of the sites are developed, so the proposal would be relevant
only if they were to be redeveloped. Hospitals are permitted within seven zoning districts in the Bridge Street
District. Those districts are the Office and Residential component of the Bridge Street District; the Office
District; and various neighborhood districts with the BSD. Within those districts, there are a number of parcels
that could be classified for a Hospital use. Staff has conducted research to learn how specialty hospitals are
defined by national organizations, the APA, medical associations, as well as other communities within the
region. The proposed specialty hospital definition provides the following four distinctions:
The facility admits patients for medical care that is intended to require a stay of seven or more
consecutive days -- long-term stays.
The facility has a required admission process, as opposed to being open to the general public, and is
licensed as a specialty hospital.
An overview of types of uses that could be facilitated within a specialty hospital.
Characteristics/amenities often identified with specialty hospitals, including amenities such as outdoor
recreational uses; 24-hour care providers; or additional security needs, such as fencing or staff.
It is proposed that specialty hospitals be identified as a Conditional Use primarily within the Suburban Office
District and potentially the districts within the Bridge Street District. It is not proposed within the Exceptional
Use District, because it is rarely used. As a Conditional Use, there is a need to identify parameters for the
potential uses, including the need for outdoor recreational areas to be located at the rear of the buildings,
and all lighting and fencing to be required to meet Code.
Ms. Noble stated that she was looking for the Commission’s feedback on which of the above-noted districts
should permit specialty hospitals and what review process should be required, if not the suggested Conditional
Use review process. It could be a Permitted Use with specific requirements for approval.
Commission Question/Discussion
Ms. Kennedy inquired if the seven-day stay was proposed to provide a distinction between short-term and
long-term stays.
Ms. Noble responded affirmatively. Most general hospitals have patient stays of 3-5 days, unless it is a chronic
condition. For that reason, stays of 7 or more consecutive days were used to identify specialty hospitals.
Ms. Kennedy inquired if the outdoor recreation areas located at the rear of the structure would be designated
for resident use only, not for the general public.
Ms. Noble responded that it would be intended as private space. Many medical facilities would not permit
interaction with the public in these spaces.
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Mr. Grimes thought that this issue probably would occur more often in older neighborhoods than newer
developments, which are subject to specific subdivision regulations, such as setbacks. Is the proposed Code
amendment the most appropriate way of dealing with the concern? Language could be added or cross
references that would address those areas that are not subject to defined subdivision plat regulations.
Ms. Noble responded that the issue has occurred in both older and newer communities, as people tend to
build large homes and have insufficient space on their lot to do anything else.
Mr. Supelak stated that his primary concern would be the quality of the conversion. If anything could be done
to make it less purely administrative and put protective measures in place ensuring the quality of the infill, it
would be important. He agreed with Ms. Call that some of these issues would be handled elsewhere, and that
having cars all over the driveway might affect property values of other properties.
Mr. Schneier stated that he was surprised that there were no requirements for a certain amount of covered
versus uncovered parking. Therefore, if the parking requirements are two spaces, but it doesn’t need to be
covered, garage conversions could result in those cars being parked on the street. Is there a City-wide
prohibition about permanently parking cars on the street? If so, perhaps the solution is enforcement. He would
presume if cars are not permitted to be parked permanently on the street, that would deter some garage
conversions. To him, the issue does not rise to the level of addressing the quality and aesthetics of the
conversion.
Ms. Call responded that she believes there are no Code regulations that prohibit parking on the street, as long
as the car is moved periodically.
Ms. Noble responded that the Code requires only that the automobile be operable, so unless the roadway
restricts on-street parking, it is permitted.
Ms. Call inquired if staff had sufficient feedback from the Commission to continue drafting the proposed Code
revision.
Ms. Noble responded that she had sufficient feedback.
Technology Flex
Ms. Noble stated that the third Code modification was a request from the City’s Economic Development
department, which concerns a use that is currently permitted in the Technology Flex District. That District was
created approximately ten years ago to replace all of the previous Industrial Zoning classifications to: (1)
minimize the intensity of industrial uses permitted within this district, and (2) to allow architectural standards.
The intent of this district is to promote industrial classifications that are light in nature and to allow for uses
that are flexible in terms of technology-based companies that might want to expand or modify their facilities
later. These districts are typically located along major thoroughfare locations; therefore, are visible. This has
raised a question whether Major Automotive Repair businesses should continue to be permitted in this district,
or if they should be removed from this zoning classification. The Tech Flex Districts areas typically are located
outside of I-270, positioned along major roadways, progressing into the US33 corridor. They are usually large
tracts of land, which are intended to promote technology-orientated businesses. However, due to the site’s
visibility and the City’s intent to promote quality development, staff has been asked to analyze whether this
is an appropriate use within this zoning classification. This use is currently permitted with the requirement
that outdoor storage be completely screened. Since many of the buildings are multi-story, they can be
screened from adjacent properties, but still be visible from predominant buildings. It has been recommended
that this use be removed from the Tech Flex District. Accordingly, with the proposed amendment, an “Existing
Use” provision has been included, similar to those in the Bridge Street and the West Innovation Districts,
which permit existing business to continue to operate as a Permitted Use. The intent is not to create non-
conforming uses, but to allow existing businesses to grow and modify their businesses to keep up with quality
assurances. This amendment would omit this land use requirement from the Technology Flex District and
include the provision for “Existing Uses.”
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Commission Questions/Discussion
Ms. Kennedy inquired if there were some businesses, such as mini storage units, that are already in these
districts and would be permitted to continue.
Ms. Noble responded that this amendment would apply only to Major Auto Repair; other existing land uses
would continue to be Permitted Uses.
Ms. Kennedy inquired if expansion of those other businesses would be permitted.
Ms. Noble responded that they would be.
Mr. Grimes stated that he is supportive of the proposed modification, grandfathering the existing uses ensuring
their opportunity to change as the District changes.
The Commission expressed appreciation for staff’s work on these proposed Code amendments. Consensus of
the Commission was that staff should proceed with further developing the proposed Code amendments.
COMMUNICATIONS
Ms. Noble noted that Goal setting would be included on the Commission’s March 4 agenda.
Commissioners should consider their priorities or training interests for 2021.
Ms. Call suggested a future discussion topic of on-street parking during snow-plowing season.
Although the Commission is not the decision-making body on this subject, there have been issues within the
community. School buses have experienced difficulties navigating streets on which City snow plows were
unable to provide a clear traffic path, due to vehicles parked on the street.
Ms. Martin responded that staff would contact appropriate City staff members to inquire if this suggestion had
been contemplated in the past.
Mr. Fishman noted that they had previously discussed the requirement for 4-foot fences around pools.
It was his understanding that there was an ordinance requiring pool fences to be 6 feet in height.
Ms. Martin responded that the Zoning Code distinguishes between fences and pool barriers. Pool barriers
would be a physical separation that look like fences; however, they may not exceed 4 feet in height, and may
be either open or solid fences. However, there are some pools throughout the City with 6-foot fences, which
were installed prior to adoption of the current pool barrier provisions. Those fences would be considered non-
conforming and cannot not be modified or expanded with the exception of minor maintenance.
Mr. Boggs noted that there were state requirements with respect to public pools, whether they be provided
by a public agency or a club. Public pools must be fenced to prevent intrusion, but to his knowledge, there
are no statewide requirements for private or residential pools.
Mr. Fishman stated that over the years there had been several instances where children have climbed over
fences and drowned. It does not make sense that private pools would be considered safer than public pools,
when it is much easier to climb over a 4-foot fence.
Ms. Martin noted that in most instances, the fence is not only a safety mechanism but also a visual barrier.
With advances in pool technology, many owners are investing in self-locking pool covers. Although they do
not address the pool barrier requirement, they may impact the insurance liability of the homeowner.
Ms. Call asked if staff could research the matter further, including existing State Code or potential City Code
modifications, with the goal of ensuring the safety of the community.
Ms. Noble noted that there were Building Code requirements for alarm devices on the doorways of home
elevations facing a pool that would provide notification of people entering and exiting that doorway. There is
also a requirement for 10 feet between the house and the pool.
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Technology Flex (TF) Zoning District Map