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67-07 OrdinanceRECORD OF ORDINANCES Dayton Legal Blank, Inc Form No. 30043 1 Ordinance No NOW, THEREFORE, BE IT ORDAINED by the Council of the City of Dublin, State of Ohio, —t / of the elected members concurring: Section 1. That the following described real estate (see attached map marked Exhibit "A ") situated in the City of Dublin, State of Ohio, is hereby rezoned PUD, Planned Unit Development District, and shall be subject to regulations and procedures contained in Ordinance No. 21 -70 (Chapter 153 of the Codified Ordinances), the City of Dublin Zoning Code and amendments thereto. Section 2. That application, Exhibit "B ", including the list of contiguous and affected property owners, and the recommendations of the Planning and Zoning Commission, Exhibit "C ", are all incorporated into and made an official part of this Ordinance and said real estate shall be developed and used in accordance therewith. Section 3. That this Ordinance shall take effect and be in force from and after the earliest period allowed by law. 1 Passed this day of , 2007. Mayor - Presiding Officer Attest: 67 -07 (amended) Passed 20 AN ORDINANCE REZONING APPROXIMATELY 13.7 ACRES LOCATED ON THE NORTH SIDE OF POST ROAD ADJACENT TO THE M. L. "RED" TRABUE NATURE PRESERVE, FROM PUD, PLANNED UNIT DEVELOPMENT DISTRICT, TO PUD, PLANNED UNIT DEVELOPMENT DISTRICT. (SENIOR STAR LIVING - 6480 POST ROAD - CASE NO. 06-138Z) of Council Sponsor: Land Use and Long Range Planning 1 CITY OF DUBLIN_ Office of the City Manager 5200 Emerald Parkway • Dublin, OH 43017 -1090 Phone: 614 - 410 -4400 • Fax: 614 - 410 -4490 TO: Members of Dublin City Council Memo FROM: Jane S. Brautigam, City Manage& -T-,- 6. 0 DATE: December 6, 2007 INITIATED BY: Steve Langworthy, Director of Land Use and Long Range Planning RE: Ordinance 67 -07 (Amended) — Rezoning, PUD, Planned Unit Development District, Senior Star Living, 6480 Post Road (Case No. 06 -138Z) Summary: Ordinance 67 -07, a request for a rezoning to PUD (Planned Unit Development District) for a 89,000- square -foot assisted living facility accommodating 88 units on the north side of Post Road, was tabled at the November 5, 2007 City Council meeting. Members of City Council continued to be concerned about the proposed western side yard setback and the potential impact of this setback on the ML "Red" Trabue Nature Preserve entrance drive. The applicant wanted to explore with staff the possibility of relocating this drive in order to address Council's concerns. Planning, Engineering, and Parks and Open Space staff have reviewed the potential for entry drive relocation and have determined that the road should not be relocated (see attached correspondence to applicant). The applicant has revised this proposal and decreased the permitted size of the building from 95,000 square feet to 89,000 square feet, which allows the western side yard setback requirement (adjacent to the park entry drive) to increase from 15 feet to 30 feet. Recommendation: It is recommended that Ordinance 67 -07 (Amended) be adopted by City Council on December 10, 2007. C'11 Y OF 1)UBLFJ Land Use and Long Ronge Planning 5800 Shier -Rings Rood Dublin, Ohio 43016 -1236 Phone: 614410 4600 Fax: 614- 410 -4141 Web Site: w%v dublin.oh.us November 15, 2007 John Dobbs Senior Star Development Company 1516 South Boston Suite 301 Tulsa, Oklahoma 74119 RE: Case #06 -138Z — Senior Star Living Mr. Dobbs: Pursuant to the discussion at the November 5, 2007 Dublin City Council meeting regarding the potential park access road relocation, Planning has discussed this option in more detail with the appropriate City department Directors. Below are the issues we have identified as obstacles to moving this drive. Relocating the drive would disrupt the planned driveway spacing along Post Road. By itself, the low volume of traffic would not be a particular problem, however, driveway locations also consider driver expectations related to spacing, so even low volumes of turning movements can compromise the desired traffic flow. The location of the road was to provide a pasture setting to the park entrance by creating a large, contiguous, natural area. Moving the road west would detract from this purpose and begin to create a more developed character to the land. Unfortunately, moving the public park entrance drive to accommodate the proposed development is not an option that staff can support. At this point, reducing the building size to create a larger setback seems to be the only option to receive a vote of approval from City Council. In the meantime, Planning has determined that the pending lot split application can be processed. However, this approval of this lot split does not guarantee that the newly created lot can be developed as is currently proposed and could reduce other development option in the future. Please do not hesitate to contact me with any questions regarding these comments or to let me know how and when you wish to proceed with this rezoning application. With Regards, ,4 Claudia D. Husak, AICP Planner CC: Case File 06 -138Z LR PUD l , PUD E - 9 in PCD PCD PCD PUD I PCD R -1 in N City of Dublin 06 -138Z q Land Use and Senior Star Living N Long Range Planning 6480 Post Road mmmmmmmx===== Feet 0 250 500 PROPOSED SITE PLAN 06 -1382 Rezoning/ Preliminary Development Plan Senior Star Living 6470 Post Road Revised Development Text 12 -6 -07 POST ROAD RETIREMENT VILLAGE PUD Dublin Senior Community DRV, LLC November 29, 2007 The subject property consists of 13.707± acres located approximately 1500 feet to the west of the intersection of Post Road and Avery Road. Approximately twenty years ago, a PUT) was approved for this and other parcels to allow for a 200 unit senior independent living facility (the "Retirement Village "), a 100 unit senior nursing care facility (the "Convalarium "), a residential subdivision, and the creation of M.L. "Red" Trabue Park. The current preliminary development plan that is being brought forth for review includes the property on which the Retirement Village is located. This proposal will permit the Retirement Village to remain in its present form (with a maximum of 134 units, or 66 units less than permitted under the current zoning) and will also provide for an 88 -unit senior assisted living facility ( "Assisted Living Facility ") on the western side of the property. Off -Site Nursing Care Facility ( °Convalarium ") The existing and proposed senior care uses on and near the subject site are complimentary and represent different levels of support and care. The Convalarium to the east of the subject property, which is not owned or operated by the applicant or its affiliates, is a prototypical nursing home that provides skilled nursing care services on a 24 -hour basis and is designed for people of any age who are no longer able to care for or participate in caring for themselves. These individuals may require special supervision as well as nursing care or rehabilitative procedures. These procedures require the professional skills of a registered or a licensed practical nurse, including administering and monitoring medications, injections, catheterizations, and similar procedures ordered by the attending physician. Post - hospital stroke, heart or orthopedic care services are available, as well as related services such as physical, occupational, and speech therapy, dental services, dietary consultation, and laboratory and x -ray services. Independent Living Facility ( "Retirement Village ") The existing Retirement Village found on the subject site represents the opposite end of the senior care spectrum and allows more mobile seniors (over age 55) to live independently in individual, fully- equipped apartments that are rented on a month -to -month basis. Monthly charges include rent and support services. These support services include such things as meals, housekeeping, transportation, activity programs, maintenance, and concierge services. In addition, a staff person is available 24 -hours a day to summon emergency assistance if needed. Individuals living in the Retirement Village community require limited to no assistance with personal care or activities of daily living. Residents are also able to utilize home care services if needed. Some, but not all, of the residents of the Retirement Village are able to drive automobiles and may keep them on the site. Revised Development Text 12 -6 -07 Assisted Living Facility This preliminary development plan introduces a third senior care component to the area, which is to be located on the western edge of the subject property. The Assisted Living Facility will provide an intermediate level of care to seniors over the age of 55 by promoting maximum independence for each resident through a combination of supportive services and personal care assistance in a home -like setting. The intent behind this project is to fill a need for those seniors that have a lessened ability to function independently but are not yet ready for more skilled nursing care. In general terms, the Assisted Living Facility will provide assistance with daily living activities such as mobility, bathing, dressing, toileting and personal hygiene, three meals a day and assistance with eating, health care monitoring, supervision of self - administration of medications, laundry service, housekeeping and maintenance, and socialization and activity programs. These residents will not have their own automobiles and are unlikely to leave the facility on a frequent basis. Staff will be available 24 hours a day at the Assisted Living Facility to assist with all of the above - mentioned services. In this setting residents are semi- independent physically or mentally or are frail persons who need frequent assistance. Individuals experiencing lapses in memory or who may frequently feel confused, including patients with Alzheimer's disease or other forms of dementia, may be included in this group. Such a facility plays an important role because it promotes independence by meeting residents' supportive needs while preventing inappropriate institutionalization. It will provide an alternative to nursing facility care that is both less expensive and less restrictive. Site Plan The preliminary development plan and associated development standards in this text serve to create two distinct subareas. Subarea A is to consist of 5.330± acres to be found on the extreme western and northern sections of the property. This subarea shall provide for the development of an Assisted Living Facility and the maintenance of significant amounts of private open space. Subarea B shall include the remainder of the site (8.377± acres) and encompasses the existing Retirement Village and portions of private recreational /open space to the north of the building. SUBAREA A L Description: Subarea A encompasses 5.330± acres found on the western and northern portions of the development site. IL Development Standards: All development within Subarea A shall comply with the design guidelines of the standards set forth in this text. In the event that a development concern is not addressed in this document, the provisions of Chapter 153 of the City of Dublin Code shall apply. III. Permitted Uses: Permitted uses in Subarea A shall include senior care assisted living facilities and related ancillary and accessory uses. IV. Density: The Assisted Living Facility shall consist of a maximum total of eight -nine thousand (89,000) square feet. This facility shall be limited to a maximum of eighty -eight (88) units. 2 Revised Development Text 12 -6 -07 V. Setback Requirements: 1. Along Post Road, the minimum pavement setback shall be forty (40) feet from the right - of -way and the minimum building setback shall be eighty -six (86) feet from the right -of- way. 2. There shall be a minimum building and pavement setback of thirty (30) feet from the western boundary of Subarea A. 3. There shall be a minimum building setback of twenty (20) feet and a zero (0) pavement setback from the shared boundary between Subareas A and B. 4. All buildings and pavement shall be constructed outside of the floodway (as defined in Dublin Code Section 153.111) for South Fork Indian Run Creek plus twenty (20) feet. 5. The construction of any buildings or pavement (other than paved leisure trails, landscape features, or recreational structures) shall not be permitted to the north of South Fork Indian Run Creek. 6. Setbacks from any perimeter boundaries not specified herein shall be in accordance with the City of Dublin Code. VL Height Requirements: The Assisted Living Facility shall have a maximum height of thirty- five (35) feet as measured per the City of Dublin Code and shall not be more than three (3) stories in appearance. VII. Parking and Loading: 1. Unless otherwise stated herein or otherwise depicted on the preliminary development plan, all parking and loading shall be regulated by City of Dublin Code Section 153.200 et seq. 2. Pursuant to Dublin Code Section 153.212, required parking for the Assisted Living Facility use is calculated at the rate of one (1) parking space per six (6) beds plus one (1) parking space for each employee on the largest work shift. Using this formula, the maximum eighty -eight (88) beds in the facility yield a parking requirement of fifteen (15) spaces. It is projected that the largest shift at the facility will include ten (10) employees, creating the requirement to provide ten (10) additional spaces, for a total of twenty -five (25) required parking spaces in association with the Assisted Living Facility use. Therefore, a minimum of twenty -five (25) parking spaces shall be required in Subarea A, unless otherwise requested and approved in a final development plan or amended final development plan application for this subarea. 3. Service courts and loading docks shall be screened from off -site view by stone or brick walls. VIII. Circulation: Revised Development Text 12 -6 -07 1. Vehicular access to and from the PUT) shall be from a single full movement curbcut along Post Road. The owner(s) of the property within the PUT) shall be required to execute and maintain an agreement permitting vehicular and pedestrian cross access between Subareas A and B and serving to allow vehicular ingress and egress to and from Subarea A via the curbcut along Post Road. 2. No vehicular access shall be permitted from the private drive located immediately to the west of and adjacent to Subarea A. 3. The owner of property within Subarea A shall dedicate right -of -way to the city along the north side of Post Road at a distance equal to thirty (30) feet from the centerline of that roadway. 4. A bikepath or sidewalk shall be provided along the Post Road frontage in accordance the specifications of the City of Dublin Code as determined at the time of final development plan. The applicant will work with staff on issues relating to the costs and specifications for the construction of the bikepath or sidewalk. Paved private leisure paths exist and shall be permitted to the north of South Fork Indian Run Creek. Final locations of all bikepaths and sidewalks shall be approved as a part of the final development plan. 5. Private vehicular service drives shall be provided in the approximate locations shown on the preliminary development plan. These drives shall be located in accordance with that which is approved as a part of the final development plan for this subarea and shall be installed in accordance with the specifications and standards of the City of Dublin Code. IX. Waste and Refuse: Screenine: All waste and refuse shall be placed in containers and shall be fully screened from view by a brick or stone wall in accordance with the City of Dublin Code. Such walls shall be constructed with materials that are harmonious with the architecture of the nearest primary structure on the site. 2. Mechanical equipment or other utility hardware on the roof, ground, or buildings shall be screened from public view with materials harmonious to the nearest building on the site. X. Landscaping /Open Space: Except as otherwise stated herein, landscaping shall conform to the Dublin Landscape Code, Section 153.130 et seq. 2. A landscaping plan for the development of Subarea A shall be submitted to the Planning Commission as a part of the final development plan. Landscaping shall be in accordance with that which is approved as a part of the final development plan. 3. A landscaped earth mound shall be installed and maintained along Post Road. This mound shall have a minimum height of four (4) feet and a maximum height of seven (7) feet as measured from the top of the adjacent curb and shall vary in height along this frontage. Landscaping on and near the mounded area shall be complimentary to the existing landscaping found in the adjacent Subarea B. 4 Revised Development Text 12 -6 -07 4. All areas north of the South Fork Indian Run Creek shall be used exclusively as private open space and recreational areas. 5. As a part of the previous zoning of a larger PUT) that included the property found within Subarea A, the current property owner's predecessor in interest dedicated a significant amount of property to the City of Dublin that is now known as M.L. "Red" Trabue Park. This previous transfer satisfies the parkland dedication requirements with respect to this property and no additional dedication of property shall be required in conjunction with this application. XL Lighting: 1. Except as otherwise stated herein, lighting shall conform to the Dublin Exterior Lighting Guidelines. 2. A lighting plan shall be submitted for review by the Planning Commission at the time of final development plan. Lighting shall be provided in accordance with that which is approved as a part of the final development plan. 3. All lighting shall be cut -off type fixtures (down - lighting). All external outdoor lighting fixtures shall be of a similar type to ensure aesthetic compatibility. All light poles shall be of wood or metal that is painted black, brown, or bronze. 4. Light poles shall be limited to a maximum of sixteen (16) feet in height. XIL Architecture: 1. The Assisted Living Facility shall be subject to the following architectural standards: a. All building materials shall be earthtone in color. b. Architecture in this subarea shall be of a high quality design and finish, shall be residential in style, and shall be complimentary to that which is currently found on the existing facility located within this PUD. c. The basic building materials for the Assisted Living Facility shall consist of brick, stone, stucco, or any combination thereof. Trim materials shall meet the requirements of the City of Dublin Code. d. Building materials shall be used consistently on all sides of the building. XIII. Sigmage: Except as otherwise stated herein, signage shall conform with the City of Dublin Sign Code, Section 153.150 et seq. 2. Permitted identification signage for Subarea A shall be restricted to an off - premises ground sign at the Post Road curbcut that is located in Subarea B. This ground sign shall jointly identify the users in Subareas A and B. It shall not exceed fifty (50) square feet in area and six (6) feet in height, as measured per Code. Ground identification signage may Revised Development Text 12 -6 -07 be incorporated into an entry feature at the Post Road curbcut, subject to the restrictions of this provision. 3. A signage and graphics plan for Subarea A shall be submitted to the Planning Commission as a part of the final development plan. Signage and graphics shall be in accordance with that which is approved as a part of the final development plan. XIV. Maintenance All buildings, structures, fences paved areas, landscaped areas and other improvements shall at all times be kept in good condition and repair and with a clean and sightly appearance. Landscaped areas shall be maintained with materials specified in the landscape plan and in a healthy living state, and shall be mowed, pruned, watered and otherwise maintained as appropriate. There shall be provided, and kept in good working order, trash compactors and /or depositories at approved locations which shall be emptied prior to becoming full and a pest and rodent control program shall be provided if necessary. Tenants will be required to deposit trash only in said compactors or depositories and said properties shall be kept free of litter under all reasonable conditions. All signage shall be kept in good repair. Lighting, painting, and associated materials on signage shall be kept in a continuously upgraded condition. SUBAREA B L Description: Subarea B consists of 8.377± acres found on the southern, central, and eastern portions of the development site. II. Development Standards: A final development plan for the existing use found in Subarea B has previously been approved and the existing development is in compliance with all applicable development standards. The intent in this subarea is to allow development to remain as it currently exists, to provide standards for application to any future changes on the site, and to provide revised provisions to accommodate the development proposed within Subarea A. All future development within Subarea B shall comply with the design guidelines of the standards set forth in this text. In the event that a development concern is not addressed in this document, the provisions of Chapter 153 of the City of Dublin Code shall apply. III. Permitted Uses: Permitted uses in Subarea B shall include senior independent living facilities and ancillary and accessory uses. IV. Density: The Retirement Village shall consist of a maximum total of one hundred forty- seven thousand five hundred (147,500) square feet. This facility shall be limited to a maximum of one hundred thirty-four (134) units. V. Setback Requirements: 1. Along Post Road, the minimum pavement setback shall be forty (40) feet from the right - of -way and the minimum building setback shall be one hundred twenty -five (125) feet from the right -of -way. 2. There shall be a minimum building setback of thirty (30) feet and a zero (0) pavement setback along the shared boundary between Subareas A and B. 6 Revised Development Text 12 -6 -07 3. There shall be a minimum building setback of thirty (30) feet from the shared property line between Subarea B and the adjacent parcel to the east that includes the Convalarium. The minimum pavement setback from this shared property line shall be zero (0). 4. All buildings and pavement shall be located outside of the floodway (as defined in Dublin Code Section 153.111) for South Fork Indian Run Creek plus twenty (20) feet, except that portions of buildings and pavement may be permitted to remain within this setback in the locations shown on the preliminary development plan. 5. Setbacks from any perimeter boundaries not specified herein shall be in accordance with the City of Dublin Code. 6. The construction of any buildings or pavement (other than paved leisure trails, landscape features, or recreational structures) shall not be permitted to the north of South Fork Indian Run Creek. VL Height Requirements: The Independent Living Facility shall have a maximum height of thirty-seven (37) feet (in accordance with existing conditions) as measured per the City of Dublin Code and shall not be more than three (3) stories in appearance. VII. Parking and Loading: 1. Unless otherwise stated herein or otherwise depicted on the preliminary development plan, all parking and loading shall be regulated by Dublin Code Section 153.200 et seq. 2. A minimum of one hundred two (102) parking spaces shall be required within Subarea B, unless otherwise requested and approved as a part of a final development plan or amended final development plan application for this subarea. 3. Service courts and loading docks shall be screened from all sides by landscaping, mounding, or walls. VIII. Circulation: 1. Vehicular access to and from the PUD shall be from a single full movement curbcut along Post Road. The owner(s) of the property within the PUD shall be required to execute and maintain an agreement permitting vehicular and pedestrian cross access between Subareas A and B and serving to allow vehicular ingress and egress to and from Subarea A via the curbcut along Post Road. 2. The owner of property within Subarea B shall dedicate right -of -way to the city along the north side of Post Road at a distance equal to thirty (30) feet from the centerline of that roadway. 3. A bikepath or sidewalk shall be provided along the Post Road frontage in accordance the specifications of the City of Dublin Code as determined at the time of final development plan. The applicant will work with staff on issues relating to the costs and specifications for the construction of the bikepath or sidewalk. Paved private leisure paths exist and shall be permitted to the north of South Fork Indian Run Creek. Final locations of all bikepaths and sidewalks shall be approved as a part of the final development plan. 7 Revised Development Text 12 -6 -07 4. Private vehicular service drives currently exist in the locations shown on the preliminary development plan. These drives may be expanded from their current sizes as approximately illustrated on the preliminary development plan and approved as a part of the final development plan. Private drives shall be installed and maintained in accordance with the specifications and standards of the City of Dublin Code. IX. Waste and Refuse; Screening: All dumpsters shall be enclosed within a four -sided enclosure of wood, stone, brick, or stucco. All enclosures shall be of the same architectural materials as the main structure in the subarea and shall conform to all building setback requirements. X. Landscaping: 1. Except as otherwise stated herein, landscaping shall conform to the City of Dublin Landscape Code, Section 153.130 et seq. 2. Landscaping shall remain as it currently exists within Subarea B. Any future changes to landscaping in this subarea shall be made in accordance with the City of Dublin Landscape Code. 3. A landscaped earth mound shall be maintained along Post Road. This mound shall have a minimum height of three (3) feet and a maximum height of seven (7) feet as measured from the top of the adjacent curb and shall vary in height along this frontage. Evergreen, deciduous, and ornamental trees shall be maintained along the Post Road frontage to accent the mounding. The quantity of material shall equal an average of one (1) tree per twelve (12) lineal feet of frontage. Plant material shall be grouped rather than equally spaced. The minimum size of plant material at the time of installation or replacement shall be six (6) to eight (8) feet in height for evergreens, two (2) to two and one half (2 ' /z) inches in caliper for deciduous trees, and one (1) to one and one half (1 ' /z) inches in caliper for ornamental trees. 4. All areas north of the South Fork Indian Run Creek shall be used exclusively as private open space and recreational areas. 5. As a part of the previous zoning of a larger PUT) that included the property found within Subarea B, the current property owner's predecessor in interest dedicated a significant amount of property to the City of Dublin that is now known as M.L. "Red" Trabue Park. This previous transfer satisfies the parkland dedication requirements with respect to this property and as such no additional dedication of property is required in conjunction with this application. XL Lighting: 1. Lighting within Subarea B shall remain as it currently exists. Any future changes to lighting within this subarea shall conform to the Dublin Exterior Lighting Guidelines. 2. All lighting shall be cut -off type fixtures (down - lighting). All external outdoor lighting fixtures shall be of a similar type to ensure aesthetic compatibility. All light poles shall Revised Development Text 12 -6 -07 be of wood or metal that is painted black, brown, or bronze. Light poles shall be limited to a maximum of twenty -four (24) feet in height. XIL Architecture: 1. The Retirement Village facility shall employ the same architecture that exists or has been approved by the City of Dublin prior to the effective date of this preliminary development plan. 2. In keeping with the residential framework of the area, all architecture shall be of a residential character and constructed of natural materials such as stone, brick, wood, and stucco. All buildings shall be of the same finished quality on all four sides. Stone or brick accents will be integrated into the building. XIII. Signage: Except as otherwise stated herein, signage shall conform with the Dublin Sign Code, Section 153.150 et seq. 2. Permitted identification signage for Subarea B shall be restricted to a ground sign at the Post Road curbcut. This ground sign shall jointly identify the users in Subareas A and B. It shall not exceed fifty (50) square feet in area and six (6) feet in height, as measured per Code. Ground identification signage may be incorporated into an entry feature at the Post Road curbcut, subject to the restrictions of this provision. XIV. Maintenance: All buildings, structures, fences paved areas, landscaped areas and other improvements shall at all times be kept in good condition and repair and with a clean and sightly appearance. Landscaped areas shall be maintained with materials specified in the landscape plan and in a healthy living state, and shall be mowed, pruned, watered and otherwise maintained as appropriate. There shall be provided, and kept in good working order, trash compactors and /or depositories at approved locations which shall be emptied prior to becoming full and a pest and rodent control program shall be provided if necessary. Tenants will be required to deposit trash only in said compactors or depositories and said properties shall be kept free of litter under all reasonable conditions. All signage shall be kept in good repair. Lighting, painting, and associated materials on signage shall be kept in a continuously upgraded condition. 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OVERHEAD TELEPHONE Q WMARYSEWAB MpQS d CONDITION N07 � Mo. 5EYaAR I� "aP40POSEDWCA116NANDQESICH �'• \ (/ B .. \ EXISTING E>alsm wam CONVALARIUM PROPERLY LIRE THE SUIE PATH AND LM7URN LAAE 4S \ `. \ BI•MSEA q 6430 POST ROAD H eUBIECTTO FUTURE wOWWTrHE. rrTV '�`- • `t FLOWWAY OF 0MUN ENGWEEi K WARfk -QNT TO +� ` N, F1.pa[NYAY PtLS` E:SETBNCK REACH AN AMICAME■Ct.MW UTILITY and FLOOD PLAN Full &ale.1:4p; Hal! Slav 1;80 16 1 14 1 13 1 12 11 10 9 a T 6 5 1 A 1 3 1 2 1 1 ANN co co J CD y y a _ ■ CD O = O F C J2 ITfJ ANN ■ CO) KSQ ARC HITECTS, PC ARCHITECTURE PkANNING'DESIGN TULSA NEW YORK 4065, BOULDER AVE „ SURE 500 TULSA, OK 74103 T 918592 0622 F 918 592 0645 ARMS Imt Re- Zoning Documents CITE November 30, 2007 MME UTILITY and FLOOD PLAN SHEEr NUMBER A1.2 COPYRIGHT 0 2005 KS0 ARCHITECTS, PC am co co G) cm J co H tH a _ ■ cn ■ ■' ,,w�w vI O O CO2 O t CD O KSCL XSOARCHITECTS, PC ARC HITECTUR€ - PLAWNG'DESIG N TULSA • NEW YORK 4065 BOULDER AVE, SURE 500 TULSA, OK 74103 T 918 592 0622 F 918 592 0645 BEYITIONS IBBOE Re- Zoning Documents DATE November 30, 2007 w M� GRADING PLAN SHEET NUMBER A1.3 COPYRIGHT 0 2005 KSQ ARCHITECTS, PC 15 1d 13 1 1 1 11 10 1 9 8 7 G 1 3 1 d 1 3 1 2 1 - ``� 142 .. .L �ronlnv SOUT H FO K R INbIAN �>� GREEK ti �. SUBAREA B � � gam= cj'���.��� F ! , EXISTING 3 -STORY F RETIREMENT VILLAGE / 6470 POST ROAD - . E) •. - D MOUNDING NOTES: A . - 0+ +4 � 1AOUNOPTO ABOVE RER$H OWE AT HMW POW AND LOCATION O7TLY- pERINEIER OUTLINE TO TGIO.V MORE ORAOUAL SHAPE TO VgEBERVE NATURAL C AWEARANCE SHRUBS ANO SMALL BRUSH URD TO ACCENT BERMS SHALL FOLLOW ALL APPLICABLE COM - ALL LAN050APrN8 TO RE FURTHEROETABEO IN FRfAL CEVftOPMENL PLATL^i / 4STING MOUNDING / $ GRADING LEGEND: CI / � / / B ExTsm�croN,nuRS I�cHT PROPOSED CONOMON NOTE: Cam? uEwcoHTauRS -wLr�c 111E D IKE P A T 1IL V LE TURN LANE I I HOP �� PILOPER1Y 1p1E TILE ■TILE PATIf MV LEFT TL9CI LANE S FLOIMAY Wffl4CT TO I'UTORE VI?0W VAIH THE CM r'- OF DUDLINENGMEE MODEPARTNEWTO � ` ! e / A I. -.-��f ROOPY7AY PLUS 20Fl. SfFBACM BEACH 137 A1AICNIlE 5t7lNT1OH N A PROPERTY GRAOING PLAN Al ` SpA FWI se>de• 1.= HRH $Uc.10 16 1 14 1 13 12 11 10 1 9 _ ... B _ 7 1 6 1 5 A. 3 1 2 1 1 am co co G) cm J co H tH a _ ■ cn ■ ■' ,,w�w vI O O CO2 O t CD O KSCL XSOARCHITECTS, PC ARC HITECTUR€ - PLAWNG'DESIG N TULSA • NEW YORK 4065 BOULDER AVE, SURE 500 TULSA, OK 74103 T 918 592 0622 F 918 592 0645 BEYITIONS IBBOE Re- Zoning Documents DATE November 30, 2007 w M� GRADING PLAN SHEET NUMBER A1.3 COPYRIGHT 0 2005 KSQ ARCHITECTS, PC 16 1 14 1 13 1 12 1l 10 1 9 © 7 6 I 5 1 A 1 3 1 2 1 CO 07 k. LEGEND: CO �\�JJ�/ PROPERTYUNE ANN ` _ � �c) _ � SETBACK., EASEMENT UNEi CI cc 1 ANN . J 1i PARKJNG DATA: - SUB AREA A- (PROPOSED ASSISTED LIVING CENTER) — Tho proposed lacpdy shall board no driving residences The Dublin Chy Code 153 212 Parldag Min. Not require 1 space per 6 beds plus 1 space per each employee oo the largest shift The proposed BB bed capacity requires 15 spaces plus 10 more for sbiling to equal a sunned 25 parII places NEW REGULAR SPACES 23 NEW ACCESSIBLE SPACES 2 TOTAL NEW PARKING SPACES 25 — SUB AREA •B" (EXISTING RETIREMENT VILLAGE) EXISTING REGULAR SPACES 90 EXISTING ACCESSIBLE SPA 12 TOTAL EASTING PARKING SPACES 102 NEW PARKING SPACES 4 TOTAERAR■NDSYAC65 10B / _ - �. A Vs -rte �.c� .r i �i ; -� " � i � � � � � ■ /�� SOUTH FORK INDIAN N CREEK �..•. -- ,��,; 4JVtJ 11'1 11 '� 'r SUN SITS11I ` ( � � • � � � 4 6X9 ar... p r •r� , . �• �E1gs1■G MR KSQ ARCHITECTS, PC `�. d / �• 4 1 �?ti ARCHITECTURE - PLANNING 'DESIGN WSTING 3-STORY � ` TU Soou o n Suuln 500 RE WI AGE TULSA, OK ]4103 64 POS F9 T ROAD 1 T91e 5920613 f^ 1 1a 5920645 �� 1 1R ly l i' : _ f € � j E l �f j ; -, I .� N M C 1`} s A LOT COVERAGE DATA (AS SHOWN): 111F =COM' AG DATA (AS SNDWN): TOTAL AREA 13.767 ACRES — CURNWONIFM CO 5241 ACRE iKElI OF LOT COVERED 13.707 ACt9 PROP L CO VERA GE 5241 ACRES — SUIDEREERPA DETFOBF06B68g0 LIVING CENTER) 36% TOTAL AREA 5330 ACRES - SUERFICR05Eg8A'SSKIT&9RAGS T FO LIVING CR WEBWES Rffi,tfST�ff OF LOT COVERED 5330 A04N PROPOSED LOT COVERAGE 1.462 ACRES - SU`ARGANTA 110MU7dNT VILLAGE) 27% TOTAL AREA 8.377 ACRES 5U9R,RF VILLAGE 7 79 ACRES F�MttlTgff OF LOT COVERED 8377 ACM PERCENTAGE OF I OT COVERED 45% 6� J ISSUE Re- Zoning Documents DATE November 30. 2007 PROPOSED CONDITION NOTE: �` ` ` ti OWNS — THE PROPOSED LOCATION AND DESIGN OF y f - "• � / \ CO1'1"AIARIUM THE BIKE PATH AND LEFT TURN I-ANE IS 600 POST ROALI SU F D ETTHTHE OF DUB \ A EM OF DUBLIN ENGINEGI.NE ERING G DEPARTIJENT TO TO \ 7+ REACH AN AMICABLE SOLUTION N ~ \ % 1 �� A MIME PRELIMINARY DEVELOPMENT PLAN PRELIMINARY DEVELOPMENT PLAN Full Scale -1:40; Hall Size -1:80 Al � �` _ � _ A1.4 SHEET 15 14 13 12 1t 1p 9 8 7 6 5 S 2 1 NUMBER 'dam !'\ ±, :511 • �' r . w e1:;1 I II i a� 1� �( - '•yam( %' w P. ' l r Y n Dial., M illill • or ,� .,tom, •1.1 :YI'iB3L CEBGk1�10 \' SITE CATA E REOUIkEMENTS '.pp L F OF TREE UWN FRpn'tAGE (1 DER ep L F J DROD05ED URGE STREET TREE E1REE5 REQUIRED E LA GE TREES PROVIDED URGE TREE TO ]1,"19] s.F OF PARKING LOT (1 PER 5 F ) PROPOSED FULFILL INTERIOR PARKING 5 TREES REQUIRED REOUIREMENi SURGE TREES PROVIDED pzmos6D nfD:un TREE TD ! FLF',' -L VEHILUUR USE 332 L f Of VEHICULAR USE AREA FRONTAGE ALON A REA PERIMETER BUFFER PUBLIC R 0 -W. (I DER e0 L.F,) AEGUIREH ENT 9 TREES REQUIRED 10 MEDIUM TREES PROVIDED PRG'OSED UeGE TREE TO 195 LA' -IDER INCHES TO BE MITIGATED FULFILL REPLACE MEV- (REOU RED) REQUIREMENT 1 URGE TREES PROVIDED Q 3.0 ]1 TOTAL CALIPER INCHES PROVIDED \ ]d,`,09 S.f OF DAeK' \G LOT fi ALL OTHER PROPOSED URGE TREE TG pAVEMEn'T5. ]E,600 BU'LO'N'G FOOTPRINT 1 REQUIREMENT NEW DEVELODYEn'1 LA! TEA NLH PE 0. 900 SF m cAllvEa INCHES NEE ED - vzoposfD SMALL TREE TO vT CALIPER wcHES vapvlDED _ FULF' L NEW' DEVELOPMENT 39 TREES AT 3.0' GAL f(F]IP.EMEf{I ALL PUNT \G ]L137 5 F OF PARKING LOT (5 SF OF INTERIOR sTnBLI,5 AS PROp05ED UNDSLAD:VG TO Unp5LAG \G PER EVERY 1005E OF V,U k) SMOWM1 ON � FULF LL fyTER PARKING IG90 sF OF INTERIOR UNDSLADNG LOCATED In UM1GSLADE REQUIREMENT REOU RED DAR[ nG LOi I�50 SF 0` INTERIOR LAM1DSLAF z Wx � o � z G _- = 3 W o � rw„ Q ass N z m C Q z Q < z m _N ✓� () l I� \G ISU \05 PROVIDED z Wx � o � z G _- = 3 W o � rw„ Q ass N z m C Q z Q < z m _N ✓� () l 1 � ti� Pb nPw. P -i_ J mJ� yiw t f 3WSIIOBOZGJIPS n9 w ttl� � pp 11 �° Legend of Symbols & Abbreviations fi 6rv.uy ANr.mn n.. O u.uno waa.m. J... .a ti� ca -�4 - - b N. S. mil✓ J N � 4 M t -_ Surveyors Certificate q)N tlw k Mm MaImNaM, ?Ablwva InM S:nnr Na.: )bP ii °S��i�e■�2 ■�] POST ROAD ELEVATION Kmt IW A o i N Q O[ T M z a A w� � z z a as A F4 PRES ENTATION PL SCALE: P =60' � 3 ~ V o 4 r W NPe Q me N ✓:v = Zaoa a a E m N w D E r. vun° mmm m°°wrr nvv, roc d so aam vwcs on vvvra>res ..� s ne ,J a -- Legend of Symbols & Abbreviations O e.sn. am.W. aa. r A t Surveyor's Certificate q mna bp.luN b— i -H +N PO _Y ryr ac — W Surveyor's Certificate q mna bp.luN b— REVISION RECORD % A Q 4 e Z, % Z 86' BLDG SETBACK LINE 0 P� • 40' PAVING SETBACK LINE 1. 1 1.7771 1 Tr Al I I I I I I I I I.1 1-1 f Iirl I-I 30 RIGHT OF WAY TRANSITION AT 35:1 j 5: PROPERTY LINE oa 30' RIGHT OF WAY 1 O S o �\ I TRANSITION i POST ROAD IBM- Civil & Environmental Consultants, Inc. 8740 Orion Place, Suite 100 Columbus. OH 43240 (514) 540-6633 (888)598-6808 Cincinnati, _01H - Pittsburgh, PA Indianapolis, IN • Nashvill TN DUBLIN ASSISTED LIVING CENTER SCALE IN FEET' SENIOR STAR LIVING 30 o DUBLIN, OH 6-22-07 APPROVED BY: DWN BY: IIJ t_1" = 3o ReIr CHKD. BY: 1151. SHEET I OF I TURN LANE EXHIBIT DRAWING NUMBER LINE G 062292 A., ............ TRANSITION i POST ROAD IBM- Civil & Environmental Consultants, Inc. 8740 Orion Place, Suite 100 Columbus. OH 43240 (514) 540-6633 (888)598-6808 Cincinnati, _01H - Pittsburgh, PA Indianapolis, IN • Nashvill TN DUBLIN ASSISTED LIVING CENTER SCALE IN FEET' SENIOR STAR LIVING 30 o DUBLIN, OH 6-22-07 APPROVED BY: DWN BY: IIJ t_1" = 3o ReIr CHKD. BY: 1151. SHEET I OF I TURN LANE EXHIBIT DRAWING NUMBER LINE G 062292 CrrY OF DUBLIN_ Office of the City Manager 5200 Emerald Parkway • Dublin, OH 43017 -1090 Phone: 614- 410 -4400 • Fax: 614- 410 -4490 TO: Members of Dublin City Council Memo FROM: Jane S. Brautigam, City Manager DATE: November 1, 2007 INITIATED BY: Steve Langworthy, Director of Land Use and Long Range Planning RE: Ordinance 67 -07 (Amended) — Rezoning, PUD, Planned Unit Development District, Senior Star Living, 6480 Post Road (Case No. 06 -138Z) Summary: Ordinance 67 -07, a request for rezoning to PUD, Planned Unit Development District for a 95,000- square -foot assisted living facility accommodating 88 units on the north side of Post Road was introduced at the August 20, 2007 Council meeting. City Council had a lengthy discussion regarding the proposed western side yard setback, additional landscaping, the proposed height of the sign, building materials, and reduced lighting. At that time, Ordinance 67 -07 was tabled. Subsequently, the applicant has revised the plans, including perspective drawings of the proposed architecture and building materials, detailed landscape plans and elevations of the Post Road frontage. The text has also been revised to reduce the maximum sign height to six feet. The plan has remained unchanged in terms of the western 15 -foot side yard setback. Planning will review the details of the lighting plan at the final development stage to ensure the lighting is reduced appropriately to shield the residences to the north. Recommendation: It is recommended that Ordinance 67 -07 (Amended) be adopted by City Council on November 5, 2007. CrrY OF DUBLIN_ TO: FROM: DATE: INITIATED BY: RE: Summary: Office of the City Manager 5200 Emerald Parkway • Dublin, OH 43017 -1006 Phone: 614 - 410 -4400 • Fax: 614 - 410 -4490 Memo Members of City Council Jane S. Brautigam, City Manager August 16, 2007 Steve Langworthy, Director of Land Use and Long Range Planning Ordinance 67 -07 — Rezoning - Senior Star Living, 6480 Post Road (Case No. 06 -1382) Rezoning application 06 -138Z for the Senior Star Living development, encompassing 13.7 acres located north of Post Road adjacent to the M.L. "Red" Trabue Nature Preserve, is being forwarded to City Council. This application is a rezoning request (preliminary development plan) from PUD, Planned Unit Development District (1986 Morse Mast plan) to PUD (proposed Post Road Retirement Village plan). The proposed PUD zoning allows the construction of a 95,000- square -foot assisted living facility accommodating 88 units on the north side of Post Road. The rezoning will also include the existing Dublin Retirement Village senior care facility. The Planning and Zoning Commission recommended approval of this rezoning on July 12, 2007 with nine conditions, which can be found in the attached Record of Action. The applicant has addressed conditions 2, 6 and 9 by modifying the development text and the preliminary development plan. Planning will ensure that conditions 1, 3, 4, 5, 7 and 8 will be fulfilled at the final development plan and building permitting stages, as applicable. Additional information regarding this case is available for public viewing at 5800 Shier -Rings Road in the offices of Land Use and Long Range Planning. Recommendation: Approval of Ordinance 67 -07 at the second reading/public hearing on September 4, 2007. Dublin City Council August 20, 2007 Page 10 Vote o e Ordinance: Ms_ Salay, ye t _e Mayor Lecklider, yes; oring, yes: Mr. Ke n, yes: Mayor Chinniei -Z a s r, yes; Mr_ Reiner, yes. INTRODUCTIONIFIRST R INO — ORDINANCES Ordinance 66-07 Adopting and En ng a Supplement (S-21) to Code of Ordinances. Ms. Salay intr ed the ordinance. Ms. Brau " stated that this is a pro fore - natter, which occurs twice y ny, by which update the City Code are approved Mr. iner moved to dispense with public hearing- . Salay seconded the motior Vote on the motion Mr. eenan. yes; Vice Mayor Le ider, yes; Mayor Chinnici- Zuercher, yes; Mr_ Rei yes; Mrs. Boring, yes; Ms. S' y, yes.. Vote on the Ordina : Mrs. Boring, yes: Mr. Kee . yes; Ms. Salay, yes; Vice yor Lecklider, yes; IaA or Chinr, ici- Zuercher, yes; . einer, yes. Ordinance 67 -07 Rezoning Approximately 13.7 Acres Located on the North Side of Post Road Adjacent to the M.L. "Red" Trabue Nature Preserve, from PUD, Planned Unit Development District, to PUD, Planned Unit Development District (Morse -Mast Plan - Senior Star Living -0480 Post Road - Case No. 06- 138Z). Vice Mayor Lecklider introduced the ordinance. Ms. Husak stated that this application is a rezoning request (preliminary development plan) from PUD, Planned Unit Development District) to PUD (proposed Post Road Retirement Village plan)_ It will create a new PUD from an existing, larger planned district, which is called the Morse -Mast Planned District, approved in 1986. The proposed PUD zoning allows the construction of a 95,000 square -foot assisted living facility accommodating 88 units on the north side of Post Road. The rezoning will also include the existing Dublin Retirement Village senior care facility. To the east of the site is the convalarium, and further to the east is the Presbyterian Church; to the north is the Lowell Trace subdivision; and to the west are the Gordon Farms condominiums. The Planning and Zoning Commission reviewed this case at three meetings, and on July 12 the Commission voted to recommend approval with nine conditions, The applicant has addressed conditions 2, 6 and 9 by modifying the development text and the preliminary development plan. Planning will ensure that conditions 1, 3, 4, 5, 7 and 8 will be fulfilled at the final development plan and building permitting stages, as applicable_ Subarea A of the proposed site plan will be developed with a new assisted living facility. The development text permits the facility, but the applicant is proposing 22 more units than is permitted by the text. The proposed elevation of the facility is similar in style to the existing building. Significant discussion occurred at Planning Commission regarding the need to limit the elevation to 35 feet, and the applicant has agreed to do so. Mr. Reiner inquired the height of the existing building. Ms. Husak responded that the existing building is approximately 40 feet Vice Mayor Lecklider asked why the western setback of the site is very minimal. Ms. Husak responded that the applicant modeled this site to be consistent with the adjacent developments. Vice Mayor Lecklider stated that there appears to be no more than a 15 -foot setback on the side or the rear. Ms. Husak responded that it is 15 -20 feet. The existing zoning refers to the Suburban Office zoning classification. It is a straight zone, which means that the side setback is required to be a minimum of 15 feet. That is where the setback proposal originated. Vice Mayor Lecklider stated that is not the size of setback Council would typically desire. Is it staffs position that the small setback is allowed by virtue of the original zoning? Ms. Husak responded that staff took this into consideration. The current zoning could potentially allow this building to be located there, and the standard of the current zoning of a setback of 15 feet is what the applicant has proposed. Mrs_ Boring asked for clarification about the original zoning classification Dublin City Council August 20, 2007 Page 11 Ms. Husak responded that it is a planned district with SO, Suburban Office standards Vice Mayor Lecklider inquired if those standards permitted a setback as minimal as this_ Ms. Husak responded that the standards permitted a minimum of 15 feet of setback. The equation used is actually based upon the height and the width of the building. Vice Mayor Lecklider noted that the landscape is also minimal. Will that be enhanced? Ms_ Husak responded that the Planning Commission discussed that issue, but did not append a condition. The applicant is aware of the concern, and before the final development plan would move forward, staff would encourage the applicant to landscape the area more than the preliminary development plan provides_ Vice Mayor Lecklider inquired if staff is satisfied that the plan provides for sufficient screening of the parking along Post Road. Ms. Husak responded that they are satisfied. There is a Post Road landscape treatment, which is a six -foot high mound. The Planning Commission also discussed the possibility of a stone wall being added to the top of the mound. On the south side of the site, part of that mound is installed now, so it is possible to view the amount of screening it provides. Vice Mayor Lecklider inquired if the stone wall would be included in the mounding_ Ms. Husak responded that there were two separate discussions about walls — one about screening dumpsters in service areas and one about adding a stone wall to the top of the mound along Post Road to better screen the cars. However, that was not made a condition. Vice Mayor Lecklider inquired if there was an agreement that the mechanicals would be roof mounted Ms.'Husak confirmed that is the agreement. Vice Mayor Lecklider inquired if it would be under the maximum height permitted. Ms. Husak indicated that it would. Vice Mayor Lecklider inquired if the eight -foot high signage that the plan would permit along Post Road is typical. He does not recall other eight -foot signage within that area. Ms. Husak responded that she believes eight feet is the maximum height permitted in some districts. However, she will check specifically on other districts to confirm whether six or eight feet is the maximum permitted Vice Mayor Lecklider stated that an eight -foot high sign for this type of use is unnecessary. The sign is merely for the purpose of identification, and it should not be difficult to locate a facility of this size. He would be interested in input from other Council members on the issue. Vice Mayor Lecklider noted that there has been discussion regarding lighting. Council is sensitive to this issue, as the subdivision backs up to the Red Trabue Preserve. There was discussion about having the lights on timers. He would like to mitigate the lighting impacts from this development. Ms. Husak responded that the applicant has proposed lowering the height of the pole. The potential for timing or reducing the lighting at certain times has not been explored for this application. There have been other cases in which a requirement was made to reduce the lighting by 50 percent after evening hours. That is an option that could be considered for this case as well. Vice Mayor Lecklider stated that he would like to see some measures to reduce the lighting to whatever level would be appropriate. Vice Mayor Lecklider inquired about the drainage tiles, which feed directly into the south fork of Indian Run. This issue was raised a few years ago. Ms. Husak stated that Subarea B was developed prior to the City's stormwater regulations. However, in the new subarea, stormwater will be mitigated consistent with the current Code requirements. Vice Mayor Lecklider inquired if this application could provide an opportunity to remedy the existing stormwater drainage situation in Subarea B? Ms. Husak responded that she did not believe so, but she would prefer to have the opportunity to discuss it with Engineering. Dublin City Council August 20, 2007 Page 12 Vice Mayor Lecklider responded that the existing drainage issue came up during the review of this application. He has seen photographs of the drain tile feeding into Indian Run. Mrs. Boring asked about the impact of 22 more beds than what was permitted in the original zoning. Ms_ Husak responded that the original zoning limited the total number of units the use could have_ From a financial feasibility standpoint, the applicant indicates he needs the extra units. He could construct 66 units through an amended final development plan, but building the additional 22 units required a rezoning. Mrs. Boring inquired the impact the additional units would have on the site. Would retaining the original concept, which the neighbors had expected, mean that the building would be set back further from the driveway? Would it result in a smaller building? Ms. Husak responded that it would result in a smaller building. Mrs_ Boring inquired why staff recommends deviating from the original zoning. Ms_ Husak responded that staff believed that the applicant addressed the concerns that staff and the residents had voiced and would meet the criteria. Mrs. Boring stated that the impact, however, would be significant. It would put a larger structure on the Red Trabue Reserve. That may have been the original concern and the reason that the total number of units was limited by the rezoning. She does not believe that consideration of financial feasibility is the function of rezoning considerations. Evidently, the Commission went through significant effort to reduce the height of the proposed building. It is unfortunate when a potential buyer makes the effort to check the zoning of the surrounding land and makes a decision based on the existing zoning and expected land use, only to later have the City change the zoning to a more intense use. Mr. Reiner stated that this is a destination location. He does not understand the justification for an eight -foot high sign. He would be interested in knowing the details_ Ms. Husak responded that the original text that staff evaluated actually provided for a sign based on the sign code, which permitted a 15 -foot sign height. Staff requested that the height be reduced to eight feet, consistent with existing signage. The current sign is 5 -6 feet in height. Mr. Reiner inquired if it is a ground sign. Ms. Husak responded that is correct. Mr. Reiner stated that there is no elevation or description of the signage included in the packet materials_ Did the Commission members view the sign? Ms. Husak responded that they did not. Those details are provided with the final development plan. Ms. Salay stated that she is uncomfortable with the fact that many of these details are not presented until the final development plan, which prevents Council from viewing them. She wants to view the entire package. She requested that staff work with the Commission and the applicants so that those details are provided with the rezoning. Fine- tuning of the details can occur with the final development plan. Mr. Reiner inquired if the adjacent parcel is owned by Gorden Farms. Ms. Husak stated the adjacent parcel is City -owned parkland. Mr. Reiner asked exactly where the Gorden Farms property line is — does it extend to the edge of the road? Ms. Husak responded that it runs along their access drive. Mr. Reiner stated that he was concerned about devaluation of the neighboring property by a three -story building sitting 15 feet from the property line. However, the adjacent property owner is in fact the City. He understands why the building has been sited as it has, and the proposed density. It is a good fit located next to an already existing retirement home. However, it is fairly tight development for the site. Is a future expansion of Post Road anticipated? Ms. Husak responded that a future widening of the road is anticipated_ Dublin City Council August 20, 2007 Page 13 Mr. Reiner stated that Dublin has been careful to require sufficient setbacks to place the buildings back from the roads. With the anticipated widening, will there be sufficient land for a bike trail, the landscaping, the buffer and the mounding? Ms. Husak responded that the plans for the Post Road widening and the bikepath have been accounted for with this proposal, and the applicant has worked with Engineering to include the setbacks from the anticipated future right-of-way- Mayor Chin nici-Zu erche r inquired what the ultimate setback would be following the widening of Post Road. Mr. Keenan noted that it appears the parking lot would be impacted. Ms. Husak responded that the parking tot setback is 40 feet from the right -of -way. The building setback is 80 feet_ Mr_ Reiner requested that Ms. Husak indicate where the road widening would impact on this site plan. Ms. Husak responded that there are two dotted lines. One indicates the existing right -of- way; the other indicates the expanded road and right -of -way. Mr_ Hammersmith stated that the dashed lines indicate the right -of -way and the future proposed right -of -way. Setbacks are measured from proposed right -of -way, not improved roadway edge. Mr. Reiner inquired what the current setback requirement is for a building of this size. Ms. Husak responded that the Code requires that the setback be half the width of the right -of -way_ In this case, the right -of -way is 60 feet, so the setback would be 30 feet. Ms. Salay noted that this is a planned district Mr. Reiner noted he now understands what happens to the 100 -foot or 200 -foot setbacks required on major thoroughfares. Mrs. Boring asked about the number of stories in the existing convalarium structure. Ms_ Husak responded that it is 1 -1/2 stories. The existing retirement village is three stories. Mrs. Boring noted that the convalanum is situated near the road; the retirement village is situated further back on the site. Ms. Salay expressed appreciation for the amount of time that has been spent on obtaining a plan acceptable to the neighborhood_ She inquired if the building exterior would be 100 percent stucco. Ms. Husak responded that it is modeled after the existing building, which is primarily stucco with some inlay of brick and stone. Ms. Salay asked if there would be inlays of brick and stone. Ms. Husak responded that, potentially, yes. That would be a final development detail and not included in this packet. Ms_ Salay stated that she prefers the look of more brick and stone and less stucco. Stucco does not age well unless it is extremely well maintained. Even then, it does not provide the character that Dublin is seeking today. She would also be interested in having the existing stormwater situation mitigated with this application_ Having parking lot drainage and rooftop drainage directly into Indian Run is a concern. From the aerial view, it appears that the building is turning its back on the frontage on the corner. She is concerned with the view in regard to the setback. The plan gives her the impression that the building is tightly "shoe horned" onto the site, and she is not comfortable with it. Fifteen feet between houses feels close, but this involves the entrance to one of Dublin's premier parks. She cannot support the application in its current form — with the minimal setback and the fact that the back of the building is turned to the front. She echoes the concerns about the signage height. In addition, the plan recommends a 16 -foot light. Isn't that half the typical light height? Ms. Husak responded that 28 feet is the typical light height. Ms_ Salay noted that she prefers the 16 -foot height, if it provides sufficient lighting in the parking lot. The City's night sky is vanishing. She would also recommend timers for the Dublin City Council August 20, 2007 Page 14 lights. She appreciates the effort invested in this application, but she cannot support it in its present form. Mayor Chinnici - Zuercher stated that she is in agreement with all the concerns expressed. The building does not appear to be coordinated with the existing structure. In viewing the expansion of other retirement facilities, such as Friendship Village, a coordinated look was maintained. The size and location prevent it from feeling part of the surrounding area. She does not recall the details of the original zoning, but she is certain that the size limitations were due to the fact that there was limited property upon which to expand. The current residents of the facility appreciate the greenspace and the pond. The environment plays a critical role in the comfort and health of the residents. This plan seems to diminish that opportunity for the residents. Mayor Chinnici- Zuercher invited the applicant to speak. Ben Hale, 37 W. Broad Street representing the applicant stated that he worked on the original rezoning in 1966. The original proposal for the existing building was four stories. They are coordinating the entry with the existing development with a shared sign for both it does not make a difference if the sign is six feet or eight feet high. The proposed plan will provide an opportunity to the facility that it does not currently have. The existing 134 -unit facility provides a higher level of mobility to the residents, as some have automobiles. The proposed facility will provide a higher level of care -- congregate care, 24 -hour nursing. Currently, when a resident reaches the point at which they need • higher level of care, they must often move off site, away from their friends and perhaps • spouse. The new 24 -hour nursing facility will permit the individual to be moved to a higher level of care but to remain on site with their loved ones and be able to continue their social life. The reason for the significant discussion on building height was an attempt to provide nine -foot ceilings in the new building, consistent with new construction today, and to have sufficient volume in the atrium and dining room. The units in the existing, 37 -foot height facility have seven -foot ceilings. This proposed setback is consistent with the existing convalarium. The existing building does have a large amount of brick and stone, and the applicant has agreed to work with staff to construct a building of similar quality. They believe that the proposed plan better meets the needs of the community. The only alternative would be to build more of what presently exists. Mayor Chinnici - Zuercher responded that Council does not disagree that the higher level of care should be provided. She requested that staff and the applicant work together to address the concerns expressed this evening. There will be a second reading /public hearing at the September 4 Council meeting. Ordinance -07 Rezonin Approximately 5.625 A s Located South of W. ublin- Granville Road at t Terminus of Shapiro Boulevard, from S Suburban Office and In vtipnal District to PUD lapped Unit Deveiaptp t District. (Sunrise Se or wing - Stoneridge Lane ase No. 07 -034Z) Ms. Salay introduced th rdinance. Mrs. Husak stated th this is a request to rezon ie acreage from SO, Su rban Office and Institutional rict to PUD, Planned Uni evelopment District. Th roposed PUD zoning allows r a 66,000- square -foot a isted living facility and a additional 34,000 square fee office /institutional use. _e Planning and Zonin ommission voted to recomm d approval of this rezoni on July 12, 2007 with f r conditions, which are provi in the meeting Reco of Action. The Sunrise enior Living developmen i e mpassing 5.625 acres, acated o in the eastern se on of the City, suth of st ublin- Granville Road, a e terminus of Shamroc oulevard. Ms. Husak wed aerials of the surround' zonings. To the north i ie recently approved dev opment, Shamrock Crossin Council also recently ap ved the extension of Sto ridge Lane to the north of slte. The Shamrock Cr ing concept plan, which s reviewed by Council, inclu d this site in their propos . The formal rezoning for arnrock Crossing did not in a this site. The applica s proposing to create two areas -- Subarea A to the t and Subarea B to the a t. Subarea A would be prised of approximately four res with access from th erminus of Shamrock Bo vard as it currently exist . T proposed 66,000 squar eet assisted living facility vebutd be located to the a of W) UOIIt fl lend Use and LM9 Range rlonning 5870 Shiar -Rings Road WV, Ohio 4301 o- 12M Pnone/tDD:114.aID -460D rox:6 4- 410-4741 Web Site: w.wetlubtin.oh.vs CITY COUNCIL (FIRST READING) CITY COUNCIL (PUBLIC HEARING) CITY COUNCIL ACTION NOTE: Applicants are highly encouraged to contact Land Use and Long Range Planning for assistance and to discuss the Rezoning process prior to submitting a formal application. FOR OFFICE USE ONLY: Amount Received: 20 • °' Receipt No: .- _le266 Type of Request: Application No: 06 -138Z MIS Fee No: EXHIBIT "B's REZONING APPLICATION (Code Section 153.234) TO EXPIRE ORDINANCE NUMBER P&Z Date(s): I -12 -o1 Date Received: 10 P &Z Action: Received By hl © S, E, W (Circle) Side of: - - - - 'os+ -- ea- - -- - - Distance from Nearest Intersection: FEET, N, S, E, 0 (Circle) from Nearest Intersection bofl_ -_ - - - - Nearest Intersection: AND A vtry L1v jrQeW POs} PLEASE CHECK THE TYPE OF APPLICATION: PD Preliminary Development Plan (Section 153.053) 1 Other (Please Describe)1/NN Property Address: -- — & LI -70_ Tax ID /Parcel Number(s): Existing Land Use Development: Parcel Size: (Acres) Proposed Land Use Development: I pl/iD - ¢ S.SlS4 tol hvl., u�sin how,' _ Existing Zoning District: }-� Requested Zoning District: Total Ae�(eslt9 re f Rio LI l� I� D 1�UD LAND USE & 1 � 707 Paqe 1 of 5 State briefly how the proposed zoning and development relates to the existing and potential future land use character of the vicinity: W e, 4rt,�c0F0stw) a 10 \=VA L v; vw vau 4to -� Q.-c ce eS5 \ av\�k ta iti aslvin� �r 4�A State briefly how the proposed zoning and development relates to the Dublin Community Plan and, if applicable, how the proposed rezoning meets the criteria for Planned Districts (Section 153.052(6)]: O AA151IC:.. v i 't� " " .c�t\t� -12Z �'Z J2c¢.w� a-V1c� QAtt v, acx V�ir,ouS 52�u " v<<e s. 1�`�/nosL Aez\r'U \ �2v - tuinn� HAS A PREVIOUS APPLICATION TO REZONE THE PROPERTY BEEN DENIED BY CITY COUNCIL WITHIN THE LAST TWELVE MONTHS? 1.� ,A ❑ YES KNO If yes, list when and state the basis for reconsideration as noted by Section 153.234(Ax3): I v J A IF A PLANNED DISTRICT IS REQUESTED, IS A PRELIMINARY DEVELOPMENT PLAN ATTACHED? IF A PLANNED DISTRICT 1S REQUESTED, IS THE PROPOSED DEVELOPMENT TEXT ATTACHED? *YES O NO ❑ YES ❑ NO . - on.rgi ;'y.pn::em,7 Page 2 of 5 IV. PLEASE SUBMIT THE FOLLOWING FOR INITIAL STAFF REVIEW: Please submit large (24x36) and small (11x17) sets of plans. Staff may later request plans that incorporate review comments. Fourteen (14) additional copies of revised submittals are required for the Planning and in] IN 0 0 TWO (2) ORIGINAL SIGNED AND NOTARIZED APPLICATIONS AND THIRTEEN (13) COPIES Please notarize agent authorization, if necessary. FOURTEEN (14) COPIES OF A LEGAL DESCRIPTION OF THE PROPERTY FOURTEEN (14) TAX PARCEL ID MAPS indicating property owners and parcel numbers for all parcels within 500 feet of the site. TEN (10) SCALED, SITEISTAKING PLANS SHOWING: a. North arrow and bar scale. b. Location, size and dimensions of all existing and proposed conditions and structures (significant natural features, landscaping, structures, additions, decks, access ways, parking). c. Proposed Uses (Regional transportation system, densities, number of dwellings, building/ and types, square foolages, parking, open space, etc.). d. Size of the site in acresrsquare feel. e. All property lines, setbacks, street centerlines, rights -ot -way, easernenls, and other information related to the site. f. Existing and proposed zoning district boundaries. g. Use of land and location of structures on adjacent properties. IF APPLICABLE, TEN (10) COPIES OF THE FOLLOWING SCALED PLANS: a. Grading Plan. b. Landscaping Plan. c. Lighting Plan. d. Utility and/or Siormwater Plan. e. Tree Survey, Tree Preservation and Tree Replacemeni Plans. IF APPLICABLE, TEN (10) COPIES OF SCALED, ARCHITECTURAL ELEVA71ONS with proposed colors and materials noted. IF APPLICABLE, FOUR (4) COPIES OF SCALED DRAWINGS INDICATING: a. Location of signs and sign type (wall, ground, projecting, or window). b. Sign dimensions, including letter sizes and proposed distance from sign to grade. c. Copy layout and lettering styles (fonts) of signage. d. Materials and manufacturer to be used in fabrication. e. Total area of sign face (including frame). I. Type of illumination. MATERIALICOLOR SAMPLES (swatches, photos, plans, or product specifications). Include manufacturer name and number. V. CONTIGUOUS PROPERTY OWNERS: Please ahach additional sheets if necessary It is the policy of the City of Dublin to notify surrounding property owners of pending applications under public review. List all neighboring property owners with 300 fee o f the perimeter of t h e property based on the Co unty Au current tax list. Electronic copies of lists are encou PROPERTY OWNER MAILING ADDRESS CITY /STATEIZIP CODE (not Mortgage Comp any or Ta Serv j I i i i i i„ i, Page 3of5 VI. AUTHORIZATION TO VISIT THE PROPERTY: Site visits to the property by City representatives are essential to process this application. The Owner /Applicant, as notarized below, hereby authorizes City representatives to visit, photograph and post a notice on the property described in this application. VII. UTILITY DISCLAIMER: The City of Dublin will make every effort to provide essential services 10 the property as needed. However, the rapid growth of the City of Dublin and surrounding vicinities has stretched the City's capacity to provide these services to the limit. As such, the City of Dublin may be unable to make all or part of said facilities available to the applicant until some further date. The Owner /Applicant acknowledges the approval of this request for rezoning by the Dublin Planning and Zoning Commission and /or Dublin City Council does not constitute a guarantee or binding commitment that the City of Dublin will be able to provide essential services such as water and sewer facilities when needed by the said Owner /Applicant. Vlll. PROPERTY OWNER /APPLICANT INFORMATION: This section must be Current Property Owner /Applicant: ` s CAht rns� "�� V V>n N Mailing Address: ' I O (Street. City, State, Zip Code) !J j Q "7 2 Daytime Telephone: 9 1 0 5 / — �00 Fax: Email or Alternate Contact Wormalion: Page 4 of 5 IX. 9/8 °5°!2^ ofo 2 I g/6 o 592• ocoq Email or Alternate Contact Information: [JA it/ eV- � K rc1n ;�cc-4-S , colon rccrmaacm i vu tvc a ur uvvncrc: rlease complete n appucaole. Allacn additional sneets for multiple representatives. Representative: I II (Tenant, Architect, Designer, Contractor, etc.) Mailing Address: (� (Street, City, State, Zip Code) 2., , S�� , O t 5� O ' 0 3 Daytime Telephone: Fax: Who is the PRIMARY CONTACT PERSON for this application? L" i A ) . I I eT-- X. AUTHORIZATION FOR OWNER'S matters pertaining to the processing an approval of this agreements made by the designated representative. the owner, hereby authorize to act as my representative(s) in all agree to be bound by all representations and Signature of Current Property Subscribed and swom to before me this 2L day of State of -- �M''`rA 4 County of Notary Date: r r .?q 1;Z e64 '_Yl • .N.'t. 04009 EXPIRES ,10181 X. APPLICANT'S the contents of this application. The information contained ii respects true and correct, to the best of my knowledge and Signature of Owner or Authorized Representative: the owner or authorized representative, ha4leW rsaand ad exhibits and other information submitted is complete and in all Date: � /�� Subscribed and sw to before me this ��"' day of .20 Stale of Gi l l � SI�SY / 1� � 1 Ql ' County of /l. /� ✓ Notary Publi SHP/ "" NOTE: THE PRIMARY CONTACT PERSON WILL RECEIVE A FACSIMILE CONFIRMING RECEIPT OF 0400915 EXPIRES 10/8/08 Page 5 of 5 OWNER AUTHORIZATION I, ��t 0. Ao gv,r in my capacity as Af V y � for Dublin Senior Community DRV, LLC (the "Owner "), the owner of real property known as Franklin County Parcel Identification Number 273 - 003959, which is generally located approximately 1500 feet to the west of the intersection of Post Road and Avery Road in Dublin, Ohio (the "Property "), hereby grants to attorney Ben W. Hale, Jr. of the law firm of Smith & Hale and the attorneys employed with that firm (the "Agents ") permission and authority to act as the Owner's representative in all matters pertaining to the rezoning of and development plan approval process for said Property in accordance with all requirements of the City of Dublin, Ohio or any other applicable authority. I agree to be bound by all representations and agreements made by the Agents in this regard. By: � Print Name: v� Title: In C11 v STATE OF l_xr-ta,� C COUNTY OF [ Q'Vvq : SS Before me, a Notary Public, personally came Dublin Senior Community DRV, LLC, by 'cn�.� U. 77w�ra S , its _ J�a, who acknowledged the foregoing Affidavit as his /her voluntary act and'deed on behalf of the limited liability company. In witness whereof, I have hereunto subscribed my name and affixed my seal on this day of 1 2007. No ry Public No. ' 04009155 EXPIRES ,10/8/08 F. i.in o I �0" FEB 0 5 2007 06 - 13 , T7- CITY OF DUBLIN LAND USE & LONG RANGE PLANNING ARCHITEC -PLANNING -DESIGN TULSA•NEVe CORK SUITE 500 r 918 592 0645 TULSA OK 74103 www.ksgarchitects.com Description of 13.707 Acres of Land Situated in the State of Ohio, County of Franklin, Village of Dublin, and being part of William Burkadale Virginia Military Survey Number 3452, and being all out of the 61.25 acre tract of land conveyed to Patrick M. Grabill and Company. Trusted by official record 08498007, at the Franklin County Recorder's Office, Franklin County, Ohio and being more particularly described as follows: Beginning for references at a railroad spike, said spike being located at the point of interaction of the centerline of Avery Road with the centerline of poor Road; Thence South 87 56', 09" West along the centerline of said Post Road, a distance of 358.77 feet to the railroad spike; Thence continuing along said centerline of Post Road South 89 36', 32" West a distance of 669.53 feet to a railroad spike, said spike being located at the most Southwesterly corner of a 1.383 acre tract of land conveyed to Glen W. Clark by deed of record in Dead Book 3781, Page 429; Thence North 88 04" west continuing along said centerline a distance of 552.00 feet to the railroad spike, said spike being located at the True Point of Beginning. Thence North 080,31', 04" West a distance of 252.00 feet to an iron pin: Thence North 52 28', 56" East a distance of 402.00 feet to an iron pin: Thence North 08 22', oo" East a distance of 198.48 feet to an iron pin: Thence North 74 48,10" West a distance of 118.05 feet to an iron pin: Thence North 17°, 28', 05" West a distance of 149.91 feet to an iron pin: Thence North 75 °,19', 25' West a distance of 303.92 feet to an iron pin: Thence South 490, 01', 38" West a distance of 513.05 feet to a point: Thence South 89 36', 31" West a distance of 112.73 feet to a point: Thence South o7°, 00', 47" East a distance of 602.62 feet to a point, said point being located in the said centerline of Post Road: Thence South 88 °,11', 54" East along said centerline of Post Road a distance of 215.61 feet to a nail: Thence South 88 31',4" East continuing along said centerline of Post Road a distance Of 355.12 feet to the True Point of Beginning and containing 13.707 acres of land more or less. Subject to all easement restrictions and right -of -way of previous record. (if any) RECEIVED JAN 0 2007 'L � CI49F D BLIN r LAND USE & LONG RANGE PLANNING KSQ KSQ ARCHITECTS, PC Parcel Tax IDs Property Owners within 500 ft of Parcel 273- 003959 273 - 000378 Northwest Presbyterian 273 - 001900 Perimeter West, LLC 273 - 004615 Russo, John M Jr. 273 - 004616 Bashaw, Donald E. 273- 004617 Fowler, James K. 273 - 004622 Ahrns, Thomas J. and Ann M. 273 - 004623 Ber dall, Costello 273 - 004624 Willamson, Mark R. 273 - 004625 Hausfield, James M. 273- 004648 Everhart, Richard S. FILE F- 273-004649 Sabers, Robert J. and Laura M. 273 - 004650 Maniar, Sameep D. 273 - 004651 Easte , Roger A. 273 - 004652 Meddock, Shawn P. _ 273- 005937 Lehr, Carol S. Tr 273 - 009359 City of Dublin 273 - 011308 Avery Perimeter, LLC 273- 011343 JEK Management, LTD. - 273- 011344 OSU Eye Physicians 273- 011547 6600 Perimeter Drive, LLC iANGE PLANNING Parcel Tax IDs Owners within 300 ft of Parcel 273- 003959 Parcel Owners' Mailing Address 273 - 003960 Village of Dublin 5800 Shier-Rings Rd, Dublin, OH 43016 -1236 273 - 003961 Village of Dublin 273 - 003962 Village of Dublin 273- 003963 Village of Dublin 273 - 003964 Village of Dublin 273 - 004286 Dublin Geriatric Care Cc 6430 Post Rd, Dublin OH 43016 273 - 004618 David, Richard and Jenny 6395 New ran a Dr, Dublin, OH 43016 273 - 004619 Staufenber , Donald J. 6407 New ran a Dr, Dublin, OH 43016 273- 004620 Reinhart, Rodd A. 6417 New ran a Dr, Dublin, OH 43016 273 - 004621 Colwell, Michael E. 6423 New ran a Dr, Dublin, OH 43016 273 - 005027 City of Dublin 5800 Shier-Rings Rd, Dublin, OH 43016 -1236 273 - 007471 Presbyterian Church In 6400 Post Rd, Dublin, 01-143016-1226 273 - 009357 City of Dublin 273- 011552 Gorden Farms Conversion 6957 Old Bridge Lane W, Dublin, OH 43016 273 - 012055 l Perimeter Mob, LLC 1533 Lacke, Columbus, 01-143204 273 - 012056 6455 Post Road, LLC 456 W 10th Ave, Rm 5805, Columbus, OH 43210 273- 012124 BDB Perimeter, LLC 6600 Perimeter Dr, Ste 100, Columbus, 01-143126 m= o w L C QJ H = L •' 0 • d 'a H 67 M+ CO) CO) CO) a _ a 0 <4 RSpMMIECIS.K 4K10[(lYR'MNi:f'E®31 iLLL.XAV MK � Sttmnm fi. ML SM PION .� TAX PARCELID PROPOSED TEXT REVISED BASED ON PZC COMMENTS POST ROAD RLTIRUMENT VILLAGE PUD Dublin Senior Community DRV, LLC August 1, 2007 INTRODUCTION The subject property consists of 13.707± acres located approximately 1500 feet to the west of the intersection of Post Road and Avery Road. Approximately twenty years ago, the Indian Ridge PUD was approved to allow for a 200 unit senior independent living facility (the "Retirement Village "), a 100 unit senior nursing care facility (the "Convalarium "), a residential subdivision, and the creation of M.L. "Red" Trabue Park. The current preliminary development plan that is being brought forth for review includes the property on which the Retirement Village is located. This proposal will permit the Retirement Village to remain in its present form (with a maximum of 134 units, or 66 units less than permitted under the current zoning) and will also provide for an 88 -unit senior assisted living facility ( "Assisted Living Facility ") on the western side of the property. Off -Site Nursing Care Facility ( "Convalarium ") The existing and proposed senior care uses on and near the subject site are complimentary and represent different levels of support and care. The Convalarium to the east of the subject property, which is not owned or operated by the applicant or its affiliates, is a prototypical nursing home that provides skilled nursing care services on a 24 -hour basis and is designed for people of any age who are no longer able to care for or participate in caring for themselves. These individuals may require special supervision as well as nursing care or rehabilitative procedures. These procedures require the professional skills of a registered or a licensed practical nurse, including administering and monitoring medications, injections, catheterizations, and similar procedures ordered by the attending physician. Post - hospital stroke, heart or orthopedic care services are available, as well as related services such as physical, occupational, and speech therapy, dental services, dietary consultation, and laboratory and x -ray services. Independent Living Facility ( "Retirement Village ") The existing Retirement Village found on the subject site represents the opposite end of the senior care spectrum and allows more mobile seniors (over age 55) to live independently in individual, fully- equipped apartments that are rented on a month -to -month basis. Monthly charges include rent and support services. These support services include such things as meals, housekeeping, transportation, activity programs, maintenance, and concierge services. In addition, a staff person is available 24 -hours a day to summon emergency assistance if needed. Individuals living in the Retirement Village community require limited to no assistance with personal care or activities of daily living. Residents are also able to utilize home care services if needed. Some, but not all, of the residents of the Retirement Village are able to drive automobiles and may keep them on the site. PROPOSED TEXT REVISED BASED ON PZC COMMENTS Assisted Living Facility This preliminary development plan introduces a third senior care component to the area, which is to be located on the western edge of the subject property. The Assisted Living Facility will provide an intermediate level of care to seniors over the age of 55 by promoting maximum independence for each resident through a combination of supportive services and personal care assistance in a home -like setting. The intent behind this project is to fill a need for those seniors that have a lessened ability to function independently but are not yet ready for more skilled nursing care. In general terms, the Assisted Living Facility will provide assistance with daily living activities such as mobility, bathing, dressing, toileting and personal hygiene, three meals a day and assistance with eating, health care monitoring, supervision of self - administration of medications, laundry service, housekeeping and maintenance, and socialization and activity programs. These residents will not have their own automobiles and are unlikely to leave the facility on a frequent basis. Staff will be available 24 hours a day at the Assisted Living Facility to assist with all of the above - mentioned services. In this setting residents are semi - independent physically or mentally or are frail persons who need frequent assistance. Individuals experiencing lapses in memory or who may frequently feel confused, including patients with Alzheimer's disease or other forms of dementia, may be included in this group. Such a facility plays an important role because it promotes independence by meeting residents' supportive needs while preventing inappropriate institutionalization. It will provide an alternative to nursing facility care that is both less expensive and less restrictive. Site Plan The preliminary development plan and associated development standards in this text serve to create two distinct subareas. Subarea A is to consist of 5.330± acres to be found on the extreme western and northern sections of the property. This subarea shall provide for the development of an Assisted Living Facility and the maintenance of significant amounts of private open space. Subarea B shall include the remainder of the site (8.377± acres) and encompasses the existing Retirement Village and portions of private recreational /open space to the north of the building. SUBAREA A 1. Description: Subarea A encompasses 5.330± acres found on the western and northern portions of the development site. 11. Development Standards: All development within Subarea A shall comply with the design guidelines of the standards set forth in this text. In the event that a development concern is not addressed in this document, the provisions of Chapter 153 of the City of Dublin Code shall apply. III. Permitted Uses: Permitted uses in Subarea A shall include senior care assisted living facilities and related ancillary and accessory uses. IV. Density: The Assisted Living Facility shall consist of a maximum total of ninety five thousand (95,000) square feet. This facility shall be limited to a maximum of eighty -eight (88) units. PROPOSED TEXT REVISED BASED ON PZC COMMENTS V. Setback Requirements: 1. Along Post Road, the minimum pavement setback shall be forty (40) feet from the right - of -way and the minimum building setback shall be eighty -six (86) feet from the right -of- way. 2. There shall be a minimum building and pavement setback of fifteen (15) feet from the western boundary of Subarea A. 3. There shall be a minimum building setback of twenty (20) feet and a zero (0) pavement setback from the shared boundary between Subareas A and B. 4. All buildings and pavement shall be constructed outside of the floodway (as defined in Dublin Code Section 153.111) for South Fork Indian Run Creek plus twenty (20) feet. 5. The construction of any buildings or pavement (other than paved leisure trails, landscape features, or recreational structures) shall not be permitted to the north of South Fork Indian Run Creek. 6. Setbacks from any perimeter boundaries not specified herein shall be in accordance with the City of Dublin Code. V1. Height Requirements: The Assisted Living Facility shall have a maximum height of thirty - five (35) feet as measured per the City of Dublin Code and shall not be more than three (3) stories in appearance. VII. Parking and Loading 1. Unless otherwise stated herein or otherwise depicted on the preliminary development plan, all parking and loading shall be regulated by City of Dublin Code Section 153.200 et seq. 2. Pursuant to Dublin Code Section 153.212, required parking for the Assisted Living Facility use is calculated at the rate of one(]) parking space per six (6) beds plus one (1) parking space for each employee on the largest work shift. Using this formula, the eighty -eight (88) beds in the facility yield a parking requirement of fifteen (15) spaces. It is projected that the largest shift at the facility will include ten (10) employees, creating the requirement to provide ten (10) additional spaces, for a total of twenty -five (25) required parking spaces in association with the Assisted Living Facility use. Therefore, a minimum of twenty -five (25) parking spaces shall be required in Subarea A, unless otherwise requested and approved in a final development plan or amended final development plan application for this subarea. 3. Service courts and loading docks shall be screened from off -site view by stone or brick walls. VIII. Circulation: 1. Vehicular access to and from the PUD shall be from a single full movement curbcut along Post Road. The owner(s) of the property within the PUD shall be required to execute and maintain an agreement permitting vehicular and pedestrian cross access PROPOSED TEXT REVISED BASED ON PZC COMMENTS between Subareas A and B and serving to allow vehicular ingress and egress to and from Subarea A via the curbcut along Post Road. 2. No vehicular access shall be permitted from the private drive located immediately to the west of and adjacent to Subarea A. 3. The owner of property within Subarea A shall dedicate right -of -way to the city along the north side of Post Road at a distance equal to thirty (30) feet from the centerline of that roadway. 4. A bikepath or sidewalk shall be provided along the Post Road frontage in accordance the specifications of the City of Dublin Code as determined at the time of final development plan. The applicant will work with staff on issues relating to the costs and specifications for the construction of the bikepath or sidewalk. Paved private leisure paths exist and shall be permitted to the north of South Fork Indian Run Creek. Final locations of all bikepaths and sidewalks shall be approved as a part of the final development plan. 5. Private vehicular service drives shall be provided in the approximate locations shown on the preliminary development plan. These drives shall be located in accordance with that which is approved as a part of the final development plan for this subarea and shall be installed in accordance with the specifications and standards of the City of Dublin Code. IX. Waste and Refuse; Screening: 1. All waste and refuse shall be placed in containers and shall be fully screened from view by a brick or stone wall in accordance with the City of Dublin Code. Such walls shall be constructed with materials that are harmonious with the architecture of the nearest primary structure on the site. 2. Mechanical equipment or other utility hardware on the roof, ground, or buildings shall be screened from public view with materials harmonious to the nearest building on the site. X. Landscaping/Open Space: I . Except as otherwise stated herein, landscaping shall conform to the Dublin Landscape Code, Section 153.130 et seq. 2. A landscaping plan for the development of Subarea A shall be submitted to the Planning Commission as a part of the final development plan. Landscaping shall be in accordance with that which is approved as a part of the final development plan. 3. A landscaped earth mound shall be installed and maintained along Post Road. This mound shall have a minimum height of four (4) feet and a maximum height of seven (7) feet as measured from the top of the adjacent curb and shall vary in height along this frontage. Landscaping on and near the mounded area shall be complimentary to the existing landscaping found in the adjacent Subarea B. 4. All areas north of the South Fork Indian Run Creek shall be used exclusively as private open space and recreational areas. PROPOSED TEXT REVISED BASED ON PZC COMMENTS 5. As a part of the previous zoning of a larger PUD that included the property found within Subarea A, the current property owner's predecessor in interest dedicated a significant amount of property to the City of Dublin that is now known as M.L. "Red" Trabue Park. This previous transfer satisfies the parkland dedication requirements with respect to this property and no additional dedication of property shall be required in conjunction with this application. XI. Lighting: 1. Except as otherwise stated herein, lighting shall conform to the Dublin Exterior Lighting Guidelines. 2. A lighting plan shall be submitted for review by the Planning Commission at the time of final development plan. Lighting shall be provided in accordance with that which is approved as a part of the final development plan. 3. All lighting shall be cut- off type fixtures (down - lighting). All external outdoor lighting fixtures shall be of a similar type to ensure aesthetic compatibility. All light poles shall be of wood or metal that is painted black, brown, or bronze. 4. Light poles shall be limited to a maximum of sixteen (16) feet in height. XII. Architecture: 1. The Assisted Living Facility shall be subject to the following architectural standards: a. All building materials shall be earthtone in color b. Architecture in this subarea shall be of a high quality design and finish, shall be residential in style, and shall be complimentary to that which is currently found on the existing facility located within this PUD. c. The basic building materials for the Assisted Living Facility shall consist of brick, stone, stucco, or any combination thereof. Trim materials shall meet the requirements of the City of Dublin Code. d. Building materials shall be used consistently on all sides of the building XIII. Signage: 1. Except as otherwise stated herein, siguage shall conform with the City of Dublin Sign Code, Section 153.150 et seq. 2. Signage for the Assisted Living Facility shall be permitted under one of the following alternatives: a. Signage shall conform to the provisions of the City of Dublin Sign Code; or b. In lieu of siguage in accordance with the City of Dublin Sign Code, the Assisted Living Facility shall be permitted to locate a single off - premises ground identification sign at the Post Road curbcut, provided that this ground sign also PROPOSED TEXT REVISED BASED ON PZC COMMENTS identifies the user in Subarea B, does not exceed fifty (50) square feet in area, and does not exceed (8) feet in height, as measured per Code. 3. A signage and graphics plan for Subarea A shall be submitted to the Planning Commission as a part of the final development plan. Signage and graphics shall be in accordance with that which is approved as a part of the final development plan. XIV. Maintenance All buildings, structures, fences paved areas, landscaped areas and other improvements shall at all times be kept in good condition and repair and with a clean and sightly appearance. Landscaped areas shall be maintained with materials specified in the landscape plan and in a healthy living state, and shall be mowed, pruned, watered and otherwise maintained as appropriate. There shall be provided, and kept in good working order, trash compactors and /or depositories at approved locations which shall be emptied prior to becoming full and a pest and rodent control program shall be provided if necessary. Tenants will be required to deposit trash only in said compactors or depositories and said properties shall be kept free of litter under all reasonable conditions. All Signage shall be kept in good repair. Lighting, painting, and associated materials on signage shall be kept in a continuously upgraded condition. SUBAREA B I. Description: Subarea B consists of 8.377E acres found on the southern, central, and eastern portions of the development site. I1. Development Standards: A final development plan for the existing use found in Subarea B has previously been approved and the existing development is in compliance with all applicable development standards. The intent in this subarea is to allow development to remain as it currently exists, to provide standards for application to any future changes on the site, and to provide revised provisions to accommodate the development proposed within Subarea A. All future development within Subarea B shall comply with the design guidelines of the standards set forth in this text. In the event that a development concern is not addressed in this document, the provisions of Chapter 153 of the City of Dublin Code shall apply. 111. Permitted Uses: Permitted uses in Subarea B shall include senior independent living facilities and ancillary and accessory uses. IV. Density: The Retirement Village shall consist of a maximum total of one hundred forty - seven thousand five hundred (147,500) square feet. This facility shall be limited to a maximum of one hundred thirty -four (134) units. V. Setback Requirements: 1. Along Post Road, the minimum pavement setback shall be forty (40) feet from the right - of -way and the minimum building setback shall be one hundred twenty -five (125) feet from the right -of -way. 2. There shall be a minimum building setback of thirty (30) feet and a zero (0) pavement setback along the shared boundary between Subareas A and B. 6 PROPOSED TEXT REVISED BASED ON PZC COMMENTS 3. ']'here shall be a minimum building setback of thirty (30) feet from the shared property line between Subarea B and the adjacent parcel to the east that includes the Convalarium. The minimum pavement setback from this shared property line shall be zero (0). 4. All buildings and pavement shall be located outside of the floodway (as defined in Dublin Code Section 153.1 1 1) for South Fork Indian Run Creek plus twenty (20) feet, except that portions of buildings and pavement may be permitted to remain within this setback in the locations shown on the preliminary development plan. 5. Setbacks from any perimeter boundaries not specified herein shall be in accordance with the City of Dublin Code. 6. The construction of any buildings or pavement (other than paved leisure trails, landscape features, or recreational structures) shall not be permitted to the north of South Fork Indian Run Creek. VI. Height Requirements: The Independent Living Facility shall have a maximum height of thirty -seven (37) feet (in accordance with existing conditions) as measured per the City of Dublin Code and shall not be more than three (3) stories in appearance. VII. Parkingy and Loading: 1. Unless otherwise stated herein or otherwise depicted on the preliminary development plan, all parking and loading shall be regulated by Dublin Code Section 153.200 et seq. 2. A minimum of one hundred two (102) parking spaces shall be required within Subarea B, unless otherwise requested and approved as a part of a final development plan or amended final development plan application for this subarea. 3. Service courts and loading docks shall be screened from all sides by landscaping, mounding, or walls. VIII. Circulation: 1. Vehicular access to and from the PUD shall be from a single full movement curbcut along Post Road. The owner(s) of the property within the PUD shall be required to execute and maintain an agreement permitting vehicular and pedestrian cross access between Subareas A and B and serving to allow vehicular ingress and egress to and from Subarea A via the curbcut along Post Road. 2. The owner of property within Subarea B shall dedicate right- of-way to the city along the north side of Post Road at a distance equal to thirty (30) feet from the centerline of that roadway. 3. A bikepath or sidewalk shall be provided along the Post Road frontage in accordance the specifications of the City of Dublin Code as determined at the time of final development plan. The applicant will work with staff on issues relating to the costs and specifications for the construction of the bikepath or sidewalk. Paved private leisure paths exist and shall be permitted to the north of South Fork Indian Run Creek. Final locations of all bikepaths and sidewalks shall be approved as a pail of the final development plan. PROPOSED TEXT REVISED BASED ON PZC COMMENTS 4. Private vehicular service drives currently exist in the locations shown on the preliminary development plan. These drives may be expanded from their current sizes as approximately illustrated on the preliminary development plan and approved as a part of the final development plan. Private drives shall be installed and maintained in accordance with the specifications and standards of the City of Dublin Code. IX. Waste and Refuse; Screening: All dumpsters shall be enclosed within a four -sided enclosure of wood, stone, brick, or stucco. All enclosures shall be of the same architectural materials as the main structure in the subarea and shall conform to all building setback requirements. X. Landscaping: 1. Except as otherwise stated herein, landscaping shall conform to the City of Dublin Landscape Code, Section 153.130 ct seq. 2. Landscaping shall remain as it currently exists within Subarea B. Any future changes to landscaping in this subarea shall be made in accordance with the City of Dublin Landscape Code, 3. A landscaped earth mound shall be maintained along Post Road. This mound shall have a minimum height of three (3) feet and a maximum height of seven (7) feet as measured from the top of the adjacent curb and shall vary in height along this frontage. Evergreen, deciduous, and ornamental trees shall be maintained along the Post Road frontage to accent the mounding. The quantity of material shall equal an average of one (1) tree per twelve (12) lineal feet of frontage. Plant material shall be grouped rather than equally spaced. The mininnun size of plant material at the time of installation or replacement shall be six (6) to eight (8) feet in height for evergreens, two (2) to two and one half (2'/2) inches in caliper for deciduous trees, and one (1) to one and one half (I ' /2) inches in caliper for ornamental trees. 4. All areas north of the South Fork Indian Run Creek shall be used exclusively as private open space and recreational areas. As a part of the previous zoning of a larger PUD that included the property found within Subarea B, the current property owner's predecessor in interest dedicated a significant amount of property to the City of Dublin that is now known as M.L. "Red" Trabue Park. This previous transfer satisfies the parkland dedication requirements with respect to this property and as such no additional dedication of property is required in conjunction with this application. XI. Lighting 1. Lighting within Subarea B shall remain as it currently exists. Any future changes to lighting within this subarea shall conform to the Dublin Exterior Lighting Guidelines. 2. All lighting shall be cut -off type fixtures (down - lighting). All external outdoor lighting fixtures shall be of a similar type to ensure aesthetic compatibility. All light poles shall be of wood or metal that is painted black, brown, or bronze. Light poles shall be limited to a maximum of twenty -four (24) feet in height. PROPOSED TEXT REVISED BASED ON PZC COMMENTS XII. A rchitecture: 1. The Retirement Village facility shall employ the same architecture that exists or has been approved by the City of Dublin prior to the effective date of this preliminary development plan. 2. In keeping with the residential framework of the area, all architecture shall be of a residential character and constructed of natural materials such as stone, brick, wood, and stucco. All buildings shall be of the same finished quality on all four sides. Stone or brick accents will be integrated into the building. XIII. Si rage; 1. Except as otherwise stated herein, signage shall conform with the Dublin Sign Code, Section 153.150 et seq. 2. Signage for this subarea shall be in accordance with the signage that currently exists on that portion of the PUD unless otherwise requested by the developer and approved by the Planning Commission at the time of final development plan. Permitted ground signage near the curbcut along Post Road may identify the users of both Subarea A and Subarea 13, provided that such a sign does not exceed fifty (50) square feet in area and (8) feet in height as measured per Code. XIV. Maintenance: All buildings, structures, fences paved areas, landscaped areas and other improvements shall at all times be kept in good condition and repair and with a clean and sightly appearance. Landscaped areas shall be maintained with materials specified in the landscape plan and in a healthy living state, and shall be mowed, pruned, watered and otherwise maintained as appropriate. There shall be provided, and kept in good working order, trash compactors and /or depositories at approved locations which shall be emptied prior to becoming full and a pest and rodent control program shall be provided if necessary. Tenants will be required to deposit trash only in said compactors or depositories and said properties shall be kept free of litter under all reasonable conditions. All signage shall be kept in good repair. Lighting, painting, and associated materials on signage shall be kept in a continuously upgraded condition. Senior Slat Post Road text(6) (alu) (7/31/07) , o s Land Use and Long Range Planning 5800 Shier-Rings Road Dublin, Ohio 43016 -1236 Phone: 614.410.4600 Fax: 614- 4104747 Web Site: wmsluhhn.oh.us PLANNING AND ZONING COMMISSION RECORD OF ACTION July 12, 2007 The Planning and Zoning Commission tools the following action at this meeting: 2. Senior Star Living 6480 Post Road 06 -138Z Rezoning /Preliminary Development Plan Proposal: A 95,000- square -foot assisted living facility accommodating 88 units; for property located on the north side of Post Road adjacent to the M.L. "Red" Trabue Nature Preserve. Request: Review and approval of a rezoning/preliminary development plan under the Planned District provisions of Code Section 153.050. Applicant: John Dobbs, Senior Star Living; represented by Ben W. Hale, Jr. and Aaron L. Underhill, Smith and Hale and Levi Miller, KSQ Architects. Planning Contact: Claudia D. Husak, AICP, Planner (614)410- 4675,chusak @dublin.oh.us MOTION: To approve this Rezoning /Preliminary Development Plan application because it meets the criteria set forth in Code Section 153.050 and the ten Land Use Principles, with nine conditions: 1) That the applicant dedicate all rights -of -way necessary to comply with the Thoroughfare Plan; 2) That the plans be revised to indicate a bikepath along the Post Road frontage in accordance with the specifications of the City of Dublin; 3) That the applicant work with Engineering on the location of the bikepath and provide all necessary permanent and temporary easements as required on the construction drawings for Avery- Muirfield Drive /Post Road improvements; 4) That the applicant apply for a Special Flood Hazard Area Development Permit and pay the associated fee, prior to the issuance of building permits; 5) That the applicant finalize the Ohio Phone easement reduction, prior to filing a final development plan application; Page 1 of 2 PLANNING AND ZONING COMMISSION RECORD OF ACTION July 12, 2007 2. Senior Star Living 6480 Post Road 06 -138Z Rezoning /Preliminary Development Plan 6) That the text be revised to limit the size of a joint identification sign to 50 square feet and the height to eight feet; 7) That the findings of the traffic study be finalized, prior to submitting for final development plan approval; 8) That the applicant submit turn lane plans prior to or in conjunction with the building permit submittal; and 9) That the text be revised to eliminate fencing as a screening option in favor of brick or stone walls. * Ben W. Hale, Jr., on behalf of the applicant agreed to the above conditions. VOTE: 6-0. RESULT: This Rezoning/Preliminary Development Plan application was approved. STAFF CERTIFICATION eel"OI AO Al-f4j Claudia D. Husak, AICP Planner Page 2 of 2 2. Senior Star Living 6480 Post Road 06 -138Z Rezoning/Preliminary Development Plan Claudia Husak said this was a request for review and approval of a rezoning/preliminary development plan for a 95,000- square -foot assisted living facility. She presented a context map with the site and its surrounding area. She said the Commission was asked in March to informally consider the proposed height of this building, and the consensus was that a building taller than 35 feet would be inappropriate in this area. Ms. Husak said the building is now 35 feet tall. She said the applicant has reached an agreement with AT &T to allow the telephone easement to be reduced from 30 feet to 16.5 feet, and portions of the building can now extend into that easement. Ms. Husak said the interior layout of the building has also changed to allow the 88 units to fit within a 35 -foot tall building. She said the applicant had met with residents, and has addressed their concerns regarding lighting and the building height. Ms. Husak said based on Planning's evaluation of this proposal, they now believe that it meets the review criteria and comments made by the Commission earlier, and are recommending approval of this request with the eight conditions as listed in the Planning Report. Mr. Gerber said there were many concerns from residents and also expressed by several members of the Commission with respect to noise infringement onto the residential area. He asked if those issues had been addressed and if they had been addressed properly. Ms. Husak said language in the text reduces the height of lighting fixtures, so that should help with the light pollution. She said the new design of the building allowed the mechanical units to be housed in the building, away from the ground level, so that should help with the noise as well. Mr. Walter asked how the mechanicals were screened and where they were located. Ms. Husak said as part of the preliminary development plan, those details are not available, but the exact details will be required at the final development plan stage. Ben W. Hale, Jr., representing the applicant said they had met with the neighbors to discuss their concerns, and he understood they were present tonight to say that their concerns had been taken care of He said the building will provide a continuum of care so that spouses can stay on the same campus when one of them needs more care than the other. He said the existing building and proposed building will have separate kitchens and different kind of employees. Mr. Hale said they will put the mechanical units on top of the building and they will be totally screened with a wall that will provide an effective noise buffer. He said they have also agreed on lighting and committed to this building being of comparable quality to the existing building built 21 years ago. He said they are requesting to increase the allowable number of beds from 66 by 22, totally 88 beds. Pat Costello, president of the Lowell Trace Civic Association, said they met with John Dobbs and his staff and voiced their concerns, the biggest of which were lighting considerations and sound mitigations. He said they feel that a good faith effort has been made to address most of those conditions. Mr. Costello said he did not believe anybody is against the use, but they wanted the building to be kept at a reasonable height. He said from a neighborhood standpoint, he thought they were satisfied. Mr. Walter confirmed that the mechanical units mounted on the roof would be completely enclosed. Mr. Hale said they would not have a roof on them, but they will be enclosed in a structure that will mitigate the sound. He said the ground units at the existing building are scheduled for replacement in about 18 months, and it will get much quieter. Mr. Gerber asked if it had been discussed with Planning how to mitigate noise from support services such as trash removal. Mr. Hale said they would discuss specific time periods when it happens at the time of the final development plan. Mr. Walter suggested that the flow of support services would be tight. Ms. Husak said that these site design details will be addressed further at the final development plan. Ms. Amoroso Groomes encouraged the applicant that there is a tremendous amount of interest in protecting the park entrance. She said she would like the applicant to do all that they can to protect the vistas coming into the park entrance, adjacent to the rear of the building. Mr. Hale said they would do that. Ms. Husak said the site plan, as well as the text indicates setbacks for this use, so what is seen, particularly with this tight developable portion of the site, is probably what would be looked at for the final development plan as well for Commission review and approval. Mr. Hale said to the extent needed, they would add landscaping. Ms. Amorose said additional landscaping particularly adjacent to the park drive is needed. Ms. Husak confirmed that a landscape plan was required at the final development plan stage. Mr. Saneholtz said he was concerned the parking on the south side of the building got fairly close to Post Road was not consistent with the rest of the pavement in that general area with the Convalarium and the existing structure. He asked if those parking spaces would look awkward or odd sitting out towards the road. He said that could be considered at the final development plan stage. Mr. Hale suggested a stone wall could be used with lots of landscaping. Mr. Fishman referred to the development text regarding waste screening where it said wall or fence. He said his experience was that fences were hard to maintain, and he would appreciate a wall and eliminate the fence. Mr. Hale agreed. Mr. Fishman confirmed that the mechanicals would be screened with the mansard -type of roof. Mr. Fishman reiterated that he wanted a stone wall on the parking lot and the dumpsters. Mr. Zimmerman asked if the cut -off style lighting on the south side was a reduced light system. Ms. Husak said a cut -off fixture is the common type of fixture seen in Dublin that cuts off the light trespass. She said it was the fixture type, not the timing. Mr. Zimmerman asked if there was a way to put in a reduced light at 50 percent off on the south side. Mr. Hale said they would add timers if the Code would allow it. Mr. Gerber said at the preliminary, boundaries are being set by the Commission, and with respect to the parking lot, although it is on the inner of that boundary, he asked if there were other ways to configure the parking lot to improve the setback. Ms. Husak said with the developable portion of the site being intensely developed because of the flood plain, she did not believe there was any other way to layout the parking. She said the applicant had, based on Planning's suggestions, looked around the adjacent developments, so they are similar to that and then there is the Post Road mounding treatment that the applicant has committed to in the text. Mr. Gerber said with respect to consistency in the area, from an aesthetic standpoint, he would like to see something that does conform to the surrounding area. He suggested some combination of landscaping, mounding, or reconfiguration of parking spaces which would be considered at the final development plan stage. Ms. Saneholtz asked if Planning had considered giving the applicant some relief in the event that excess parking is being required along the southern extension towards the park. He asked that staff to consider whether or not by Code, perhaps requiring that may not be utilized. Ms. Husak said that was a question for the applicant because they know the use best. However, she said Planning would consider that. Mr. Gerber added Condition 9 to amend the text to eliminate fencing and add to provide stone or brick wall. Mr. Hale agreed. Mr. Gerber made a motion to approve this Rezoning/Preliminary Development Plan application because it meets the criteria set forth in Code Section 153.050 and the ten Land Use Principles, with nine conditions: 1) That the applicant dedicate all rights -of -way necessary to comply with the Thoroughfare Plan; 2) That the plans be revised to indicate a bikepath along the Post Road fiontage in accordance with the specifications of the City of Dublin; 3) That the applicant work with Engineering on the location of the bikepath and provide all necessary permanent and temporary easements as required on the construction drawings for Avery- Muirfield Drive /Post Road improvements; 4) That the applicant apply for a Special Flood Hazard Area Development Permit and pay the associated fee, prior to the issuance of building permits; 5) That the applicant finalize the Ohio Phone easement reduction, prior to filing a final development plan application; 6) That the text be revised to limit the size of a joint identification sign to 50 square feet and the height to eight feet; 7) That the findings of the traffic study be finalized, prior to submitting for final development plan approval; 8) That the applicant submit turn lane plans prior to or in conjunction with the building permit submittal; and 9) That the text be revised to eliminate fencing as a screening option in favor of brick or stone walls. Mr. Hale, on behalf of the applicant agreed to the above nine conditions. Mr. Zimmerman seconded the motion, and the vote was as follows: Ms. Amorose Groomes, yes; Mr. Saneholtz, yes; Mr. Fishman, yes; Mr. Walter, yes; Mr. Zimmerman, yes; and Mr. Gerber, yes. (Approved 6 -0.) CITY OF DUBLIN- Land Use and Long Range Planning 5800 Shier -Rings Road Dublin, Ohio 43016.1236 Phone: 614.410 -4600 Fax: 614- 410 -4747 Web Site: w .dublin.oh.us PLANNING REPORT PLANNING AND ZONING COMMISSION JULY 12, 2007 SECTION I — CASE INFORMATION: 2. Senior Star Living 06 -138Z Proposal: Request: App;ican.: 64811 Post Road Rezoning/Preliminary Development Plan A 95,000- square -foot assisted living facility accommodating 88 units; for property located on the north side of Post Road adjacent to the M.L. "Red" Trabue Nature Preserve. Review and approval of a rezoning/preliminary development plan under the Planned District provisions of Cude Section 153.050. John Dobbs, Senior Star Living; represented by Ben W. Hale, Jr. and Aaron L. Underhill, Smith and Hale and Levi Miller, KSQ Architects. Planning Contact: Claudia D. Husak, AICP, Planner. (614)410- 4675,chusak @dublin.oh.us UPDATE: This case was tabled at the May 17, 2007 Planning and Zoning Commission meeting at the request of the applicant after the Commissioners reiterated that a building taller than 35 feet would not fit within the established character of the area. The plans have been revised and the building height has been reduced to 35 feet. On March 15, 2007, the Planning and Zoning Commission was asked to consider infoLnLally the issue of building height for this rezoning/preliminary development plan for a proposed assisted Iiving facility on Post Road as part of the Dublin Retirement Village. The Commissioner's consensus was that a building taller than 35 feet would be inappropriate for this area. Case Summary: This is a request for review and approval of a rezoning/preliminary development plan to allow the construction of a 95,000- square -foot assisted living facility accommodating 88 units on the north side of Post Road. The rezoning will also include the existing Dublin Retirement Village Cue No. 06 -138Z Page 2 of 9 senior care facility. It is Planning's opinion that the revision made to this Preliminary Development fits with the character of the area and approval of this request is recommended. Case Background: The site is currently zoned PUD, Planned Unit Development District, as part of the Morse Mast Planned District, which was approved in December of 1986. The Morse Mast Planned District includes land adjacent to this site and this proposal will create a new Planned District for the existing Retirement Village and the proposed new assisted living facility. The Morse Mast text allows institutional uses and specifically lists a 100 -bed nursing facility, 200 elderly housing units and related facilities as permitted uses. In June of 1987, the Planning and Zoning Commission approved a final development plan for 100 beds in the Convalarium nursing facility and 134 beds in the Dublin Retirement Village. The Convalarium is under different ownership and will remain unchanged within the existing Morse Mast PUD. The applicant is proposing to build a separate assisted living facility to the west of the existing retirement facility. While the existing PUD allows for an additional 66 beds, the proposal includes 22 beds beyond the 66 approved, resulting in the need for a rezoning. Site Description: Project Site The applicant is proposing to split an irregularly shaped parcel of approximately 5.3 acres from the original 13.7 -acre parcel. The property has approximately 580 feet of frontage along Post Road, of which 285 feet is planned for the proposed building site. North Fork Indian Run runs along the northern portion of the site, which includes a large area of floodplain. Surrounding Sites Immediately to the east of this site is the existing Retirement Village, a 150,000- square -foot, 134 -unit, three -story elderly care facility. Walking paths, a large pond and mature vegetation are located north of this building. Access is from Post Road, which is proposed to be shared with the new building. An internal drive circulates around all sides of the existing building. Further to the east are the Convalarium and the Northwest Presbyterian Church. Office uses within the Perimeter West and Riverside North Planned Districts are south of Post Road. West of the site are City -owned parkland and the access drive to the M.L. "Red" Trabue Nature Preserve, located north of the site. Gorden Farms condominiums are located further to the west. North of the park are single - family homes in the Lowell Trace neighborhood. Plan Description: Overview The preliminary development plan encompasses a 13.7 -acre parcel which is currently developed with a senior care facility (Dublin Retirement Village) and associated site improvements in the southeastern portion of the parcel. The plan proposes two subareas, Subarea A will consist of 5.3 acres, which are currently vacant and Subarea B will consist of the remaining 8.3 acres that contain the existing Dublin Retirement Village. Subarea A will be developed with a separate building located in the southwestern portion of the subarea. The proposed building is Case No. 06 -138Z Page 3 of 9 approximately 95,000 square feet in three stories, housing 88 beds. Parking is located south, east and north of the building. Proposed Use The proposed use of the site, an assisted living facility, is allowed by the current development text for the site. A rezoning is required because the proposal includes 22 additional units in the new building above what is approved. Site Layout The proposed site plan indicates that the building will be located in the developable portion of Subarea A, near Post Road. This portion of the site is a flat, seeded area with a few existing trees along the southern property line. Parking is proposed north, east and south of the building, including spaces along Post Road. The plan and the development text indicate a 40 -foot setback for pavement and an 86 -foot setback for building, consistent with existing development in the area. Open Space The plans indicate that the development of Subarea A will be limited to the southwestern portion due to the existing natural characteristics of the site. With the development of the Subarea A, approximately 8.4 acres of the proposed 13.7 -acre Planned District will remain in its natural state along the creek in the northern portion of the site. Access The proposed plan shows the new facility will share access to Post Road with the Dublin Retirement Village. A drive aisle is located along the east side of the building with a covered drop off area at the front door. The drive aisle continues to the north and west, terminating along the north side of the building where additional parking spaces and a delivery area are planned. The plans indicate a sidewalk along Post Road and the City's roadway improvement plans for Post Road require the installation of a bikepath along the entire site. While the proposed development text states that the applicant will work with Engineering on issues relating to the costs and construction specifications for the bikepath, the plans will have to be revised to accurately show a bikepath. Sidewalks are proposed in the interior of Subarea A along the main parking areas and accessing the proposed public walk along the Post Road frontage. Utilities / Stormwater Management The plans indicate underground stormwater management for Subarea A and the applicant has provided a preliminary stormwater management report. Building Height Changes to the interior and exterior layout of the proposed building in Subarea A allowed the height to be reduced to 35 feet without reducing the number of units. July ic, zuu nammng mepon Case No. 06 -138Z Page 4 of 9 Telephone Easement Planning has received notification from AT &T that the applicant will be allowed to reduce a 30- foot telephone line easement which runs along the proposed eastern property line of Subarea A to 16.5 feet. This revised easement will allow portions of the building to extend into area that was previously restricted by the utility easement. Parking Code requires 25 parking spaces for this use, one space per six beds and one space per employee on the largest shift. The plans have been revised to improve the location of parking spaces, to allow for efficient traffic flow. Architecture The preliminary development plan indicates a building design similar to the existing Dublin Retirement Village building. The building will be three stories with a pitched roof and gables. The building materials will be earth -tone and consist of brick, stone, and stucco. Sign The proposed development text permits an off - premise sign for the proposed assisted living facility. The text proposes a two - tenant sign to be located at the Post Road access point, which will identify both the existing Dublin Retirement Village and the new assisted living facility. The text states that the sign size will meet Code, which allows joint identification signs at a size of 80 square feet and a height of up to 15 feet. This size, while permitted by Code, does not fit within the character of the area. The sign size should be reduced to be aesthetically compatible with other sign in the Post Road area. Traffic Impact Study The applicant has submitted a traffic impact study indicating that the new facility will not have a detrimental effect on the traffic levels in the area. The plans show the installation of the required eastbound left turn lane on Post Road. Neighborhood Concerns Residents in the adjacent subdivision have previously expressed concerns regarding this proposal, particularly potential light and sound pollution. The applicant has met with neighbors and the development text was revised to require lower height for light fixtures. The HVAC units are proposed to be roof - mounted and will be screened in compliance with Code. SECTION II — REVIEW STANDARDS: Rezoning/Preliminary Development Plan The purpose of the PUD process is to encourage imaginative architectural design and proper site planning in a coordinated and comprehensive manner, consistent with accepted land planning, landscape architecture, and engineering principles. The PUD process can consist of up to three stages: 1) Concept Plan (Staff, Commission, and/or City Council review and comment); 2) Zoning Amendment Request (Preliminary Development Plan; Commission recommends and City Council approves /denies); and July i, <uu, nuuuug ncP." Case No. 06 -138Z Page 5 of 9 3) Final Development Plan (Commission approves /denies). The general intent of the preliminary development plan (rezoning) stage is to determine the general layout and specific zoning standards that will guide development. The Planning and Zoning Commission must review and make a recommendation on this preliminary development plan (rezoning) request. The application will then be returned to City Council for a public hearing and final vote. A two- thirds vote of City Council is required to override a negative recommendation by the Commission. If approved, the rezoning will become effective 30 days following the Council vote. Additionally, all portions of the development will require final development plan approval by the Commission prior to construction. Evaluation and Recommendation based on Rezoning/Preliminary Development Plan Criteria Section 153.050 of the Zoning Code identifies criteria for the review and approval for a Rezoning/Preliminary Development Plan. These criteria are summarized in the following categories and may be in a different order than listed in the Code: Adopted Policies and Plans (Criteria 1, Z 3, and 4): The proposed development is consistent with the Dublin Zoning Code; is in conformity with the Community Plan; advances the general welfare of the City; and the proposed uses are appropriately located in the City so that the use and value of property within and adjacent to the area will be safeguarded. Criteria met: The Future Land Use Plan of the Community Plan identifies the land use for this site as "Existing— Public /Institutional Buildings." Through past approvals and discussions regarding this area, the Planning and Zoning Commission and City Council have established certain development policies for this area, which were reiterated by the Commission at recent reviews of this application. This includes the requirement that buildings be no taller than 35 feet, with a preference for two -story buildings. The applicant has lowered the height of the building from previous plans to three stories with a maximum height of 35 feet. The proposed building will be smaller than the Dublin Retirement Village building and maintain the development character of this area. Parks and Open Space (Criteria 5 and 6): The proposed residential development will have sufficient open space areas that meet the objectives of the Community Plan; and the proposed development respects the unique characteristic of the natural features and protects the natural resources of the site. Criteria are met: The natural characteristics of the area limit the development potential of this site to the southern portion. Heavy vegetation to the north and the floodway regulations ensure that approximately 61 percent of the overall site remains in its natural state. The portion of the Subarea A to be developed has been previously cleared. The proposed location of the building and associated pavement maintains the required setbacks from the floodplain. ,wyte aw, nuunng nupurt Case No, 06 -138Z Page 6 of 9 Traffic, Utilities and Stormwater Management (Criteria 7, 8, and 11): Adequate utilities, access roads, drainage, retention and/or necessary facilities have been or are being provided; and adequate measures have been or will be taken to minimize traffic congestion on the surrounding public streets and to maximize public safety and to accommodate adequate pedestrian and bike circulation systems so that the proposed development provides for a safe, convenient and non - conflicting circulation system for motorists, bicyclists and pedestrians; and adequate provision is made for storm drainage within and through the site so as to maintain, as far as practicable, usual and normal swales, water courses and drainage areas. Criteria may be met with conditions: All rights -of -way necessary to comply with the Thoroughfare Plan, where applicable, must be dedicated (Condition #1). In addition, the applicant will be required to provide a bikepath along the Post Road frontage in accordance with the specifications of the City of Dublin. The applicant will also need to work with Engineering on the location of the bikepath and will be required to provide a permanent easement and a temporary easement as required on the construction drawings for Avery - Muirfield Drive/Post Road improvements (Condition 42 and #3). The preliminary stormwater management report provides necessary elements to justify the proposed stormwater controls and final details which will be required at the final development plan. The plans indicate grading activities in the floodplain. Compliance with the applicable sections of Chapter 151: Flood Control and Chapter 53: Stormwater Management and Stream Protection will be required. The applicant will also have to apply for a Special Flood Hazard Area Development Permit and pay the associated fee (Condition #4). Development Standards (Criteria 9, and 10): The relationship of buildings and structures provides for the coordination and integration of this development to the community and maintains the image of Dublin as a quality community; and the development standards, and the design and layout of the open space systems and parking areas, traffic accessibility and other elements contribute to the orderly development of land within the City. Criteria may be met with condition: In Planning's opinion the revisions to this proposal adequately coordinate and integrate the building with development in this area. A 35 -foot tall building meets Code and the desired development character in the area. The applicant has worked with AT &T to reduce the "Ohio Phone" easement shown on the property and supplied a letter indicating the steps necessary to accomplish this. The building footprint shown on the preliminary development plan requires the reduced easement. Prior to filing a final development plan application, the applicant must finalize the reduction of this easement (Condition 45). The plans indicate adequate provision of parking for this use, which is designed to maintain accessibility and is connected to the building by sidewalks. July,z.<vv rimningmpon Case No. 06 -138Z Page 7 of 9 Design Standards (12, and 13): The design, site arrangement, and anticipated benefits of the proposed development justify any deviation from the standard development regulations included in the Code or the Subdivision Regulations; are consistent with the intent of the Planned Development District regulations; and the proposed building design meets or exceeds the quality of the building designs in the surrounding area and all applicable appearance standards of the City. Criteria may be met with condition: The development text outlines all applicable development standards for this project. The text requires high - quality, four -side architecture which complements the existing buildings in the area. The text deviates from Code by permitting an off - premise sign for the new building, which is appropriate considering both buildings will utilize the same access point and are operated by the same company. Planning recommends that the text be revised to limit the maximum size of a joint identification sign to 50 square feet and the height to a maximum of eight feet (Condition #6). Final details of the sign will require review and approval by the Planning and Zoning Commission as stated in the development text. Infrastructure (Criteria 14, 15 and 16): The proposed phasing of development is appropriate for the existing and proposed infrastructure and is sufficiently coordinated among the various phases to ultimately yield the intended overall development; the proposed development can be adequately serviced by existing or planned public - improvements; and the applicant's contributions to the public infrastructure are consistent with the Thoroughfare Plan and are sufficient to service the new development. Criteria may be met with condition: The submitted traffic impact study demonstrates that additional beds in a separate facility will not have a detrimental effect on the traffic levels in the area. The applicant will be required to finalize the findings of the traffic study and make modifications as necessary (Condition #7). The applicant will also be required to submit plans for and install an eastbound left -hand turn lane on Post Road. The construction drawings shall be submitted and approved in conjunction with the building permit and the turn lane installation will be required prior to obtaining occupancy (Condition #8). Land Use Principles: On August 21, 2006 City Council established ten Land Use Principles to be utilized as development guidelines in conjunction with the existing Community Plan in the evaluation of pending development applications. The ten Land Use Principles are to be consulted in order to adequately address policies and decision - making processes that may arise during the Community Plan update process and are categorized and summarized as follows: Quality and Character (Principles 1, 6, 7, and 9): High quality design for all uses, recognizing density has important economic implications, but is essentially an outcome not a determinant of creating a quality place; preserving the rural character of certain areas of the community, including the appearance of roads, as well as the landscape; developing streets that create an �wyc uug ncpm� Case No. 06 -138Z Page 8 of 9 attractive public realm and make exceptional places for people; and creating streets that contribute to the character of the community and move a more reasonable level of traffic. Land Use Principles met: In Planning's opinion the revision made to this proposal continue the quality and character envisioned for this area. Connectivity (Principles 2, 8 and 10): Creating places to live that have a stronger pedestrian environment, connections to convenient services, and are conducive to multi - generational living and social interaction; creating better connected places, in part, to improve the function of the street network and also to better serve neighborhoods; and providing opportunities to walk and bike throughout the community. Land Use Principles met: This proposal includes improved internal pedestrian circulation, appropriate parking locations, and sufficient travel lanes to contribute to safe and efficient traffic and pedestrian movement. The provision of a bikepath along the Post Road frontage of the site will provide additional opportunities to bike throughout the community. Integration (Principles 3, 4, and 5): Creating places with integrated uses that are distinctive, sustainable and contribute to increasing the City's overall vitality; providing some retail services in closer proximity to residential areas as an important amenity to residents; and creating a wider range of housing choice in the community, as well as in new neighborhoods. Land Use Principles met: The proposed assisted living facility provides an additional housing choice to the residents of the community and integrates the use with existing parkland as an amenity to the residents. SECTION III — PLANNING OPINION AND RECOMMENDATION: Approval It is Planning's opinion that the revisions to this proposal based on review and feedback by the Commission and Planning have successfully addressed the previous concerns. Based on the evaluation of this proposal according to the criteria set forth in Code Section 153.050 and the ten Land Use Principles, approval of this Rezoning/Preliminary Development Plan with eight conditions is recommended: Conditions: 1) That the applicant dedicate all rights -of -way necessary to comply with the Thoroughfare Plan; 2) That the plans be revised to indicate a bikepath along the Post Road frontage in accordance with the specifications of the City of Dublin; 3) That the applicant work with Engineering on the location of the bikepath and provide all necessary permanent and temporary easements as required on the construction drawings for Avery- Muirfield Drive /Post Road improvements; 4) That the applicant apply for a Special Flood Hazard Area Development Permit and pay the associated fee, prior to the issuance of building permits; Case No. 06.138Z Page 9 of 9 5) That the applicant finalize the Ohio Phone easement reduction, prior to filing a final development plan application; 6) That the text be revised to limit the size of a joint identification sign to 50 square feet and the height to eight feet; 7) That the findings of the traffic study be finalized, prior to submitting for final development plan approval; and 8) That the applicant submit turn lane plans prior to or in conjunction with the building permit submittal. M ri �e �p 0� o ;a Gorden (t3 Y Farms U a� N ago • ■ C 7 1 Lowell Trace O 1 Morse u M � � y • V i s y' Community p u g ■ 0 Q .oTM• o � � Q4T,]C e o Q 3 fin Methodist Hospital IJ / tD O ■ 0 PROPOSED ELEVATION 06 -138Z Rezoning/ Preliminary Development Plan Senior Star Living 6470 Post Road HF'F HUV CU I tX I TEXT FOR PRELIMINARY DEVELOPMENT PLAN FOR MORSE MAST TRACT A. North Point. and Scale: Please see Preliminary Development Plan. B. Proposed location and size of areas of residential use indicating dwelling unit densities, dwelling unit types and total number of dwelling units for each density area and the total number of dwelling units proposed in the development plan: Residential uses and types with dwelling unit densities as shown on the Preliminary Development Plan. Development standards for the office /institution, multi- family and institutional proposals have been attached for this text. Additional single family development standards and the densities as they relate to the Morse /Mast property have also been included with this text. C. The proposed size, location and use of non - residential portions of the tract including usable open areas, parks, playgrounds, school sites and other public areas and open spaces with the suggested ownership of such areas: The non - residential areas are shown on the Preliminary Development Plan. Ttese areas consist of an office /institutional and park. The lark will be dedicated to the Village. D. The proposed provision of water, sanitary sewer and surface drainage facilities including engineering feasibility studies or other evidence of reasonableness: Sewer has been constructed to the site and the water line is in Avery Road. Surface drainage requirements as per the requirements of the Village will be met in the land area adjacent to Indian Run. F. The proposed traffic circulation Patterns including public and private streets and parking areas indicating evidence of reasonableness: The preliminary development plan shows a street system which provides a major north -south street west of Avery Road. This connection will reduce the Avery Road traffic as well as provide a street pattern which will 06-I38Z Rezoning/ Preliminary Development Plan Senior Star Living 6740 Post Road APPRUVEUIEXI connect with the properties north and west of the proposed development. F. The proposed schedule of site development, construction of structures and associated facilities. Such schedules shall include proposed use or reuse of existing features such as topography, structures, streets, easements and natural areas: once the zoning has been completed the developer will move forward with the final development plan for the single family areas. Construction is expected to begin in early 1987. The work on the institutional portion of the site should begin in late 1986 or early 1987. G. The relationship of the proposed development to existing and future land use in the surrounding area, the street system, community facilities, services and other public improvements: The preliminary development plan shows non- residential uses along the north side of Post Road. These uses are across the street from more intensive commmercial- /i.ndustriai zonings. The single- family along Avery Road relates to the single family and apartments found in Indian Run Meadows. The street system removes traffic from a stretch of Avery Road and provides the basis for a road system which can continue northward with the development of additional properties. The bikeway and park system are also continued west of Avery Road. A. Space for appropriate council ordinance number approvinc preliminary development plan: Please see Preliminary Development Plan. RBPUB.MAST 04, 7/11/86 06-I38Z Rezoning/ Preliminary Development Plan Senior Star Living 6470 Post Road APPROVED TEXT NORTH SIDE OF POST ROAD APPROXIMATELY ONE THOUSAND (1000) FEET WEST OF AVERY ROAD INSTITUTIONAL DEVELOPMENT STANDARDS A. Allowable Uses The allowable uses in the Institutional portion of the development shall be a one hundred (100) bed nursing facility, two hundred (200) elderly housing units and facilities related to and associated with such uses. B. Site Development The site shall be developed in conformance to the conceptual site plan made a part of this PUD application. Final configuration and development shall be subject to final architectural and engineering considerations with the approval of the Planning Commission at the time of the approval of the final development plans approved for the site. C. Parking Standards 1. Seventy -two (72) off - street parking spaces shall be provided in association with the nursing facility. 2. Two hundred fourteen (214) off - street parking spaces shall be provided in association with teh elderly housing units. D. Lighting Standards 1. All lighting in thc- area shall be cut -off type fixtures (down Lighting) maximum light of fixtures will not exceed 35'. 2. All external outdoor lighting fixtures to be used within a given development shall be from the same family, or similar manufacturer's type, to insure aesthetic computability. All light poles and standards shall be of wood or metal painted black, brown, or bronze. E. Signage and Graphics Standards 1. All signage shall be of ground type (no pole signs) and shall be of a standard shape and frame. All sign frames shall be of natural wood, stone or metal painted black, brown or bronze. Internally illuminated graphics with opaque background shall 06 -138/, Rerouing% Preliminary Development Plan Scntor St<rr Living 6470 Post Road APPROVED TEXT be permitted, as well as externally lighted signs that do not interfer with safe vehicular movement. F. 2. Types of signs prohibited include signs with flashing lights or changeable copy, projecting signs, roof signs, billboards, co -op signs, rotating signs, and trailer type signs. Any directory signs shall be more than 30 feet from the right -of -way. Additional Development. Standards 1. Curb cut locations: Curb cut shall be as shown on the plan subject to adjustment at the time of the final development plan. 2. 111dS sP_� u f f �� Where institutional development abuts residential development, a landscape buffer will be installed containing a landscape buffer of both deciduous shade, ornamental, and evergreen trees. Minimum: size at installation shall be 2 -1/2" cal for deciduous shade trees, 1 -1/2" cal for ornamental trees, and 6' -8' on evergreen. Landscape plant material will be at a spacing of 1 tree per 15 linear feet: of property line. Ir:: R ;i�:5 =_1. 5..��.I41�..s'.g.L' Tl.f-sd..�J ➢S'll_�:__SLIl P4 ..>,: IZQ,c (J a. A landscaped earth mound shall be installed along Post Road. 'rhe mound shall have a minimum height of 3' -6" above top of curb and shall be noncontinuous in height. Evergreen, deciduous, ornamental and small trees shall be planted along the frontage to accent- mounding_ The quantity of material shall equal one tree per twelve lineal feet of frontage. Plant material shall be grouped rather than equally space& along the frontage. Minimum size of plant material at installation shall be 6' -8" height on evergreens, 2 to 2 1/2 inch caliper on shade trees and 1 to 1 1/2 inch caliper on ornamentals. 3. P u iups> L t All dumpsters shall be enclosed within a 4 sided 064382 Rezoning/ Preliminary Development Plan Senior Star Living 6470 Post Road APPROVED TEXT enclosure of wood, stone, brick or stucco. All enclosures will be of the same architectural materials as the main structure and will conform to all building setback requirements. G. Architectural Standards 1. In keeping with the residential framework of the area, all architecture will be of a residential character and constructed of natural materials being stone, brick, wood and stucco. All buildings will be of the same fi- nished quality on all 4 sides. Stone or brick accent will be integrated into all buildings. Other than the standards listed above, all remaining development standards shall be as listed and applicable under Chapter 1159 and Chapter 1183 of Dublin Code. 7/11/86 REPUB.INS #14 001381 RCZORIng/ Preliminary Development Plan Senior Star Living 6470 Post Road PROPOSED TEXT POST ROAD RETIREMENT VILLAGE PUD Dublin Senior Community DRV, LLC June 22, 2007 INTRODUCTION The subject property consists of 13.707± acres located approximately 1500 feet to the west of the intersection of Post Road and Avery Road. Approximately twenty years ago, the Indian Ridge PUD was approved to allow for a 200 unit senior independent living facility (the "Retirement Village "), a 100 unit senior nursing care facility (the "Convalarium "), a residential subdivision, and the creation of M.L. °Red" Trabue Park. The current preliminary development plan that is being brought forth for review includes the property on which the Retirement Village is located. This proposal will permit the Retirement Village to remain in its present form (with a maximum of 134 units, or 66 units less than permitted under the current zoning) and will also provide for an 88 -unit senior assisted living facility ( "Assisted Living Facility ") on the western side of the property. Off -Site Nursing Care Facility ( "Convalarium ") The existing and proposed senior care uses on and near the subject site are complimentary and represent different levels of support and care. The Convalarium to the east of the subject property, which is not owned or operated by the applicant or its affiliates, is a prototypical nursing home that provides skilled nursing care services on a 24 -hour basis and is designed for people of any age who are no longer able to care for or participate in caring for themselves. These individuals may require special supervision as well as nursing care or rehabilitative procedures. These procedures require the professional skills of a registered or a licensed practical nurse, including administering and monitoring medications, injections, catheterizations, and similar procedures ordered by the attending physician. Post - hospital stroke, heart or orthopedic care services are available, as well as related services such as physical, occupational, and speech therapy, dental services, dietary consultation, and laboratory and x -ray services. Independent Living Facility ( "Retirement Village ") The existing Retirement Village found on the subject site represents the opposite end of the senior care spectrum and allows more mobile seniors (over age 55) to live independently in individual, fully - equipped apartments that are rented on a month -to -month basis. Monthly charges include rent and support services. These support services include such things as meals, housekeeping, transportation, activity programs, maintenance, and concierge services. In addition, a staff person is available 24 -hours a day to summon emergency assistance if needed. Individuals living in the Retirement Village community require limited to no assistance with personal care or activities of daily living. Residents are also able to utilize home care services if needed. Some, but not all, of the residents of the Retirement Village are able to drive automobiles and may keep them on the site. 06 -138Z Rezoning/ Preliminary Development Plan Senior Star Living 6470 Post Road PROPOSED TEXT Assisted Living Facility This preliminary development plan introduces a third senior care component to the area, which is to be located on the western edge of the subject property. The Assisted Living Facility will provide an intermediate level of care to seniors over the age of 55 by promoting maximum independence for each resident through a combination of supportive services and personal care assistance in a home -like setting. The intent behind this project is to fill a need for those seniors that have a lessened ability to function independently but are not yet ready for more skilled nursing care. In general terns, the Assisted Living Facility will provide assistance with daily living activities such as mobility, bathing, dressing, toileting and personal hygiene, three meals a day and assistance with eating, health care monitoring, supervision of self - administration of medications, laundry service, housekeeping and maintenance, and socialization and activity programs. These residents will not have their own automobiles and are unlikely to leave the facility on a frequent basis. Staff will be available 24 hours a day at the Assisted Living Facility to assist with all of the above - mentioned services. In this setting residents are semi - independent physically or mentally or are frail persons who need frequent assistance. Individuals experiencing lapses in memory or who may frequently feel confused, including patients with Alzheimer's disease or other forms of dementia, may be included in this group. Such a facility plays an important role because it promotes independence by meeting residents' supportive needs while preventing inappropriate institutionalization. It will provide an alternative to nursing facility care that is both less expensive and less restrictive. Site Plan The preliminary development plan and associated development standards in this text serve to create two distinct subareas. Subarea A is to consist of 5.330± acres to be found on the extreme western and northern sections of the property. This subarea shall provide for the development of an Assisted Living Facility and the maintenance of significant amounts of private open space. Subarea I3 shall include the remainder of the site (8.377± acres) and encompasses the existing Retirement Village and portions of private recreational /open space to the north of the building. SUBAREA A I. Descriptio Subarea A encompasses 5.330± acres found on the western and northern portions of the development site. II. Develo went Standards: All development within Subarea A shall comply with the design guidelines of the standards set forth in this text. In the event that a development concern is not addressed in this document, the provisions of Chapter 153 of the City of Dublin Code shall apply. III. Pe rmitted Uses: Permitted uses in Subarea A shall include senior care assisted living facilities and related ancillary and accessory uses. IV. DemJty: The Assisted Living Facility shall consist of a maximum total of ninety five thousand (95,000) square feet. This facility shall be limited to a maximum of eighty -eight (88) units. 06 -1382 Rezoning/ 2 Preliminary Development Plan Senior Star Living 6470 Post Road PROPOSED TEXT V. Setback R ct rements: 1. Along Post Road, the minimum pavement setback shall be forty (40) feet from the right - of -way and the minimum building setback shall be eighty -six (86) feet from the right -of- way. 2. There shall be a minimum building and pavement setback of fifteen (15) feet from the western boundary of Subarea A. 3. There shall be a minimum building setback of twenty (20) feet and a zero (0) pavement setback from the shared boundary between Subareas A and 13. 4. All buildings and pavement shall be constructed outside of the floodway (as defined in Dublin Code Section 153.111) for South Fork Indian Run Creek plus twenty (20) feet. 5. The construction of any buildings or pavement (other than paved leisure trails, landscape features, or recreational strictures) shall not be permitted to the north of South Fork Indian Run Creek. 6. Setbacks from any perimeter boundaries not specified herein shall be in accordance with the City of Dublin Code. VI. Hei Require ments: 'rhe Assisted Living Facility shall have a maximum height of thirty - five (35) feet as measured per the City of Dublin Code and shall not be more than three (3) stories in appearance. VII. Parki and Load ing Unless otherwise stated herein or otherwise depicted on the preliminary development plan, all parking and loading shall be regulated by City of Dublin Code Section 153.200 et seq. Pursuant to Dublin Code Section 153.212, required parking for the Assisted Living Facility use is calculated at the rate of one (1) parking space per six (6) beds plus one (1) parking space for each employee on the largest work shift. Using this formula, the eighty- eight(88) beds in the facility yield a parking requirement of fifteen (15) spaces. It is projected that the largest shift at the facility will include ten (10) employees, creating the requirement to provide ten (10) additional spaces, for a total of twenty -five (25) required parking spaces in association with the Assisted Living Facility use. Therefore, a minimum of twenty -five (25) parking spaces shall be required in Subarea A. 3. Service courts and loading docks shall be screened from all sides by landscaping, mounding, or walls. VIII. Cir culation: Vehicular access to and from the PUD shall be from a single full movement curbcut along Post Road. The owner(s) of the property within the PUD shall be required to execute and maintain an agreement permitting vehicular and pedestrian cross access between Subareas A and 13 and serving to allow vehicular ingress and egress to and from Subarea A via the cm bent along Post Road. O1 -138Z Rezoning/ 3 Preliminary Development Plan Senior Star Living 6470 Post Road PROPOSED TEXT No vehicular access shall be permitted from the private drive located immediately to the west of and adjacent to Subarea A. 3. The owner of property within Subarea A shall dedicate right -of -way to the city along the north side of Post Road at a distance equal to thirty (30) feet Irom the centerline of that roadway. A bikepath or sidewalk shall be provided along the Post Road frontage in accordance the specifications of the City of Dublin Code as determined at the time of final development plan. The applicant will work with staff on issues relating to the costs and specifications for the construction of the bikepath or sidewalk. Paved private leisure paths exist and shall be permitted to the north of South Fork Indian Run Creek. Final locations of all bikepaths and sidewalks shall be approved as a part of the final development plan. Private vehicular service drives shall be provided in the approximate locations shown on the preliminary development plan. These drives shall be located in accordance with that which is approved as a part of the final development plan for this subarea and shall be installed in accordance with the specifications and standards of the City of Dublin Code. IX. Waste an Refuse Scr eenine: All waste and refuse shall be placed in containers and shall be fully screened from view by a wall or fence in accordance with the City of Dublin Code. Such walls shall be constructed with materials that are harmonious with the architecture of the nearest primary structure on the site. 2. Mechanical equipment or other utility hardware on the roof, ground, or buildings shall be screened from public view with materials harmonious to the nearest building on the site. X. Landsca Open Snace: 1. Except as otherwise stated herein, landscaping shall conform to the Dublin Landscape Code, Section 153.130 et seq. 2. A landscaping plan for the development of Subarea A shall be submitted to the Planning Commission as a part of the final development plan. Landscaping shall be in accordance with that which is approved as a part of the final development plan. 3. A landscaped earth mound shall be installed and maintained along Post Road. This mound shall have a minimum height of four (4) feet and a maximum height of seven (7) feet as measured from the top of the adjacent curb and shall vary in height along this frontage. Landscaping on and near the mounded area shall be complimentary to the existing landscaping found in the adjacent Subarea 13. 4. All areas north of the South Fork Indian Run Creek shall be used exclusively as private open space and recreational areas. 5. As a part of the previous zoning of a larger PUD that included the property found within Subarea A, the current property owner's predecessor in interest dedicated a significant amount of property to the City of Dublin that is now known as M.L. "Red" Trabue Park. 06 -1382 Rezoning/ Preliminary Development Plan Senior Star Living 6470 Post Road PROPOSED TEXT This previous transfer satisfies the parkland dedication requirements with respect to this property and no additional dedication of property shall be required in conjunction with this application. XI. L i J"ht 1. Except as otherwise stated herein, lighting shall conform to the Dublin Exterior Lighting Guidelines. 2. A lighting plan shall be submitted for review by the Planning Commission at the time of final development plan. Lighting shall be provided in accordance with that which is approved as a part of the final development plan. 3. All lighting shall be cut -off type fixtures (down - lighting). All external outdoor lighting fixtures shall be of a similar type to ensure aesthetic compatibility. All light poles shall be of wood or metal that is painted black, brown, or bronze. 4. Light poles shall be limited to a maximum of sixteen (16) feet in height. XII. Architecture: 1. The Assisted Living Facility shall be subject to the following architectural standards: a. All building materials shall be earthtone in color b. Architecture in this subarea shall be of a high quality design and finish, shall be residential in style, and shall be complimentary to that which is currently found on the existing facility located within this PUD. c. The basic building materials for the Assisted Living Facility shall consist of brick, stone, stucco, or any combination thereof. Trim materials shall meet the requirements of the City of Dublin Code. d. Building materials shall be used consistently on all sides of the building XIIL Si ma e: L Except as otherwise stated herein, signage shall conform with the City of Dublin Sign Code, Section 15' .150 et seq. 2. Siguage for the Assisted Living Pacility shall be permitted under one of the following alternatives: a. Signage shall conform to the provisions of the City of Dublin Sign Code; or b. In lieu of signage in accordance with the City of Dublin Sign Code, the Assisted Living Facility shall be permitted to locate a single off - premises ground identification sign at the Post Road curbcut, provided that this ground sign also identifies the user in Subarea B. 06 -1382 Rezoning/ Preliminary Development Plan Senior Star Living 6470 Post Road PROPOSED TEx 3. A signage and graphics plan for Subarea A shall be submitted to the Planning Commission as a part of the final development plan. Signage and graphics shall be in accordance with that which is approved as a part of the final development plan. XIV. Maintenance: All buildings, structures, fences paved areas, landscaped areas and other improvements shall at all times be kept in good condition and repair and with a clean and sightly appearance. Landscaped areas shall be maintained with materials specified in the landscape plan and in a healthy living state, and shall be mowed, pruned, watered and otherwise maintained as appropriate. There shall be provided, and kept in good working order, trash compactors and /or depositories at approved locations which shall be emptied prior to becoming full and a pest and rodent control program shall be provided if necessary. 'tenants will be required to deposit trash only in said compactors or depositories and said properties shall be kept free of litter under all reasonable conditions. All signage shall be kept in good repair. Lighting, painting, and associated materials on signage shall be kept in a continuously upgraded condition. SUBAREA B L Desertion_ Subarea B consists of 8.377± acres found on the southern, central, and eastern portions of the development site. II. Deve St andards: A final development plan for the existing use found in Subarea B has previously been approved and the existing development is in compliance with all applicable development standards. The intent in this subarea is to allow development to remain as it currently exists, to provide standards for application to any future changes on the site, and to provide revised provisions to accommodate the development proposed within Subarea A. All future development within Subarea B shall comply with the design guidelines of the standards set forth in this text, hi the event that a development concern is not addressed in this document, the provisions of Chapter 153 of the City of Dublin Code shall apply. III. Per mitted Uses: Permitted uses in Subarea B shall include senior independent living facilities and ancillary and accessory uses. IV. Density: The Retirement Village shall consist of a maximum total of one hundred forty - seven thousand five hundred (147,500) square feet. This facility shall be limited to a maximum of one hundred thirty -four (134) units. V. Setback R L Along Post Road, the minimum pavement setback shall be forty (40) feet from the right - of -way and the minimum building setback shall be one hundred twenty -five (125) feet from the right -of -way. 2. There shall be a minimum building setback of thirty (30) feet and a zero (0) pavement setback along the shared boundary between Subareas A and B. 3. There shall be a minimum building setback of thirty (30) feet from the shared property line between Subarea B and the adjacent parcel to the east that includes the Convalarimn. 11re minimum pavement setback from this shared property line shall be zero (0). 06 -138Z Rezoning/ Preliminary Development Plan Senior Star Living 6470 Post Road PROPOSED TEXT 4. All buildings and pavement shall be located outside of the floodway (as defined in Dublin Code Section 153. t t 1) for South Fork Indian Run Creek plus twenty (20) feet, except that portions of buildings and pavement may be permitted to remain within this setback in the locations shown on the preliminary development plan. 5. Setbacks from any perimeter boundaries not specified herein shall be in accordance with the City of Dublin Code. 6. The construction of any buildings or pavement (other than paved leisure trails, landscape features, or recreational structures) shall not be permitted to the north of South Fork Indian Run Creek. VI. H eight Requirement Tlie Independent Living Facility shall have a maximum height of thirty -seven (37) feet (in accordance with existing conditions) as measured per the City of Dublin Code and shall not be more than three (3) stories in appearance. VII. Parkin all .. 1. Unless otherwise stated herein or otherwise depicted on the preliminary development plan, all parking and loading shall be regulated by Dublin Code Section 153.200 or seq. 2. A minimum of one hundred two (102) parking spaces shall be required within Subarea B. 3. Service courts and loading docks shall be screened from all sides by landscaping, mounding, or walls. VIII. Circulation: 1. Vehicular access to and from the PUD shall be from a single full movement curbcut along Post Road. The owner(s) of the property within the PUD shall be required to execute and maintain an agreement permitting vehicular and pedestrian cross access between Subareas A and 13 and serving to allow vehicular ingress and egress to and from Subarea A via the curbcut along Post Road. 2. The owner of property within Subarea B shall dedicate right -of -way to the city along the north side of Post Road at a distance equal to thirty (30) feet from the centerline of that roadway. A bikepath or sidewalk shall be provided along the Post Road frontage in accordance the specifications of the City of Dublin Code as determined at the time of final development plan. The applicant will work with staff on issues relating to the costs and specifications for the construction of the bikepath or sidewalk. Paved private leisure paths exist and shall be permitted to the north of South Fork Indian Run Creek. Final locations of all bikepaths and sidewalks shall be approved as a part of the final development plan. 4. Private vehicular service drives currently exist in the locations shown on the preliminary development plan. These drives may be expanded from their current sizes as approximately illustrated on the preliminary development plan and approved as a part of the final development plan. Private drives shall be installed and maintained in accordance with the specifications and standards of the City of Dublin Code. 06 -138Z Rezoning/ Preliminary Development Plan Senior Star Living 6470 Post Road IX. Waste and Re fuse _Sc_reeni i All dumpsters shall be enclosed within a four -sided enclosure of wood, stone, brick, or stucco. All enclosures shall be of the same architectural materials as the main structure in the subarea and shall conform to all building setback requirements. X. Landscapin L Except as otherwise stated herein, landscaping shall conform to the City of Dublin Landscape Code, Section 153.130 et seq. 2. Landscaping shall remain as it currently exists within Subarea B. Any future clianges to landscaping in this subarea shall be made in accordance with the City of Dublin Landscape Code. 3. A landscaped earth mound shall be maintained along Post Road. This mound shall have a minimum height of three (3) feet and a maximum height of seven (7) feet as measured from the top of the adjacent curb and shall vary in height along this frontage. Evergreen, deciduous, and ornamental trees shall be maintained along the Post Road frontage to accent the mounding. The quantity of material shall equal an average of one (1) tree per twelve (t2) lineal feet of frontage. Plant material shall be grouped rather than equally spaced. The minimum size of plant material at the time of installation or replacement shall be six (6) to eight (8) feet in height for evergreens, two (2) to two and one half (2 '' /z) inches in caliper for deciduous trees, and one (I) to one and one half (I `/z) inches in caliper for ornamental trees. 4. All areas north of the South Fork Indian Run Creek shall be used exclusively as private open space and recreational areas. 5. As a part of the previous zoning of a larger PUD that included the property found within Subarea B, the current property owner's predecessor in interest dedicated a significant amount of property to the City of Dublin that is now known as M.L. "Red" Trabue Park. This previous transfer satisfies the parkland dedication requirements with respect to this property and as such no additional dedication of property is required in conjunction with this application. XL Lighting 1. Lighting within Subarea B shall remain as it currently exists. Any future changes to lighting within this subarea shall conform to the Dublin Exterior Lighting Guidelines. 2. All lighting shall be cut -off type fixtures (down - lighting). All external outdoor lighting 'fixtures shall be of a similar type to ensure aesthetic compatibility. All light poles shall be of wood or metal that is painted black, brown, or bronze. Light poles shall be limited to a maximum of twenty-four (24) feet in height. X11. Architecture: The Retirement Village facility shall employ the same architecture that exists or has been approved by the City of Dublin prior to the effective date of this preliminary development plan. 06 -1382 Rezoning/ 8 Preliminary Development Plan Senior Star Living 6470 Post Road PROPOSED TEXT 2. In keeping with the residential framework of the area, all architecture shall be of a residential character and constructed of natural materials such as stone, brick, wood, and stucco. All buildings shall be of the same finished quality on all four sides. Stone or brick accents will be integrated into the building. X111. Signage: L Except as otherwise stated herein, signage shall conform with the Dublin Sign Code, Section 153.150 et seq. 2. Signage for the Retirement Village shall be in accordance with the signage that currently exists on that portion of the PUD unless otherwise requested by the developer and approved by the Planning Commission at the time of final development plan. Permitted ground signage near the curbcut along Post Road may identify the users of both Subarea A and Subarea B. XIV. Maintenance: All buildings, structures, fences paved areas, landscaped areas and other improvements shall at all times be kept in good condition and repair and with a clean and sightly appearance. Landscaped areas shall be maintained with materials specified in the landscape plan and in a healthy living state, and shall be mowed, pruned, watered and otherwise maintained as appropriate. There shall be provided, and kept in good working order, trash compactors and /or depositories at approved locations which shall be emptied prior to becoming full and a pest and rodent control program shall be provided if necessary. Tenants will be required to deposit trash only in said compactors or depositories and said properties shall be kept free of litter under all reasonable conditions. All signage shall be kept in good repair. Lighting, painting, and associated materials on signage shall be kept in a continuously upgraded condition. SCaH.I Slar Post ROad tcxt(S) (ala) (6/21/07) 06 -138! Rezoning/ Preliminary Development Plan Senior Star Living 6470 Post Road CITY OF DUBLIN- land Use and Long Range Planning 5800 Shier-Rings Road Dublin, Ohio 43016 -1236 Phone: 614- 410 -4600 Fox: 614- 4104747 Web Site:w .duhlin.oh.us PLANNING AND ZONING COMMISSION RECORD OF ACTION MAY 17, 2007 The Planning and Zoning Commission took the following action at this meeting: 4. Senior Star Living 6480 Post Road 06 -138Z Rezoning/Preliminary Development Plan Request: To consider a 95,000- square -foot assisted living facility accommodating 88 units; for property located on the north side of Post Road adjacent to the M.L. "Red" Trabue - ..Mature Preserve. Procedure: Review and approval of a rezoning and preliminary development plan under the PD provisions of Code Section 153.050. Applicant: John Dobbs, Senior Star Living; represented by Ben W. Hale, Jr. and Aaron L. Underhill, Smith and Hale and Levi Miller, KSQ Architects. Planning Contact: Claudia D. Husak, AICP, Planner. MOTION: To table this Rezoning/Preliminary Development Plan as requested by the applicant's representative, Ben W. Hale, Jr. VOTE: 7-0. RESULT: The discussion included building height and density. This Rezoning/Preliminary Development Plan was tabled. STAFF CERTIFICATION Claudia D. Husak, AICP Planner 06 -1382 Rezoning/ Preliminary Development Plan Senior Star Living 6470 Post Rnari DRAFT May 17, 2007 - Meeting Minutes Page 7 of 15 4. Senior Star Living — 6480 Post Road — Rezoning /Preliminary Development Plan 06 -138Z Claudia Husak presented this request for a 95,000- square -foot assisted living facility which will accommodate 88 units. She presented a slide showing the current Morse Mast Planned Unit Development District. She said on March 15, 2007, the Commission considered informally the proposed building height of this facility and the Commission's consensus was that any building taller than 35 feet would be inappropriate for this area. Ms. Husak said Planning was notified by neighbors in the Lowell Trace subdivision of their concerns regarding this proposal. She distributed a copy of a resident's letter to the Commissioners. Ms. Husak said the North Fork of the Indian Run is along the northern portion of this site which includes a large portion of the floodplain. She said the applicant is proposing to split this parcel and develop on the southwestern portion, which due to the floodplain, is the only developable area left on this site. She presented a slide showing the proposed site plan for the new planned district proposed. Ms. Husak said Subarea A is to be developed and Subarea B is the existing retirement village which includes a 150,000- square -foot three -story building with 134 units. Ms. Husak said the proposal for Subarea A consists of an assisted living facility, a use allowed by the current development text. She said the proposed building can accommodate 88 units (a reduction from the previously shown proposal which was 99 units), and the 22 extra units allowed by the current text. She said the reduction in the units has resulted in lowering this building from 55 feet to 43 feet, and portions of the building were moved slightly further to the east. Ms. Husak said a certain type of development pattern for this area has been established by the Commission and City Council. She said care has been taken to ensure that the intensity of uses decreases along the Avery - Muirfield Corridor, particularly further north toward residential uses. She said this also includes the requirement that buildings be no taller than 35 feet, with a preference for two -story buildings. Ms. Husak said the Commission reiterated this at the March 15 meeting. She said in the opinion of Planning, this building departs from the character of this area, and based on the evaluation of this proposal according to the review criteria for a preliminary development plan, as well as the Land Use Principles, it is also Planning's opinion that this proposal does not adequately coordinate or integrate this building with this area and a 43 -foot tall building is inconsistent with surrounding development. Ms. Husak said based on policies established in previous rezonings in this area and reiterated by the Commission in March, it is Planning's opinion that the proposed facility does not fit with the character of this area and disapproval o.f this request is recommended for the reasons listed in the Planning Report. Ben W. Hale, Jr. attorney representing the applicant, distributed a newspaper article that discussed the need for senior housing for the surge of baby boomers that will need senior housing and what communities are doing to try to facilitate them. He said he represented the applicant in 1988 when the nursing home and 200 units were approved in a four -story building. He said it did not get built as a four -story building due the cost of the building. He said they did not build the approximate 66 units at that time. He said this proposed use is something between a nursing home and a place where people live without any care. He said this building will provide minimal health care. He said residents can move up through the different levels as URAFT May 17, 2007 — Meeting Minutes Page 8 of 15 necessary. He said the building is 43 feet high with 7 -foot 8 -inch ceilings in the residential area. He said if compressed, the mechanicals will have to fit into a smaller space. Mr. Hale said this building architecture is very consistent with the existing buildings. He said this is an ideal location because it is close to shopping and grocery stores. He said it had been identified as a place in Dublin where this type of use is an appropriate use. The daughter of Mary Ellen Kranick, a resident of the Dublin Retirement Village, spoke for her mother who was present. She said her mother and father have been married for 59 years. She said her father will eventually need the services of an assisted living facility and her mother does not want to be separated from him when the need arises. She said it was important that there is a high quality assisted living community available for seniors in Dublin. Pat Costello, 6431 New Grange Drive, who lives directly behind this proposed facility, reiterated the objections he made against this proposal at the last meeting. He said he was not against the building itself because they have the right to be there and they have property that will sustain a certain size building. He said he only asks that they live within the guidelines that are set — if that is 66 beds and a height of 35 feet, then that is what it is. He recalled the comments made by Mr. Zimmerman at the informal hearing who said lie understood that this type of use was needed and he was not sure how he would vote, then suggested that the lights, trash, noise, and the public addressing system could be mitigated. Mr. Costello said that onus is put directly on the residents to complain and they have been doing so since the informal hearing. Mr. Gerber recalled that at the informal hearing he suggested that the applicant meet with the residents and he asked if that had occurred. Mr. Costello said it had occurred. He said there was a consensus that the neighbors were absolutely against anything that would go above the height or the bed requirements currently allowed. Mr. Costello said several calls from residents had been made to Code Enforcement about violations. He recalled that at the informal meeting Mr. Walter said he was not sure how much an additional height would affect the neighbors. Mr. Costello asked that a slide of the cooling fans for a backup power unit for the building be shown. He indicated that the sound they make when starting will be increased when more are added for this building. He also requested that a slide showing the building drainage tiles going directly into the South Fork of the Indian Run be shown. He said lie had not been able speak with Code Enforcement, but questioned if that was against Code since they did not lead into a retention pond. He said all they were asking was that they are good neighbors. Mr. Gerber told Mr. Hale that he was surprised to see this case. He said about 90 minutes of the Commission's time was taken last time, at the informal, and it has taken 40 minutes this time. Mr. Gerber said he thought the Commission was very clear with what they suggested. He said they talked about density, height, and storrnwater and he did not see that addressed here. Mr. Gerber said while this use was needed, he had to agree with the Planning Report. He said the Commission's opinion was asked at the informal and this proposal is not close to what was discussed. He said he was inclined to vote no tonight unless Mr. Hale wanted to table and make it consistent with the Commission's thoughts and comments from last time. May 17, 2007 — Meeting Minutes DRAFT Page 9 of 15 Mr. Hale said there are operational reasons why these additional 22 units are important because of the level of service they need to provide. He said they looked hard to see how much they could reduce the building and provide a quality experience for the people who live there. He said they had hoped that they could have a dialogue about is that slight variance in terms of benefit to the people who are going to live there, is that slight variance something that the Commission would consider. Mr. Gerber recommended that Mr. Hale get back with the neighbors because they have expressed concerns. He reiterated that he thought this type of facility is needed, and it is a great location for it. He said the applicant should work with Planning and the neighbors, then bring the best back to the Commission. Mr. Hale requested a tabling in order to do as Mr. Gerber requested. He said they believed that when they come back either the neighbors will not be here or will be here to support them. Mr. McCash asked what kind of mechanical systems were causing problems reducing the building height to 35 feet. John Dobbs, Senior Star, said they were trying to get a pitched roof on this building so that it fits with other buildings in the neighborhood and the residential character of the buildings. He said with a flat, lower pitched, or a different style of roof, they could probably accomplish the reduced height to 35 feet. He said they run into problems compressing the building height with ducts, sprinkler systems, electrical lighting, etc. He said it was not impossible, but it was a cost. Mr. Walter asked that Planning completely address the phone easement on this property before the Commission sees this again. Ms. Husak said a communication was received after the 15 -day deadline. Motion and Vote Mr. Gerber made a motion to table this Rezoning/Preliminary Development Plan as requested by the applicant's representative, Ben W. Hale, Jr. Mr. Zimmerman seconded the motion. The vote was as follows: Mr. Gerber, yes; Mr. Fishman, yes; Mr. McCash, yes; Mr. Saneholtz, yes; Ms. Amorose Groomes, yes, Mr. Zimmerman, yes; and Mr. Walter, yes. (Tabled 7 - 0.) Mr. Gerber said the Commission looked forward to seeing the applicant's best project coming back. He then called a'short recess at 8 p.m. before proceeding to the last case, Case 6 — Leo Alfred Jewelers. PLANNING AND ZONING COMMISSION RECORD OF ACTION MARCH 15, 2007 ( Y:) OF DUBLIN Land Use and Long Range Planning 5800 Shier Rings Road Dublin, Ohio 43016 -1236 Phone: 614 410 4600 Fax: 614- 4104747 Web Sire: an Aublin.oh.us The Planning and Zoning Commission took the following action at this meeting: 2. Rezoning/Preliminary Development Plan 06 -138Z — Senior Star Living — Morse Mast Plan — 6470 Post Road Location: 13.7 acres located on the north side of Post Road, approximately 1,650 feet west of the intersection at Avery- Muirfield Drive. Existing Zoning: PUD, Planned Unit Development District (Morse Mast plan). Request: Informal review and discussion of appropriate building heights as part of a Rezoning application. Proposed Use: An assisted living facility accommodating approximately 100 beds. Applicant: John Dobbs, Senior Star Living, 1516 South Boston, Suite 301, Tulsa, Oklahoma 74119; represented by Ben W. Hale, Jr. and Aaron L. Underhill, Smith and Hale, 37 West Broad Street, Suite 725, Columbus, Ohio 43215 and Levi Miller, KSQ Architects, 406 South Boulder Avenue, Suite 500, Tulsa, Oklahoma 74103. Staff Contact: Claudia D. Husak, AICP, Planner. Contact Information: (614) 410 - 4675 /chusak @dublin.oh.us. MOTION: This was a request for informal review and discussion regarding an application for a rezoning to allow a four -story assisted living facility to be located west of the existing Dublin Retirement Village. The Commissioners discussed that the proposed height of this facility is not appropriate in this general area because of the site's vicinity to residential uses. RESULT: No vote or action was taken. STAFF CERTIFICATION Claudia D. Husak, AICP Planner 06 -1382 Rezoning/ Preliminary Development Plan Senior Star Living 6470 Post Road Page 5 of 19 Mr. FishmA said he noticed day that L and ask if it was author ed. Ile said Mr. gworthy / Enforcement ph re number, tssible violatio ommission abforcement workshop. / Mr. Gerber aid he thought the team ader concept. H not in e country. He < Co nissioners for Pla ins /said he agreed d the annual I was not enou4 nmo, nz 'a had a group sign reading "Piz s - $5" Vs inds of signs are Aeen especially o eekends. orking on a vio ion reportin/edilseussed such as a seen. He said h ould bring soback to the im. Mr. Ge er suggested it at a on/re ignment was an cellent idea, and liked th . Dublin Planning )4 the best in Centr Ohio, if cember Appreciaji Luncheon pro ded by the recognition. He anked them for tl it hard work. 2. Rezoning /Preliminary Development Plan 06 -138Z — Senior Star Living — Morse Mast Plan — 6470 Post Road Mr. Gerber said this was an informal review requested by the applicants to receive comments from the Commissioners. He explained that there will be ample opportunity for anyone interested to make comments at the various other stages of the rezoning procedures. Claudia Husak presented this case. [Description of site inaudible due to technical difficulties.] Ms. Husak said the applicant has filed a formal rezoning application in order to build a separate nursing home to accommodate approximately 100 beds to the west of the existing retirement facility, the proposal includes a building with a height that would be a departure from the current policy of building in this area. She said this case is being presented as an informal tonight so that Planning and the applicant can determine if this project with the increased building height is worth pursuing. Ms. Husak said that the site is currently zoned PUD, Planned Unit Development District, as part of the Morse Mast Planned District, which was approved in December of 1986. She stated that the text allows institutional uses and specifically lists a 100 -bed nursing facility, 200 elderly housing units and facilities related to such uses as permitted. In June of 1987, the Planning and Zoning Commission approved a final development plan for the nursing facility (100 beds within the Convalarium) and the retirement facility (134 beds within the Retirement Village). She said while the existing PUD plan allows for an additional 66 beds, the applicant is proposing a facility that includes an additional 34 beds and the increase in the intensity of use will require a rezoning. However, Ms. Husak said, the proposed use of the site will not change. She asked that the Commissioners discuss the appropriateness of a building of the proposed height in this general area of the City. Aaron Underhill, Smith and Hale, representing the applicant, said they were proposing to clarify the design of the assisted living facility. Ile said the existing building is included in this application. He said the text for the approved rezoning 20 years ago was very thin on details; therefore they investigated meeting minutes, etc. Ile said the nursing home facility located to the east was also included in the rezoning, as were portions of ML Red "frabue Park and a residential subdivision. 06 -1382 Rezoning/ Preliminary Development Plan Senior Star Living 6470 Post Road Page 6 of 19 He clarified that the nursing care facility, The Convalarium, is not included in this rezoning application. He said that facility provides high level nursing home care for individuals who need 24 -hour assistance. He said the existing facility, the larger building, is a retirement building where residents live independently with meals provided and staff assistance available. He said the applicant feels there is a gap services between the retirement village and the nursing home facility that this assisted living facility will close. tie said the important thing to consider is that although the text was unclear, the number of beds or units allowed was 200, and it did not speak to a building height. He said the existing three -story building height was 45 feet. Mr. Underhill said the June 1987 Commission meeting minutes indicate they were permitted four stories and 200 units, and instead they built three stories with 134 units. He said there were 66 units that they underutilized and one story that they did not build. He said as they came forward to start siting the building, a number of constraints were discovered on this site. He said even if they added to the existing building, there is a creek behind them and floodplain, a telephone easement that runs north/south between the buildings that is 30 feet in width that they are permitted to build a parking lot over but not a building. He said with those constraints, it was necessary that they make the building taller in order to get the number of beds to make the project economically feasible. Mr. Underhill said they were asking for the ability to have 33 more beds in a four -story building. Mr. Gerber said typically, for informal cases, the Commission's procedures do not provide for public input, however since an application had been filed and there was a quasi - applicant present, this could be considered a quasi - informal case and the residents could speak. Patrick Costello, 6431 Newgrange Drive, president of the Lowell Trace Civic Association, said his property was close to this proposed development. Ile said the Association did not feel this is a benign use. He said there is noise pollution from the heating and air conditioning units and emergency vehicles. He said trash removal in the daytime adds to the noise pollution. Mr. Costello said a speaker system also creates additional noise. He said the vegetation is very thin and does not screen the lights behind the building. Ile said another building behind this will compound the problems. Mr. Costello said this living center is anything but quiet and serene. Ile said he had contact with the 12 homeowners immediately impacted by this proposal, and no one is happy about giving more than the applicant is allowed to have, and if they proceeded with what they were allowed to have, the residents would like to have input regarding light and noise mitigations. Warren Fishman, who was on the Commission when this site was rezoned, said he also reviewed the Commission minutes and did not find anything mentioned about a four -story building. He said lie recalled a debate because the Commission initially wanted the buildings to be 35 feet high, they were approved at 45 feet high. Mr. Fishman said this was a fantastic use, but he hated to overload the site. He said there is nothing else four stories tall in the area. Mr. Gerber asked how much more was being asked for than what was allowed. Ms. Husak said the text allows for an additional 66 units and the application proposed another 33 units on top of the 66. Mr. Gerber said according to the text, 66 more units and the issue of height is not addressed. He recalled with Perimeter West and other projects in the area, they always talked 06 -1387 Rezoning/ Preliminary Development Plan Senior Star Living 6470 Post Road Page 7 of 19 about 35 feet as a height limit. Mr. Fishman said this was going to be 55 feet tall. Ile also was concerned that this use would be more intense than it is now. Mr. Fishman said at the rezoning, the Commission wanted the building no higher than three - story, but the applicant wanted it to be 45 feet and four - story. He said the Commission gave in because of the roof pitch to 45 feet. Mr. Walter said he read the residents' letters and tried to understand what the impact to the nature preserve would be and looked at the existing large building. He agreed that the use is tremendous and there is not enough of it in Dublin. He pondered if there was a real impact to something that already existed. He said the site was too tight and he did not know how the proposed facility would be parked for visitors. He did not know how he felt about possible impact to the nature preserve. Ms. Husak responded that she talked to the City's Nature Education Coordinator, Michelle Migliore, who is very familiar with the site. Ms. Migliore told Ms. I lusak that the site is a monoculture of grass and that the City's regulations on construction activity would ensure that any impact would be temporary that wildlife, if impacted at all, would likely recover. Ms. Husak also said that the parking layout proposed meets Code. Mr. Fishman suggested that the backyards of the residents be visited to understand how ten more feet would impact them and the preserve area. Iie said he thought this building would overload the site because of the height. Ms. Jones said the four -story building seemed overwhelming in the area. However, she said the use was fantastic. She said she preferred a three -story building. Mr. Zimmerman said he understood this type of use was needed in Dublin. He said the ten feet would be an impact at either a three- or four -story building. He said he was undecided how he would vote. He suggested that the lights, trash, noise, and public addressing system could be mitigated. Mr. Saneholtz said this is much too intense of a use for this particular site. He said the Commission had worked very hard with the development on the south side of Post Road and they were restricted to two -story in an attempt to transition down to residential. Mr. Saneholtz said since lie became a resident in 1993, that the existing building had always looked out of place. He said he could not imagine anything higher. He said there is no way he would support a building ten feet higher or anything more intense on this site. Ile said he had questions about how the open space was calculated because there was private and public open space in this area. . Mr. McCash said there is a 35 -foot building height limitation in Dublin's zoning classification, and even the original development text did not modify that. He said there was no reference to building height, so when they came in with three -story at 45 feet high, that was a variance. Ms. Husak said that the building height was approved as part of the Final Development Plan application. 06 -1382 Rezoning Preliminary Development Plan Senior Star Living 6470 Post Road Page 8 of 19 Mr. McCash said there was no reference in the text to an attached document or plan. Ile said zoning speaks through the approved text and the approved ordinance, not through all the meeting minutes of the Planning and Zoning Commission. Mr. McCash said he was concerned about the height of the building being on the north side of Post Road which was to be a transition down into the residential communities. He said the proposed location of the building is next to a drive going into the parkland area. He said driving to the park, past the four -story buildings will make the overall aesthetics be lost. He agreed that the use is definitely needed somewhere in Dublin, but he was not sure this four -story layout would fit. Mr. Gerber said Dublin's Community Plan sets forth this as a transition area. He said he did not see anything in the text or records that stated this building should be four - story. Mr. Gerber said generally, they liked to see a 35 -foot height, and he thought that the existing 45 -foot high building was too large. He agreed that the use was fantastic. He pointed out that residents will have to get used to hearing sirens, etc. and thinking more about healthcare as the Dublin population ages. He reminded everyone that this site is next to the hospital which makes it a good location for this use. However, he said it was too big and imposing, not just for the residents, but also for the community at large. Mr. Gerber said it does not fit and he cannot support it. Fie recommended that the Commission's concerns be addressed with respect to the building heights and abating noise and lighting trespass in the neighborhood if it comes back before the Commission for review. Mr. Underhill added that the public speaking system heard by the neighbors originated from the Convalarium, and they will be meeting with those residents regarding it. Mr. McCash suggested the telephone easement could be rerouted to the side property line. The applicant, John Dobbs, Senior Star Living, said the only thing there was a four -inch fiber optic cable and the telephone company is willing to move it or let them pay for it to do whatever is necessary. Mr. Gerber called a break at 7:15 p.m. so that the audio problems experienced could be fixed. 3. Final Develop rent Plan /Final Pat 07-0O1FD/regard., — Oak Park Res ential — Dewitt Roa and Hyland -Cro oad Rick Gerber . ore in those who ' tended to testify to this ca Judson Yex presented this.06se and said this i a review of the r ldential portion o ak Park, wh44ncludes 33 park h4me lots, 39 villavlhome lots, 36 to /all a 6,0 - square -foot co munity center. I presented slides f the proposed e ati th omes and the mmunity center. e said the elevaf ns were identical o that t time /rezonin and the building aterials include b ek stone, stucco, ood, and nat asphaHe said the to ihomes include o different buildi gs with mat coordina -fami residences. Mr. s x said the 6,000 - uare -foot comter is sura large pa area with ample andscaping as wel s a wet pond wit in and ga 06 -138Z Rezoning/ Preliminary Development Plan Senior Star Living 6470 Post Road PLANNING AND ZONING COMMISSION RECORD OF ACTION AUGUST 17, 2006 CITY OF DUBLIN_ land Use and to" Range Planning 5800 Shier Rinits Road Dahlia, Ohio 47016 1236 Plwne 614.4104600 "Che Planning and Zoning Commission took the following action at this meeting: fax 614- 410 -4141 Web Site www duhliaah ut 4. Amended Final Development Plan 06- 098AFDP — Morse Mast — Dublin Retirement Village -6470 Post Road Location: 13.7 acres located on the north side of Post Road, approximately 1650 feet west of the intersection at Avery- Muirtield Drive. Existing "Zoning: PUD, Planned Unit Development (Morse Mast plan). Request: Review and approval of an amended final development plan under the provision of Code Sections 153.053 (E)(2)(b) and 153.055(13). Proposed Use: An enclosure of a second story terrace and the addition of 24 carport spaces to an existing retirement facility. Applicant: Senior Star Living, 1516 South Boston, Suite 301, Tulsa, Oklahoma 74119: represented by Levi Miller, KSQ Architects, 406 South 13oulder Avenue, Suite 500, Tulsa, Oklahoma 74103. Staff Contact: Jennifer M. Rauch, Planner. Contactlnfornlation: (614)410 -0690 /Lmail_jrauch @dubl in. oil. us- MOTION: Io approve this Amended Final Development Plan application because the proposal complies with the Amended Final Development plan criteria set forth in the Dublin Zoning Code, and, the development is compatible with adjacent uses and proposed development in the area, with the following two conditions: I) That protective tree fencing be installed and inspected prior to construction and remain through the duration of construction, and 2) Chat the carports be painted a neutral color to coordinate with the existing stnlcturc , subject to staff approval. * John Dobbs. Senior Star Living, agreed to the above conditions. V0'FF: .6 O. RESULT: This Amended Final Development Plan application was approved. srA1�F cF:RflrtcATloN J' ufer M. ouch, P 06 -138Z Rezoning/ Preliminary Development Plan Senior Star Living 6470 Post Road Minutes — August 17, 2006 Page 29 of' 2 3. Amended Fi Development flan 108AFDI' —2thotis ace — Architecture Metro Pl a South / rb .whose Mr. Ge ore in t who int ed to testify in regard case. B94 Search, representing e Ohio Society of Cert ed Public Accountants greed to the three Conditions listed below Motion _ antPlan Mr. Gerthe motion and Mr " immemran seconded approval of this Ame e<{ Final Rh because the posed changes meet t requirements of the Pi- tied District onthe Metro ace PUD and the is compatible with re surrounding tu area, v the following three c itions I) That tcan lain all necessary bui ng permits prior to cot ruction; 2) That tree fencing be insta d and inspected prior o construction and re III throuration of constructio ;and 3) That servation plan be bmitted and approved uor to issuance of buil i g permit. 'dote was as follows: Ns!Jones, yes; Mr. Saner tz, yes; Mr. Walter, ye ; r. McCash, yes; Zimmerman, yes; W. Gerber, yes. (Approv (5-0.) 4. Amended Final Development Plan 06- 098AFDP — Morse Mast — Dublin Retirement Village — 6470 Post Road Mr. Gerber swore in those who intended to testify in regards to this case. John Dobbs, representing Senior Star Living, agreed to the two conditions listed below. Motion and Vote: Mr. Gerber moved for approval and Mr. Zimmerman seconded for approval of this amended final development plan because the proposal complies with (lie Amended Final Development Plan criteria set forth in the Dublin Zoning Code; and, the development is compatible with adjacent uses and proposed development in the area, with the following two conditions: 1) That protective tree fencing be installed and inspected prior to construction and remain through the duration of construction; and 2) That the carports be painted a neutral color to coordinate with the existing structure, subject to staff approval. The vote was as follows: Ms. Jones, yes; Mr. Saneholtz, yes; Mr. Walter, yes; Mr. McCash, yes; Mr. Zimmerman, yes; Mr. Gerber, yes. (Approved 6 -0.) 06 -1382 Rezoning/ Preliminary Development Plan Senior Star Living 6470 Post Road 71 PLANNING AND ZONING COMMISSION RECORD OF ACTION CITY Of DUBLIN- JULY 6, 2006 land Use and tong Range Planning 5800 Shier Rings Rood Dublin, Ohio 430161136 Phone: 614- 41OA600 tax 614410 -4147 The Planning and Zoning Commission took . the following action at this meeting: Web Site a Aubliu.oh.us 1. Amended Final Development Plan — 06- 089AFDP — Morse Mast — Convalarium at Indian Run — Post Road Location: 5.812 acres located on the north of Post Road, west of cite intersection at Avery- Muirfield Drive. Existing Zoning: PUD, Planned Unit Development District (Morse Mast plan). Request: Review and approval of an amended final development plan under the provision of Section 153.053 (13)(4)(B). Proposed Use: A revised site plan includes a 112- square -foot glass vestibule addition to an existing senior care facility. Applicant: Dublin Geriatric Care Co., 1661 Old hlenderson Road, Columbus, Ohio 43220; represented by David Efaw, Red Architects, 1466 Northwest Boulevard, Columbus, Ohio 43212. Staff Contact: Jennifer M. Rauch, Planner. Contact Information: (614) 410- 4690 /Email: jrauch@dublin.oh.us. MOTION: To approve this Amended Final Development Plan application because the proposal complies with the criteria set forth in the Dublin Zoning Code, and the development is compatible with adjacent uses and proposed development in the area, with the following condition: 1) That protective tree fencing be installed and inspected prior to construction and remain through the duration ofconst uction. * David Efaw, Red Architects, agreed to the above condition. VOTE: 7--0- RESULT: This Amended Final Development Plan application was approved. STAFF CERTIFICATION J nif+rR uch , 06 -138'Z Rezoning/ Preliminary Development Plan Senior Star Living 6470 Post Road Meeting Minutes — July 6, 2006 Page 2 of 9 Mr. Gerber not there are a lot of mee ' gs coming up, five i ugust alone. Z they had p ogether the calendar ' earlyDecember 2005 ut since there aze eetin Autthe Augus 2006 Workshop s ld be cancelled. [ gene agreement.] All me rs agreed. Mr. Gerber stated on July 19 at the this evening. Z Mr. G er thanked Mr th e Acuments into the i not in the packetOAe AIA Columbus Ro d -Table Luncheon Athletic Clu ,4:304:00 p.m., notedzfi a flyer at their seats Mr. Gerber ind' ted the minutes revisioZ rrections. Mr. ed on p age 8 az 1 s " Also on page 8, agrap CraiL, Court." for the report andxIked for unanimous ac(,6tance of June 8, 2006 meeti� asking for gaph 5, third line hange "He it looks "He said it 9, second line• change "Scotts Greats urt" to "Scott Mr. Gerber n for approval of th une 8Zs;M ith the two revisions s stated by . Fishman. Mr. Z1 erman seconded the i ion. Vo on the motion: Mr. M ash, yes; Ms. Jonholtz, yes; r. Fishman, s; Mr. Wal ter, yes; Mr '.immerman, yes; Mr. d 7 -0. i�wer hea m Gerber explained th5AIes and procedures ofXe Commission. [THESE MINU'W REFLECT TILE LISHED AGENDc ORDER OF THE, CASES.J 1. Amended Final Development Plan 06- 089AFDP — Morse Mast — Convalarium at Indian Run — Post Road Mr. Gerber swore in those who intended to testify to this case and asked the applicant's representative, David Efaw, Red Architects, if he agreed to the condition contained in the staff report. Mr. Efaw agreed. Mr. Gerber moved for approval of this Amended Final Development plan because this proposal complies with the approval criteria set forth in the Dublin Zoning Code and the development is compatible with adjacent uses and proposed development in the area, with one condition: 06 -138Z Rezoning/ Preliminary Development Plan Senior Star Living 6470 Post Road Meeting Minutes — July 6, 2006 Page 3 of 9 1) That protective tree fencing be installed and inspected prior to construction and remain through the duration of construction. Mr. Zimmerman seconded the motion. Vote on the motion: Ms. Jones, yes; Mr. Saneholtz, yes; Mr. Fishman, yes; Mr. Walter, yes; Mr. McCash, yes; Mr. Zimmerman, yes; Mr. Gerber, yes. (Approved 7 -0.) 2. A: ende final Development PI 06- 082AFDP — Peri ter West, Subarea 1 — r' eter West Profession ark — Perimeter Dri Mr. Gerb swore in those who int ed to testify on this . Saneholtz asked Ms. kins if she had the p osed site plan in co icon to the existing plan. He said had no sense of what e expectation of Bevel ent is going to be on either sideof this property, whit on' be affe>ted y e relocation of the dumpsters. He dicated he did a site ' rt tonight and the ' development on either side of this oposed development. . Adkins agreed. 7 9NRE99 indicated he i ill concerned about a p methin rusive and oving it toward the ne' is sus eep eir own operiy. He asked if ne else h ut this ters the perimeter He sa' the eliminatimpsters, em internal, and that ould be his preference. Mr. G er asked what is on e office within the saink Mr. Saneholtz aske tf the present she was mentio ng, or is there an Road that i art of this district a office. / ndaries of this pro y. Ms. Adkins said to e east is and to the west ' again office, zoned S xisting tiding there, the older eture is the office her eel. Ms. Adkins sail ere is a parcel on Pos ere is a house on it rrently, but it is zone or Saneholtz said there an existing office bull g, the little grey one t and the point. He indicated you hav to go across a little b ' ge to get to it. He sa' re did not know what is in there f t now, but there is an fire building and that e nearly abuts at the northwest cor r of this property. Ile td he offers this Bum er move to the group considerat' , saying he would pr r the dumpsters not b oved, due to the im on the ne hors_ He said the re indicates they are mo ng for aesthetics for tt current de opment. Ms. Adkins reed. She indicated th currently they are plat adjacent to fie buildings, next tot sidewalk, and by the prances. She said tl1 s the approved plan. / Mr. Saneho asked if the setback X 10 feet. Ms. Adkins dicated it ranges encroae b6ctween 12 and 16 fee! /go they would be set ba between 14 and 18 f W.Gerber said he did perlike the idea of the psters being by the ay where people will walk by t He asked if they co think of some other ce to put them. 06-138Z Rezoning/ Preliminary Development Plan Senior Star Living 6470 Post Road Cllr OF II( ItLIN Division of Plomung 5800 Shier-Riv Road Dublin, Ohio 430161236 f'hom DD: 614- 7616550 Fox: 614-7616566 Web Sile: w .dubtin.oh us PLANNING AND ZONING COMMISSION RECORD OF ACTION January It, 2001 The Planning and Zoning Commission took the following action at this meeting: 3. Revised Final Development Plan 00- 124RFDP - Dublin Retirement Village Gazebo - 6470 Post Road Location: 13.27 acres located on the north side of Post Road 1,600 feet west of Avery- Muirfield Drive. Existing Zoning: PUD, Planned Unit Development District. Request: Review and approval of a minor revision to the Final Development Plan under the provisions of Section 153.056. Proposed Use: A gazebo 14.5 Feet fall and 30.8 feet long, which is proposed to be located next to an existing pond as well m a path leading to the structure. Applicant: Dublin Senior Community, c/o Ron Keller, Executive Director, 3336 East 32nd Street, Suite 217, Tulsa, Oklahoma 741 35- Motion: To approve the revised final development plan because it is consistent with the natural elements of Dublin's character and fosters the goal of creating gathering places, community focal points, providing a sense of place and park amenities, with two conditions: 1) That appropriate signage indicate free use by the public and that all "No Trespassing" signs be removed, subject to staff approval; and 2) That if the Dublin Retirement Village experiences vandalism, it retains the right to return to the Commission to rescind the "Public Welcome" signage. * Ron Keller, Executive Director, Dublin Senior Community, agreed to the above conditions- VOTE: 5 -0. RESULT: This revised final development plan was approved. STAFF CERTIFICATION Corey 1lheuerkauf r Planner 06 -138Z Rezoning/ Preliminary Development Plan Senior Star Living 6470 Post Road lvllnutcs — Jallualy Ik,LVVI Page 4 1) That the devel er construct the Phele Invest ents site before occt 2) That ro construction plans be cons cat which meet Cit �ng ea segment of permits are isst ed prior to suE 3) at the existing tree r along the south enhanced, and that th offer be maintained subject to staff ap oval; 4) That the plans e revised to meet the dscap report, sub' ct to staff approval; Lane through the for building showing rty line be prn the site and the preserved, and es to the south, Code and the j 6mments included in 5) That evised landscape pla e submitted reflecti any modifications t e existing P 'ng lot to the east, sub' t to staff approval; 6) iat the property owne ecure the required ulil" easements from adja t property owners; That stormwater ca ations be submitted t meet all Stonnwater gulations; 8) That clearing of egetation along the so property line be done anually without the u of heavy mach ery, 9) That the eveloper work with 'f to locate a sidewa on the site that runs the east prop line; 10) t the park fee ($14,25 e paid prior to iss of building permits; 1 That the window fra s be matched as best possible with the bui ing, subject to staff approval; and 12)That landscap to the rear (south) of e building be adjuste o be as opaque as po le, subject to (approval. Mr. W dings agreed to the ab e conditions. Mr. S - gue seconded the mo ' it and the vote wa s follows: Mr. Fishm , yes, Mr. Lecklider, ; Mr. Peplow, yes; Sprague, yes; and Ks. Salay, yes. (Approv c 5 -0) 3. Revised Final Development Plan 00- 124RFDP — Dublin Retirement Village Gazebo — 6470 Post Road Corey Theuerkauf said this is a revised final development plan for a gazebo, arbor and a deck overhang to a pond behind the building. lie said the retirement village was rezoned PUD in 1986, and the final development plan was approved in 1989. Mr. Theuerkauf said the trees are green ash, not white ash. I le said the gazebo and square arbor is 22 square feet and the square deck overhang is 64 square feet. The property line bisects the pond and abuts the Red Trabuc Nature Preserve. The structure is stained cedar to match the Dublin Retirement Village building. The shingles proposed are a dark gray antique slate to match the building. Ile showed cedar samples. Mr. Theuerkauf said these improvements will promote better community interaction. lie said staff recommends approval with one condition: 1) That the improvements be generally open to public park users and that no signs be posted delineating private versus public open space. Ile clarified that the proposed deck extends into the required rear yard by about two feet_ Mr. Fishman asked if the pond is part of any previous openspace requirement. 06- 138'/. Rezoning/ Preliminary Development Plan Senior Star Living 6470 Post Road Minutes — January 11, 2001 Page 5 Mr. Hahn said the pond is used for stormwater purposes, but it was not part of the required openspace. It sits mostly in the Red Trabue Nature Reserve_ Lowell "Trace included a major donation (gift) from the developer, but the retirement village had no park requirement. He said approximately 35 acres of openspace were required, but more than 60 acres were donated. Ms. Clarke said the private openspace abuts the public openspace as shown on the approved PUD. The pond is on both private and public property. She said openspace amenities appropriate for an older population, i.e. a para- course, bocce ball, a putting green, etc. were discussed. She believed there was the desire to blend the openspaces and to keep the broad vista. Mr. Fishman asked if the public was allowed to walk to the gazebo. Ms. Clarke said yes. She said the applicant has agreed that "No Trespassing" signs cannot be used. Mr. Fishman thought it was a real plus that the public might use the gazebo. Mr. Lecklider said he walked the path often and always considered this particular area and the pond to be private, entirely belonging to the retirement community. He said the gazebo will not give the impression that everyone is welcome. Mr. Hahn said Dublin has an informal agreement with the retirement center, and there is not a clear mowing line. In his opinion, it looked like part of the surrounding park area. He said there are City benches around the pond, and the City treats and stocks the pond. Mr. Lecklider asked if a chip bark path from the bikepath to the gazebo would indicate it was for public use. Mr. Hahn said there is a native plant arboretum in that general area, and the pond area is included in the uniform park signage. That might help identify this as one body of land. Mr. Sprague said there has been public signage since Dublin has maintained the area and pond. He thought the "No Trespassing' signs applied to the pond as well. Mr. Hahn agreed that a path coining off the asphalt path might encourage public use. It would also be useful for access by City crews. Ms. Sala) cited the staff report as saying that the applicant encourages multi - generational interaction between the residents and others. A lot of signage was unnecessary. Mr. Sprague suggested a sign saying °Dublin residents are welcome to use this facility." Patrick Lynch. L'nvironment Management, said they were working with the Dublin Retirement Village to develop this plan. He said this particular gazebo was part of an overall plan which is based oil "a walk to life ", program for senior living communities so that they can become more involved in the surrounding community. They want it to tie into the park system. Ron Keller, Director, Dublin Retirement Village, said the residents use the pond a lot for fishing, etc. Fie said residents of the neighboring subdivisions are encouraged to take advantage of their grounds. The "No Trespassing" sign on the northern walking path near the exercise station is posted for liability issues. If needed, it could be removed. Mr. Fishman would like the public to feel welcome to use the pond, which the City maintains, and the gazebo. Ile suggested a "Public Welcome" sign on the gazebo. If vandalism occurs, 06 -1382 Rezoning/ Preliminary Development Plan Senior Star Living 6470 Post Road Minutes - January 1 1, 2UU 1 Page 6 then the Commission will work out another solution. Mr. Keller agreed to post the sign_ Mr. Lecklider thought public access to the gazebo was a trade -off for not meeting the required setback. Mr. Fishman said the public area at Oscar's in Old Dublin was not clearly posted. Mr. Lecklider supported an access path from the bikepath to the pond as a welcome to use the gazebo. Mr. Hahn said a combined philosophy could be accomplished by design. It is neutral as it exists today. Mr. Hahn was concerned that Dublin's parks are getting too many signs. Usually the park signs are at the park entrance, not in the middle of it. Mr. Sprague said the sign dimensions for the "Public Welcome" gazebo sign should be subject to staff approval. Mr. Keller said they wanted to compliment the nature preserve. Mr. Peplow made a motion for approval because it is consistent with the natural elements of Dublin's character and fosters the goal of creating gathering places, community focal points, providing a sense of place and park amenities, with two conditions: 1) That appropriate signage indicate free use by the public and all "No Trespassing" signs be removed, subject to staff approval; and 2) That if the Dublin Retirement Village experiences vandalism, it retains the right to return to the Commission to rescind the "Public Welcome" signage. Mr. Keller agreed to the conditions above. Ms. Salay seconded the motion, and the vote was as follows: Mr. Fishman, yes; Mr., Lecklider, yes; Mr. Sprague, yes; Ms. Salay, yes; and Mr_ Peplow, yes. (Approved 5 -0.) 4. Rezoning >lication 00 -I19Z - No - west Corporate Cent 5695 AverZit Rod Anne Wat said the Board of Lon g Appeals (Case 00 -07) granted a sidey and parkin eduction on this site. s a condition the [37 required the applic a rez urg application to (low `.one this parcel fXP,1p`),11iaoes(with P ,Planned industrial Pa , SO, burban Office and his dional District. 'fhd building is an off „ and this rezoning Will assure the long- zn land use will be ap the reduce< . tdcyards. Nis. Wanner said this is a hou eeping measure. Ms. Wa er showed several sl� W. She said the f( I . taped site is 1.401 es. The sumo ding parcels include , Restricted Industria sites and the Cramer bossing and I griffin PUDs. This i n 8,800 square foot o - cc with 25 parking sp es. She said the building permits are u crway. Ms. Warm s'' this rezoning substitu office uses for the pre nt wide list of manufac - mg r / usesperin -r e d under the existing P . She said the SO Dis ct is much more appro te. She ecommends approval this a pplication, with o conditions carried for rd from the oning Appeals: l parking sur es be identical, and to all Landscaping Code quirements, subject to staff approval d 2) That if addit' nal parking is deemed t essary, staff has the dis , tion to initiate and approve addition parking. 06 -1382 Rezoning/ Preliminary Development Han Senior Star Living 6470 Post Road DUBLIN PLANNING AND ZONING COMMISSION RECORD OF ACTION August 1, 1996 CITI Of 01 1;111:� 5800 Shier Rings Road Dublin, Oil 430161795 Phone/100 614/1616550 fax: 614/161 6506 The Planning and Zoning Commission took the fottowing action at its regular (neeting_ 6. Final Development. Plait - Minor Revision - Dublin Refirelnent Village - 6470 Post Road Location: 13.707 acres located on the north side of Post Road, approximately 1,000 feet west of Muirfield -Avery Road. Existing Zoning: PUD, Planned Unit, Development District (].)well Trace Plan). Request: Review and approval of a minor revision to the final development plan under the provisions of Section 153.056. Proposed Use: Replacement and color change (to green) of existing roof shingles_ Applicant: Dublin Senior Community Limited Partnership, c/o Robed D. "Thomas, GPMC, Inc., 6470 Post Road, Dublin, Ohio 43017. Rm?SU1:T: "This application was formally withdrawn by Lire applicam prior to the meeting. The surrounding property owners were notified of the application withdrawal. "There was no vote or action taken. SfAIT CIzkTI[`1CA "I1ON 4 Lisa L. 1 SenlOr Plallller 06 -1387 Re %Omng/ Preliminary Development Plan Senior Star Living 6470 Post Road Dublin Planning and Zoning Commission Minutes - August 1, 1996 Page 19 6. ISnal Development Plan - Minor Revision - Dublin Retirement Village - 6470 Post Road This case was withdrawn by the applicant in writing prior to the meeting. He will submit a roof material consistent with the existing color. 'There was no discussion or vote taken. 7. Pozuest cion - Access At the Terry Foegl A st 15, 1996 meeting. ' le. the Commission was no Ms. Chinnici -Zuerc r mentioned the these efforts w . appreciated. The meptfrig was adjourned at P-Ill. 2d' to postpone this vote taken. letter on weekend Cafe Enforcen Respectfully submitted, Libby barley Planning Division Secretary until the 06 -138Z Rezoning/ Preliminary Development Plan Senior Star Living 6470 Post Road Minutes of Meeting Dublin Planning and Zoning Commission June 4. 1987 Page Twenty 6. FINAL DEVELOPMENT PLAN - DUBLIN GERIATRIC CARE Ms. Clarke had the following comments: We are dealing with 24 acres on the north side of Post Road and west of Avery Road. It is zoned POD, and there are two buildings in question. A one-story nursing home facility at 41,000 square feet and to contain L00 beds. The second structure is a senior citizens residential building which is a 181,000 square feet and would contain 150 one and two bedroom dwelling units for the elderly plus dining rooms and other types of facilities within the structure. The property was rezoned within the Last six months and some aerial photographs were then shown of the property. Both buildings are to be constructed of beige or earthtone synthetic stucco or some similar materials. Scone accents and asphalt pitched hoofs will also be used. Each building is independent in terms of it 's own curb cut and parking lot.. There is a condition within the text that permits parking in connection with the park located to the north to occur on this site until we have developed our own parking lot. The frontage on Post Road is Landscaped and contains an earth mound which is 4 - 6' higher than the finished floor of the building. The elevation of the 100 year flood is 4' or more below the elevation of the building. There is some amount filling to take pLace on the site within the flood plain area. It does comply with most of our provisions of our landscape code. The applicant's submission is consistent with the preliminary plan. 2) Staff is requesting that they regrade the ditch along Post Road. with a text requirement along the (rontage, some 35 trees addi_t tonally are going to be required. Staff is requesting that these be planted as street trees along that property line. Staff is requesting that they regrade the ditch along Post Road. 3) Relocation of nine of the parki.og spaces that are closest to the east property Line, putting them into a more interior location, seeing that the property next door is still zoned for single family purposes; ',) they would like to see some $ubStit UL!on along the east property Line co replace white pines with some other evergreen screening; 5) the architectural dvi ai.Li_ng on the three -story building is nor as complete as what we have on the one -story building, and Stall would like to see it as iL evolves so that the structures aro archit(ACrutally close together. 6) would Like to see compliance with the engineer's comments. An additional . recommendai ion that was not included in our Staff lfn_port, as we did not have this inlormation until today, is that the Fire Inspector has requested bertes access to the elderly housing faci.lit.y. A letter from the Fire Inspector was distributed. Mi. lezerinac asked for an clay al`ic at.ion. Hn. Clarke stated that it simply means they need to be able to gel emergency vehicles closer to the building, and that they would have to put some kind of driveway or some kind of access so that they can reach two sides of the building. Normally, this is something that can be worked out by putting in some kind of driveway. The applicant is here_ to present his renderings, etc on the, architecture of the building. In terms of compliance with the zoning, the one thing that is not in compliance is the number of trees along the street: frontage. Otherwise, it is in compliance with the prelimina plan. The other conditions that we have asked for, Staff feels that it would just . make if a better plan to i.nteg tte it better with the neighborhood. 06 -1382 Rezoning/ Preliminary Development Plan Senior Star Living 6470 Post Road Minutes of Meeting Dublin Planning and Zoning Commission June 4, 1981 Page Twenty One Mr. Ben Hale, Jr. was present to represent the applicant, along with Mrs. Campbell., Mr. Greg Skinner, Landscape Architect, and Mr. Trapacona of Acock & Schege L. Mr. Hale started his presentation with a report on a couple of things that have happened since the zoning when they originally came in and obtained the zoning they dial have a sire plan as a part of that preliminary development plan and at that time, these buildings were four- stony with 200 units, and they are now three -story with LSO units. The other thing that he wanted to clarify is that what we are looking at is approximately 24 acres. One portion of that area, although it is open space, ir_ is not public open space, it is private, which will remain owned. There is also an additional park dedication as a parin of this (11. -12 acre) park dedication, and that will be done prior No Starting construction on this building, along with a driveway along the west side. There wi.l.l be a road here eventually, to go back into the park, plus in terms of fire, as possibly they could take an access off Of there into their parking Lou to allow another access point as opposed to them bringing in another driveway off of the street. They have committed chat until there is park land or parking provided, that they will allow the public to use one of their parking IONS to access the park, and they don't have any problem working with the Fire Department. He then introduced Mr. Greg Skinner with Bassett Associates, Landscape Architects. Mr. Skinner stated that basi.calLy the overall Lay -out: of the plan represents several . factors that are on the Site. One is the telephone easement that goes through the site and the other is the sewer easement which can also be the major stream. The land to the north Of the stream is basically the private open space and they are showing a trail, which in to be an exercise trail with an eight station exercise facility which would relate to elderly use. The buildingS then are su_uaLed in the remainder of the site, also recognizing the fact chat there in a major drama., swala existing through that site. That is what. has di_U.ated the locations of iltese buildings. They have walked the parking in such a way as to provide soft C.cient number of spaces, which is 150 for these two buildings; and divided it up no that it is fairly close to both ends of the building. lu also allows them to break up the amount: of pavement close to the sheer so that it is nOL do C"MP LQVqIVe. Addressing some of rho issues that. were raised in the preliminary review, they have taken a look at those., and have addressed all of them_ They have changed the vari.eey from white pi",� to a :ombivat ion of dittcrent _pruc«s as well as some shade and flowering tree.; tits dada- .ional iniecest. The parking Lot in quest i.on that was coo close to the property Line on the east side has been revamped. They removed a couple of spaces and relocated them and redesigned the lot so that they could got. IS' away from the property Line and increase the amount of screening with evergreen mate,ri_al to buffer from that residentially zoned property. 06- 138'l, Rezoning/ Preliminary Development Plan Senior Star Living 6470 Post Road Minutes of Meeting Dublin Planning and Zoning Commission June 4. 1981 Page. Twenty Two The number Of trees along Post Road has been increased and created the effect of a street using basically oak and maple, with a few flowering trees for interest; some shrubs at both entraces of the {larking areas so that they are in compliance now with the requirement in terms of number of trees along Post Road. The eriscing ditch along Post Road has been illustrated in a new drawing. it shows the regrading of the ditch, so that the problems that existed will be solved. It is very steep right now, especially in the west end. The grading to be done in the ditch, firings an 8' berm along the road, which is basically level before we go down into the ditch. Ic has made a gentler slope. The mounding in front of the parking areas go up from that. With the combination of the mounding and landscaping, they are now in compliance and presents a very appealing front to the project. He then stated that one item that was mentioned, and he did have a print, they have a lighting lay- -out which shows Lighting for the drives and also for the parking areas indicating heights of poles and basic styles of the fixture. Along, the drive they will be using the 16' high square pole (basically a rectangular lumi.nar) in the parking areas they will be using a 20' high pole on a decorative sandblasted 2 -1/2' high concrete base. So they would be 22 -1/2' tall in the parking areas. Mr. Joe Trapacona with Acock-- Schegel Architects, explained the design contents that. went into the larger of the two buildings. Basically what we have is two pods that are practically identical, linked in two atrium spaces, common spaces, those two pods will be right. around a common area which will contain dining area, lobby, lounge areas with the chairs to the rear focusing out onto a large natural preserve. Looking at the elevation of that building, you can see the majority of the materials will be stucco acceoced in stone on each of the interceptions of the main pods. The intent is to break up the mass of the building with a series of smaller gables which i.n some cases wilt be balconies, and other cases just a pro ject ion of the main buil ding. Looking at the materials, the natural . colors, or majority of the building wilt be a light betgQ color, (:unique buff) the accent. will be Williamsburg Ctay stucco, which will happen in a series of horizontal bands. The darker red color, Colonial Red will be used for the window frames and button bars to give it accent . in more of a colonial livid. The roof will be shingle. There will also be a stone wall screening the service entry. The scone will be a rubble stone, beige in color, laid in it'; natural bed. Mr. Hale stated that one thing that i IVY have discussed his with Sinti, site plan is very complcic.. when you not been applied to the outside as sit That is something that they are going They are willing to have the building bring that back before the Commission true in terms of building this project, and _s that when you look ar. (he sites plan, the look at the smaller building, the detail has )wn in the tendering for the target building. to have to provide as the building matures. reviewed for final. architecture. They will Mr. hale told the Commission that they have to get a permit from the State to build a nursing facility and this particular permit under which this facility was approved requires a certain number of the care free units to built. So when they build one they have to build the other. They are obligated to build both. 06 -1382 Rezoning/ Preliminary Development Plan Senior Star living 6470 Post Road Minutes of Meeting Dublin Planning and Zoning Commission June 4, 1987 Page Twenty Three Both bui.Ldfngs will be compati.ab Le. They feel they have complied with the Preliminary Deve Lopment Plan and they have responded to Staff, and they will meec with the Fire Department and work that out. The engineer is here and they can discuss that:. Mr. Hale went: on to show the rentention areas. There will be a swimming pool, but the decision has not been made if it wiLL be inside or out, but it. will overlook the open space. Mr. Jezerinac stated that this is a final Development Plan and is everything finalized, and is all of Staff's questions answered and what is the retention criteria. Are the sewers in, are the streets in, is everything where it is supposed to be' Mr. Ol.ausen replied that the storm water detention calculations are good, and they are complete. "There are some minor details of the plans that need to be addressed for example, the rentention pond that you have there does not have an outlet pipe_ They have not done that yet. They are Looking at the sanitary sewer system coming from our main, going back to the bui.Ldings, and they need to provide an easement for chat. There are small things Like that which need to be addressed, but in terms of the major issues, (have they provided storm water detention; yes, they have; do they have water service to the faciLi_ti.es, yes; do they have sanitary service, yes;). Mr. Bale stated that the engineer was present and he has made those changes, and has the drawings that Mr. Olausen has requested, so changes are made and ready for Itts further review. The plans were reviewed_ Mr. Geese asked about turn Lanes, and Mr. OLausen stated that he Celt there would be no need. Mr. Jezerinac asked how much asphalt is provided in the parking areas. It was stated that the soils report has not been completed as yet, but it will have what . any commercial development would have. Mr. Jezerinac asked why all the parking spaces are the typical W spots. With this being a nursing home for the elderly, why is Were no handicapped. obviously it is an oversight. Mrs. Campbelt stated that these people will not be drtvtin, They will have vans for transportation. Mr. Jezerinac felt that they should have an adequate amount of handicapped parking. ft. was stated by Mr. Trapacona that it was an oversight that they are not on the plan, and according co the Code thery . would be some. Mr. Jezerinac stated ghat he felt they should have more than the Ude requires. Mrs. Campbell said that the parking provided is primarily lot r.he stall and the people visit log the patients. Some one takes them where they want to go. She stated that there would not be an excessive need for handicapped parking. Mr. Jezerinac felt that when you are older you do need more room to get in and out of a car- Mrs. Robin Fi_i.iman, resident, stated that having worked in that area, she too felt War the spaces should be wider, if not handicapped spaces. She felt that Mr. Jezerinac was accurate in his statement_ Mr. Hale committed to double what ever the requirement is for handicapped parking. 06-1382 Rezoning/ Preliminary IN velopment Plan Senior Star L. :wing 6470 Post Read Minutes of Meeting Dublin PLanni.ng and Zoning Commission June 4, 1981 Page Twenty Four Mr. Geese made a motion to recommend approval based upon the Staff report:. That 1) the addition of approximately 35 shade trees of one variety, planted on 35' centers as street trees to comply with a zoning text requirement; 2) Regrading the ditch along Post Road, piping it if possible, to improve the appearance along the roadway; 3) Re Location of the nine parking spaces closest to the east Property Line to a more suitable Location; 4) subst itUtion of Austrian pines, Colo- rado Blue and green Spruce Trees for White Pines used for screening along east property line; 5) provide architectural detailing on the chree -story structure which wiLL the the structures closer together architecturally; 6) compLi_ance with Engineer's comments; 7) the staff would further review the handicapped parking situation and recommend to the applicant would it should be; 8) and an additional access on the west side subject to the Fire Inspector's approval. Mr. Grace seconded the motion. Vote as follows= Mr. Geese, yes; Mr. Amorose, yes; Mr. Grace, yes; Mr. Berlin, yes; Mr. Jezer.inac, yes; Mr. CaLLahan, yes; Mr. Reiner, yes. 7. FLNAL PLAN — MUIRFIELD VLXLAGE, PHASE 4, PART /- WEATNF.RSTONE Ms. Clarke stated that this is the Fi .L Developm/ fr the Last phase of Weather/Y(') 'le total number of u its that res In this phase there w Lots. 'Choy Witt lave a consistech to the I the stoetc. Staff is re.mnte uding approect to Iina 1. rev��w and approvaVLllage Enginand further, Stust: received wo d from Washi.nghip that the the radi into e -sac entri accommore vehic Le_ to those, St commending a provat. Mr. J.zerinac asked what adius they all:;;!!!:! sing. Ms. Clarl<.e If,, 4'i' Mr. ^!ebb stated that it. as veasonab Le c. Geese moved for z IpI vaL with ;raf nding furl hor r.vicw with th Village Engineer, a - d wi_Ui the Sat ISf the III ln.p (tor. Mr. Rolnot seconded the Mori .< I. Vote as I ILowr. Mr. Berlin, yeS Mi. Callahan vts; iI k0 ve;: Mi. A� .rose, yt Mr. I raq Yes; Mi. Lezerla yes. Mr. R, inzr, y N. INFOR9AL - BRANDON V1.1, Ms. Cl, :ke stat.nd that this is an I ac,re site 1 6C 41 (d on !b.. ",)(III 1K w the North orl< of Intl i.an Run Id located at. the ei ranee !COW BI Ind RJ d to Blaild l sub< _visi_on. The site i., designated as Area 1 -2, single.!(luv el Silo- 'Chi., pa.ccular site was th- subject of a final. evetopmcul for clus or housing which as approved for 45 r its. The applicant is interested in pu suing a completely different design on this site, and it w Ld be 25 single tat ly lots (80' lots) - There is an oppo;tg street called AI( ridge Place and the "trance to this sub - division would L_ne up with that. '1' e cautions that Sla hats is that where e used to have c tster housing and a .cited open space along the floodway; rhs is go i_ug to tl,u-u,t the building area oluchcloser to [Ile `.00dway t9tau was pre iouSLy the case. "sere is a 1..37 acre 3arcel at t_h<r. sous hw _st corner of the ue street and Bran<fo way Drive; this won be dedicated as prl: land and would he sub Teel LO the. same restrio tons of mai. - enln<e aglleme-nc [t a[. we have t Run str,Im The applicant s interested to the. Commissions OG -L38'L a fuL final development an. Rezoning/ preliminary Developti,ent Plan Senior Star Living 6470 post Road RECORD OF O1Ze�1N/�ri� c� C.1,I . O. :37 —U! (('or ra_a scat) Passe Ord�narece 1Vo ._._. '- AN ORDINANCE VROVLDI_NC FOR A CHANGE OF "ZONING ON A 3 5, 47 1 ACRE TRACT LOCATED ON THE NORTHWEST CORNER OF POST ROAD ANN AVERY ROAD- TO BE REZONED FROM: R -1, RNSTSLLCTED SVB- URBAN RESIDENTIAL. UJ5 RICT, TO: [ UNIT DEVFLOVNFN DISTRICI- NOW, THEREFORE, BE IT ORDAINED by the Canncil. of the village of DubLi_n, SCaCe of Ohio, / of the clacced +e.bers <.,Incest-lag: Sect fon 1. That cbe de _rLhed teal . est ace (see acc_achcd Legal descci.pcion marked Exhlhic "A - ) ••,,waled Ln the V0 Lagc of DvbL - .n, Stara of Ohlo. Ls hereby rezoned co P.0 -D., PLANNED UNIT DEVELOPMENT DISTRICT and shatL 1 0e s ub Wc uo regular f.On, and procedures conCai_ned i.n Ordinance No- 21 -70 (Chapcar El even of the Codtfi tad Ordinances) chc Village of DubLi.n Zoning Code and amendment.S chereco. Sect ion_2__ Thac app Li_cacLOn, Euhibtc ••B - , including the. Lisc of con - clguous property ovnars, and the recomme OdaLlon of Lhe PlannLog and Zoning Com.1 -''con Euhlbt[° c are all iucorporaved in co and .,ado an offidi'l, part of chi, Ordinance and said real. "_state shall be developed and used in accordanc_c therewlch- Secc ion : 3 - That c.his Or L+.nanoc. shall aak.• e.l.fect and be I.n force Lrom and after c.he earliest petlod a[Lowed by Law- P.,sad ehf_S Heh day e,i Naa 1.10 1986- ..5 _.. _ Mayo, - 15cstd+og hit "I Accent: Cl r_rl< of Counc+l - 1 ceflify that copies "f f +• ^- + ^� ^ce /Resdutivai we+c Po9fed in ih•e l';ae;, ..."+Gene" oifh Sccho. 73125 of tL.a O,_, Uwk of Couac+l 06A 38Z Rezoning/ Preliminary Development Plan Senior Star Living 6d70 Pnet RnA Minutes RECORD (DF PRC►CEEDINGS Oaabli.n VL1. i.aec Council_ M¢ecinp_ 407 _ Nntlo�ul Giat t., vs C.. , C—,- O. 1-- No. ta9> Smi- lfelcL.. e voce was unan Le a., L. favor V Lh, ..CLO.. Mr- SoILphe. m to app,.oe pay.O of the bills_ Mc. Thorncon W..ded he mocLOn The vale vas7-0 in Tha rcgv la rl. schedol-ed ,neecf of r. tie Oubl -i.n Vii ge Counc i.L was cz c;d Al order by Mayo, Mi -cha,L C11, c at 7;30 P.M. on ..day, Oacemt>er 6 1986_ Mr- 'Cho ica11 Led the Piedp - oC AL1e1,Lance. Memb -, of C.... L1 p.-O nt _r1: Mc. Amos sc, Mayor CI -ose, - Jankowski., 'MS Mao rer, Mr. do zx. ki, Mr- Soephau, td Mr_ 'Chorncon. Sha coon Sheld i, Village Manager Manager was presenc as we _ Mr_ Srephen J. ntcb, Law Oira o,, and W. Mi_cch L Ha..hlfsky of c e Law OLrc-- ccoc's Of l Lce, Meaibe_rs o£ LLlage Staff pr -nc w,", Mr. now tti , Mr. Hard Lnz,Mr. Johnson, Ms. Jorda Mr_ Mayer. Ms. .,hLng, and Mr. W'nar- Mr- On rose moved co app .ove h mLnuces the N.�r,.her 1.7, -)86 meat iag of C unlit. Mr Rozanckc s,,..d, We rnor(on- 1h1,1 .o ob j,c-I t i ,hr t . 1 t f a >A I i l.o . set Lr o, Conti r 1. ; tit., In fo b_; c 1 _ L>c.v 1 ac )) - J 1 -uit Road.' O roan.- No C23 236 n d <1 i ->n ll X " d 1 O,A Lnanc,s 1gau11 "h Of.0 ..t r .c Iat king _ (ul>L , [tc Mayor Close repo cecf r.liv. Counc 1.1 R . ltia ing Public H a. Wore ....re egt s,. .t cA prop.. 115 of Mr- Th., . -.. <_. no .md co du ,I- wlIn IA, e ._adlnl; enIe an. e „a, iskI ..condcd ,h¢ 'ot-I '17.c , was unan unou. C'avor o1- ch., o cr ou uliu ",1,, 11 w1, 7 -0 ut La ocdinancc Mo. 57 86 - Rccouc 130 Alle, Mo,thwc.:r. Conic, of Coss and Avccy Roads_ Third Reading_ Mayor Cl,, .,v,d cha( the dual a _age L.n b,® .i -dn,d, Beating wtIh only ,he JO.f .cc.; ih., Al to etiy , I.,.. c. ro the f 1,.1 , t u:. 1. Li.ey. Mi . fit ruin said chlt -, pee ,.1 . e - 1< 1.,11 t._,cI "d I ,. I dec. tIp,ton, .he r accu11 1._ cag.. c11111 10 14, M1i > now. rhr, -v. 1s .. ho .......ut cc. the p. rkLa ... I l d..d i...itvJ w tl, " c.. the Lo. 111,t. lis, - at elm •cc t u thr_ o:d i.nanc � prcl ,ld a...y g° f< 1,d Cot. . voce. 'hhc. addtl. l.Onal I;ud of cl - cc z.anl ..��. L1 b.. d._d tv acc�l to th..: vtltnl; 01 Dublin. 1ho tw.> viece.> 1. P1,41.n d nip. r. cha nude i �, r.. u.._n, h.z.. 1� the old o rd is an_c and he no u,diu ce, 1 >a cal . n tba Lark”, of the rlyd LC.atlon rtcqu, :c .encs. The r,pl,_ , has wo, ked with Lhe Pa,k� L1LiecI., and t:hore will he ..mc ,omh Ltted p,,klag as well— M, Rohyu trit Lman, tr_, uie nt- of A—,y Road, had the £ollowfog som.,ian," and qu._cci oa . 1.. bond uw rtay <_><p La ae - 1111. Mayor C1 said char- there w ao . "ppli=aci. > a�ad1 ci,: ugh Lhc c c o Coatnvnfcy lmpr_ _u n u_ t,o ,po,at. uvt char chi" 1.11.1 -1,111 lots O1 ve.lopnu >_nc R",co', bonds . 06-1382 Rezoning/ Preliminary Development Plan SCnior Star Living 6470 Post Road RECORD OF PROCEEDINGS M int <le (>� DnhLLo Village Connci! Meaci.g National (.r�i.nlcr' < - uae.. <.a.n. (>. Form No. iO9 >.t No VC.mbea 17, 1.98 45 Page Two &n I n ( a 1 ReVe,a . Bond i not nioney ChaL Chat i. S } t men LO the V 1 I age ' Le L - ....... hick, the vill goes through by whWh he VIIL l- c( cities bar r. Ube P,.jccr . aeec. ch . r gotta m et U. "ec "et i.c a special tax rrcatne.c by the applt_aaL_ The Village does not _r.cai'o any of Mc Duey is crow nor guarantee rice P a y —enu oL any Lands. The Only Enncc ion of Lire VLLLage is to a.aka the 1_egal der,, Lnacion chrougi the Common i_cy lmp ro Vemane Corpocaei.o. and then CouneiL chat Che pto]e_cc goaLiti.es Lot the parr_LCUiarr type tax exe-VI bond char_ they appLLed for. 2. Ito, t,ch of the 15 nacre pa,kland is cant l.usi.Ve of the LL--d Plain? the Larger ...clop oL the flood plain I_s nor in r_hiS req.esc. "Lh. _sing home wll_L he purchas i.g 24 acres of the ice; 10.2 acres will t he de.dLCncad Lo ch, VCLLage. Of the 24 acres, approx La.acely 15 a cres will accnal.Ly have chi, proj,er. LO acres oL parkLand wLLI_ be dedicated r.o the VI.LLage, and approximately LO acres will be owned by r:he nursing h.mn and wi.l -L be open spacer. Pa..siVc. ar.a. 1. There arc-- il. «ors Lng home.. within LO miLcs of U.bLLn chau provide prlma.y ...sing care; question cha rh. teat need WU a oursi ng home Ln this area_ 4. Mole,. ab..L traffic on Avery Road and the cesulcant Lnc tease - to f .71 the 214 i li. B spaces in chi- prole.. and Ube propo ed Luid.sVLLO5 On Poll Ro a d 5. I alcl acy if wit r s.ppLy (warre arcs tre). IL e. e td war(. are L o.ghr. t tl a i to she -.nLd be r,q.i red ro book up t the er us. .... G. ( ..... t 11.1. h f orce d u lay ch. p,,,,c of r al L clv w 1 r -Y h ,d M y CI a aid tlac there wi_11 e_.t ,1 l Ilubl. old 1 bu aLfccced by .hang s i_rl tiaxes. 1_ < — 1 -1ch vi"", - hcci.__, Ian gcncraL. Tl _.. " h... _ 1>e.n to st Lnrm: u. UILw ch'+c have b I.,CW Due .1 bus lopmenr Th, area north f Pest Ro.d should be kept '"skim, Lai ae Ll.e Very I._..sC. nor_ ano .her rnA ...u. Rtm Meadows. Mr. C1.. .t oph.•r ell... oL Pn sc Road salad the Post: R>,d (ic:: ufcnce A..x tac....L I1.. ..std. "ow. vw., ehcy did have L ( n._.. ed about Che de Vrl. opa.enr. on Ch_ no I hc..- st IoIn._�. of L'o.c and ,iary hoed; I. r_ has a graar poeenrcal_ foe ...mm. rcla 1. i.VC.LOpmcnt. per till I.t III _I and "can study_ W..Id I.1_ICm r_o c" that IYPI °f ,Doti. o(i Pbsc hoed to pent etc r[L- I I Llal u. gttho rho.�d. t t6._ urcl.. ('eorI and Bea,, udy t _hI ,ub j_cv t.. ..: Lard out a n.ulc. i.vu 1.1 y and chat_ idea should be ,ns u1. . ud . >._ C runs 1. Il IhIe pr gaeJ.I i_tY ha. a multi- Lemil_y > -. .� wnnld ha. inl...0 . -ry rlously to r oL buf[crtng rho .c L- lI chc- < ua.. I _u. i I t.. p..ito f nlcly the c.Ldv.rly hou ng fat (1 lacy woo lad ,.pp.-aL to h.0 ax_.. perIona Lly chart Ll,c mu1L fami u�a... M.. Ken WLII an eight ynac esl_de.ni of Uub 1. 1. na ._col_ogy sc"d".1, n � t axpr_.,ed c. - _ns as 'hey 1.-cca i.n co for cot for tai c. ronmental pL with i_nc reared de Ve LopmenL within Ube VLLLaga -- Mayor Cl.se .l;f;csced t_hac Mr. Wi I.1_ _aLk with ch VI_I.lag PI_anncc ta>ga rd i. nl the plat JO, the ar ., we.1.1 11 ticr ar..as wi,h r. Dnbli_n chat Mc. Will. mihhr. h," ....ecru. about. 0-1381, 1eczolllllg/ Preliminary Development Plan Senior Star Living 6470 Post Road 40-9 M RECORD OF PROCEEDINGS 411 Minutes of Dub L i.a V i l Lage Count f. 1. Me eC i ng Meetin Nx UO+.¢t GcuOhCCa Cory.. Ca1n.. O. F oRU No. 109'/ Fl efCf.. . -... No- emhcr..l _L ...... _.._ -___. _._ -_ _. __ .... . ............ -- _.19. .... .. Page Three Mayor Cl.osa cola Mr. Will chat chore is a master pLan for the Village- under co nsi.d.rar. i Mayor CLose also t.Ld Mr. Wi1 l. chat, IS of Last, week the CLcy of CoLumbus studios L.dLC.L.d sewer c.apaci -cy through Chu year L994. He noced. that Cher. h.u. been soma .nt L Lc rat I On problems coming Lnco cha pump star I.., and Cher. will be s me smoke casting don. in an accWmpc co dues -Lou whWru the_ iolfi LtraCi..n prob Lem r_. coming Ccom- Mayor Close asked C.unc.L to nor_u "yes if In favor of the proposal -, and chat "yes' voce would cha. encompass an ovcrrLde of the eeeommandae Con OF the Planning and 7onLng Co mmi. s s LOn_ A '.o voce wo.Ld mean opp.sfvL.n to the proposal and w..Id <;.st.4. cha ......u.dacion of Chu Planning and zoning Co<ani- ssfon. The voce was ....L..., rn la..oc of the ordinance_ Ord(..err ce No 17 -t34 -- ACC.opt. P< u. ton for AnaexuCL of Appr a Ce Ly ozim 4b_7 nc res S< -won <i 1[a -aA ing_ Mayor CL rem indod Count i_ chat this a pa uuL what: Ls surrou ded enc lra 1. by Duh Li.n, eutsc "rg pa rt ial Ly Ln De ware CO.nCy and p CiaLLy Ln Frank r.n Co.nny and wiL b. to .,9uare off of ehe .AC side es of rL cf i. Ld just Wore of Memorial. D . L)owman said cha thW p.,,eL a Ln ashi -ngtC.. and Co.0 rd Towoshi.ps_ 1. Wooed ebsa boCt on cPt. De La wa re C racy e.. P as wel 1. a. Che Washington Town�,l p rap t aF < tier 1 /1e 7 reLal 1 'Che tl red rsa rg of ci ocd .e Lt ba of Flu, _r 1 1986_ O rA i. n.r n< _ 238 -86 - Hscabl .h Esc _ar:.ccd Val... .f Land Lte La e. i. vu Nnad t Park Ln cha L'tr al Plat _�c.ct chc V11.1af Boas trong�h a fOrm.la f - the oc pael< _a.d [ deaf _at _o� _ .ham d..et, LoPe� r._ uad Lo gi. v� Lan< L. some. wha .. ch, d v-lolnrenl r _ - _ - ll - rn e.t . _ve.c of other e . � <. ting 111,O - ae a..., the oper s avatlab LW cha_ the_ developer laY a f.e to I. �f p,Illatd dodo ��.. U�tarmi«ac io oC cha fee is er was n.bl c d r [- rr i -da of Wars and 06 -1 382 Rezoning/ Preliminary Development Plan Senior Star Living 6470 Post Road <tJst `i L 1 l �) Ntc l >LLS Mt. ovdnski. rr tit t c I rl +1 tIUU - - �< in to dcv'I.P I n.btio w •- or - 6'', , .- ..1 Lr held on O.cc.il .r. IS, 19H6- o . rdio , ncen No 9, 86 - A¢c.yu- Da-.c 1... L.upe ring (Jan L" for 7r+o Added L, el; of Fcanrr. Ro al_ ,,<<_u..I "' -,dlrr 1 Ch' 1 , _ IIny oI I. I­ a l �.tu._. - II.I br he 1, on nce.mbcr; 1.5, Le 56. O < rdi < No 91 36 I t Al,.' I _ r Lrr 1 _ ♦L 19117 h it a, <leeed.-d o 1'ald ry 1 .e...... 1>u h. ocd( nee one oho end of 1� c S oamal agonda. it Ordi.... No_ 97- 6 - Vac. of A e !East of High tract, North of m. jl Streets S,<.nd <eadfng. At r_le. lr_y.c• .1 ch, _ Count ri., u. c,cdinnncu will lu -.viewed by the r av ArChrte>e tu 1 Riow 15oard ac. :halt utoe ing on n_e-mbee i -], 1986_ hir "Che r rdt.f; oP that inanc.e -, I I be he d on Jams ry 5, L987_ 06 -1 382 Rezoning/ Preliminary Development Plan Senior Star Living 6470 Post Road Minutes of Meeting Planning and Zoning Commission November 5, 1986 Page Sixteen 7. Rezoning Application Z86 -001 - tadian Ridge Ms. Clarke showed slides of the site and then subsequently presented the to! lowing information: 1. The subject: site contains 130 acres. 2. There is a new text prepared by the applicant that has addressed virtually all A the staff's concerns. 3. The application was discussed in the August Planning and Zoning Commission meeting as a Concept Plan_ 4. The Land uses as selected were appropriate in the coal i_gurat ion as set forth. 5. Since that time they have dropped the multi- famiLy development and chat has become offices. 6. They have raised the minimum Lot size for the single family to an 80' x 130' Lot that significantly reduced the number of houses to be built on the northern portion of the site. That number is now 1.64 at the maximum. 7. Cross density is 2.8 per acre. 8. There is a 1.4 acre tract at the intersection for offices_ 9. The senior citizens complex would be Located on a tract. of 30 acres. 10. Dedication of open space would be 22.3 acres (by the Village's oew occitoance). This plan sets aside 26.6 acres to be dedicated to the Village. ll.. Between the two streams there is an area along the senior citizens' site which would be .eL aside for prtvate,recreational purposes. 12. With regard to ttatti.c ci rculation there is a 36' street that r. - uns cast /wort on a 60' right -of -way. 13. The box cul. -de -sac, the restriction on fences, no build zouez, staggered setbacks, and all other such design guidelines which are in place in the Indian stun Meadow eubdivi_sion will be applied. 14. The titan ii well buffered- It provides an exceptional gICUn �pacc pr. i.iuu; that th, areas iw be set aside for recreational purpose, .irc am.og the best_ l.). The applicant has agreed to submit a comprehensive development plan (or the th acres (office) and would be part of the Final. Development Pion apprnvaL. Without a comprehensive plan no Ptn,tl Dv velopmenr flan for a .t"gl: u n its• bar IIdtnl; would be approved_ f6. In the text 11 st.ai ve very clearly that if watar and se.,., .,•rvicr., ar not avattabl, Thar. "it i.s a ortuatioa where this did not confer iho4, right, ". Thr; ri the zoning proceni, not the building permit. process I2. CenriaLly this i.q a good package, boneficial in the Villacr, and �rafl: ce<_uuuneuds appr oval _ Mr. Ben hale, Jr. was present_, representing the appl.Marts. Mr. Hale made a request, noting that it is important . in terms of the insticurional. Iliac the applicants receive approval this year because of financing considerations and they would Like to come back at a later dace on the office and the residential. Ile said chat the applicant was requesting going forward on the insirtutionat and separate the application into the invti.tuciona L, and eilhe.r cable or wi.Ihdra- the other splits, simply having a hearing on the institutionall (30. acres), thus amending the application, because in terms of bond financing it is important that We insiicuti_onal he approved by the end of the year- 06A 38Z Rezoning/ Preliminary Development Plan Senior Star hiving 6470 Post Road Minutes of Meeting Planning and Zoning Commission November 5, 1986 . Page Seventeen Mr. 8anchefsky said that upon consultation with the Village's bond counsel that A had been determined that the applicant's abit.i.ty to get bond financing would expire at the end of the year. He also said chat reducing the scope of the application would present no legal problems. It was decided by Commission members (with some dissension) that they would agree to listen to the application for the 30.6 acres. Mr. hale had the following comments: 1 -. Discussed the Trott and Bean study for the whole "Larger" area regarding that ham- been roads, etc. 2. There would be a 200 bed independent: Living care facility and a 100 bed living. IL nursing care, facility. program with ono 3. The State said that they would approve nursing homes, but when they approve 3. Two meals per nursing homes the applicant: will be obligated to provide a certain number of portion with light independent: Living units for the elderly that are not subsidized by the government. 4. There will be 4. The site, although approximately 30.6 acres has an area between the two creeks that will remain open space. 5- At of the but Wings would be south of the South fork of fndiau Run Stream - 6. ThC applicant doe; have a Cerr.if Kate of Need for the faCLllcy. 7. Cost figures were as follows: (reflecting the 5.3 mills): A net gain io the schools of $235,459.35 per year (property tax) A net gain to the Village of $52,858.09 per year from property and i nCome i A x B_ Low intvuniiy usage. Q. Tried to masimfZU setbacks, Landscaping, etc. 10. Regarding storm water drainage a wet basin will be installed as an amenity feature. Mr. Rruco Ptnknry of paradigm was present to present the following roamoniq: I.. Mark avartable a de.scr ipt ion and a Listing of the approximate) y 15 pi0jcCL.s that ham- been completed across the country. 2. It. I• nut an cndoWnmc..nt program but care We living. IL rq a monrhlc rental program with ono ycar"'n lease, and mouth to month alter that. 3. Two meals per day will be served in the care -free Living portion with light housekeeping, social service programs, etc. 4. There will be meeting rooms open for use by the general public. The building(s) would be approximately 240,000 square feet on 30.6 acres. Mr. Jezerinac objected io the fact - that when approving a rezoning the Commission would also be approving a preliminary plan, preferring the approval of a concept plan first. 06 -1387, Rezoning/ Preliminary Development Plan senior Star Living 6470 Post Road Minutes of Meeting Planning and Zoning Commission November 5, 1986 Page Eighteen Ms. Maurer, speaking as a member of the C.L.C. and in response to a question, said that it would be necessary to have approval of a preliminary plan in order to qualify for Industrial Development Revenue bonds, and said that she thought that the project should be given careful consideration. She also mentioned the fact- that the applicant did have a Certificate of Need. Mr. Hale said that the application was begun with a concept plan. Mr. Banchefsky said that at that time he miscalculated the number of votes, and that it turns out that the initial vote was enough to support the tabling at. the previous meeting. Mr. bale noted that the Certificate of Need is site specific in the State of Ohio. Mr. Bowman said that staff: dial suggest: this specific site. Mr. Banchefsky said that Certificate of Need appl i. cations are site specific, and said that the preliminary plan is where one gets the rezoning. The concept plan does not vest any rights in a rezoning. Mr. Bowman did not that the Suburban Office /Cast Ctut Tonal District does permit: hospitals but questioned whether the elderly care far i. 1. i. ty would be considered apartments or an i.nsti.tut.i.onal. use. Mr. Hale noted that the State requires a certain acreage for projects such as this and the seven acres in Indian Run Meadow destgnaied as insi itut ionaI would not be adequate. Mr. Dennis Muchnicki, a citizen and members of the Q t zens for Better Planning group said that they were discressed to hear tha(. the stall picked the last . are on the west side of the river, the last rural coned area, in whikh ::o put this part, War facili -ty. He said that he felt that this area ; hould be Q!I aline. Mr. Muchnicki also said that they are in contact with groups War. are Looking at this acreage as a possible public recie.ation area (Icavi.ng ii an a rql. Mr. Muchnicki said to the devcloper Lhai if the rooming is approved that the developer can look for the issue to bo put on a rerrtcndum holler iu May. Mi Ceese said that he was not Co Iavol of this r_zontng, "or knowing what is going to the east, Lo the west, to the north tc. And felt char the applicant should have addressed the canto ISO acre;. Mi. Ruiner said that be felt chat the need is heiv , that ii is a good idea, but expressed si.ntiLar reservations as those of Mi. Goose as to r_he remainder of the surrounding land. Mr. hate said that they understood that. Lhey could not develop the other acreage•. (the land to the north) and r.hat ii would remain as open space. Additional discussion followed. - A resident expressed concern about the processes involved- 06438Z Rezoning/ Preliminary Development Plan Senior Star Living 6470 Post Road Minutes of Meeting PLanning and Zoning Commission November 5, 1986 Page Nineteen Mr. Reiner said that he Left: that the compatibility of this particular acreage with the surrounding Land is a major coasi.deration. Mr. Bowman said that it was his opinion that the Commission in this case should address the Land use. Mrs. Robyn PiIIman, a res talent of Avery Road, also expressed disapproval and concern that the plan had been changed following not tH ication to coot i_guous property owners. Mr_. Geese also expressed a concerti with the c_ompat ibi.Lity of the surrounding acreage. Mr. Geese moved to deny the request, due to the fact that it was not consistent with adjacent properties that are zoned R -1. Mr. Reiner seconded the motion. The vote was as foLlows: Mr. Geese, yes; Mr. Grace, no; Mr. Jezeri.nac, yes; Mr. Reiner, yes; Mr. Amorose, abstain- The meeting was adjourned by the Chairman at 17.50 A.M. Secretary - Planning and Zoning C:ommi"sJon 06-1382 Rezoning/ Preliminary Development Plan Senior Star Living 6470 No Road Minutes of Meeting Dublin Planning and Zoning Commission August 5, 1986 Page Fifteen 6. Rezoning Appl.i.cation - 786 -007 Ms. Clarke presented the CaLlowing background information: 1. The subject site contains L30 acres at the northwest corner of Post and Avery Roads. Mr. Darragh showed slides of the shre- 2. The applicant wishes to put together: a comprehensive plan for this quadrant of the intersection. 3. The discussion at this meeting will be for concept only. 4. Applicant is proposing a north /south conLector street - a 60' right -of -way with a 36' pavement. This would stub into the property to the north (the Rakestraw piece) and could be used to continue residential development as other pieces further: to the north come in. S. In terms of street Layout, staff would be interested in the east /west connector that stubs into the west property Line that is heading southwest toward the U.S. 33 /S.R. 161 intersection. Staff would Like to see that improved - probabLy with a 60' right -of -way with a 32' pavement. Likewise the access to Avery Road - would Like to see the east /west proposed street improved (24' not being adequate). 6. With regard to land use, there are considerable acres being dedicated in park land. The area around Indian [tun and the TO i- County ditch; char area would be dedicated as park land and would be a substantial buffer between the single family uses to the north and the other uses Co the south. 7. Anticipated are non single- Lamily uses on the south side or Pose Road, and think char the useS the applicants have come up with in terms of office or small multi - family, and a senior citizens complex would be appropriate Or ibis area. B. There ale <: onstdvtai ions that scatl . would like to see employed - A. What considerat . ion is to be given along outparcel. Lines. B. That the iraffis plan be upgraded. C. Whatever applicable d,od restrict ion; are to be employed. D. Mini[nunl Vald standard;. 1'.. Type .tad si. y I e ul. hou: t n[• F. :A preliminary landscape concept lot the entire piece. 9. In terms of Ch, singly family area to the north there are some 58 acres to be developed in singl �lamily with 180 units_ Thv minimum lot size. is 130' by 70'. This pul•.; tltr dimity at three per acre which is slightly lower than India" Run Meadow. Looktog ai staggered setbacks, angled corners, boxed cul. -de -sacs, a no build zone and a request for the uniformed fence standard which is the three rail fonce. 10. There is considerably more Land set aside for park land dedication than would he required. The requirement would be LS acres and this has some 26.6 acres shown to be dedicated. 06-1382 Rezoning/ Preliminary Development Plan Senior Star living 6470 Post Road Minutes of Meeting Dublin Planning and August 5, 1986 Page Sixteen Zoning Commission 1.1. There has been a lot of interest in the Village of Dublin in establishing a nursing care facility. Staff feels that this might he one of the more appropriate sites for such a use. 12. The uses that are being proposed along Post Road, staff feels, are appropriate. 13. Staff and the Village will have to look very closely at the intersection of Post and Avery and as to how it is to be changed to insure the residential characteristics which have been promised CO the current residents of Post Road east of the site. Mr. Reiner commenced to staff on a zoning of this size which would revolve around the fact that this is "attached" to the waterline that is serving Muirfiel.d_ He also mentioned the problems with water pressure already existing in Muirfield. Mr.. Jeff Brown was present to represent the applicant. 1. Trot. & Bean were involved in the single family site, multi_- family, and office and institutional. 2. Bohm NBBJ were involved in "terms of how the whole corridor works in terms of both uses and traffic patterns ". 7. Bohm is involved in the single Camily which is north of the stream. Republic Development wi.Lt be the developer of the piece. 4. George Acock was present representing the institutional users. Mr. Mack KLei.n of Trott and Bean presented a site analysis of the site. He noted that the major feature on the site is the stream corridor. He also men t.Loned some isolated wood Lots and some wooded drainage swaIe areas on the site. The office /iostiruLional would be a campus style rneni as opposed to a massive building structure. The multi. - family would be 14 units on 6.2 acres All proposed developed would be oriented toward dedicated park land. small residential style develop (26 acrels). - condominium developments. LIW south side, toward the proposed The actual 1.00 year Llood plain area is approxiately 18.4 netts that runs through the site. Additional park Land has been identified to make Lhe connections to the parcels to the north. hir. Acock discussed the inst ltur Tonal section as follows 1. 200 unit. care free Living fatuity and a 100 bed faci.l t.ty of which 50 beds would be skilled care and 50 would be personal. care. 2. There is parking for 214 cars and an additional. 77 for "this facility d. The units themselves would be a combination of one bedroom and two bedroom. 4. They would be approximately 650' to 900 square feet. 5. Would be using stone accent panels and wood and stucco. 06 1.382 Reaming/ Preliminary Development Plan Senior Star Living 6470 Post Road Minutes of Meeting; Dublin Planning and August 5, 19836 Page Seventeen Zoning Commission The developer of the institutional would be the Paradyme Corporation. He noted that this would be approximate Ly 15 million dollars in new development. Mr. Houk discussed the proposed single family development. L. Retained by Republic Development to see how the development would "lay out" on this site as welt as how it could develop into the Rakestraw and McKi_tvi.ck pieces to the north. 2. Carried the main 60' right -of -way coLLector all the way up. Tried to continue an extensor green space bikeway system that ties in with the Indian Run park, across, along the stream and then conti.nui.ng all the way back up behind We adjacent: lots all the way up to the north and then coming all the way back in to Avery Park_ There will be a continual green space bikeway system. 3. The developer has agreed to "up" the minimum size of the Lots from 10' x 130' to 70' x 150'. 4. No bui_Ld zone. The restricted building area would be approximately 100' back from ci.ght -of -way that would allow a minimum 50' no build zone. No outstructures, no fencing_ 5. Corner angled setbacks. 6. [Boxed cul-de-sacs. 7. A varied setback line throughout the development. Mrs. Robyn Fillman of Avery Road raised objections to the proposed development., noting that she Celt: that the proposed devel.opment would increase the traffic on Avery Road as well as the current Lack of schools in the Dublin area with the increased growth and development. Mrs. Fill-man asked the Commission to table the request pending the resolution of the water problem, the sewer problem, the school problem, the traffic problem, and the unaesibetic overdevelopment of the community. Mr. Cline, representing the Post Road Residents Association, said that they could give their qualified approval regarding the request. Mr. Geese expressed a concern regarding ncc face that an additional - 100 homes are being proposed, and wondered about. the developers commitment to the school district. He said that he was concerned with any tutueea development. in Dublin Wh2.ra the developers does not want to assist. the school district and the need lot additional schools. Mr. Geese was .tlso concerned with providing svivtces to this area. Mr. Geese also said that he blamed this particular development- for the Vrobloms with the school site in Indian Run Meadow, and that he wanted to see some commitment made by r epreseni at i.ves and that be wanted to see something resolved. Mr. Cal Lahan commented that he thought that the density in the northern halt was Wring rather high. 060 38Z Rezoning/ Preliminary Development Plan Senior Star Living 6470 Post Road Minutes of Meeting Dublin Planning and august 5, 1986 Page Eighteen Zoning Commission Mr. Amorose mentioned Chat development is "coming in so East: right; now" that the Village is having a difficult time keeping up with it - sewer, water, adequate staff, etc. Mr. Berlin said that he would Like to see more thought: given to a network to move cars. Mr. Lowell. Mast, a resident and owner of property, said that he felt that: ft was unfair to single out any one landowner or developer_ He said that If the_re is a problem in the community, that r.he Village needs to face it as a community, and have a moratorium, if necessary, on the entire community and not pinpoint any specific area or acreage. Mr. Bowman suggested that since this is a concept plan, and given the issues that the Planning Commission identified, as provided in the P.U.D. regulations, he thought that ft would be appropriate to pass the Planning Commission comments on to Council and hold a concept review with Council. It was the general impre that until the situation not he wise to approve a Mr. Brown said that they do nor wish to be a part of rho solution :sion of the Commission that this was a good plan, but regarding uti.Liti_es, etc. can be solved that it would plan with Chis amount of acreage (1.30 acres). would further review the SAUation and said that they of the problem but that they would prefer to be a part Mr. Callahan said that he thought that Were was inadequate information available for a concept plan with regard to projected traffic intensiCle_s, no relerenr-c hay: been made a, to how the applicant plans to comply wiCh the storm water control ordinance on Indian Run or whether or not char will occupy a part of the proposed park land or thnt. will nor occupy a part= of the proposed park land_ Ho noted (hat Lhe appltta had tndivatvd that rhry will insr itute a different system of pedesttia" M ka trails_ Mr. C.liahan said that there was nor enough informal l0a to show that a >,trc of thin size could be supported by We utilities available. He also said that I, th""ght that the intensity was much too high. Mr. Bowman pointed out that the provisions applied for concept approval all n.ar binding. Mr. Callahan moved to table the request until r.he Commission can ;et addtrtOnal tnfocmatiou nn llw impact on traffic, uttli. ties, what the storm water sy tcm to fu - t .ill runst.i Of, t"d find $OMO way of seducing the intensity of "no, that the developer show that ihr UnC5 he has laid out for Chis site will actually work in this tocalion_ Mt, geese seconded the motion- The vote was an follows: Mr. Geese, yes; Mr. Amorose, yes; Mr. Callahan, ;es; Mr. Reiner, no; Mr. Berlin, no. Mt. Callahan moved to deny the rezoning application. Mr. Reiner seconded the motion- Mi. Berlin, yes: ML- Reiner, yes; Mr. Geese, yes; Mr. Amorose, no; Mr. Callahan, y 0&138Z Rezoning/ Preliminary Development Plan Senior Star Living 6470 Post Road