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50-10 ResolutionRECORD OF RESOLUTIONS Resolution No Fam W.3 5 50 -10 20 Passed A RESOLUTION ADOPTING THE VISION REPORT AND IMPLEMENTATION STRATEGY FOR THE BRIDGE STREET CORRIDOR PLAN WHEREAS, the City of Dublin has always placed a high value on the planning process and the importance of planning in the City's quality of life and ability to adapt to new and changing circumstances; and WHEREAS, it is necessary from time to time to enact new principles and standards to support the orderly development of an ever - changing, highly adaptable community; and WHEREAS, the City of Dublin has been studying changing demographic trends, market preferences, and alternative development patterns that have the potential to result in an exciting, sustainable, mixed -use center for the City; and WHEREAS, on September 27, 2010, City Council adopted its 2010 -2011 goals, one of which is to complete the Bridge Street Corridor Plan to provide a vision for the corridor; and WHEREAS, the Bridge Street Corridor is located along Bridge Street/State Route 161 between the I- 270/US 33 interchange and Sawmill Road; and WHEREAS, significant public input and market analysis have been used to develop planning principles and a conceptual framework that work together to form the foundation for a vision for the Bridge Street Corridor; and WHEREAS, the Bridge Street Corridor Study establishes a vision that creates a vibrant and walkable environment at the center of the City, with a dynamic mix of land uses and housing types that enhances the City's long -term sustainability and preserves and highlights the natural features that tie the corridor together; and WHEREAS, the Bridge Street Corridor Study establishes a vision that reinforces the City's long -term competitiveness and promotes fiscal health and adaptability by creating new environments and amenities that will attract and retain the next generation of employees and businesses to Dublin and will help retain, expand and attract business; and WHEREAS, further technical analysis is necessary to understand the scope of transportation and utility improvements, regulatory framework and fiscal impact that are required to facilitate a comprehensive and systematic implementation of the concepts embodied in the Bridge Street Corridor Study; and WHEREAS, on October 4, 2010, City Council reviewed the Bridge Street Corridor Vision Statement, five Vision Principles, draft Vision Report, and Implementation Strategy and directed staff to prepare a resolution adopting the Vision Statement and Vision Principles, endorsing the findings and concepts presented in the Vision Report, and allowing the Interim City Manager to execute the Implementation Strategy. N W, THEREFORE, BE IT RESOLVED by the Council of the City of Dublin, of its elected members concurring, that: Section 1. The findings and concepts of the Vision Report, which is intended to describe the market opportunities, districts, and design elements of the Bridge Street Corridor and illustrate a potential development scenario, are hereby endorsed to guide planning efforts in the Bridge Street Corridor. RECORD OF RESOLUTIONS DaYW Legal Blank. Inc.. Fon No. 30845 50 -10 Resolution No. 20 Section 2. The following Vision Statement and five Vision Principles are hereby established to be used to guide development in the Bridge Street Corridor in conjunction with other relevant planning documents in the evaluation of pending and future development applications. Bridge Street Corridor Vision Statement: The Bridge Street Corridor is Dublin's centerpiece. Dublin's historical and cultural heart is strengthened and balanced by highly walkable districts and neighborhoods on both sides of the Scioto River. Exceptional green spaces preserve the outstanding natural features in the corridor and seamlessly connect each unique district along the corridor. Mixed -use districts bring together complementary arrangements of living, working, and recreation in memorable settings created by distinctive, human- scaled architecture and streets that invite walking and gathering. Greatly expanded choices in housing, employment, activities, and transportation attract new generations of residents, businesses and visitors. The Bridge Street Corridor radiates a diversity and vitality that mark it as a special place, not only within Dublin, but within the region, nation and world. Bridge Street Corridor Vision Principles 1. Enhance economic vitality. Create vibrant and walkable mixed -use districts that build on the community's quality and character to make Dublin a highly competitive place to live, work, and invest. 2. Integrate the new center into community life. Connect the Bridge Street Corridor to the surrounding community through enhanced bike, pedestrian, auto, and transit connections, lively public spaces and a mix of retail and other uses that invite the larger community, and with civic, educational, and other uses to engage the full spectrum of community life. 3. Embrace Dublin's natural setting and celebrate a commitment to environmental sustainability. Celebrate the Scioto River, North/South Forks of the Indian Run, and other natural features as symbols of Dublin's commitment to environmental preservation and sustainability. 4. Expand the range of choices available to Dublin and the region. Offer housing, jobs, shopping, recreation, transportation and other choices increasingly supported by changing demographics and lifestyles to complement and strengthen Dublin's existing community fabric. 5. Create places that embody Dublin's commitment to community. Design a 21 century center for community inspired by Historic Dublin and marked by walkability, variety, and vitality. Section 3. The Interim City Manager is hereby authorized to commence the Bridge Street Corridor Implementation Strategy, including the recommended timeframe proposed at the October 4, 2010 work session of City Council, which includes the following components: District Pattern Book A document illustrating the vision and describing a design framework that fully describes site planning, development, and process issues related to the Districts identified in the Bridge Street Corridor. Site planning issues will include desired land uses, provisions for bike and transit facilities and movement, parks and greenways, pedestrian paths, plantings, and public and private realm elements; development issues will include such matters as building heights and massing, parking, building -street interaction, architectural design/materials, and signs. Complete by: March 1, 2011. Passed Page 2 of 3 RECORD OF RESOLUTIONS B I Donn No B 5 Resolution No. 50 -10 Page 3 of 3 Passed 20 Regulatory Framework/Code Modifications to the current regulations and approval process and development of new, appropriate zoning districts, requirements, and administrative procedures that meet the requirements of the Pattern Book are necessary to implement the Bridge Street Corridor plan. Complete by: April 1, 2011. Traffic /Transportation Modeling Evaluate the effects of land use decisions on the transportation network to ensure adequate provision of transportation infrastructure in support of urban development. The City's existing Travel Demand Model (TDM) and Operations Model will be updated and used to assess proposed changes within the study area and land use scenarios will be modeled to determine necessary road network modifications and to shape a Thoroughfare and Transit Plan for the Bridge Street Corridor. Complete by: July 1, 2011. Utility Modeling Evaluate the effects of land use decisions on the City's utility systems to ensure adequate provision of infrastructure in support of urban development. The City's existing Water and Sanitary System Modeling Program will be updated to accommodate increased densities and uses and complete capacity projects. Utilities such as data/telecommunications, electric, natural gas and others will be considered and included in the evaluation. Complete by: July 1, 2011. Infrastructure Cost Analysis The density levels necessary for more intense land use patterns require a determination of capacity and necessary improvements. Modeling will identify alternatives, estimated project costs, and recommended infrastructure improvements. Complete by: September 1, 2011. Fiscal Analysis A fiscal model to evaluate overall cost and revenue impacts of the fiscal effects of future development and the City's ability to provide expected levels of service. The fiscal analysis will determine economic feasibility and a general evaluation of the relative costs of implementing elements of the plan. Complete by: September 1, 2011. Section 4. This Resolution shall be effective upon passage in accordance with Section 4.04(a) of the Revised Charter. Passed this 5 A day of ©erO 1!J k , 2010. Mayor - Pr l ng Officer ATTEST: C�- a- J- 24� Clerk of Council CITY OF DUBLIN_ Office of the City Manager 5200 Emerald Parkway • Dublin, OH 43017 -1090 Phone: 614 - 410 -4400 • Fax: 614 - 410 -4490 To: Members of Dublin City Council From: Marsha Grigsby, Interim City Manager ' R Date: October 21, 2010 Memo Initiated By: Dana McDaniel, Deputy City Manager /Director of Economic Development Rachel S. Ray, Planner Re: Resolution 50 -10 —Adopting the Vision Report and Implementation Strategy for the Bridge Street Corridor Plan Summary At the October 4, 2010 Work Session, members of City Council reviewed the Vision Statement, five Vision Principles, and draft Vision Report presented by Goody Clancy and Associates for the Bridge Street Corridor Study. Staff also outlined an Implementation Strategy that includes the completion of additional studies and analyses necessary to support potential development in the Bridge Street Corridor and establish an understanding of the land use, infrastructure and fiscal needs created by the concepts presented in the Plan. City Council directed staff to prepare a resolution adopting the Bridge Street Corridor Study Vision Statement and Vision Principles, endorsing the findings and concepts of the Vision Report, and allowing the Interim City Manager to execute an Implementation Strategy. Recommendation Staff recommends approval of Resolution 50 -10 adopting the Bridge Street Corridor Study Vision Statement, Vision Principles, Vision Report, and Implementation Strategy. Attachments 1. October 4, 2010 City Council Work Session Agenda 2. Bridge Street Corridor Study Draft Vision Report 1 BRIDGE STREET CORRIDOR STUDY Dublin City Council October 4, 2010 Work Session 6:00 p.m. — 8:00 p.m. Agenda 1. INTRODUCTION Marsha Grigsby, Interim City Manager Page=_ 1 5 Minutes 2. PURPOSE OF WORK SESSION Marsha Grigsby, Interim City Manager Page=_ 1 5 Minutes 3. COUNCIL GOAL— BRIDGE STREET Marsha Grigsby, Interim City Manager Page=_ 1 5 Minutes 4. OVERVIEW OF KEY VISION PRINCIPLES David Dixon, Goody -Clancy Page=_ 2 15 Minutes 5. OVERVIEW OF VISION CONCEPT ELM Ben Carson, Goody -Clancy Page=_ 3 15 Minutes 6. OVERVIEW OF CORRIDOR DISTRIICTS David Dixon &Ben Carlson Pages 46 33 Minutes Z. NEXT STEPS IMPLEMENTATION SMEDULE Dana McDaniel, Deputy City Manager Pages 7 10 3J Minutes 8. PROPOSED ORGANIZATIONAL FRAMEWORK Dana McDaniel, Deputy City Manager Pages 10-11 10 Minutes 9. SHORT -TERM ACTION STRATEGIES Dana McDaniel, Deputy City Manager Page=_ 11 5Mlnutes GENERAL DISCUSSION ADJOURNMENT BRIDGE STREET COR3IDOR STUDY Dublin City Council October 4, 2010 Work Session Agenda 1. INTRODUCTION Marsha Grigsby, interim City Manager 2. PURPOSE OF WORK SESSION Marsha Grigsby, Interim City Manager Overview of Coody{iancy vision document and principles, endorsement options. Review of necessary next steps —potion Plans, Organizational Framework, Funding Mechanisms, Costs, and Timelines 3. COUNCIL GOAL Marsha Grigsby, Interim City Manager Complete the Bridge Street corridor plan to provide a vision for the corridor, which will reinforce the City's long -terra competitiveness, create a vibrant and walkable environment with a dynamic mix of land uses and housing types, and that enhances the City's long -tam sustainability. Near tam action strategies: o The lead consultant has been actively engaged In assisting the City with this Important planning effort, and the vision plan should be completed by the end of 2010. o A work UsZZ1m with gas raasvltaatefwJVd:g m the msJmprA:clP/es, whkh form gas imp✓taatfoegf i tcrosofgas Sebms g effete is ciudY:g a framework fm gas stepsr;eeded to ad✓ea e this ✓/talpkypu :g aad /mpemmtetlm effo-to✓er gas pext12 mzxths w///be held w/thOily corps// o Subsequent to the Council work session, a pint walk session with Council, the Planning and Zoning Commission, the Board of Zoning Appeals, and the Prchitectuml Review Board will be held to discus shared Interests and ensure common understanding of Council's policy Intent for the Tong tern redevelopment corridor and the key planning principles guiding this redevelopment. BRIDGE STREET CORRIDOR STUDY 4. OVERVIEW OF KEY VISION PRINCIPLES David Dixon, Goody - Clancy I Enhance economic vitality. Create vibrant and walkable mixed -use districts that build on the community's quality and character to make Dublin a highly competitive place to live, work, and invest. Connect the Bridge Street Corridor to the surrounding community through enhanced bike, pedestrian, auto, and transit connections, lively public spaces and a mix of retail and other uses that invite the larger community, and with civic, educational, and other uses to engage the full spectrum of community life. .3 Embrace Dublin's natural setting and celebrate a cc. sustainability. Celebrate the Scioto River, North /South Indian Run Creek, and other natural features as symbols of Dublin's commitment to environmental preservation and sustainability. 4 Expand the rang= n ,.rt r'•� y� Offer housing, jobs, shopping recreation, transportation and other choices increasingly supported by changing demographics and lifestyles to complement and support Dublin's existing community fabric. 5 Create places that embody Dublin's commitment to community. Design a 21' century center for community inspired by Historic Dublin and marked by walkability, variety, and vitality. BRIDGE STREET C.OFi STUDY VISION STATEMENT The Bridge Street corridor Is Dublin's centerpiece . Dublin's histories land cultural heart is strengthened and balanced by highly walkable districts and neighborhoods on botr sides of the Scioto Rives. Except onaI green spaces preserve the outstanding Taking features In the corridor and seamlessly connecteach unique distiictalong the corridor. Mixed use districts bring together complementary arrangements of hang, working, and recreation In memorable settings created by dsnncnve, human - scaled architecture and streets that invite walking and gathering. Greatly expanded choices In housing, employment, activides, and transportation attract new generations of residents, businesses and visitors . The Bridge Street Corridor radiates a diversity and vitality that mark It as a special place not only within Dublin, but within the region, canon and world, 5. OVHiVIEW OF VISION OONCEPTPLAN Ben Tadson, Gcst ncy 4� RIDGE STREET CORRIDOR STUDY 6. OVERVIEW OF CORRIDOR DISTRICTS: David Dixon & Ben Carlson, Goody - Clancy Bridge Street Gateway District. Centered on the intersection of Bridge Street with Frantz Road and Post Road, this district is an important gateway to Dublin and the Bridge Street Corridor, has strong potential for high value development, and needs to support and benefit from investments in walkable mixed -use development in adjacent Historic Dublin and the OCLC campus area BRIDGE STREET CORRIDOR STUDY Indian Run District. This district consists largely of the OCLC campus plus some adjacent parcels, and holds substantial potential for new walkable mixed -use development that takes advantage of excellent highway access and visibility, walking proximity to Historic Dublin, and adjacency to Indian Run Creek and greenways. Historic Dublin District. Today's Historic Dublin is the heart of this walkable district, which has opportunity to grow and carefully intensify through strategic infill development, improved pedestrian access and parking, increased focus on the Scioto River and Indian Run Creek. Riverside District. The Scioto River and improved view shed and park access set the theme for this district, particularly along its east bank, where several large parcels of land could produce exciting opportunities for walkable mixed -use development. S Dublin- Granville Road District. This corridor around State Route 161 presents great development potential through its access, visibility, consolidated land ownership, and opportunities to connect with adjacent walkable districts. BRIDGE STREET CORRIDOR STUDY Tuller /Greenway District. This district offers opportunities for important connections: a greenway connecting the Scioto River to Sawmill and Dublin- Granville Roads, an expanded street network that integrates existing housing developments into larger walkable neighborhoods, and improved access to Emerald Parkway taking traffic pressure off of Historic Dublin. Sawmill District. The large Dublin Village Center site and adjacent parcels hold great potential to become a destination mixed -use district with great visibility and access from I -270 and strong connections to adjacent neighborhoods and green spaces. S Scioto River Overlay. This overlay district celebrates the Scioto River as a unique natural asset and links areas of Dublin on either side to the river through enhanced view corridors, recreational connections, and neighborhoods with destination parks and restaurants. 4 � � 0 S.� a s� 6ri� T+ BRIDGE STREET �� CORaIDOP STUDY ]. NEXI SIEPS & IMPLEMENTATION Dana McDaniel, Deputy City Manager Itis Importantto recognize fl atactual developmentwill occur Incrementally, in different stages and In dfferentplaces over bme. The study area will noteWerience abmptand complete change everywhere, as the vast scenario may Imply. This Incremental approach to Implementaacm Is highly beneficial In fl atlt allows development to respond to real market cpportuniaes, builds In opportuniaes for the community to adjust to new development patterns, and allows later phases to respond In more complementary ways to the precedents established to and lessons learned from earlier phase. InWhn ws. nRepon GbooyOaay Ps the above quote Implies, try Ive# Srep In try Bridge Street Corridor Study is to begin to set the conditions to move the Corridor Plan to real Ity and, most of al I, to be positi med to support potential development This section describes de actions necessary to further describe and establish an understanding of try land use, Infrastuct re and Heal needs created by the Plan. A. Paxptance of Vlslm; Principles, Concept Plan, Corridor Districts Council's acceptance of the concepts embodied In try Interim Vision Report is necessary to provide the policy dlrectlm to the City's staff, boards and commissions, and others that will be Involved In this process. With the adoption of a resolution establishing this direction, the actions taken toward realizing these concepts will begin with an Implementation Plan that will include the actions and products described below. Complete by aedeer 25, 2011 B. District Pattern Book To prepare for the formulation of necessary Implementation regulations, a final document Illustrating the vision and describing a design framework will be required. The District Pattern Book must address fully describe site planning, development, and process Issues related to try Identified Districts In try Corridor . Site planning Issues will Include desired land uses, provisions for bike and transit facilities and movement, parks and greenways, pedestrian paths, plantings, and public and private realm elements. BRIDGE STREET COR3IDOR STUDY Development Issues will Include such matters as building heights and massy, parking, tulldingstreet Interaction, architectural design/ materials, and signs. The Patterns Bock will also describe a general outline of a development approval process that will be able to encourage and react quickly to investment opportunities Estimated cost (completion of &CSCone) Complete by March 1, dill C Regulatory Framework /Code As fart of Implementation of the Bridge Street Cornida Study, modifications to she current regulations and approval process will be required. Development of appropriate zoning disk lot, requirements, and adminlstative procedures that meet the requirements of the Pattern Book, such as Shone noted below, will be necessary to provide an adequate framework to Implement she Plan'. • Creation of mixeduse zoning districts that wi l l address she sale and form of she plan, • Creation of municipal engineering sbrdards to address an urban sale and style of development pattern and tanspMatlon system. • Fd]ustment of suburban public safety standards to address She urban form. • Pd]ustments to fees and permitting processes. Estimated cost $95,000 Complete by Paul 1, dill D. Trafflc/Transonrtatlon Modeling & Plan Evaluating the effects of land use decisions on she transportation network Is critical to ensuring adequate provision of Thrash uct re to support urban development. The City's existing Travel Demand Model (TCM) will be updated to address proposed changes within she study area Land use sce narios will be modeled to determine what modifications to she road network will be necessary . Effects of land use chokes will be analyzed to Identify areas of congestion, needed Improvements, and she effects BRIDGE STREET COR3IDOR STUDY of alternate modes of transportation that are rot available today to serve the corridor and offset automobile use Decisions on transportation choices will be made and additional model refinements will be made to shape a Thoroughfare and Transit Plan for the corridor. This will Involve the coordination and cooperation with local land owners, developers and regional partners to ensure alignment among sub areas and with broader regional Initiatives. Estimated cost $225,000 Complete by July 1, 2011 E Utility Modeling Evaluating the effects of land use decisions on the City's utility systems Is critical to ensuring adequate provision of infrastructure to support urban development. The City's existing Water and sanitary System Modeling Program will be updated to accommodate Increased densities and uses and complete capacity projections. Other utility providers (City of Columbus, gas, electric, telecommunications) will be engaged as part of this process. Estimated cost $95,000 Complete by July 1, 2011 F Infrastuchre Cost Analysis Given proposed levels of development, modeling Is proposed to consider the system -wide Impact on municipal water and sewersheds. The density levels necessary for more Intense land use patterns require a determination of capacity and needed Improvements. Alternatives, estimated project cost, and key Infrashuture Improvements will be recommended. Phasing plans will be developed to prioritize capital funding for that level of development. Estimated cost $50,000 Complete by September 1, 2011 BRIDGE STREET CORi1DOR STUDY G FlsaI Pura lysis(services, Infast ucture, TIFE, etc.) Dublin is unique In their ability to calculate the fiscal effects of future development on the ability of the municipality to provide_ expected levels of service. Using essentially the same fiscal analysis process used for the 2007 Community Plan and the land uses assigned In the described Districts and Identified capital Improvements, a fiscal motel will be prepared that evaluates overall cost and revenue Impacts. The analysis will determine economical feasibility, and completion of the project will also Include a general evaluation of the relative cost of Implementing elements of the Plan. Estimated cost $80,000 Complete by September 1, 2011 8. ORGANIZATIONAL FRAMEWORK Dana McDaniel, Deputy City Manager A. City Council Leadership City Council will provide the ongoing strategic leadership necessary to advance the overall Bridge_ Street Corridor vision and any real projects brought before them, Council will depend on City staff to coordinate and advance consultant and staff team effort;. City Council may require ongoing updatttes from staff /consultants and will determine any necessary Involvement from others (I e. public hearings, Council Committees, Commissions, Task Forces), the frequency of such Involvement and any associated requirements. B. Consultants Needed These Implementation studies should be fully funded and advanced In an expediticns maner to demonstrate the City's commitment to the vision Marry will need to be advanced simuitanecusly to ensure proper coordination between the transportation, utility, land use, and financial aspects of Implementing the plan. To this end completion will likely require assistance from a team of consultants to achieve this In a timely manner. A task and time matrix d=_morehates the proposed time flames, sequencing and cost 10 BRIDGE STREET CORi1DOR STUDY As the process begins It Is likely that City staff will require assistance to augment Its capacity and elertLre with consultant teams as suggested above. The Interim City Manager will ensure consultant and staff teams are coordinated. If any further outace assistance is needed to achieve this, the Interim City Manager will advise Council key to the success of this project Is the timely formulation of scopes of work and selection of the necessary consultants. Adherence to a strict and agreed upon timeline Is also a must. C Staff Team At the direction of the Interim City Manager, stiff will organize to assist and support the consultant teams. In typical fashion, the City also actively partner with residents, local businesses, organizations, stakeholders, regional entitles, and state level groups In an effort to collaborate on plane and projects. 9. SHORT-TERM ACIION SIRAIEGIES Dana McDaniel, Deplty City Manager A. Adopt Vision and Vision Principles as Resolution at October 25, 2010 City Council meeting. B. Task Staff Team with making consultant selections andcommencing Implementation studies. C schedule pint work session with PZC and AeB(Hlstoric Dublin portion) for discussion of policy Issues and roles of the PZC and ART; application of vision, principles, and district concepts In the Implementation of the accepted vision D. Develop key milestones and schedules. RIDGE STREET a. new era of oppoqun fy '' -- CORRIDOR STUOY Interim Vision Report September 2010 Contents Ys'w 2 Veen �t,mwlandPdna Veen POOciP�—PPiedm the study a 6 Fr newark 16 ImpkmenlMl 66 Intew Pmiucw Net steps Ap Mrt W D RAFT f 2 I BRIDGE STREETCORRIDOR STUDY Vision This document considers Dublin's Bridge Street Corridor in light of the background factors outlined in the May 2010 Planning Foundations document and begins to define the optimal role for the corridor over the next 20 years. This idea is articulated as a vision: a concept that is primarily qualitative and bold enough to inspire the community's commitment and practical enough that it will steadily produce the desired results. First, this plan sets forth a Vision Statement and Vision Principles. The Vision Statement describes a future condition of the corridor that integrates community aspirations with development approaches that respond directly to the background factors identified in the Planning Foundations. The Vision Principles describe five action - oriented concepts that will lead to fulfillment of the vision. Second, this document applies the Vision Principles directly to the Bridge Street Corridor's geography and addresses specific questions related to development of the corridor: What types and magnitudes of new development are appropriate in which places? What areas, natural or developed, should be protected from change? What should development in the Bridge Street Corridor look like? Urban design diagrams, concept sketches and precedent photos address these questions across seven unique "districts" in the corridor. Third, this document begins to outline the next steps to advance the Bridge Street Corridor plan toward implementation. These steps include refining the vision based on community feedback and developing specific recommendations for design guidelines and public /private finance incentives. DRAFT � I v 1 W 4 DRAFT A wfos8f m8MM YMoOgs foAmg 900rt ryeekom W maffgmOp drstOmm bmffilIVaf W pemdfpompe2os WOW N iOpe Ne m8MM (Y s m18"8i Ne Bntlgo&NO GitltivC Bridge Street Corridor Vision Statement The wedge Street corridor vision Statement and the fie prmoiples on the song page distill the Community's goals for the Amy area 'into a bridge guide informed by wohdmal analysis to the values that will shape the wedge Street Corridor. Principles supporting the Vision The fievgbn ennobles amiwhte the axon oriented objeoves that form aframeworefor deogson making, undase she intent behind the plc's reoommehdations and provide a tinted for addressing aiticallsues or future deolsions that may not be antidpated at the time Following their Introdudion on the Yong page, subsequent pages describe each anion prindple In greater detail. The diagrams asodated with each anion prindple Illustrate the elements of the Urban oeslgn Framework whioh e desbrmm in detail on page tai. be Bridge Street corridor Is Dublin centerpiece. Dublin historical and cultural heart Is strengthened and balanced by highly walkable districts and neighborhoods on both sides of Scioto River. Exceptional green spaces preserve the outstanding natural features In the corridor and seamlewly connect each unique district along the corridor. Mixed use districts briny together complementary arrangements of living , working, and recreation In memorable settings weated by distinctive, human ailed architecture and streets that Invite walking and gathering . Greatly expanded choices in housing, employment, activities, and transportation attract new generations of residents, businesses and visitors. The Bridge Street Corridor radiates a diversity and Vitality that mark it as a special place not only within Bhblin, but within the region, nation and world. Vision Statement Vision Principles Enhance economic vitality. Create vibrant and walkable mixed use districts that build on the community's quality and character to make Dublin a highly competitive place to live, work, and invest Integrate the new center into community life. Connect the Bridge Street Corridor to the surrounding community through enhanced 7 bike, pedestrian, auto, and transit connections, lively public spaces and a mix of retail and other uses that invite the larger community with civic, educational, and other uses to engage the full spectrum of community life. Pug Embrace Dublin's natural setting and celebrate a commitment to environmental sustainability. Celebrate the Scioto River, North/South Indian Run, and other natural features as symbols of Dublin's commitment to environmental preservation and sustainability Expand the range of choices available to Dublin and the region. Offer housing, jobs shopping recreation, transportation and other choices increasingly supported by changing demographics and lifestyles to complement and strengthen Dublin's existing community fabric. Create places that embody Dublin's commitment to community. Design a 21st century center for community inspired by Historic Dublin and marked bywalkability, variety vitality DRAFT Enhance economic vitality. Create vibrant and walkable mixed - use districts that build on the community's quality and character to make Dublin a highly competitive as a place to live, work, and invest_ Target marked -rased d OF development stm ages it (mused on growing industr Id_ r �t• _J Support economic development by renting places that private mixes of uses, densities, and animated streets that are attractive to skilled, educated waxers. Ir ,I Reinforc development stm ages through an enduring com m itment to exemplary planning and assign, which will help creme places that make Ouiam stand out, stay c ompetitive, and draw new generations of resi&nes andemployees. eviwESmEEmvviroxsr Walkable locus areas are tag At areas for highvd up, mi>ed -use development districts High- visibility address corridors will continue to provide prime locations for highvdue development —vnd malrea Asnemeot about Dublin a chamber _ • Local visibility address corridors should serve as gateways to districts of high Mrs walkable development— hre Alan being wdlkablethemselves. • Regional visibility address corridors play Trey roles as gatavaysto Dublin as awholeand to districts of high Mrs wdlkable development. • Highway viability address corridors should showcase commercial development and its wdlkabte, mveduse contev! DRAFT Integrate the new center into community life. Connect the Bridge Street Corridor to the surrounding community through enhanced bike, pedestrian, auto, and transit connections, lively public spaces, and a mix of retail and other uses that invite in the larger community, and with civic, education, and other uses to engage: the full spectrum of community life . create Physical connections with take paths, walking paths, and transit. Create cultural con nections with euiianded civic uses s uch as lbranes and othercommunity racilltles. Create social connections with inviting parks, squares, and other program med public spaces. intensity community life by bringing people together around diverse activities throughout the day and week • centers nt mlzed -use development • effectual orgerkence nature within watlable focus areas No Continue Dublin's tradition of finding community In green spaces: • unique natural areasm preserve and celebrate with sensitive access • new parks and plazasibet form everyday centers of community In unique neighborhoods • potemvays that eypand the citywide recreahond path network DRAFT ML Embrace Dublin's natural setting and celebrate a commitment to environmental sustainability. Celebrate the Scioto River, North /South Indian Run, and natural features as symbols of Dublin's commitment to environmental preservation and sustainabilrty Preserve and celeMte the Scioto Fiver and Indian Fu as mfuralparks that serve as 6calpa'nts (w nearby prryenies an destinations 6rallo( OuMn and central0hio. Use these and other natural features to define the corridors unique charicherhsfos —such as orienting views tram now development touanigreen stares and infrodwirg marled wanking Laths to cormect through nevg borhooas. eAircESTREEimAAiroA STUDY Pleaded unique and fragile Entdnd the greenway ecology by eVanding network as a Dublin av ss of its multifaceted arev sure orrgmAure that touches every to Dubl in neighborhood. Creeae outdoor gathering placed distinguished by the unique character of each neighborhood and dietdet. 12 1 x ESTREErmAAiroxsnm. r Offer housing, jobs, shopping, recreation, transportation and other choices increasingly supported by changing demographics and lifestyles to complement and reinforce Dublin's existing community fabric. Pravda a variety of opfioms kn living working, and rec re a tion that appeal to a broad yectrum of ages and Wckgmuntl; with devebpnent marked by wa'kabiliy, higher density and memory lTesfyles that 6uiltl on Damira Mgh gwloy of lTe. Create a armlet mass of &velryment that can Su Pof transit conne to OuWin the Centnlomm Innovation Center, and ofharregional assfinations. 1 13 Expand convenient transportation choices: • Add walking, transit, and Mang choicesalong sheets art greeiada. • Develop aComplete great network that pmvi des atemsive mutes and dreads not sites for high+vs] us wdl kable development 1 I ask &pand ohoi ceetor housi ng, lobe and shopping • Introduce more compact, walkable seasonal neigbborboods •Add the retail and dining options that help street businesses art Depends DRAFT 14 1 x ESTREErmAAiroxsnm. EL Create places that embody Dublin's commitment to community. Design a2lstoentu ry center for community Inspired by Historic Dublin and marked by walkability, variety, and vitality.. ErteM dis histo union &sign quality in terms of buildings framing ovelinedsfreefs, sa of vansfy, and desyn that Factors fiction scale in its asfails andarticulafion. Continue OuMn's tratlif ion ofplam' icy and deslgAng "developments' so that they neig hborhoods o c omplete pnu aroun sgwre; aMparks. I is Distinguish the corridor Use each fype of address corridor and is smaller districts _ — _ I L I I L ,_ and neighbor hoods with Use high- quality urban design and architecture to dra or the unique sense of piece in each center of wallable development 16 I eRIOGESTREET CORRIDOR STUDY Framework Illustrative Vision Scenario This conceptual plan should be interpreted as one possible development outcome that reflects market opportunity and the intent of the vision principles. Actual outcomes that differ from this illustrative concept are inevitable, but all development should make every effort to embody the vision principles. It is important to recognize that actual development will occur incrementally, in different stages and in different places over a timeframe of 20 years or longer. The study area will not experience abrupt and complete change everywhere, as the illustration may imply. This incremental approach to implementation is highly beneficial in that it lets development respond to real market opportunities, builds in opportunities for the community to adjust to new development patterns, and allows later phases to respond in more complementary ways to the precedents established and lessons learned from earlier phases. Most development activities will be led by the private sector — individual property owners and developers. The City may play a supportive role in these activities through investments in related public infrastructure such as public parking, street improvements, and parks. These public investments would be intended to deliver compelling economic returns and other community benefits as a result of the private- sector investment they would enable. The City does not anticipate acquiring significant amounts of land for redevelopment. Many privately -owned parcels already are sufficiently large and well - located that they offer good opportunity for redevelopment with walkable mixed - use development formats. Any City acquisitions would primarily include land area needed for new or enhanced street rights -of -way and parkland, and many of these would come as private owners redevelop land and turn over the incorporated new street and park land area to the City. The next section of this document examines the details of the illustrative vision using a district framework. The framework separates the Bridge Street Corridor into seven districts plus a Scioto River overlay area. The seven districts incorporate the four walkable focus areas and draw additional distinctions among portions of the study area using geography and other factors specific to each district. Each district description offers a more detailed and tangible application of the vision principles and a framework for potential development scenarios. DRAFT BRKA3 smWmRRIORSTUUv -Io DRAFT ILLUSTRATIVE VISION PUN w RAIL MULTI rAMWOa sr, BIKwMLvweETaaL FOADOCE RADFGARDEN DORCE SU DEAL a vc C Vol i Y DRAFT is I District Framework The anQge Street corridor Vision outlines seven unique districts aoross the study area Looking at the study area as es of cables is Important for several reasons • D areas have a niqu e existing oondAiong an ch as access , topography development history land ownership , adjacent Ian uses, and other factors that significantlyaffed potential development opportunities, challenges and character. • Likewise each dutriotwill where applications of Ne vision prmoiplesth rough their development potential. Some districts may fulfill certain o noiples more fully than oth ers, but all of the cabieswill work together to fulfill the vision. Most development opportunities In the study area are geared toward walkable, mixed use innings that depend on relatively concentrated development aotivay in speddm places These concentrations or development require unique charade(i4irsfiat deepen their appeal to dinsent n ran e markets oistrids can help dired development phasing in ways Nat maximize th e benefit of development at event stage Development N the aeQge Street Corridor will unfold props anyyearsin pace with market absorption. While . y owners an d developers will have significant discretion In th e timing and location of development around the Cudy area newwalkable mixed use BRIDGE STREET CORRIDOR. STUDY 119 development will benefit from being concentrated in certain areas to establish "critical masses" of place, activities, and infrastructure. Districts centered on walkable focus areas are the prime areas to begin establishing critical mass. DISTRICT DESCRIPTIONS i Bridge Street Gateway District. Centered on the intersection of Bridge Street with Frantz Road and Post Road, this district is an important gateway to Dublin and the Bridge Street Corridor, has strong potential for high - value development, and needs to support and benefit from investments in walkable mixed -use development in adjacent Historic Dublin and the OCLC campus area. 2 Indian Run District. This district consists largely of the OCLC campus plus some adjacent parcels, and holds substantial potential for new walkable mixed -use development that takes advantage of excellent highway access and visibility, walking proximity to Historic Dublin, and adjacency to Indian Run Creek and greenways. 3 Historic Dublin District. Today's Historic Dublin is the heart of this walkable district, which has opportunity to grow and carefully intensify protection of existing neighborhoods, strategic infill development, improved pedestrian access and parking, increased focus on the Scioto River and Indian Run Creek, and most significantly, long -term redevelopment of the Indian Run Elementary and /or Sells Middle School sites. 4 Riverside District. The Scioto River and improved viewshed and park access set the theme for this district, particularly along its east bank, where several large parcels of land could produce exciting opportunities for walkable mixed -use development. 5 Dublin- Granville Road District. This corridor around State Route 161 presents great development potential through its access, visibility, consolidated land ownership, and opportunities to connect with adjacent walkable districts. 6 Tuller /Greenway District. This district offers opportunities for important connections: a greenway connecting the Scioto River to Sawmill and Dublin - Granville Roads, an expanded street network that integrates existing housing developments into larger walkable neighborhoods, and improves access to Emerald Parkway taking traffic pressure off of Historic Dublin. 7 Sawmill District. The large Dublin Village Center site and adjacent parcels hold great potential to become a destination mixed -use district with great visibility and access from 1 -270 and strong connections to adjacent neighborhoods and green spaces. S Scioto River overlay. This overlay district celebrates the Scioto River as a unique natural asset and links areas of Dublin on either side to the river through enhanced view corridors. recreational connections. and neighborhoods with destination parks and restaurants. The following pages contain more detailed descriptions of each district in the form of additional text, sketches, a vision framework diagram, and a table showing projected market -based opportunities for a development program. DRAFT 20 1 aism Dori un thin intersection of Brid Street with Frantz Road and Post Road, this dieYid fm iene b Dublin a Bridge Street Corridor It iii opportunity strong forAgAudua mw lugirem and mode to support and bemrd f im,strin, us in wahkabhe mod. aee moehepimM in dia m Musical, Dublin and the OCLC cautious affla. ' u, Bridge Street Gateway District Overview This western gateway to the Bridge Street Corridor -as well as a major regional gateway to Dublin as awhole from Iz]o and U.S. dd -shouldsend strong, positive message about the oommuni'a identity It should signal to drivers a dlsmotshin from a highway setting to the walkable, mixed use environment embodied In nearby Traord Dublin and throughout the Bridge Street Corridor. It should also make the statement that prosperity and high quality people oriented environments go hand inJhand in Dublin This disdotshould also be a prime target for high value development seeking a prominent addres mh as offices, lodging and retail uses -owing to the high visibility exmllent road access, established presenoe of major employers, an d sgnifioant opporW ties to Improve wallabilitywimin the dineotand adjamnr areas wmoipal challenges molude reaonoomg vital pedestrian and awes Improvements with high tmdmvolumes, and markup the transition (over plain and time) from a highly auto oriented development oontextto a pedestrian oriented one The eridge Street Gateway Clsu de has Important relationships with Garcia 2 (Indian Run) and s (Hlstodo Dublin) as odtical gateway for each_ ll1iM DRAFT 22 1 iwESreEEmeeiroe Sruov Vision framework Create greenway along Improve callable access South Frick Indian Run to Indian Run District. Creek as amenityfor n ew developpeof d' recreation link between Coffman Park and Historic Dublin. High value employ ent W trame o r i ented p earls t' o sgatewa D bl (� Street trees, signs, Hogging, and complementary high value development signal a tMasitinn to pedestrian oriented street environment. Resolve traffic challenges through tatlicdemand m a nagement and other pproaches that balance lane use and access goals. Priority hotel /affil site: Maximal the development value of key site with connected, coordinated evelopmentand parking flanking creek. DRAFT EoMMEetaEermaairoxsn 1. 7a, h car ranethe aosiceentrad hit count dourne, that 2f3 d the flexible aschentaOred I coffee spaxie a buit ad reackental spauxie x �,,,i -z yPomaHstreet certain strack ranks t toomaor Park pl nTUrzl Pony workable reall ° cook coke Usk m ouldri000,,.,l DRAFT m *u c W range H made low H9H singe Hctitlemlal 0 to 0 0 to 0 Fantle OR Small of" 45,000 to ]5,000 22,500 to 37500 Resitlealiel ✓ nit 0126[to 40 20. OIHar 165 10 95,000 32,500 to 19,500 Recall 22 10 3] 1 500 111250 to 13750 Hotel 142500 10 23] 1 500 71 250 to 113750 Crvc 0 to 0 0 to 0 Total 95,0.00 to too" 187$00 to 312$00 7a, h car ranethe aosiceentrad hit count dourne, that 2f3 d the flexible aschentaOred I coffee spaxie a buit ad reackental spauxie x �,,,i -z yPomaHstreet certain strack ranks t toomaor Park pl nTUrzl Pony workable reall ° cook coke Usk m ouldri000,,.,l DRAFT 24 1 i I Indian Run District Overview Th is district represents one of Dublin most Important opportunities to accommodate significant new wed use development owing to T This district pairsonly i its highly consolidated ownership; _ _ cane ets of thin O0= l large developable parcels, excellent •plueemre l lFIy!' 9 p 1 -0,for - - � lance I walking pmximitym OCLC campus to the west and the ineac a 32 due Cardinal Health parcel to the east separated by Fork of I Ru and Ran Ionian unnaaeconsul t it e Nave expres Run Creek The e ach s devel it t leaf famous f eM1 their in M1cM1 -v r d ro ded.ebpm y t en t rt v respective p l rt A g ry p IIp1 ti 1 er the d F 4 - fd e ve l o pment ot ill p , bur � � M 9 t and pedestrian t andfrorn thee Street F G District andthe HisporoDublin DS t me Ridge StreeuFmntz RoadUS 3DPostRcad Intersection and Stead Falls Drive would ease eHSamg congestion and limitations on nareo movement ch ere Kdgour place intersect Post Road Direct pedestrian access an d possibly vehicular connections --but only if designed with extreme.senstNiy- -¢oros Indian Run to Historic Dublin, Independent of Probe Street won Id significantly enhance potential development value and character The Cardinal Health parcel needsaooes from High Streewnmm Road, nece ssary recognized In the Dublin Community plan_ Development potential in this duYnctwill be substantially im proved by a more comprehensive road networkmat connec tions reinforkes among the ther dsrots and the City C larger road system II g a greater degree of traffic distribution The In dian Run District has iIportant relationships with Districts t (elge Street Gateway) and s (H Dubiin), whbh provide critical avows routes an d amenities . The s ensitive edges it shares with thowe district will require re, both to protect the environmental value of the Indian Ru n an d to Introduce trvo to bur corridors of continu ous pedestrian - oriented access and development character. potential development value and character The Cardinal Health parcel needsaooes from High Streewnmm Road, nece ssary recognized In the Dublin Community plan_ Development potential in this duYnctwill be substantially im proved by a more comprehensive road networkmat connec tions reinforkes among the ther dsrots and the City C larger road system II g a greater degree of traffic distribution The In dian Run District has iIportant relationships with Districts t (elge Street Gateway) and s (H Dubiin), whbh provide critical avows routes an d amenities . The s ensitive edges it shares with thowe district will require re, both to protect the environmental value of the Indian Ru n an d to Introduce trvo to bur corridors of continu ous pedestrian - oriented access and development character. BRID6EslaEEr CORPIDoaswbv 1 66 26 1 Vision framework View corridors Prorm hotel site from 1270 to green pedestrian oriented par and courtyards �� d high value office and hotel development :r Roadway connection through OCLC /Cardinal Health sites connecting to High SVeeVOublin Road I Pedestrian bridge on existing structure Coordinate walbble street devei0omentand iinkto Historic a with high Dublin independent visibility development of Bridge Street site across creek DRAFT H Emil street 9eoondars SlmA F --� Pal transit error open Park plan. ornTUml space PONNITV DEVELOR ENT WE o^l1h ad mloPl should uummsimmV� .m DRAFT W u�m ue� D wG range lowa ra nge Net range. Reache lal 495 to 325,000 247500 to 412500 Fa[IDle rackltlealal OR vnall off" 159,000 to 265,000 79500 to 132500 Fasitlealial✓nit Q 1, 260M 780 Pat Office 306 TOO to 510 153 to 255000 Hebl 67 to 112500 33750 t0 56250 Hotel 135 to 225 67500 t0 112500 Crvii 0 to 0 0 to 0 Total 11Q$00 to Intel 591250 to 9[3.]50 H Emil street 9eoondars SlmA F --� Pal transit error open Park plan. ornTUml space PONNITV DEVELOR ENT WE o^l1h ad mloPl should uummsimmV� .m DRAFT 28 1 r.Ia,M11111111111 will I Misted, aublin is an the hi el this adios and walkable district, which can grew and be enhance d by protecting exis re ghberheeds, indiii deueieerneM: �n rive d walking and m acre w and i a inelv.is the Sign, River Historic Dublin District Overview Hlstord Dublin has become one of the prime inspirations for the bridge Street Corridor poor — due to its tradition as a walkable district of mixed retail, residential, otfioe and Lou lWslaked uses an d to the Got that M1 oonetiWras Dublin center of community The mergenoe of Hu7orto Dublin as destination for dining and locally based retail has heightened the District a role as the oenterof oommunby This isalso the disteotwhere fun regrowth foes the most panlfroant physical portaging and l ndian Run. Th e vision for H Lord Du blin has several plain of dimensions. First, near term pedestrian and parking m vovement hdh pan be key element of suititessful goes "qy"�y�• n ew devel ld byN emseses en han Los, exa g 4 L oon d bringin gth dud even greater tly and Seoond sensitive mixed re development of relat few app null rtes wth an emphass on housing—ifould provide avaluable complement to existing es Third, the longterm potential to redevelop the simpol sites north of eiQge Street opens Trim broader horizons with the opportunity for mixed use development that ompiements Hlstord Dublin's existing core The natural areas and neighborhoods surrounding the district need to be treated sensitively In all cases new development must avoid beating negative Impots in these areas. H trtert Dubin up py ofsmau paroels under private ownership presents Inherent redevelopmen da lleng es humthe areas existing density and robly Interrelated uses play the benefits of even modest additions . The Hutorio Dublin Duariot has Important relationships with Dlsteots 1 (endge Street Gateway) and a (Riverside), its west and east gateways along Bridge Street earth holds opportunities for elated pedestrian oriented redevelopment Potential for redevelopment Into entirely new ne(ghbom oods and distriots in Clsu de 2 (Indian Run) depends on important oonneoaons to Hhold Dublin. BRIwESTREET ORMmRSxu 1 . So i eeiEGESieEEiooeeiroe Siuov Vision framework Pe aeslrian bridge on existing structure New street points Indian Run District Greenway Bri Street to Bridge Indian Gateway and dian Pun of m ma n and Coffman Party Encoum but park upporim Dub DRAFT Existing schools site — potential torphased redevelopment Undparc bridge carrying recreational path and possibly tansitto Riverside District and beyond remembrance of Public place Existing library site— potental for mixed use or housing redevelopment after new library is bunt New civic green and library Dublin Community Church I to 'The hgh range rescental unt munt assurres that 03 of the feeble rassacentodgen all coi space is built as essrsental space a' IrR H Seconda ar Fno gs transit tender Pa en Plce, ornTUBI r plaza s p a ce plza O ly walkable Mad DEVELOPMENT SET RIIIMKIII on :n� VIlt Ido 11 dIllanni kind surrone umy DRAFT u� or ange m hgha x xic c Dow ge lowange HgH arge Respoi el 360,000 to 600 180 to 300 FlexTk reaYlealal OR Smell office 63,000 to 105 31500 to 52500 gaske Obel mts0126PM 560 180 Office 0 to 0 0 to 0 Beall 15 to 25 ] 1 488 to 12 Hotel 0 to 0 0 to 0 clot 0 to 0 0 to 0 Total 40,95 to &elf 241,0 to achi 'The hgh range rescental unt munt assurres that 03 of the feeble rassacentodgen all coi space is built as essrsental space a' IrR H Seconda ar Fno gs transit tender Pa en Plce, ornTUBI r plaza s p a ce plza O ly walkable Mad DEVELOPMENT SET RIIIMKIII on :n� VIlt Ido 11 dIllanni kind surrone umy DRAFT So I F AA I The Sidon, Piare ... d �n aedme. and access on Us banks set the ihme mrmis dinrin. Several large priels bold the opportunity mrwaAable mined. use de selopment. Oi Riverside District Overview The Riverside oisrmf stands poised to oapwre the untapped potential of making the Good River even more of a wommunity amenity and mnterpleoe for high quality mi xed use development Introduction of a greenway and destination park along the east bank would substantially rai se the river's profile as an asset in Dublin spark and greenway network, help bring residents from both sides of the river together around shared adivit es and planes, and armor a unique new neighborhood Market opportunities favor an emphasis on housing development In the Riverside oistrmt With a range of uret types and r esidents , Inomdmg seniors . Complementary medical and ofeoe development toward Tinier Road, andoffioe and ne ighborhood retail development nearDu (Gra nville Road iso appropriate as pan of mixed use ne ighborhood setting Hlstord Dublin will be a key nearby amenity but wit oolong its full potential will require Improved awoess , h a new signature bridge for walking and biking, Improvements for the existing bridge, and transit or shuttle e Consolidated land ownership In the Riverside Distriotboosts prospeots for coordinated mixed use redevelopment at the neighborhood scale Suooessful transformation of the district will depend In part on making pedestrian friendly transportation Improvements that enable river aooessaaoss Riverside Drive improving ondidons for pedestrians; bikes and oars alike at the Riversdeaoumm- Granville Road mterseoroni and the W ill 6 " oreaton of a network of improved street and greenway donned ore to the three dstr otsto the east The Riverside brand shares the Dublin Camille Road oredor with Dlsteot s (Dublin Granville Road) to the east AsM1i6toward higher value development along this corridor will be critical to enhanoing the Identity of both dlstriots as the eastern gateway Into the eridge Street Corridor and the City of Dublin New greenways and streets would tie the Riverside Dlsteot to major opportunities for related mi xed use and neighborhood redevelopment In Distrmts 6 (Tuller /Greenway) and ] (SawmiIR. Improved ties to Distant s (Hlstord Dublin), oreatmg aooess to Hlstorm Dublin and the Good River itself are vital to unlooking this districts potential. sa 1 e R RRMASNIN Vision framework Encourage courtyard buildings facing Scioto Rlverto maximize opportunity for river /park views. Destination park Landmark bridge carrying recreational path and potentially temple Historic Dublin Improved pedeslean/bifu: environment on existing bridge At existing grade, use terracing to tuck Strong below buildings and Increase view Opp m an Ries toward the river. New underway and street commis HIS long N existing and future n eighborroo is In Districts 5(Grade Granville Road(, 6 (miler /Greenway), and ](Sawmill) Roundabout announcing g aleway to Historic Dialect and Riverside Dialect DRAYT exiwEeTxEETCOxwmxsxu I. ' hr, high range recreation unit count assumes that 21of the to ies4lenta smal l col spare is so as raccentall spare ++ Pines card H pooxntlarystreet E —� anxmyeaom rxmxxr Park . xlma. or natural spaoa Poll radial ,ad a, gains chance, Is, runs ads, Alk sari dean should supporti Dal uvu c Wr high range bw c ra �cxiu HgH range HeacheCnllal 525 to 375,000 262,500 to 437,.500 Fantle racklnen(el OR council of" 45 to 75,000 22,500 to 37,500 Fazspacubel ✓ nit Q 1, 260M 735 3dc Office 216000 to 360,000 108,000 to 130 Heb➢ 21 750 10 36 10 ®5 to 13 Hotel 0 10 0 0 to 0 Ca lc 0 to 0 0 to 0 Totll 2'6,]50 to larea 0 458 to goal ' hr, high range recreation unit count assumes that 21of the to ies4lenta smal l col spare is so as raccentall spare ++ Pines card H pooxntlarystreet E —� anxmyeaom rxmxxr Park . xlma. or natural spaoa Poll radial ,ad a, gains chance, Is, runs ads, Alk sari dean should supporti Dal ., PJ oublin.Gmnanik Road gre ... ts great deaelupmeM opportundir through its access, .ibilitn large prongs with redevelopment in,"iti and opportundir to with adpm u walkable district.. Dublin- Granville Road Overview Re(lealn9a oakwo pattern of automobile oriented development this corridor along Dublin Granville Road presents some of the greatest challenges and opportunities for high density wallable development In the study area Despite the faster Re of a reoreaaonal path and planted median for some of its length, Du blinSranville Road does not present an Ideal pedestrian environment today It lad¢ pedestrian oriented destinations and presents uncomfortable pedestrian oonditions alongside fast - moving 4aXio At the same time high Trapp volumes make the conidora natural ptaoe for development that benefits from vrsmioty panioularly hotel and small and mid size ofices olfioe or retail development on several large loaded flan king th e road may faoe market pressure for replaoemem by uses earning higher development rewrns over the mid m longterm This oreates an opportunity over time for ped f i oriented - Rude and hotel development aswellas womplementaly M1 ousing an dretaf to foster wallbable darks on both sides of Dublin Camille Road while gaining value from excellent visibility and aocess This redevelopment pattern would best snowed with atoms on aeafing Critical make at one or two Interredions at a time rath er than spreading new development among numerous locations along the corridor. A continuous pedestrian oriented environment along the d ridorwill arise gradually over time in pace with market o r emand and aggregation of smaller parcels: io g the Riverside and 5 ll dariots. Thegreenway/ street4ranst Rancor would provide important aocess and amenity value that would stimulate development along the northern edge of the di aria Creating a park and street that Iml¢ this greermayto Dublin-Granville Road would expand opportunities for high value commerdal or esidential development Centers of walkable development envisioned In Daiwa 4 (R'space) and ] (Sawmill) van play an Important role in stimulating mixed use development In this du4fot Potential redevelopment and nell development on the Wendya parcel couldfosler oomplementalv access, development, and open space relationships with Distne s (idler /G reemray). The north edge of th e disniot offers one of two major routes for a potential greermay street and transit oonneot on DRAFT 1 37 DRAFT so Vision framework Gre enway link west These are the most to Scioto River/ appropriate locations Historic Dublin, east Treat existing for any big box retail in to sawmill District power line Districts 5 or 7(Sawmill). Inlill vesting sounder as Prionlyshould go to 1 retail parking greenway mixed use, pedestrian Irendlymmiat Inlill existing Significant park Prioritize uses Nat Priority hotell retail parking amenity anchoring prompt from a high price sites high value mixed visibility address use redevelopment along Dublin Grenville Roan DRAFT xxiceEeTxEETmxairoa9n l HtroaHstreat yeadxndaH,te9 4(l Pal transit ooalxxr Park 2. plaza nrn�Urzl ,wda ONNITV DEV EL 0 PM ENT z FE cook shape "I rl ads, A lk ski shouldSU000n.,ln�ld° m high ADMICHALWHICEIIIIIAM c W Pont rage low range figfi range Neede lal 313 to 531 159 to 265 Redouble r¢ledlea IOH Vnall of" 525,000 to 875 000 262,.500 to 437,.500 FasitlCOliel Mik®1, 260M 550 420 Office 392250 to 653750 196 125 t0 326 Rebid 105,000 to 175 000 52,500 t0 37,.500 Hotel 90 to 150,000 45,000 to 75 Come 0 to 0 0 to 0 Total 1481,0.0 to 2,545,0.00 715$00 to 1192,500 HtroaHstreat yeadxndaH,te9 4(l Pal transit ooalxxr Park 2. plaza nrn�Urzl ,wda ONNITV DEV EL 0 PM ENT z FE cook shape "I rl ads, A lk ski shouldSU000n.,ln�ld° 40 1 F 1 I The iulbrlGreemvav uiewd oxen to p important 9 ct g b Sdiii Pioe to Sawmill and DublinGrananlb R ®de: anemrended slant work that housing developments into argr walkabla an igbborboode ;and E aid as „e m nsmald Parisi waxing ma is Dublinp in Historic wlwo Tuller /Greenway District of atrue neighborhood. Sword the TwlerlGreenway oktriot offers two potential opportunities for important east west greermap street and transit knees between the R mersde and Sawmill dstriots The eastwest connections also improve regional awess to Emerald Parkway as an alternative to Ridge Street and Dublin Granville Road. IT this dutriot pan deliver su bslantfal additional development oapadry with opporW nines to take advantage of visibility from 190 as well as porn potions to emerging neighborhoods and dl4riots to oreate higher -value development than exists In Ne district today Land ownership an d aoress patterns in the Tinier /Greenway Distrid offer sgnifioant(I bditt for providing an optimal response to there opportunities. Wi ile Nis is the study area's one dlstriot not directly .reN1e from amajor arterial—and thus not his to be a core Iodation for mixed use development t will play a very Important role as a omplement to surrounding districts through the direot street linkages, green space amenities and additional development opportunities it offers The TwlerlGreenway olstidwill be highly interdependent with Districts (Riverside), s (Dublin Granville Road) and ] (Sawmill) In land use and aocos patterns Overview The TwlerlGreemray District plays three important supporting roles for mixed use development In the study area east of the Soioto River. First it contains existing residential developments that can contribute avaluable 'aitioal mass " to support new residential development nearby IT developments are poised to benefit from the added amenities and amass Improvements that adjacent development will bring as it oontributes to the pupation 1 41 DRAFT 42 1 Vision framework Punitive uses that bought from nigh visibility along MO bonds ge East West greenways Anew neighborhood that includes varied housing types and connects to adjacent neighborhoods v DRAFT eaiDGESiaEEimaairoa STUDY l 43 Kill ++ Pool street Hsedeadary,treet FAemy transit Order 2. elna. ernTUrzl op en Olkily .. v.a o Ml;l shouldSU000rn oa DRAFT Rec®rd 690 000 to 1 150 000 345 000 to 575000 Total --- 2p�j concept) to 312,500 Kill ++ Pool street Hsedeadary,treet FAemy transit Order 2. elna. ernTUrzl op en Olkily .. v.a o Ml;l shouldSU000rn oa DRAFT 44 1 'D °daeaea, Sawmill District Overview The Overview District is prime IooaOOn to establish a major walkable mixed use district owing to its proximity to the krA 1270 Interchange at Sawmill Road and the oonsvlidated ownership of more than 50 aides of land on the mrrenr The large Dublin Dublin Village Center site This district mnoept depends Village Center on thelnoorpomtion of enough oomplementary advines andadi Into a dense, pedestrian oriented network of mixed use m Ito area buildings and blooks to form a aftbal masdhatis spoke walkable detinatien weekdays , evenings and weekends alike. The land use district with mix should lnolude regional devaluation retail dining strong mix ofuses, entertainment Hopes, and housing. Smalliloorplate eetl We biltlyand acioess ml.:ro,and multitehant ofeoe buildings are a prime market opporw nity and fit mm m¢ that lnolude ground floor retail and O0 dj ^corrections mulararnov housing. High density is essential to providing green sigeas. and enough people and activities In walking duianoe to keep the dirardtvibant and full of ohoios 18 hours a day seven days aweek High density also plays a key role In oreazmg r n suffident development value to fund structured parking another essential ingredient t ... oompaot and walfbable drardt Density ad walkablity are the foundations f U the k t opportunity in this dra dt without tM1 the market will only support the lower value auto oriented development pattern that wras —end has struggled to remain e oonombalyvnable- Today New development In the dlardtalso depends on esablbhfng dyed access and visibility from Sawmill Road through additional property aggregation and road improvements Potential greenway and street linkages wenm the Riverside okstrdt Rlstorio oubkm, and beyond Auld open awassto oriaoal amenities that support additional development and Improve regional tatfio roulation Apotentialhigb-capadtytransitoorridor— Imking east and south to Columbus and west to Hlstord Dublin Perimeter Road and th Central Ohio Innovation Cent m. substantially inorease development opportunity and value - in the drgrot and throughout the Rr ode Street Corridor and beyond The Sawmill District is poised to bemme the prime driver of development growth In Dublin east of Somm River potentially Reading a ripple eneot inenenomg the avows, greenway and development framework of the TulleN Greenway Dublin Granville Road, and Riverside drords ,,, 46 1 IwESreEErmeeiroeSruw Vision framework High value, high visibility oHiee/hob developmer Park and strei space alon power line eorridi New greenway and street sounders link to existing and future neighborhoods in Districts a (Riverside), 5(DublinGranville Road), and 6 (Tullerl Greenway) Tall landmark structure encouraged as gateway to Sawmill District and Dublin from 1310 Priority cinema site Improved access from Sawmill Road requiring cooperation with the City of Columbus Retail and restaurant concentragon Pnmitysite for community center or other civic use DRAM 1 47 w :" IL tZ Fai Dr. 4A. ep ! IZqJf N PemanVrext H 3xcxxmnxtrim F _ l Pdod "rextttenlder Park plaza or natural open space PDNAN walkable real s"I'lowIIIII mouldsuPen elnaINE m c c HgH Raw range range Raw range Net Unge He4tleMlal 420,000 to 700,000 210,000 to 350 Flexible reeltlentel OR vnall old 420,000 to 700,000 210,000 to 350 Fazcapartal✓ nit 01, 260M &SO 440 Office 315,000 to 525 19,500 to 262,.500 Hebl 262500 to 49,500 131 to 213750 Hotel 0 t0 0 0 to 0 CHIC 9,500 t0 62,.500 13 to 31 Total 1,455,0.0 to 2,425," 725O0 to 1212,930 w :" IL tZ Fai Dr. 4A. ep ! IZqJf N PemanVrext H 3xcxxmnxtrim F _ l Pdod "rextttenlder Park plaza or natural open space PDNAN walkable real s"I'lowIIIII mouldsuPen elnaINE 48 1 31.STF This reen district ve kinatee the SRI River as a unique link asset and s areas of Dublin on either bank to the Risen elf and to e ach Nhe r through a nced. cou rticons, recreational courrechiong a re ghberheeds with h Aiiatien Arks and developments. Scioto River Overlay Overview This overlay duYriot focuses on oelebmYn9 and drawing behefitfrom the Soioto River In adjoining portions of the Indian Run, His cord Dublin and Riverside optiions. A mixture of private and publbly -owned land parcels is present long both banks of the river. The reoommendations of this overlay typically would not be applied dvedlyto small private parces Rather, they should be moused on larger private pasted where significant redevelopment is proposed, and to public parcels that have potential for park and retreadon Improvements The overlay addresses natural resourm proteotion, visual aoces, physical aoces, and land use Ad ons in the overlay should first aim to preserve the sustained quality of the Spook River mnidor as a natural asset 5pedal attention should be paid to avoiding any negative Impacts on the sensitive emkogyand topography o f the and its t ri b u t aries i. oonven pedestrian oonneoaon between HlstorbDubim and new mixed use development In the Riverside Gu4id Assess improvements would also Insure more extensive walkablestreet networks on eitherside d the river and the integration of new reoreadonal path Into the drys larger creational path and bike lane networks As part of NR Integration thesuggested reeonsruotion of Riverside Drive as a parkway should lndudesafe, iginvendent pedestrian sngsand measuesto limit traffmspeed, such as planted median, limited lanewanth more frequent signaled orosewalide and on street parallel parking_ New development on eimersbe of the Sdomshould mokude a my of land usesthat benefitfiom the river's presenoe and mntr bute to the quaky of pubkbspam. For Instanoe, restaurants with views to the river and outdoor seating are enmuryged. Multifamily housing and oRbe spaoesare ago strongly encouraged amordng to market o pportuni ty B ld g and site design M1 Id maximize o pportunities to pt ahze on river views as value asset _ Rewommendations f pf h g this objeolve with multifam housing ,f ample,nomdeReangrver- faoingmuryardsandto aoing building heights so that as many Using units as passible enjoy river views. The s of pu bloc open spaces around the river all oukd be judged more on their quality than quantity snoe a bahnoe that Inoludes high value mixed use development Dan help provide the funding an d presenm of people that Dan dram greaten pubtio benefit from th e river corridor. [13JJi (.'-� p �. P bl tl t t o tlor M1 ld b p tl where possible Prinispal opportunities rokude oreatnga catonal pan along the east bank parallel to Riverside Drive, creating a declination pubs park on the east bank creating one or more public river vistas from IT stons Dublin, and Improving walking and reoreadonal assess erne river itself through end anoement of existing bridges and possibly a new hung devoted to recreational assess and potential tutu re transit A new bridge would ntrod use a signature design element and open a oonven pedestrian oonneoaon between HlstorbDubim and new mixed use development In the Riverside Gu4id Assess improvements would also Insure more extensive walkablestreet networks on eitherside d the river and the integration of new reoreadonal path Into the drys larger creational path and bike lane networks As part of NR Integration thesuggested reeonsruotion of Riverside Drive as a parkway should lndudesafe, iginvendent pedestrian sngsand measuesto limit traffmspeed, such as planted median, limited lanewanth more frequent signaled orosewalide and on street parallel parking_ New development on eimersbe of the Sdomshould mokude a my of land usesthat benefitfiom the river's presenoe and mntr bute to the quaky of pubkbspam. For Instanoe, restaurants with views to the river and outdoor seating are enmuryged. Multifamily housing and oRbe spaoesare ago strongly encouraged amordng to market o pportuni ty B ld g and site design M1 Id maximize o pportunities to pt ahze on river views as value asset _ Rewommendations f pf h g this objeolve with multifam housing ,f ample,nomdeReangrver- faoingmuryardsandto aoing building heights so that as many Using units as passible enjoy river views. The s of pu bloc open spaces around the river all oukd be judged more on their quality than quantity snoe a bahnoe that Inoludes high value mixed use development Dan help provide the funding an d presenm of people that Dan dram greaten pubtio benefit from th e river corridor. [13JJi 1 49 50 I RRIDGESTREET CORRIDOR. STUDY Implementation Interim products Over the course of the planning process, the planning team documented community input and findings of market and urban design analysis into the companion Planning Foundations document. The team also provided input on urgent and ongoing initiatives. An initial list of "90- day priorities" focused particularly on immediate parking, walking, and wayfinding challenges in Historic Dublin. Periodic meetings with key stakeholders, particularly property owners and developers exploring redevelopment concepts, provided valuable insights for all parties on how private investment and the Vision can reinforce each other Next steps If there is consensus that the vision principles in this document are appropriate, these next steps can begin to translate them into a framework for action: • Continued dialogue with stakeholders who are actively pursuing development concepts • Further transportation analysis to address recommended street infrastructure improvements that deal with traffic concerns as well as improved transit, walking and biking choices • Research into development precedents that provide good models of what is desired and feasible in the Bridge Street Corridor • Refinement of the Illustrative Vision Scenario according to input from the public and developer stakeholders • More detailed outlines of intended development character and program opportunity in the study area districts, as well as the regulatory framework, design guidelines, review procedures and related policies recommended to foster them. While the complexity of mixed -use development demands that developers and architects be offered considerable flexibility in configuring building volumes and parking to produce the best results, certain core standards of design quality must be maintained. The most important of these is design that promotes walkability, as through the provision of active ground -floor uses, composing architecture to honor human scale, and locating off - street parking away from sidewalks. Design review procedures should focus on the proposal's quality of adherence to the vision principles rather than adherence to fixed ideas of physical composition. • Analysis of development phasing scenarios and recommendations on where to focus near -term development and where to retain longer -term flexibility • Recommendations on public /private incentive policyfor encouraging development • Creation of specific near -, mid- and long -term action steps to make progress toward the vision • Assembly of a final plan that is concise, well - illustrated, and handy to use for a variety of audiences. Conclusion This vision framework defines intended qualities of place throughout the districts of the Bridge Street Study Area that illustrate the intent of the vision principles. Actual investments in new public infrastructure and private development should take the vision framework as a guide, while actual development may evolve somewhat differently in response to reviews of site- specific physical, economic and social contexts. Ultimately, all new development should DRAFT BRIDGE STREET CORRIDOR. STUDY I 51 meet or exceed the overall intent of the vision principles. The vision concepts represent a future that is not only achievable in practical terms of development economics, but will return great benefits to Dublin's quality of life and economic development. DRAFT 52 1 BRIDGE STREETCORRIDOR STUDY DRAFT BRIDGE STREET CORRIDOR STUDY 153 Appendix > Urban Design Framework DRAFT 54 1 WeLvABLEMCUI l � r$esuq :a. :as :a :. aie i i miaerweeminual AMowwRoxw Higuri Rbionssially Loassially aa rve a ei .cod] ara reuvmteOmm•aie mama] s AkbmtWOmmum mama] Urban Design Framework The urban design framework diagram below translates the vision primaries Into ageneral guide to development polioy In the corridor. The framework addresses where natural green spaoe and natu ralleatu res should be emphasized as focal points where mixed use deoel opm ent off ersthe greatest feasibility and benehp and where development an d open spaoe should engage one another. The framework begins to suggest the daraaerof development appropriate to different areas with disrupt cbaraderisii is of visibility amen, an d adjaoenoy to exl4ing neighborhoods. The framework In on des desoripff ons of walkable toms areas, address rridors the green network, and transitions to adjacent development An Illustrative Vision Soenarb later in this seotion provides one Interpretation of how Nis framework an translate into development patterns , but In any application the basio framework mnoeptssh ould prevail. Y/ah f. BRIDGE STREETCORRIDOR STUDY 155 WALKABLE FOCUS AREAS Achieving the highest value premium possible with pedestrian- oriented mixed -use development depends on creating places that are truly walkable. Walkable places are compact and provide seamless pedestrian connections and complementary land uses so that most daily trips can be made on foot or bike, rather than requiring a car. The effective size of these areas should not exceed a walking radius of about 10 minutes, or a quarter of a mile, which translates into a concentrated area of about 100 to 150 acres. Four Districts Four areas within the study area are the most appropriate targets for walkable development and infrastructure, based on their current road access, visibility and unique amenities (including natural areas and Historic Dublin's existing development). Running from west to east: • The Indian Run /Bridge Street/Frantz Road area. Excellent visibility and access coupled with property -owner interest in high -value redevelopment on a significant amount of land make this a prime opportunity for walkable mixed -use development strengthened by connections to Historic Dublin and the outstanding natural areas around the Indian Run. • Historic Dublin. The emergence of Historic Dublin as a walkable center has been a key driver and inspiration behind the Vision for the Bridge Street Corridor. Strategic infill development and pedestrian and parking improvements can bring a new level of success to the existing center, while the longer -term possibility of redevelopment on the adjacent school sites opens the door to substantial new development that complements and reinforces Historic Dublin's qualities. • The Riverside area. Untapped potential to experience the Scioto River — through views, a riverbank park and recreational path, and improved pedestrian /recreational connections across the river — contribute to this area's potential for river - oriented development and public spaces. Proximity to Historic Dublin, good local road access (via Bridge Street, West Dublin- Granville Road, Riverside Drive and Emerald Parkway), relatively large land parcels, and property - owner interest in higher value development combine to make this another prime opportunity for a new walkable focus area. • The Sawmill area. Like the Indian Run /Bridge Street /Frantz Road area, this area has high potential as a future district of walkable development, owing to excellent regional access via 1 -270, visibility from Sawmill Road, and owner interest in redeveloping large areas. While its greatest potential lies closest to the 1 -270 interchange, it could also extend down to and across West Dublin- Granville Road. Character Emphasis Types Within each focus area, three types of character emphasis are identified. • "Experiencing nature" emphasizes the value of visual access and sensitive physical access to outstanding natural features, and relates directly to vision principle 3 in its focus on these special natural assets. This characteristic also builds on vision principles 2, 4 and 5, since natural areas can play critical roles DRAFT 56 I BRIDGE STREETCORRIDOR. STUDY in providing community gathering spaces, choices for recreation and pedestrian /bicycle transportation, and establishing special places with unique identities. "Engaging mixed -use activity" covers areas that hold the greatest opportunity for continuous walkable development environments. This character emphasis directly relates to vision principles 1, 2, 4 and 5— walkable mixed -use development supports economic vitality, creates a sense of community around shared destinations, expands choices for transportation, housing and business, and reinforces sense of place. "Integrating Bridge Street" addresses the unique challenges and opportunities of fostering walkability along major street corridors. Because these highly visible and highly trafficked corridors are critically important to attracting commercial market opportunities, this character emphasis responds to vision principle 1 in particular. It also responds to vision principle 5, emphasizing the need for and the challenge of transforming auto - oriented road corridors into walkable streets designed for pedestrians and bicyclists as well as cars. While the walkable focus areas have been identified here as priority areas based on specific present -day characteristics, new development is also appropriate outside of the identified walkable focus areas, and under the right circumstances, may contribute to the creation of new focus areas. A relative lack of convenient vehicular access or existing amenities compared with the walkable focus areas may, however, make such development less likely to contribute to or benefit from a walkable concentration of mixed -use development in the near term. Once a walkable center is established, adjacent areas will emerge as important opportunities for contiguous walkable development that may become more relaxed residential neighborhoods or office environments within walking distance of exciting activity centers. ADDRESS CORRIDORS Visibility is critical for high - value commercial development. High - visibility gateways also make a statement, intentional or not, about the character of the community as a whole. Distinct approaches to development at the scales of highway, regional and local visibility will maximize opportunities to create new private and community value in each address corridor. Like the "Integrating Bridge Street" character emphasis areas within each walkable focus area, address corridors respond directly to vision principles 1 and 5. GREEN NETWORK Treasured natural settings and an impressive greenway network are already Dublin signatures. This green network should extend throughout the study area to foster development and community value at a local scale within the Bridge Street Corridor. The size and function of spaces should reflect a deliberate hierarchy within the green network, with some parks and greenways serving all of Dublin, some serving a particular neighborhood, and others serving a smaller district or block. Natural areas have a unique and fragile character that must be protected even as they receive greater visibility and access. Connective greenways support a citywide network of recreational DRAFT BRIDGE STREET CORRIDOR STUDY 1 57 pathways linking districts and neighborhoods. Parks and plazas at different scales serve as citywide destinations and local amenities for surrounding development. Like the "Experiencing Nature" character emphasis areas where the green network overlaps walkable focus areas, the entire green network responds directly to vision principle 3 and indirectly to the other vision principles by promoting community, choices, and unique qualities of place. TRANSITIONS Existing residential neighborhoods should receive the benefits of convenient access to amenities in nearby mixed -use districts. Transition areas should facilitate these connections by providing sensitively designed pedestrian and bicycle paths Over, and development whose scale respects gridg existing development. Transitional areas correspond to vision principles 2, 4 and based 5— respectful connections promote a stronger sense of community, expand Lid choices for adjacent neighborhoods, and accommodate a shift in character between Reside existing and newer development areas. Corridor based on specific characteristics described in the previous section. The framework also suggests site layouts that will maximize the unique character of an area or district. Last and most important, the framework applies the findings of the market analysis conducted as part of this study to projections of magnitude, placement, and mix of new development to yield realistic, market -based development concepts for the corridor. The illustrative Bridge Street Corridor vision scenario was created by using the market -based development capacity findings (summarized in the table below) as its basis. In recognition of the fact that the Bridge Street Corridor Study all projected market -based development capacity in e Street Corridor study area, 2010 -2030 on potentially available redevelopment sites and compact, walkable development patterns ntial 1,430,000 Applying the Urban Design Framework and Market Ppportunities: an Illustrative Vision Scenario The urban design framework recommends concentrations of development in specific parts of the overall Bridge Street > Residential units@ 1,250sf* Office (small or large floorplate) Retail -_.__. Hotel ------------------ - - - - -- Civic - -_. TOTAL . 20-year development opportunity based on projected market-based demand (st) Additional development capacity (si) Low range 2,810,000 2,250 1,350,000 495,000 368,000 82,5 - - 00 6,535,500 High range 4_680_000 2,380,000 5,000 2,250,000 -- - 824,000 613,000 138,000 10,885,000 Low range 1,400,000 714,000 1,125 676,000 - 247,000 - 184,000 - 41,300 3,262,300 High range 2,340,000 1,190,000 2,500 1,130,000 412,000 306,000 - 68,800 5,446,800 " "'The high range residential unit countassumes that213 of the flexible residential /small office space is builtas residential space instead DRAFT Flexible residential OR small office 58 I BRIDGE STREET CORRIDOR STUDY will result in a vision that may require 20 years or longer to fulfill, the 10 -year commercial and residential market demand analyses were extended to 20 -year projections. time horizon, or to accommodate higher- than - predicted demand within the 20 -year vision. It also reflects some flexibility over the location of new development in the study Additional longer -term development capacity is shown, since area over the long term. While the vision plan deliberately development is likely to unfold over several decades. Long- focuses growth around specific areas, it also recognizes term market -based development capacity, which is distinct the practical benefit of accommodating development from the 10 -year market demand, is explained in more detail opportunity in a variety of locations provided that the below and in the Planning Foundations document. LONG -TERM MARKET -BASED DEVELOPMENT CAPACITY The table below reflects the potential development capacity that can be anticipated in the Bridge Street Corridor based on current market demand. The land use category "flexible residential or small office" has inherent flexibility to accommodate residential and /or small office uses, depending on present market opportunities at a given location. Development opportunity is expressed as a range that varies up to 25% above or below a predicted average. The columns headed "20 -year development opportunity based on projected market -based demand" are consistent with market demand magnitudes projected to a 20 -year timeframe from the base 10 -year market analysis performed. Assumptions for these projections are explained in the Market Analysis section of the Planning Foundations document. The columns headed "Additional development capacity" represent the potential amount of additional development that could physically fit in the study area but cannot be supported based on current or projected market demand over the next 20 years. It represents a desirable reserve potential for additional development growth over a longer additional development supports the vision principles and is concentrated enough to support future transit service. To the extent that better transit services are available in the Bridge Street Corridor and that development is made as compact and walkable as possible, opportunity for development value and magnitude will increase. DIFFERENTIATING RETAIL ROLES Placement of retail development in the Bridge Street Corridor deserves special attention, since retail can take on distinct roles depending on location and the market it is intended to serve. Retail can serve as an amenity responding to local demand generated by residents and employees in walkable, mixed -use areas, or as a destination serving the larger region. This differentiation is especially important for the Indian Run /Bridge Street /Frantz Road and Sawmill walkable focus areas because both districts have the capacity to accommodate a large regional destination retail and mixed -use center identified as a market opportunity for the study area. Both focus areas stand out as having greater retail development potential than the other two walkable, mixed -use focus areas due to their superior regional access. Because it is unlikely that retail demand will support similar major destination retail centers in both areas, it is worth distinguishing the role retail could best play in each specific area. DRAFT BRIDGESTREET CORRIDOR STUDY I 59 To foster walkable development in all four walkable focus areas, retail should function as an amenity to office, housing and /or hospitality development in the Indian Run/ Bridge Street /Frantz Road area. In the Sawmill Road area, however, retail can best be optimized as an anchor for office, housing, and /or hospitality. Two factors in particular support this recommendation. First, the presence of the South Fork Indian Run Creek makes it more difficult to fit a large, mixed -use destination retail development at or near Bridge Street /Frantz Road than at Sawmill Road. Second, the Indian Run /Bridge Street /Frantz Road area currently offers an established corporate office presence as well as a nearby amenity in the form of signature open spaces and Historic Dublin's retail and restaurants, all of which are potentially attractive to office, hotel and hospitality development. The Sawmill Road area lacks the same present volume of users for which it would serve as an amenity, making destination retail a higher priority in that location to attract other high -value uses. In other words, the Sawmill Road area would more likely rely on destination retail to catalyze further development, whereas Indian Run /Bridge Street /Frantz Road is more likely to attract development as a result of existing conditions. DRAFT BO I BRIDGE STREETCORRIDOR STUDY DRAFT