Ordinance 18-11RECORD OF ORDINANCES
Ordinance No.
18 -11 (Amended)
Passed 20_
AN ORDINANCE ADDING SECTION 153.044 TO THE
CITY OF DUBLIN CODIFIED ORDINANCES (ZONING
CODE) TO ESTABLISH THE NEW TECHNOLOGY
FLEX ZONING DISTRICT. (CASE NO. 10- 064ADM)
WHEREAS, it is necessary from time to time to amend the Code in order to protect
the health, safety and welfare of the citizens of the City of Dublin; and
WHEREAS, proposed Section 153.044 of the Dublin Codified Ordinances contains
standards and requirements to create the Technology Flex District with appropriate
requirements, standards, and procedures to govern development within the Central
Ohio Innovation Corridor (COIC) generally along Shier Rings Road; and
WHEREAS, the purpose of this Code is to modernize the City's industrial codes to
encourage desired uses, to implement more flexible standards that will streamline the
development process and incorporate modest architectural requirements that will
maintain economic competitiveness; and
WHEREAS, the City's desired goal is to establish a zoning district that will better
promote the growth and expansion of local businesses in a manner that will ensure the
appearance of Dublin's established character and high- quality image; and
WHEREAS, these standards give a competitive advantage to the COIC by optimizing
project timelines for development proposals within the District; and
WHEREAS, the Planning and Zoning Commission reviewed the Ordinance on April
7, 2011, and recommends the adoption of the Ordinance because it serves to improve
the health, safety and welfare of the citizens of the City of Dublin.
NOW, THEREFORE, BE IT ORDAINED by Council of the City of Dublin, State
of Ohio, '7 of the elected members concurring that:
Section 1 . Section 153.044 is hereby added and shall provide as follows:
153.044 TECHNOLOGY FLEX (TF) DISTRICT
(A) District Purpose and Intent
The Technology Flex (TF) District provides for a broad range of research,
office, laboratory and clean manufacturing uses that will foster a well - rounded
and diverse economy for the City. The TF District supports appropriate light -
industrial options, while encouraging greater opportunity for research and
office uses that will improve Dublin's competitive edge within the region.
Flexible architectural spaces are desired that will accommodate the expansion
and changing operations of small to medium size companies.
(B) District Uses
Uses in the TF District are as shown on the following table. Descriptions and
characteristics of use categories can be found in § 153.044(I) - Definitions.
Additional development requirements for particular uses are contained in
§ I53.044(C) as referenced below within the "Use Specific Standards" column.
(1) Permitted Uses. Uses denoted as "P" in Table 153.044(B)(4) indicate
that the land use is allowed by right, subject to compliance with the
use - specific standards referenced in the final column of the use table
and all other applicable provisions of Chapter 153.
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(2) Conditional Uses. Uses denoted as "C" in Table 153.044(B)(4)
indicate that the land use is allowed only upon approval of a
conditional use permit as required by §153.236, compliance with use -
specific standards referenced in the final column of the use table and all
other applicable provisions of Chapter 153.
(3) Size or Time Limited Uses. Uses denoted with an "S" or "T" in Table
153.044(B)(4) indicate special limits regarding size or time duration of
the use and are subject to compliance with the use - specific standards
referenced in the final column of the use table and all other applicable
provisions of Chapter 153.
(4) Table of Uses.
P- C= Conditional S =Size Limited T =Time Limited
MMUKNIMEM
Commercial Uses
Animal Care- General Services
P, T
153.044(C)(1)
Animal Care- Veterinary Offices
P, T
153.044(C)(2)
Animal Care- Veterinary Urgent Care and Hospitals
P, T
153.044(C)(2)
Data Center
P
Entertainment and Recreation- Indoor
C
Medical and Diagnostic Laboratory
P
Office- General
P
Office- Call Centers
C
Office- Flex
P, S
153.044(C)(3)
Office- Medical
P
Parking Structures
C
Personal, Repair and Rental Services
P
153.044(C)(4)
Retail
P
153.044(C)(4)
Transportation- Park- and -Ride
P
153.044(C)(5)
Civic, Public & Institutional Uses
Day Care- Child
P
Educational Facility
P
153.044(C)(6)
Government Services- General
P
Government Services- Safety
P
Government Services- Service
P
Parks and Open Space
P
Industrial Uses
Construction and Contract Service Trades
P
Manufacturing and Assembly
P
153.044(C)(7)
Mini-Storage
C
Motor Vehicle Repair- Major
P
153.044(C)(8)
Research and Development
P
Utilities- Renewable Energy Facilities
C
153.044(C)(9)
Utilities- Electric Substation
C
153.044(C)(10)
Utilities- Essential Services
P
Utilities- Wireless Communications
see Chapter 99
153.044(C)(11)
Wholesaling and Distribution
C
153.044(C)(7)
Residential Uses
Dwelling- Single Family
P
153.044(C)(12)
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P--Permitted C= Conditional S =Size Limited T =Time Limited
Accessory uses are permitted only in connection with a permitted or approved conditional use on the same property and must be
clearly subordinate and incidental to that use. No accessory use may be operated when a permitted or approved conditional use
does not exist on the property. Permitted primary uses are permitted as accessoryuses
Bicycle Facilities
P
Day Care- Child
P, S
153.044(C)(13)
Community Activity
T
Construction Trailer /Office
T
Corporate Residences
P
Entertainment and Recreation - Indoor
C
Parldng Structures
P
Special Event
T
Transportation- Transit Stop
P
Utilities- Renewable Energy Equipment
P
Utilities- Renewable Wind Equipment
P
Vehicle Charging Station
P
Wholesaling and Distribution
P
(C) Use Specific Standards
The following requirements shall apply in addition to all other applicable
development regulations for specific types of uses in the Technology Flex (TF)
District:
(1) Animal Care - General Services. Services shall be provided indoors and
may include grooming, sitting (daytime only), training and accessory
retail sales of pet care products, or other similar uses. Overnight
boarding is not permitted. Outdoor pet service areas shall be located at
least 50 feet from any property line and 500 feet from any residential
district or residential subarea of a planned development district. Use of
outdoor pet service areas shall be limited to between the hours of 7:00
a.m. and 9:00 p.m.
(2) Animal Care - Veterinary Offices and Veterinary Urgent Care and
Hospitals. Boarding of animals shall only be permitted for the ongoing
care of animals in treatment and must be provided within the principal
structure. All outdoor pet service areas shall be located at least 50 feet
from any property line and 500 feet from any residential district or
residential subarea of a planned development district. Use of outdoor
pet service areas shall be limited to between the hours of 7:00 a.m. and
9:00 P.M.
(3) Office -Flex. Flex office must include a minimum of 30 percent office
use. Remaining space may be used for any combination of research &
laboratory space, clean manufacturing and assembly, wholesaling
and/or related showroom, warehousing and or distribution purposes.
Any showroom component shall not exceed 10 percent of the gross
floor area of the principal structure and shall not count toward office
calculations.
(4) Personal Services and Retail. Only those uses present as of the
effective date of this ordinance shall be permitted. Once removed, no
finther uses shall be permitted as a primary use.
(5) Transportation- Park - and - Rides. Park and ride facilities shall provide
only one shelter per bus route.
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(6) Educational Facility. These uses shall have no rooms for the regular
housing or sleeping of students.
(7) Manufacturing & Assembly and Wholesaling & Distribution. Any
auxiliary showroom areas associated with the primary use shall not
exceed 10 percent of the gross floor area of the principal structure.
(8) Motor Vehicle Repair- Major. A vehicle may not be stored for more
than 30 days. All inoperable vehicles must be parked in a defined
service area providing screening in accordance with §153.133 -
Minimum Landscape Requirements.
(9) Utilities - Renewable Energy Facilities. Renewable Energy Facilities
shall be located at least 750 feet from all residential districts or
residential subarea of a planned development district, unless otherwise
approved by the Planning and Zoning Commission. Property owners
must sufficiently demonstrate that adequate measures are provided to
minimiz off -site impacts relating to the facility's operation.
(10) Utilities- Electric Substation. Electric substations shall be located at
least 700 feet from all residential districts or residential subarea of a
planned development district.
(11) Utilities - Wireless Communications. For regulations governing wireless
communication uses, Chapter 99 of the Dublin Codified Ordinances
shall apply.
(12) Dwelling- Single Family. Only residential uses existing as of the
effective date of this ordinance are permitted. Once removed, no further
Passed
single - family dwelling shall be permitted.
(13) Child Day Care. Day Care components shall not exceed 20 percent of
the gross floor area of the principal structure.
(D) Site Development Requirements.
In addition to the provisions of § 153.070 through § 153.076, the following
requirements for arrangement and development of land and buildings shall be
met:
(1) Intensity of use. Lot size shall be sufficient to provide the yard spaces
required by this section and the following provisions:
(a) Maximum Lot Coverage. Lot coverage for structures and
impervious surfaces shall not exceed 70 percent.
(b) Building Height. The height of principal and accessory
structures shall be limited based upon setback requirements of
this District as identified in §153.044(D)(2)(c). Structures
greater than 56 feet in height shall require conditional use
approval in accordance with § 153.236.
(2) Setback Requirements. Placement of structures and improvements shall
provide sufficient separation to the adjacent site or use according to the
following provisions. Setbacks shall be provided as necessary to
accommodate any additional site requirements such as landscaping,
mounding and buffering:
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(a) Lot width. Lots shall provide a minimum of 60 feet in width at
the public right -of -way.
(b) Front yards. The required front yard setback for principal and
accessory structures shall be determined in accordance with
§153.072.
(c) Side and Rear yards. The following setbacks for components
of principal and accessory structures shall be determined based
upon the height of each individual component.
Building Height
Required Minimum Setback
<15 feet
15 feet
>15 — 29 feet
20 feet
>29 — 43 feet
35 feet
>43 — 56 feet
50 feet
Required side and rear setbacks for principal and accessory
structures shall in no case be less than 25 feet from any
residential zoning district or a residential subarea of a planned
development district as listed in § 153.016.
(d) Side Pavement Setbacks. Required side yard setbacks for
pavement, which includes open storage, service and loading
areas, shall be at least five feet, except for common access
drives or shared service courts. Required side pavement
setbacks shall be at least 25 feet from any residential zoning
district or a residential subarea of a planned development
district as listed in §153.016.
(e) Rear Pavement Setbacks. Required rear yard setbacks for
pavement, which includes open storage, service and loading
areas, shall be at least ten feet, except for common access drives
or shared service courts. Required rear pavement setbacks shall
be at least 25 feet from any residential zoning district or a
residential subarea of a planned development district as listed in
§ 153.016
(E) Additional Outdoor Requirements
(1) Outdoor Operations. Uses shall operate entirely within an enclosed
structure, unless it is determined by the Director that operations are
harmonious to the surrounding area and are adequately screened.
(2) Outdoor Storage. Exterior storage shall be screened in accordance with
§153.133(C)(1). Storage must be located to the side or rear of all
buildings and shall not be visible from adjacent properties or from the
public right -of -way.
(3) Off-Site Impacts. Uses must be conducted in a manner harmonious with
the surrounding area and comply with minimum requirements as set
forth by the provisions of §153.076 of the Zoning Code and §132.03 of
the Dublin Codified Ordinances.
(4) Service Areas. Overhead doors shall be located to the side or rear of
structures to minimize visibility from public streets. Open service areas
and loading docks shall be screened by walls a minimum of six feet in
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height, but not greater than twelve feet. Walls, fences or landscape
screening shall have 100 percent opacity to effectively conceal service
and loading operations from adjoining streets and from any residential
zoning district or a residential subarea of a planned development district
as listed in §153.016. Compliance with the provisions of Section
153.133(C) shall also be required.
ru
Architecture and Design Requirements
(1) Architectural Intent. In order to provide for flexible space required for
uses within the district, architectural standards are intentionally non -
prescriptive. However, all structures within the district are expected to
be thoughtfully designed with materials, detailing, scale, and proportion
that is intentional and carefully thought through and with specific
attention toward aesthetics. Buildings may utilize any combination of
exterior materials from the list of permitted materials however, in all
cases, such materials shall be applied in a manner that provides well -
detailed and aesthetically pleasing fagade surfaces. Characteristics of a
well - detailed fagade include, but are not limited to, deliberate joint
patterns, finished edge detailing, and durable, rust and fade resistant
finishes.
(2) Applicability of Architectural Requirements. Architectural
requirements as specified by this Section shall apply to new
construction. Design of additions to structures existing as of the date of
this ordinance may coordinate with architecture of the existing
structure, but to the extent possible shall meet the requirements of this
Section. The City may contract with a qualified architectural
consultant to determine compliance with the Architecture and Design
Requirements contained in this Section.
(3) Rooftop Mechanicals. Mechanical equipment and other functional
components shall be screened from view from the ground by parapets
not lower than the height of the roof equipment, screens with a
materials and details compatible with the building's facades, pitched
roof areas, or special architectural features. Parapets on flat roofs shall
not be included in the calculation for building height.
(4) Materials. At least eighty percent of exterior walls shall be constructed
of one or more of the primary materials listed below. The following are
acceptable primary and secondary building materials, as noted.
(a) Primary Materials
(1) Brick. Brick shall be uniform in color within any one
specific color range but using more than one color range
to create patterns is acceptable. Bricks that have been
flashed to change color in the individual unit, distressed
bricks and wood mold bricks are not acceptable.
(2) Glass. Transparent, tinted, reflective, coated, opaque,
translucent, and textured glass, are permitted
(3) Stone. Stone such as limestone, granite and marble are
acceptable. Synthetic stone of a high quality that is
indistinguishable from natural stone is also acceptable.
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(4) Pre- Cast Concrete Pre -cast concrete panels developed
with shadow lines, reveals, textural changes, color
variations and/or exposed aggregate are acceptable.
(5) Architectural Metal Smooth face, and textured face
insulated or un- insulated metal panels are acceptable.
Careful attention to how the panels are joined, detailed
at edges and corners and attached is required. Use of
corrugated or long span, high- profile fluted or ribbed
metal panels is not encouraged.
(6) Synthetics Synthetic siding materials such as
cementitious siding and EIFS are acceptable if carefully
integrated into the building's design and detailed with a
high level of shadow lines and reveals. Pre - approval is
recommended.
(7) Concrete Masonry Units Architectural Masonry Units
with special aggregates and finishes are acceptable. Split
face masonry units may be acceptable if combined with
other masonry products to raise the level of visual
quality. Pre - approval is recommended.
(8) Tilt-Up Panels. Concrete tilt -up panels are acceptable if
they contain a high degree of detail by the use if shadow
lines, textural variations and /or applied projections and
limited to large footprint buildings. Pre - approval is
recommended.
(9) Other primary building materials may be approved if
demonstrated to be of similar quality to the permitted
primary materials.
(b) Secondary Materials. In addition to the permitted materials
above, the following may be used as secondary building
applications:
(1) Gypsum Fiber Reinforced Concrete (GFRC). Fiber
reinforced concrete products may be used for trim or
architectural features.
(2) Frost- Proof Ceramic Tile. Porcelain or other frost -proof
ceramic tiles may be used as accents or to create special
features.
(3) Architectural Metal. Metal extrusions, panels and
structural components may be used as accents or for
special features such as canopies and sunshades. These
materials must be finished to prevent fading, staining,
rust or corrosion and shall be carefully detailed with
attention toward aesthetics. Use of corrugated or long
span, high- profile fluted or ribbed metal panels is not
encouraged.
(4) Split Faced Block Split faced block shall be used in
limited quantities for components like foundations or
site walls.
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(5) EIFS. Exterior Insulated Finishing Systems may be
used.
(6) Other secondary building materials may be approved if
demonstrated to be of similar quality to the permitted
secondary materials.
(5) Color. Structures shall incorporate combinations of color that will
provide visual interest and be harmonious with the surrounding area.
(a) Base Colors. Main building colors shall be neutral, off -white
or earth tone. Base colors shall constitute a predominance of
the visible building exterior and be muted with low reflectivity.
(b) Accent Colors. Building trim and/or detailing may utilize
brighter accent colors to create visual interest and/or to identify
main public entrances. Application of accent colors may be
used up to an amount not to exceed ten percent of the total area
of all building elevations.
(6) Accessory Structures. Accessory structures shall be constructed of
identical materials, style, quality and appearance as the principal
building.
(G) Landscape Requirements
(1) Compliance. All sites shall be required to comply with applicable
Code requirements for landscaping in Chapter 153 with the following
modifications:
(a) In cases where §I53.132(B) requires full landscape compliance
for site and/or building modifications exceeding 25 percent, the
following landscape components shall apply to those structures
when the exterior materials, finish or design of the building
facades are being improved without expanding the overall
footprint of the structure:
(1) 153.133(A)(5) Vehicular Use Perimeter Requirements
(2) 153.133(C) Screening of Service Structures
(3) 153.133(D) Additional Site Landscaping
(4) 153.134 Street Trees
(b) To encourage maintenance and marketability of existing
structures, in cases as noted in paragraph (a), Section
153.133(A)(3) and (4) Perimeter Buffer Landscape Requirements
and Section 153.133(B) Interior Landscaping for Vehicular Use
Areas may be deferred until such time as the building is expanded
or the site redeveloped further.
(Fn Alternative Energy & Design
(1) Alternative Energy Integration. Use of on -site alternative energy
sources for greater self - sufficiency is highly encouraged. Other types
of alternative energy not addressed by this Code may be approved if
demonstrated to be of similar character or impact of those types
permitted.
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(a) Wall and roof - mounted or applied thermal and PV solar units
are permitted within the TF District and shall include side and
rear screening as applicable for supporting infrastructure;
(b) Ground- mounted solar units are permitted, in accordance with
applicable setback requirements and shall include side and rear
screening for supporting infrastructure;
(c) Due to proximity to residential areas, commercial wind turbines
shall not be permitted within the TF District; and
(d) Residential -scale wind turbines shall be permitted in accordance
with applicable setback requirements.
(2) Alternative Design Methods. Integration of architectural and site
design methods and materials that promote sustainability and lower
energy use are strongly encouraged.
(I) Use Defmitions
For the purposes of § 153.044, the following definitions shall apply to interpret
uses unless specified otherwise:
Commercial
(1) Animal Care
(a) General Services. A facility providing grooming and daycare
for household pets.
(b) Veterinary Offices. A facility for medical, dental, or other
health services related to the diagnosis and treatment of
animals' illnesses, injuries, and physical ailments. These
facilities shall not include crematory services.
(c) Veterinary Urgent Care and Hospitals. A facility for
emergency care for the treatment of animals' illnesses, injuries,
or physical ailments, but shall not including crematory services.
(2) Data Center. A facility with typically lower employee counts than
general office uses that houses computer systems and associated data
and is focused on the mass storage of data.
(3) Entertainment and Recreation- Indoor. A facility or area providing
opportunities for physical exercise, physical training or improvement of
health for the general public or members of an organization.
(4) Medical and Diagnostic Laboratory. A facility for sampling,
photographing, analyzing or testing bodily fluids and other medical
specimens, These facilities may not include laboratories for the sole
purpose of research.
(5) Office
(a) General. A facility providing executive, management,
administrative, or professional services. This use includes
corporate office, law offices, architectural firms, insurance
companies and other executive, management or administrative
offices for businesses or corporations. This facility does not
include medical offices.
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(b) Call Centers. A facility providing customer service or sales
requests by telecommunication or other data means.
(c) Flex. A facility including office, research, laboratory,
manufacturing, clean assembly, warehousing, or other related
activities whose configurations and construction methods allow
for easy conversion of interior and exterior space.
(d) Medical. A facility providing medical, dental, or other health
services relating to the diagnosis and treatment of human
illnesses, injuries, and physical ailments treated in an office
setting. This includes outpatient surgery, rehabilitation,
incidental laboratories and other related activities, but does not
include overnight patient stays.
(6) Parking Structure. A facility used for vehicle parking and where there
are a number of floors or levels on which parking takes place, either
freestanding or integrated into a building.
(7) Personal, Repair, & Rental Services. A facility or establishment that
provides services associated with personal grooming, personal
instruction or education, the maintenance of fitness, health and well-
being, or the rental, servicing, maintenance, or repair of consumer
goods. This use includes but is not limited to yoga centers, beauty
salons, barbers and hairdressers, meditation centers, massage centers,
dry cleaning shops, tailors, shoe repair, and electronics repair shops.
This facility does not include motor vehicle, recreational vehicle, or
heavy equipment repair or rental.
(8) Retail. Sale of general merchandise or food to the general public for
direct use and not for wholesale. This use includes but is not limited to
sale of general merchandise, clothing and other apparel, flowers and
household plants, dry goods, convenience and specialty foods,
hardware and similar consumer goods.
(9) Transportation- Park - and -Ride. A facility providing parking and
shelter for transit passengers or carpooling that typically includes
parking lots and associated structures located along or near public
transit routes.
Civic/Public /Institutional
(10) Child Day Care. A facility for the provision of non - medical care and
supervision outside the home for minor children, provided the
supervision is less than 24 hours per day and the facility is licensed by
the State of Ohio.
(11) Educational Facility. A facility offering classes, training courses, or
skill development to the public or to members of an organization. This
use includes, but is not limited to, public or private educational
facilities such as vocational, business, or technical schools, training
centers, colleges or universities. Elementary, middle or high schools
are not included in this definition.
(12) Government Services.
(a) General. A facility providing the administration of local,
state, or federal government services or functions.
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(b) Safety. A facility providing police, fire, or emergency
medical services to the surrounding community.
(c) Service. A facility providing government services that
includes vehicle and equipment parking and/or service or
maintenance yards.
(13) Parks and Open Space. Public or private land that has been identified
for active or passive parks or property to be left in a generally natural
state.
Industrial
(14) Construction and Contract Service Trades. Facilities used for the
repair of machinery, equipment, products or by- products. May include
outdoor storage of materials, supplies or equipment as an accessory
use.
(15) Manufacturing and Assembly. A facility used for the fabrication,
assembly, finishing, packaging or processing of components and/or
finished goods.
(16) Mini - Storage. A facility of leased or owned structures available to the
general public for the storage of goods.
(17) Motor Vehicle Repair, Major. A facility or area where major
mechanical (engine, transmission or other major mechanical systems)
and body work is conducted on vehicles and/or trailers.
(18) Research and Development. A facility or area for conducting scientific
research, investigation, testing, or experimentation, and including the
fabrication of prototypes and support facilities, but not including
facilities for the manufacture or sale of products except as may be
incidental to the main purpose of the laboratory.
(19) Utilities.
(a) Renewable Energy Facilities. Commercial -scale operations for
the collection of solar, wind, or geothermal energy and its
conversion to electrical energy for sale to a public utility.
(b) Electric Substation. The component of an electricity
generation, transmission and distribution system where voltage
is managed through the use of transformers.
(c) Essential Services. Facilities used to provide utility services to
a building or property, including but not limited to water pipes,
sewer pipes, electric lines and boxes, telecommunication lines
or fiber optic equipment, gas regulator stations, and storm
drainage pipes. This use does not include major utilities such as
water or sewer treatment plants, electric generating plants, and
other facilities that are primary rather than accessory uses of the
sites on which they are located. Wireless communication
facilities are also not included in this definition.
(d) Wireless Communications. All communication components and
facilities regulated by the FCC and Chapter 99 of the Dublin
Codified Ordinances.
Da n Legal Blank. Inc.
RECORD OF ORDINANCES
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(20) Wholesaling and Distribution. Facilities and accessory uses for the
mass storage and movement of goods as well as transportation,
logistics, maintenance and fleet parking.
Residential
(21) Dwelling- Single Family. A building arranged or designed to be
occupied by one family, the structure having only one dwelling unit.
Accessory/Temporary Uses
(22) Bicycle Facility. Equipment and structures including bicycle racks,
lockers, and showers to assist either recreational or commuter cyclists.
(23) Community Activity. An activity that is open to the general public and
sponsored by a public, private nonprofit or religious organization that is
educational, cultural, or recreational in function. This use includes but
is not limited to school plays and church fairs.
(24) Construction Trailer /Office. A trailer or portable building used to
provide work space for construction staff during the construction of a
building or facility from no earlier than 30 days prior to construction to
no later than 60 days after construction concludes
(25) Corporate Residences. An accessory use integrated as part of a
primary structure or an accessory structure available in conjunction
with a nonresidential use that provides housing for personnel or visitors
and is not available to the general public.
(26) Special Event. A temporary outdoor use of land for the purposes of a
gathering, including but not limited to a fair, festival, celebration, or
fundraiser, that reasonably may be expected to attract more than 100
persons at any one time.
(27) Transit Stop. An incidental area either along the public right -of -way or
on a private site with shelters or other related amenities for patrons
waiting for buses or other forms of public transportation. A transit stop
shall not include a bus or train station, park- and -ride, or other major
transit facility.
(28) Utilities- Renewable Energy Equipment. Equipment for the collection
of solar, geothermal energy or other forms of renewable energy
(excluding wind) and its conversion to electrical energy or heat for use
on the same property or for incidental sale to a utility when that
equipment is accessory to a permitted or approved conditional primary
use of the property.
(29) Utilities- Renewable Wind Equipment. Equipment for the collection of
wind energy or its conversion to electrical energy or heat for use on the
same property or for incidental sale to a utility when that equipment is
accessory to a permitted or approved conditional primary use of the
property. Includes both building mounted and ground mounted units.
(30) Vehicle Charging Station. A facility or area at which electric powered
or hybrid powered motor vehicles can obtain electrical current to
recharge batteries, when accessory to a permitted or approved primary
use of the property.
RECORD OF ORDINANCES
Dayton Legal Blank Inc.
Ordinance No. 18 -11 (Amended)
Fo rt q_3Q943
Page 13 of 13
Passed 20
Section 2. That the Standard Zoning Districts Table in §153.016(A) be amended to
incorporate the Technology Flex District as follows:
NAME
SYMBOL
Industrial Districts
New Tower
Technology Flex
TF
Section 3. That §153.071(B)(1)(e) be amended as follows:
(e) All vehicular use areas, including driveways, in industrial
districts shall be located at least 15 feet from any residential
district lot line as listed in §153.016 or as otherwise noted for
the Technology Flex District in § 153.044.
Section 4. That §153.071(B)(4)(a) be amended as follows:
(a) Structures, parking driveways, vehicular use areas, service
areas, pedestrian areas and other hard - surfaces or paved areas
shall not cover more than 70% of the total lot area within the
following zoning districts:
R -12, Urban Residential District
SO, Suburban Office and Institutional District
NC, Neighborhood Commercial District
CC, Community Commercial District
RI, Restricted Industrial District
LI, Limited Industrial District
GI, General Industrial District
OLR, Office Laboratory & Research District
TF, Technology Flex District
Excavation and Quarry
Oil and Gas
Exceptional Uses
Section 5. That the "Zoning District and Approval Procedures" table in Section
99.05(B) regarding Wireless Communications be amended to include the Technology
Flex (TF) District as follows:
Zoning
Co- Location
New Tower
New Tower
Alternative
Temporary
District
multi-user)
(single user)
Structure
Facilities
Technology
Administrative
Administrative
Not Permitted
Administrative
See §99.10
Flex
Section 6. This Ordinance shall take effect on the earliest date provided by law.
Passed this 3 V day of 2011.
Mayor — Presi i g Officer
ATTEST:
Clerk of Council
Ordinance 18 -11 (Amended)
PROPOSED CODE (REDLINE) INCORPORATING SECOND READING COMMENTS
Section 1 . Section 153.044 is hereby added and shall provide as follows:
153.044 TECHNOLOGY FLEX (TF) DISTRICT
(A) District Purpose and Intent
The Technology Flex (TF) District provides for a broad range of research, office,
laboratory and clean manufacturing uses that will foster a well- rounded and
diverse economy for the City. The TF District supports appropriate light -
industrial options, while encouraging greater opportunity for research and office
uses that will improve Dublin's competitive edge within the region. Flexible
architectural spaces are desired that will accommodate the expansion and
changing operations of small to medium size companies.
(B) District Uses
Uses in the TF District are as shown on the following table. Descriptions and
characteristics of use categories can be found in §153.044(1) - Definitions.
Additional development requirements for particular uses are contained in
§ 153.044(C) as referenced below within the "Use Specific Standards" column.
(1) Permitted Uses. Uses denoted as "P" in Table 153.044(B)(4) indicate that
the land use is allowed by right, subject to compliance with the use -
specific standards referenced in the final column of the use table and all
other applicable provisions of Chapter 153.
(2) Conditional Uses. Uses denoted as "C" in Table 153.044(B)(4) indicate
that the land use is allowed only upon approval of a conditional use permit
as required by § 153.236, compliance with use - specific standards
referenced in the final column of the use table and all other applicable
provisions of Chapter 153.
(3) Size or Time Limited Uses. Uses denoted with an "S" or "T" in Table
153.044(B)(4) indicate special limits regarding size or time duration of the
use and are subject to compliance with the use - specific standards
referenced in the final column of the use table and all other applicable
provisions of Chapter 153.
(4) Table of Uses.
P Pamitted C Conditional S=Size Limited
T=Time Limited
PRIMARY USES
USE SPECIFIC
STANDARDS
Commercial Uses
Animal Care- General Services
P, T
153.044(C)(1)
Animal Care- Veterinary Offices
P, T
153.044(C)(2)
Animal Care- Veterinary Urgent Care and Hospitals
P, T
153.044(C)(2)
Data Center
P
Ordinance 18 -11 (Amended)
PROPOSED CODE (REDLINE) INCORPORATING SECOND READING COMMENTS
P= Permitted G Conditional S=Size Limited T=Time Limited
USE SPECIFIC
PRIMARY USES STANDARDS
Entertainment and Recreation- Indoor C
Medical and Diagnostic Laboratory
P
Office- General
P
Office - Call Centers
C
Office- Flex
P, S
153.044(C)(3)
Office- Medical
P
Parking Structures
C
Personal, Repair and Rental Services
P
153.044(C)(4)
Retail
P
153.044(C)(4)
Transportation- Park - and -Ride
P
153.044(C)(5)
Civic, Public & Institutional Uses
Day Care- Child
P
Educational Facility
P
153.044(C)(6)
Govemment Services- General
P
Govemment Services- Safety
P
Govemment Services- Service
P
Parks and Open Space
P
Industrial Uses
Construction and Contract Service Trades
P
Manufacturing and Assembly
P
153.044(C)(7)
Mini-Storage
C
Motor Vehicle Repair- Ma
P
153.044(C)(8)
Research and Development
P
Utilities- Renewable Energy Facilities
C
153.044(C)(9)
Utilities- Electric Substation
C
153.044(C)(10)
Utilities- Essential Services
P
Utilities- Wireless Communications
see Chapter 99
153.044(C)(11)
Wholesaling and Distribution
C
153.044(C)(7)
Residential Uses
Dwelling- Single Family
P
153.044(C)(12)
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Ordinance 18 -11 (Amended)
PROPOSED CODE (REDLINE) INCORPORATING SECOND READING COMMENTS
P= Permitted G Conditional S=Size Limited T=Time Limited
USE SPECIFIC
ACCESSORY/TENIPORARY USES STANDARDS
Accessory uses are permitted only in connection with a permitted or approved conditional use on the same property and must be
clearly subordinate and incidental to that use. No accessory use maybe operated When a permitted or approved conditional use
does not exist on the property. Permitted primary uses are permitted as accessory uses
Bicycle Facilities
P
Day Care- Child
P, S
153.044(C)(13)
Community Activity
T
Construction Trailer /Office
T
Corporate Residences
P
Entertainment and Recreation- Indoor
C
Parking Structures
P
Special Event
T
Transportation- Transit Stop
P
Utilities- RenewableEner Equipment
P
Utilities - Renewable Wind Equipment
P
Vehicle Charging Station
P
Wholesaling and Distribution
P
(C) Use Specific Standards
The following requirements shall apply in addition to all other applicable
development regulations for specific types of uses in the Technology Flex (TF)
District:
(1) Animal Care- General Services. Services shall be provided indoors and
may include grooming, sitting (daytime only), training and accessory retail
sales of pet care products, or other similar uses. Overnight boarding is not
permitted. Outdoor pet service areas shall be located at least 50 feet from
any property line and 500 feet from any residential district or residential
subarea of a planned development district. Use of outdoor pet service
areas shall be limited to between the hours of 7:00 a.m. and 9:00 p.m.
(2) Animal Care - Veterinary Offices and Veterinary Urgent Care and
Hospitals. Boarding of animals shall only be permitted for the ongoing
care of animals in treatment and must be provided within the principal
structure. All outdoor pet service areas shall be located at least 50 feet
from any property line and 500 feet from any residential district or
residential subarea of a planned development district. Use of outdoor pet
service areas shall be limited to between the hours of 7:00 a.m. and 9:00
p.m.
(3) Office -Flex. Flex office must include a minimum of 30 percent office use.
Remaining space may be used for any combination of research &
laboratory space, clean manufacturing and assembly, wholesaling and/or
related showroom, warehousing and or distribution purposes. Any
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Ordinance 18 -11 (Amended)
PROPOSED CODE (REDLINE) INCORPORATING SECOND READING COMMENTS
showroom component shall not exceed 10 percent of the gross floor area
of the principal structure and shall not count toward office calculations.
(4) Personal Services and Retail. Only those uses present as of the effective
date of this ordinance shall be permitted. Once removed, no further uses
shall be permitted as a primary use.
(5) Transportation- Park -and- Rides. Park and ride facilities shall provide
only one shelter per bus route.
(6) Educational Facility. These uses shall have no rooms for the regular
housing or sleeping of students.
(7) Manufacturing & Assembly and Wholesaling & Distribution. Any
auxiliary showroom areas associated with the primary use shall not exceed
10 percent of the gross floor area of the principal structure.
(8) Motor Vehicle Repair Major. A vehicle may not be stored for more than
30 days. All inoperable vehicles must be parked in a defined service area
providing screening in accordance with §153.133 -Minimum Landscape
Requirements.
(9) Utilities - Renewable Energy Facilities. Renewable Energy Facilities shall
be located at least 750 feet from all residential districts or residential
subarea of a planned development district, unless otherwise approved by
the Planning and Zoning Commission. Property owners must sufficiently
demonstrate that adequate measures are provided to minimize off -site
impacts relating to the facility's operation.
(10) Utilities- Electric Substation. Electric substations shall be located at least
700 feet from all residential districts or residential subarea of a planned
development district.
(11) Utilities- Wireless Communications. For regulations governing wireless
communication uses, Chapter 99 of the Dublin Codified Ordinances shall
apply.
(12) Dwelling- Single Family. Only residential uses existing as of the effective
date of this ordinance are permitted. Once removed, no further single -
family dwelling shall be permitted.
(13) Child Day Care. Day Care components shall not exceed 20 percent of the
gross floor area of the principal structure.
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Ordinance 18 -11 (Amended)
PROPOSED CODE (REDLINE) INCORPORATING SECOND READING COMMENTS
(D) Site Development Requirements.
In addition to the provisions of § 153.070 through §153.076, the following
requirements for arrangement and development of land and buildings shall be
met:
(1) Intensity ofuse. Lot size shall be sufficient to provide the yard spaces
required by this section and the following provisions:
(a) Maximum Lot Coverage. Lot coverage for structures and
impervious surfaces shall not exceed 70 percent.
(b) Building Height. The height of principal and accessory structures
shall be limited based upon setback requirements of this District as
identified in § 153.044(D)(2)(c). Structures greater than 56 feet in
height shall require conditional use approval in accordance with
§153.236.
(2) Setback Requirements. Placement of structures and improvements shall
provide sufficient separation to the adjacent site or use according to the
following provisions. Setbacks shall be provided as necessary to
accommodate any additional site requirements such as landscaping,
mounding and buffering:
(a) Lot width. Lots shall provide a minimum of 60 feet in width at the
public right -of -way.
(b) Frontyards. The required front yard setback for principal and
accessory structures shall be determined in accordance with
§153.072.
(c) Side and Rear yards. The following setbacks for components of
principal and accessory structures shall be determined based upon
the height of each individual component.
Building
Height
Required Minimum Setback
_ <15
feet
15 feet
>15 —
29 feet
20 feet
>29 —
43 feet
35 feet
>43 —
56 feet
50 feet
Required side and rear setbacks for principal and accessory
structures shall in no case be less than 25 feet from any residential
zoning district or a residential subarea of a planned development
district as listed in §153.016.
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Ordinance 18 -11 (Amended)
PROPOSED CODE (REDLINE) INCORPORATING SECOND READING COMMENTS
(d) Side Pavement Setbacks. Required side yard setbacks for
pavement, which includes open storage, service and loading areas,
shall be at least five feet, except for common access drives or
shared service courts. Required side pavement setbacks shall be at
least 25 feet from any residential zoning district or a residential
subarea of aplanned development district as listed in §153.016.
(e) Rear Pavement Setbacks. Required rear yard setbacks for
pavement, which includes open storage, service and loading areas,
shall be at least ten feet, except for common access drives or
shared service courts. Required rear pavement setbacks shall be at
least 25 feet from any residential zoning district or a residential
subarea of aplanned development district as listed in §153.016
(E) Additional Outdoor Requirements
(1) Outdoor Operations. Uses shall operate entirely within an enclosed
structure, unless it is determined by the Director that operations are
harmonious to the surrounding area and are adequately screened.
(2) Outdoor Storage. Exterior storage shall be screened in accordance with
§153.133(C)(1). Storage must be located to the side or rear of all buildings
and shall not be visible from adjacent properties or from the public right -
of -way.
(3) Off -Site Impacts. Uses must be conducted in a manner harmonious with
the surrounding area and comply with minimum requirements as set forth
by the provisions of §153.076 of the Zoning Code and §132.03 of the
Dublin Codified Ordinances.
(4) Service Areas. Overhead doors shall be located to the side or rear of
structures to minimize visibility from public streets. Open service areas
and loading docks shall be screened by walls a minimum of six feet in
height, but not greater than twelve feet. Walls, fences or landscape
screening shall have 100 percent opacity to effectively conceal service and
loading operations from adjoining streets and from any residential zoning
district or aresidential subarea of a planned development district as listed
in §153.016. Compliance with the provisions of Section 153.133(C) shall
also be required.
(F) Architecture and Design Requirements
(1) Architectural Intent. In order to provide for flexible space required for
uses within the district, architectural standards are intentionally non-
prescriptive. However, all structures within the district are expected to be
thoughtfully designed with materials, detailing, scale, and proportion that
Ordinance 18 -11 (Amended)
PROPOSED CODE (REDLINE) INCORPORATING SECOND READING COMMENTS
is intentional and carefully thought through and with specific attention
toward aesthetics. Buildings may utilize any combination of exterior
materials from the list of permitted materials however, in all cases, such
materials shall be applied in a manner that provides well - detailed and
aesthetically pleasing fagade surfaces. Characteristics of a well - detailed
fagade include, but are not limited to, deliberate joint patterns, finished
edge detailing, and durable, rust and fade resistant finishes.
(2) Applicability of Architectural Requirements. Architectural requirements
as specified by this Section shall apply to new construction. Design of
additions to structures existing as of the date of this ordinance may
coordinate with architecture of the existing structure, but to the extent
possible shall meet the requirements of this Section. The City may
contract with a qualified architectural consultant to determine compliance
with the Architecture and Design Requirements contained in this Section.
(3) Rooftop Mechanicals. Mechanical equipment and other functional
components shall be screened from view from the ground by parapets not
lower than the height of the roof equipment, screens with a materials and
details compatible with the building's facades, pitched roof areas, or
special architectural features. Parapets on flat roofs shall not be included
in the calculation for building height.
(4) Materials. At least eighty percent of exterior walls shall be constructed of
one or more of the primary materials listed below. The following are
acceptable primary and secondary building materials, as noted.
(a) Primary Materials
(1) Brick. Brick shall be uniform in color within any one
specific color range but using more than one color range to
create patterns is acceptable. Bricks that have been flashed
to change color in the individual unit, distressed bricks and
wood mold bricks are not acceptable.
(2) Glass. Transparent, tinted, reflective, coated, opaque,
translucent, and textured glass, are permitted
(3) Stone Stone such as limestone, granite and marble are
acceptable. Synthetic stone of a high quality that is
indistinguishable from natural stone is also acceptable.
(4) Pre- Cast Concrete Pre -cast concrete panels developed
with shadow lines, reveals, textural changes, color
variations and /or exposed aggregate are acceptable.
Ordinance 18 -11 (Amended)
PROPOSED CODE (REDLINE) INCORPORATING SECOND READING COMMENTS
(5) Architectural Metal Smooth face, and textured face
insulated or un- insulated metal panels are acceptable.
Careful attention to how the panels are joined, detailed at
edges and corners and attached is required. Use of
corrugated or long span, high - profile fluted or ribbed metal
panels is not encouraged.
(6) Synthetics Synthetic siding materials such as cementitious
siding 11afdWim! and EIFS are acceptable if carefully
integrated into the building's design and detailed with a
high level of shadow lines and reveals. Pre - approval is
recommended.
(7) Concrete Masonry Units Architectural Masonry Units
with special aggregates and finishes are acceptable. Split
face masonry units may be acceptable if combined with
other masonry products to raise the level of visual quality.
Pre- approval is recommended.
(8) Tilt -Up Panels. Concrete tilt -up panels are acceptable if
they contain a high degree of detail by the use if shadow
lines, textural variations and /or applied projections and
limited to large footprint buildings. Pre - approval is
recommended.
(9) Other primary building materials may be approved if
demonstrated to be of similar quality to the permitted
primary materials.
(b) Secondary Materials. In addition to the permitted materials above,
the following may be used as secondary building applications:
(1) Gypsum Fiber Reinforced Concrete (GFRC). Fiber
reinforced concrete products may be used for trim or
architectural features.
(2) Frost- Proof Ceramic Tile. Porcelain or other frost -proof
ceramic tiles may be used as accents or to create special
features.
(3) Architectural Metal. Metal extrusions, panels and structural
components may be used as accents or for special features
such as canopies and sunshades. These materials must be
finished to prevent fading, staining, rust or corrosion and
shall be carefully detailed with attention toward aesthetics.
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Ordinance 18 -11 (Amended)
PROPOSED CODE (REDLINE) INCORPORATING SECOND READING COMMENTS
Use of corrugated or long span, high- profile fluted or
ribbed metal panels is not encouraged.
(4) Split Faced Block Split faced block shall be used in
limited quantities for components like foundations or site
walls.
(5) EIFS. Exterior Insulated Finishing Systems may be used.
(6) Other secondary building materials may be approved if
demonstrated to be of similar quality to the permitted
secondary materials.
(4) Color. Structures shall incorporate combinations of color that will provide
visual interest and be harmonious with the surrounding area.
(a) Base Colors. Main building colors shall be neutral, off -white or
earth tone. Base colors shall constitute a predominance of the
visible building exterior and be muted with low reflectivity.
(b) Accent Colors. Building trim and /or detailing may utilize brighter
accent colors to create visual interest and /or to identify main public
entrances. Application of accent colors may be used up to an
amount not to exceed ten percent of the total area of all building
elevations.
(5) Accessory Structures. Accessory structures shall be constructed of
identical materials, style, quality and appearance as the principal building.
(G) Landscape Requirements
(1) Compliance. All sites shall be required to comply with applicable Code
requirements for landscaping in Chapter 153, with -iffelu4it+g the following
modifications:
(a) In cases where §153.132(B) requires full landscape compliance for
site and /or building modifications exceeding 25 percent, the
following landscape components shall apply to those structures when
the exterior materials, finish or design of the building facades are
being improved without expanding the overall footprint of the
structure: T- en atif ,.,..... a in * 4fi ffi ee ffin ...,.a .t a bil :t y of existing
Shall .... t,. ti. OSE, ..t lle- . lrRR .. L ere t ,..,t, f i R M- at alp fi ,.
Ordinance 18 -11 (Amended)
PROPOSED CODE (REDLINE) INCORPORATING SECOND READING COMMENTS
(1) 153.133(A)(5) Vehicular Use Perimeter Requirements
(2) 153.133(C) Screening of Service Structures
(3) 153.133(D) Additional Site Landscaping
(4) 153.134 Street Trees
(b) To encourage maintenance and marketability of existing structures in
cases as noted in paragraph (a), Section 153.133(A)(3) and (4)
Perimeter Buffer Landscape Requirements and Section 153.133(B)
Interior Landscaping for Vehicular Use Areas '-° " � may
be deferred until such time as the building is expanded or the site
redeveloped further.
(H) Alternative Energy & Design
(1) Alternative Energy Integration. Use of on -site alternative energy sources
for greater self - sufficiency is highly encouraged. Other types of
alternative energy not addressed by this Code may be approved if
demonstrated to be of similar character or impact of those types permitted.
(a) Wall and roof - mounted or applied thermal and PV solar units are
permitted within the TF District and shall include side and rear
screening as applicable for supporting infrastructure;
(b) Ground- mounted solar units are permitted, in accordance with
applicable setback requirements and shall include side and rear
screening for supporting infrastructure;
(c) Due to proximity to residential areas, commercial wind turbines
shall not be permitted within the TF District; and
(d) Residential -scale wind turbines shall be permitted in accordance
with applicable setback requirements.
(2) Alternative Design Methods. Integration of architectural and site design
methods and materials that promote sustainability and lower energy use
are strongly encouraged.
(I) Use Dermitions
For the purposes of §153.044, the following definitions shall apply to interpret
uses unless specified otherwise:
Commercial
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Ordinance 18 -11 (Amended)
PROPOSED CODE (REDLINE) INCORPORATING SECOND READING COMMENTS
(1) Animal Care
(a) General Services. A facility providing grooming and daycare for
household pets.
(b) Veterinary Offices. A facility for medical, dental, or other health
services related to the diagnosis and treatment of animals'
illnesses, injuries, and physical ailments. These facilities shall not
include crematory services.
(c) Veterinary Urgent Care and Hospitals. A facility for emergency
care for the treatment of animals' illnesses, injuries, or physical
ailments, but shall not including crematory services.
(2) Data Center. A facility with typically lower employee counts than general
office uses that houses computer systems and associated data and is
focused on the mass storage of data.
(3) Entertainment and Recreation- Indoor. A facility or area providing
opportunities for physical exercise, physical training or improvement of health
for the general public or members of an organization.
(4) Medical and Diagnostic Laboratory. A facility for sampling,
photographing, analyzing or testing bodily fluids and other medical
specimens, These facilities may not include laboratories for the sole
purpose of research.
(5) Office
(a) General. A facility providing executive, management,
administrative, or professional services. This use includes
corporate office, law offices, architectural firms, insurance
companies and other executive, management or administrative
offices for businesses or corporations. This facility does not
include medical offices.
(b) Call Centers. A facility providing customer service or sales
requests by telecommunication or other data means.
(c) Flex. A facility including office, research, laboratory,
manufacturing, clean assembly, warehousing, or other related
activities whose configurations and construction methods allow for
easy conversion of interior and exterior space.
(d) Medical. A facility providing medical, dental, or other health
services relating to the diagnosis and treatment of human illnesses,
injuries, and physical ailments treated in an office setting. This
includes outpatient surgery, rehabilitation, incidental laboratories
Ordinance 18 -11 (Amended)
PROPOSED CODE (REDLINE) INCORPORATING SECOND READING COMMENTS
and other related activities, but does not include overnight patient
stays.
(6) Parking Structure. A facility used for vehicle parking and where there
are a number of floors or levels on which parking takes place, either
freestanding or integrated into a building.
(7) Personal, Repair, & Rental Services. A facility or establishment that
provides services associated with personal grooming, personal instruction
or education, the maintenance of fitness, health and well- being, or the
rental, servicing, maintenance, or repair of consumer goods. This use
includes but is not limited to yoga centers, beauty salons, barbers and
hairdressers, meditation centers, massage centers, dry cleaning shops,
tailors, shoe repair, and electronics repair shops. This facility does not
include motor vehicle, recreational vehicle, or heavy equipment repair or
rental.
(8) Retail. Sale of general merchandise or food to the general public for direct
use and not for wholesale. This use includes but is not limited to sale of
general merchandise, clothing and other apparel, flowers and household
plants, dry goods, convenience and specialty foods, hardware and similar
consumer goods.
(9) Transportation- Park - and -Ride. A facility providing parking and shelter
for transit passengers or carpooling that typically includes parking lots and
associated structures located along or near public transit routes.
Civic /Public/Institutional
(10) Child Day Care. A facility for the provision of non - medical care and
supervision outside the home for minor children, provided the supervision
is less than 24 hours per day and the facility is licensed by the State of
Ohio.
(11) Educational Facility. A facility offering classes, training courses, or skill
development to the public or to members of an organization. This use
includes, but is not limited to, public or private educational facilities such
as vocational, business, or technical schools, training centers, colleges or
universities. Elementary, middle or high schools are not included in this
definition.
(12) Government Services.
(a) General. A facility providing the administration of local, state, or
federal government services or functions.
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Ordinance 18 -11 (Amended)
PROPOSED CODE (REDLINE) INCORPORATING SECOND READING COMMENTS
(b) Safety. A facility providing police, fire, or emergency medical
services to the surrounding community.
(c) Service. A facility providing government services that includes
vehicle and equipment parking and/or service or maintenance
yards.
(13) Parks and Open Space. Public or private land that has been identified for
active or passive parks or property to be left in a generally natural state.
Industrial
(14) Construction and Contract Service Trades. Facilities used for the repair
of machinery, equipment, products or by- products. May include outdoor
storage of materials, supplies or equipment as an accessory use.
(15) Manufacturing and Assembly. A facility used for the fabrication,
assembly, finishing, packaging or processing of components and /or
finished goods.
(16) Mini - Storage. A facility of leased or owned structures available to the
general public for the storage of goods.
(17) Motor Vehicle Repair, Major. A facility or area where major mechanical
(engine, transmission or other major mechanical systems) and body work
is conducted on vehicles and /or trailers.
(18) Research and Development. A facility or area for conducting scientific
research, investigation, testing, or experimentation, and including the
fabrication of prototypes and support facilities, but not including facilities
for the manufacture or sale of products except as may be incidental to the
main purpose of the laboratory.
(19) Utilities.
(a) Renewable Energy Facilities. Commercial -scale operations for the
collection of solar, wind, or geothermal energy and its conversion
to electrical energy for sale to a public utility.
(b) Electric Substation. The component of an electricity generation,
transmission and distribution system where voltage is managed
through the use of transformers.
(c) Essential Services. Facilities used to provide utility services to a
building or property, including but not limited to water pipes,
sewer pipes, electric lines and boxes, telecommunication lines or
fiber optic equipment, gas regulator stations, and storm drainage
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PROPOSED CODE (REDLINE) INCORPORATING SECOND READING COMMENTS
pipes. This use does not include major utilities such as water or
sewer treatment plants, electric generating plants, and other
facilities that are primary rather than accessory uses of the sites on
which they are located. Wireless communication facilities are also
not included in this definition.
(d) Wireless Communications. All communication components and
facilities regulated by the FCC and Chapter 99 of the Dublin
Codified Ordinances.
(19) Wholesaling and Distribution. Facilities and accessory uses for the mass
storage and movement of goods as well as transportation, logistics,
maintenance and fleet parking.
Residential
(20) Dwelling- Single Family. A building arranged or designed to be occupied
by one family, the structure having only one dwelling unit.
Accessory/Temporary Uses
(21) Bicycle Facility. Equipment and structures including bicycle racks,
lockers, and showers to assist either recreational or commuter cyclists.
(22) Community Activity. An activity that is open to the general public and
sponsored by a public, private nonprofit or religious organization that is
educational, cultural, or recreational in function. This use includes but is
not limited to school plays and church fairs.
(23) Construction Trailer /Office. A trailer or portable building used to provide
work space for construction staff during the construction ofabuilding or
facility from no earlier than 30 days prior to construction to no later than
60 days after construction concludes.
(24) Corporate Residences. An accessory use integrated as part of a primary
structure or an accessory structure available in conjunction with a
nonresidential use that provides housing for personnel or visitors and is
not available to the general public.
(25) Special Event. A temporary outdoor use of land for the purposes of a
gathering, including but not limited to a fair, festival, celebration, or
fundraiser, that reasonably may be expected to attract more than 100
persons at any one time.
(26) Transit Stop. An incidental area either along the public right -of -way or on
a private site with shelters or other related amenities for patrons waiting
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Ordinance 18 -11 (Amended)
PROPOSED CODE (REDLINE) INCORPORATING SECOND READING COMMENTS
for buses or other forms of public transportation. A transit stop shall not
include a bus or train station, park- and -ride, or other major transit facility.
(27) Utilities- Renewable Energy Equipment. Equipment for the collection of
solar, ;;44l or geothermal energy or other forms of renewable energy
(excluding wind) and its conversion to electrical energy or heat for use on
the same property or for incidental sale to a utility when that equipment is
accessory to a permitted or approved conditional primary use of the
property.
(28) Utilities- Renewable Wind Equipment. Equipment for the collection of
wind energy or its conversion to electrical energy or heat for use on the
same property or for incidental sale to a utility when that equipment is
accessory to a permitted or approved conditional primary use of the
property. Includes both building mounted and ground mounted units.
(29) Vehicle Charging Station. A facility or area at which electric powered or
hybrid powered motor vehicles can obtain electrical current to recharge
batteries, when accessory to a permitted or approved primary use of the
property.
Section 2. That the Standard Zoning Districts Table in §153.016(A) be amended to
incorporate the Technology Flex District as follows:
NAME
SYMBOL
Industrial Districts
Technology Flex
TF
Section 3. That §153.071(B)(1)(e) be amended as follows:
(e) All vehicular use areas, including driveways, in industrial districts
shall be located at least 15 feet from any residential district lot line
as listed in §153.016 or as otherwise noted for the Technology Flex
District in § 153.044.
Section 4. That §153.071(B)(4)(a) be amended as follows:
(a) Structures, parking driveways, vehicular use areas, service areas,
pedestrian areas and other hard - surfaces or paved areas shall not
cover more than 70% of the total lot area within the following
zoning districts:
R -12, Urban Residential District
SO, Suburban Office and Institutional District
NC, Neighborhood Commercial District
CC, Community Commercial District
RI, Restricted Industrial District
15
Ordinance 18 -11 (Amended)
PROPOSED CODE (REDLINE) INCORPORATING SECOND READING COMMENTS
LI, Limited Industrial District
GI, General Industrial District
OLR, Office Laboratory & Research District
TF, Technology Flex District
Excavation and Quarry
Oil and Gas
Exceptional Uses
Section 5. That the "Zoning District and Approval Procedures" table in Section 99.05(B)
regarding Wireless Communications be amended to include the Technology Flex (TF)
District as follows:
Zoning District
Co- Location
New Tower
New Tower
Alternative
Temporary
multi -user
(single user
Structure
Facilities
Technology
Administrative
Administrative
Not Permitted
Administrative
See §99.10
Flex
M
ORDINANCE 18- 11(Amended)
05/23/11 PUBLIC HEARING MATERIALS
FOLLOW
Office of the City Manager
5200 Emerald Parkway • Dublin, OH 43017 -1090 Memo
CITY OF DUBLIN- Phone: 614 -410 -4400 • Fax: 614 -410 -4490
To: Dublin City Council
From: Marshal. Grigsby, City Manager
Date: May 19, 2011
Initiated By: Dana McDaniel, Deputy City Manager /Director of Economic Development
Re: Ordinance 18 -11 (Amended) - Adopting Section 153.044 to the City of
Dublin Codified Ordinances (Zoning Code) to Establish the New Technology
Flex Zoning District (Case 10- 064ADM)
Update
Ordinance 18 -11 was introduced at the April 25, 2011 City Council meeting and, at the second
reading on May 9, 2011, was postponed to address the application of accent colors. As requested by
Council, Planning completed additional research to analyze current use of accent colors for
industrial properties, specifically Perio Products on Wilcox Road and Stanley Steemer on
Innovation Drive. The application of accent colors to all building facades is approximately nine
percent for Perio and 0.5 percent for Stanley Steemer. Based on this information, the following
additional language is proposed in Section 153.044(F)(4)(b):
(b) Accent Colors. Building trim and /or detailing may utilize brighter accent colors to
create visual interest and/or to identify main public entrances. Application of
accent colors may be used up to an amount not to exceed ten percent of the total
area of all building elevations.
As noted on May 9, landscape provisions have been changed to correctly match the intent of the
code. The clarification has been added to Section 153.044(G)(1)(b):
(b) Section 153.133(A) Perimeter Buffer Landscape Requirements and Section
153.133(B) Interior Landscaping for Vehicular Use Areas may be deferred shall be
requifed until such time as the building is expanded or the site redeveloped further.
Based upon zoning definitions being developed for the Economic Advancement Zone and the
Bridge Street Corridor, renewable energy types have been modified to separate out wind turbines
due to the potential for placement issues and off -site impacts.
Recommendation
Planning and Economic Development recommend City Council approve Ordinance 18 -11 as
amended to modernize uses permitted in the District, provide clear guidance as to the expectations
for the development community and property owners, and provide an additional level of review that
will ensure Dublin's economic competitiveness.
RECORD OF ORDINANCES
Blank, Inc.
1 &11 (Amended)
Ordinance No. Passed
AN ORDINANCE ADDING SECTION 153.04 TO THE
CITY OF DUBLIN CODIFIED ORDINANCES (ZONING
CODE) TO ESTABLISH THE NEW TECHNOLOGY
FLEX ZONING DISTRICT. (CASE NO.10- 064ADAI)
20
WHEREAS, it is necessary from time to time to amend the Code in order to protect
the health, safety and welfare of the citizens of the City of Dublin; and
WHEREAS, proposed Section 153.044 of the Dublin Codified Ordinances contains
standards and requirements to create the Technology Flex District with appropriate
requirements, standards, and procedures to govern development within the Central
Ohio Innovation Corridor (COIC) generally along Shier Rings Road; and
WHEREAS, the purpose of this Code is to modemize the Cty's industrial codes to
encourage desired uses, to implement more flexible standards that will streamline the
development process and incorporate modest architectural requirements that will
maintain economic competitiveness; and
WHEREAS, the City's desired goal is to establish a zoning district that will better
promote the growth and expansion of local businesses in a manner that will ensure the
appearance of Dublin's established character and high- quality image; and
WHEREAS, these standards give a competitive advantage to the COIC by optimizing
project timelines for development proposals within the District; and
WHEREAS, the Planning and Zoning Commission reviewed the Ordinance on April
7, 2011, and recommends the adoption of the Ordinance because it serves to improve
the health, safety and welfare of the citizens of the City of Dublin.
NOW, THEREFORE, BE IT ORDAINED by Council of the City of Dublin, State
of Ohio, of the elected members concurring that:
Section 1 . Section 153.044 is hereby added and shall provide as follows:
153.044 TECHNOLOGY FLEX (TF) DISTRICT
(A) District Purpose and Intent
The Technology Flex (TF) District provides for a broad range of research,
office, laboratory and clean manufacturing uses that will foster a well - rounded
and diverse economy for the City. The TF District supports appropriate light -
industrial options, while encouraging greater opportunity for research and
office uses that will improve Dublin's competitive edge within the region.
Flexible architectural spaces are desired that will accommodate the expansion
and changing operations of small to medium size companies.
(B) District Uses
Uses in the TF District are as shown on the following table. Descriptions and
characteristics of use categories can be found in §153.044(1) - Definitions.
Additional development requirements for particular uses are contained in
§ I53.044(C) as referenced below within the "Use Specific Standards" column.
(1) Permitted Uses. Uses denoted as "P" in Table 153.044(B)(4) indicate
that the land use is allowed by right, subject to compliance with the
use- specific standards referenced in the final column of the use table
and all other applicable provisions of Chapter 153.
RECORD OF ORDINANCES
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18 -11 (Amended) Page 2 of 13
Ordinance No. Passed 20_
(2) Conditional Uses. Uses denoted as "C" in Table 153.044(B)(4)
indicate that the land use is allowed only upon approval of a
conditional use permit as required by §153.236, compliance with use -
specific standards referenced in the final column of the use table and all
other applicable provisions of Chapter 153.
(3) Size or Time Limited Uses. Uses denoted with an "S" or "T" in Table
153.044(B)(4) indicate special limits regarding size or time duration of
the use and are subject to compliance with the use - specific standards
referenced in the final column of the use table and all other applicable
provisions of Chapter 153.
(4) Table of Uses.
P= Permitted Conditional S =Size Limited T =Time Limited
Commercial Uses
Animal Care- General Services
P, T
153.044(C)(1)
Animal Care- Veterinary Offices
P, T
153.044(C)(2)
Animal Care- Veterin Urgent Care and Hospitals
P, T
153.044(C)(2)
Data Center
P
Entertainment and Recreation - Indoor
C
Medical and Diagnostic LabaratoTy
P
Office- General
P
Office- Call Centers
C
Office- Flex
P, S
153.044(C)(3)
Office- Medical
P
Parldqg Structures
C
Personal, Repair and Rental Services
P
153.044(C)(4)
Retail
P
153.044(C)(4)
Transportation- Park- and -Ride
P
153.044(C)(5)
Civic, Public & Institutional Uses
Day Care- Child
P
Educational Facility
P
153.044(C)(6)
Government Services- General
P
Government Services- Safety
P
Government Services- Service
P
Parks and Open Space
P
Industrial Uses
Construction and Contract Service Trades
P
Manufacturing and Assembly
P
153.044(C)(7)
Mini- Storage
C
Motor Vehicle Repair- Major
P
153.044(C)(8)
Research and Development
P
Utilities- Renewable Energy Facilities
C
153.044(C)(9)
Utilities- Electric Substation
C
153.044(C)(10)
Utilities- Essential Services
P
Utilities- Wireless Communications
see Chapter 99
153.044(C)(11)
Wholesaling and Distribution
C
153.044(C)(7)
Residential Uses
Dwelling- Single Family
P
153.044(C)(12)
RECORD OF ORDINANCES
Inc.
Ordinance No.
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Passed
20_
P Conditional S Limited T =Time Limited
6�� [if] [11L11
Accessory uses are permitted only in connection with a permitted or approved conditional use on the same property and must be
clearly subordinate and incidental to that use. No accessory use may be operated when a permitted or approved conditional use
does not exist on the property. Permitted primary uses are permitted as aocesso ry uses
Bicycle Facilities
P
Day Care- Child
P, S
153.044(C)(13)
Communny Activity
T
Construction Trailer /Office
T
Corporate Residences
P
Entertainment and Recreation- Indoor
C
Parldrig Structures
P
Special Event
T
Transportation- Transit Stop
P
Utilities- Renewable Energy Equipment
P
Utilities- Renewable Wind Equipment
P
Vehicle Charging Station
P
Wholesaling and Distribution
P
(C) Use Specific Standards
The following requirements shall apply in addition to all other applicable
development regulations for specific types of uses in the Technology Flex (TF)
District:
(1) Animal Care - General Services. Services shall be provided indoors and
may include grooming, sitting (daytime only), training and accessory
retail sales of pet care products, or other similar uses. Overnight
boarding is not permitted. Outdoor pet service areas shall be located at
least 50 feet from any property line and 500 feet from any residential
district or residential subarea of a planned development district. Use of
outdoor pet service areas shall be limited to between the hours of 7:00
a.m. and 9:00 p.m.
(2) Animal Care - Veterinary Offices and Veterinary Urgent Care and
Hospitals. Boarding of animals shall only be permitted for the ongoing
care of animals in treatment and must be provided within the principal
structure. All outdoor pet service areas shall be located at least 50 feet
from any property line and 500 feet from any residential district or
residential subarea of a planned development district. Use of outdoor
pet service areas shall be limited to between the hours of 7:00 a.m. and
9:00 P.M.
(3) Office -Flex. Flex office must include a minimum of 30 percent office
use. Remaining space may be used for any combination of research &
laboratory space, clean manufacturing and assembly, wholesaling
and/or related showroom, warehousing and or distribution purposes.
Any showroom component shall not exceed 10 percent of the gross
floor area of the principal structure and shall not count toward office
calculations.
(4) Personal Services and Retail. Only those uses present as of the
effective date of this ordinance shall be permitted. Once removed, no
further uses shall be permitted as a primary use.
(5) Transportation- Park -and- Rides. Park and ride facilities shall provide
only one shelter per bus route.
RECORD OF ORDINANCES
Ordinance No.
Inc.
18 -11 (Amended) Page 4 of 13
Passed 20
(6) Educational Facility. These uses shall have no rooms for the regular
housing or sleeping of students.
(7) Manufacturing & Assembly and Wholesaling & Distribution. Any
auxiliary showroom areas associated with the primary use shall not
exceed 10 percent of the gross floor area of the principal structure.
(8) Motor Vehicle Repair- Major. A vehicle may not be stored for more
than 30 days. All inoperable vehicles must be parked in a defined
service area providing screening in accordance with §153.133 -
Minimum Landscape Requirements.
(9) Utilities- Renewable Energy Facilities. Renewable Energy Facilities
shall be located at least 750 feet from all residential districts or
residential subarea of a planned development district, unless otherwise
approved by the Planning and Zoning Commission. Property owners
must sufficiently demonstrate that adequate measures are provided to
minimize off -site impacts relating to the facility's operation.
(10) Utilities - Electric Substation. Electric substations shall be located at
least 700 feet from all residential districts or residential subarea of a
planned development district.
(11) Utilities- Wireless Communications. For regulations governing wireless
communication uses, Chapter 99 of the Dublin Codified Ordinances
shall apply.
(12) Dwelling- Single Family. Only residential uses existing as of the
effective date of this ordinance are permitted. Once removed, no further
single- family dwelling shall be permitted.
(13) Child Day Care. Day Care components shall not exceed 20 percent of
the gross floor area of the principal structure.
(D) Site Development Requirements.
In addition to the provisions of § 153.070 through § 153.076, the following
requirements for arrangement and development of land and buildings shall be
met:
(1) Intensity of use. Lot size shall be sufficient to provide the yard spaces
required by this section and the following provisions:
(a) Maximum Lot Coverage. Lot coverage for structures and
impervious surfaces shall not exceed 70 percent.
(b) Building Height. The height of principal and accessory
structures shall be limited based upon setback requirements of
this District as identified in §153.044(D)(2)(c). Structures
greater than 56 feet in height shall require conditional use
approval in accordance with §153.236.
(2) Setback Requirements. Placement of structures and improvements shall
provide sufficient separation to the adjacent site or use according to the
following provisions. Setbacks shall be provided as necessary to
accommodate any additional site requirements such as landscaping,
mounding and buffering:
RECORD OF ORDINANCES
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18 -11 (Amended) Page 5 of 13
Ordinance No. Passed 20
(a) Lot width. Lots shall provide a minimum of 60 feet in width at
the public right -of -way.
(b) Front yards. The required front yard setback for principal and
accessory structures shall be determined in accordance with
§153.072.
(c) Side and Rear yards. The following setbacks for components
of principal and accessory structures shall be determined based
upon the height of each individual component.
Building Height
Required Minimum Setback
< 15 feet
15 feet
>15 — 29 feet
20 feet
>29 — 43 feet
35 feet
>43 — 56 feet
50 feet
Required side and rear setbacks for principal and accessory
structures shall in no case be less than 25 feet from any
residential zoning district or a residential subarea of a planned
development district as listed in §153.016.
(d) Side Pavement Setbacks. Required side yard setbacks for
pavement, which includes open storage, service and loading
areas, shall be at least five feet, except for common access
drives or shared service courts. Required side pavement
setbacks shall be at least 25 feet from any residential zoning
district or a residential subarea of a planned development
district as listed in §153.016.
(e) Rear Pavement Setbacks. Required rear yard setbacks for
pavement, which includes open storage, service and loading
areas, shall be at least ten feet, except for common access drives
or shared service courts. Required rear pavement setbacks shall
be at least 25 feet from any residential zoning district or a
residential subarea of a planned development district as listed in
§153.016
(E) Additional Outdoor Requirements
(1) Outdoor Operations. Uses shall operate entirely within an enclosed
structure, unless it is determined by the Director that operations are
harmonious to the surrounding area and are adequately screened.
(2) Outdoor Storage. Exterior storage shall be screened in accordance with
§153.133(C)(1). Storage must be located to the side or rear of all
buildings and shall not be visible from adjacent properties or from the
public right -of -way.
(3) Off -Site Impacts. Uses must be conducted in a manner harmonious with
the surrounding area and comply with minimum requirements as set
forth by the provisions of § 153.076 of the Zoning Code and § 132.03 of
the Dublin Codified Ordinances.
(4) Service Areas. Overhead doors shall be located to the side or rear of
structures to minimize visibility from public streets. Open service areas
and loading docks shall be screened by walls a minimum of six feet in
RECORD OF ORDINANCES
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Ordinance No.
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Page 6 of 13
Passed 20_
height, but not greater than twelve feet. Walls, fences or landscape
screening shall have 100 percent opacity to effectively conceal service
and loading operations from adjoining streets and from any residential
zoning district or a residential subarea of a planned development district
as listed in § 153.016. Compliance with the provisions of Section
153.133(C) shall also be required.
(F) Architecture and Design Requirements
(1) Architectural Intent. In order to provide for flexible space required for
uses within the district, architectural standards are intentionally non-
prescriptive. However, all structures within the district are expected to
be thoughtfully designed with materials, detailing, scale, and proportion
that is intentional and carefully thought through and with specific
attention toward aesthetics. Buildings may utilize any combination of
exterior materials from the list of permitted materials however, in all
cases, such materials shall be applied in a manner that provides well -
detailed and aesthetically pleasing fagade surfaces. Characteristics of a
well - detailed fagade include, but are not limited to, deliberate joint
patterns, finished edge detailing, and durable, rust and fade resistant
finishes.
(2) Applicability of Architectural Requirements. Architectural
requirements as specified by this Section shall apply to new
construction. Design of additions to structures existing as of the date of
this ordinance may coordinate with architecture of the existing
structure, but to the extent possible shall meet the requirements of this
Section. The City may contract with a qualified architectural
consultant to determine compliance with the Architecture and Design
Requirements contained in this Section.
(3) Rooftop Mechanicals. Mechanical equipment and other functional
components shall be screened from view from the ground by parapets
not lower than the height of the roof equipment, screens with a
materials and details compatible with the building's facades, pitched
roof areas, or special architectural features. Parapets on flat roofs shall
not be included in the calculation for building height.
(4) Materials. At least eighty percent of exterior walls shall be constructed
of one or more of the primary materials listed below. The following are
acceptable primary and secondary building materials, as noted.
(a) Primary Materials
(1) Brick. Brick shall be uniform in color within any one
specific color range but using more than one color range
to create patterns is acceptable. Bricks that have been
flashed to change color in the individual unit, distressed
bricks and wood mold bricks are not acceptable.
(2) Glass. Transparent, tinted, reflective, coated, opaque,
translucent, and textured glass, are permitted
(3) Stone. Stone such as limestone, granite and marble are
acceptable. Synthetic stone of a high quality that is
indistinguishable from natural stone is also acceptable.
RECORD OF ORDINANCES
Big. mc.
Ordinance No.
18 -11 (Amended)
Passed
Page 7 of 13
20
(4) Pre- Cast Concrete Pre -cast concrete panels developed
with shadow lines, reveals, textural changes, color
variations and/or exposed aggregate are acceptable.
(5) Architectural Metal Smooth face, and textured face
insulated or un- insulated metal panels are acceptable.
Careful attention to how the panels are joined, detailed
at edges and corners and attached is required. Use of
corrugated or long span, high- profile fluted or ribbed
metal panels is not encouraged.
(6) Synthetics Synthetic siding materials such as
cementitious siding and EIFS are acceptable if carefully
integrated into the building's design and detailed with a
high level of shadow lines and reveals. Pre - approval is
recommended.
(7) Concrete Masonry Units Architectural Masonry Units
with special aggregates and finishes are acceptable. Split
face masonry units may be acceptable if combined with
other masonry products to raise the level of visual
quality. Pre - approval is recommended.
(8) Tilt -Up Panels. Concrete tilt -up panels are acceptable if
they contain a high degree of detail by the use if shadow
lines, textural variations and /or applied projections and
limited to large footprint buildings. Pre - approval is
recommended.
(9) Other primary building materials may be approved if
demonstrated to be of similar quality to the permitted
primary materials.
(b) Secondary Materials. In addition to the permitted materials
above, the following may be used as secondary building
applications:
(1) Gypsum Fiber Reinforced Concrete (GFRC). Fiber
reinforced concrete products may be used for trim or
architectural features.
(2) Frost- Proof Ceramic Tile. Porcelain or other frost -proof
ceramic tiles may be used as accents or to create special
features.
(3) Architectural Metal. Metal extrusions, panels and
structural components may be used as accents or for
special features such as canopies and sunshades. These
materials must be finished to prevent fading, staining,
rust or corrosion and shall be carefully detailed with
attention toward aesthetics. Use of corrugated or long
span, high- profile fluted or ribbed metal panels is not
encouraged.
(4) Split Faced Block Split faced block shall be used in
limited quantities for components like foundations or
site walls.
RECORD OF ORDINANCES
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18 -11 (Amended)
Page 8 of 13
Passed 20_
(5) EIFS. Exterior Insulated Finishing Systems may be
used.
(6) Other secondary building materials may be approved if
demonstrated to be of similar quality to the permitted
secondary materials.
(5) Color. Structures shall incorporate combinations of color that will
provide visual interest and be harmonious with the surrounding area.
(a) Base Colors. Main building colors shall be neutral, off -white
or earth tone. Base colors shall constitute a predominance of
the visible building exterior and be muted with low reflectivity.
(b) Accent Colors. Building trim and/or detailing may utilize
brighter accent colors to create visual interest and/or to identify
main public entrances. Application of accent colors may be
used up to an amount not to exceed ten percent of the total area
of all building elevations.
(6) Accessory Structures. Accessory structures shall be constructed of
identical materials, style, quality and appearance as the principal
building.
(G) Landscape Requirements
(1) Compliance. All sites shall be required to comply with applicable
Code requirements for landscaping in Chapter 153 with the following
modifications:
(a) In cases where §153.152(B) requires full landscape compliance
for site and/or building modifications exceeding 25 percent, the
following landscape components shall apply to those structures
when the exterior materials, finish or design of the building
facades are being improved without expanding the overall
footprint of the structure:
(1) 153.133(A)(5) Vehicular Use Perimeter Requirements
(2) 153.133(C) Screening of Service Structures
(3) 153.133(D) Additional Site Landscaping
(4) 153.134 Street Trees
(b) To encourage maintenance and marketability of existing
structures, in cases as noted in paragraph (a), Section 153.133(A)
Perimeter Buffer Landscape Requirements and Section
153.133(B) Interior Landscaping for Vehicular Use Areas may be
deferred until such time as the building is expanded or the site
redeveloped further.
(I) Alternative Energy & Design
(1) Alternative Energy Integration. Use of on -site alternative energy
sources for greater self - sufficiency is highly encouraged. Other types
of alternative energy not addressed by this Code may be approved if
demonstrated to be of similar character or impact of those types
permitted.
Blank, Inc.
RECORD OF ORDINANCES
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18 -11 (Amended) Page 9 of 13
Ordinance No. Passed 20_
(a) Wall and roof - mounted or applied thermal and PV solar units
are permitted within the TF District and shall include side and
rear screening as applicable for supporting infrastructure;
(b) Ground- mounted solar units are permitted, in accordance with
applicable setback requirements and shall include side and rear
screening for supporting infrastructure;
(c) Due to proximity to residential areas, commercial wind turbines
shall not be permitted within the TF District; and
(d) Residential -scale wind turbines shall be permitted in accordance
with applicable setback requirements.
m
(2) Alternative Design Methods. hitegration of architectural and site
design methods and materials that promote sustainability and lower
energy use are strongly encouraged.
Use Definitions
For the purposes of §153.044, the following definitions shall apply to interpret
uses unless specified otherwise:
Commercial
(1) Animal Care
(a) General Services. A facility providing grooming and daycare
for household pets.
(b) Veterinary Offices. A facility for medical, dental, or other
health services related to the diagnosis and treatment of
animals' illnesses, injuries, and physical ailments. These
facilities shall not include crematory services.
(c) Veterinary Urgent Care and Hospitals. A facility for
emergency care for the treatment of animals' illnesses, injuries,
or physical ailments, but shall not including crematory services.
(2) Data Center. A facility with typically lower employee counts than
general office uses that houses computer systems and associated data
and is focused on the mass storage of data.
(3) Entertainment and Recreation- Indoor. A facility or area providing
opportunities for physical exercise, physical training or improvement of
health for the general public or members of an organization.
(4) Medical and Diagnostic Laboratory. A facility for sampling,
photographing, analyzing or testing bodily fluids and other medical
specimens, These facilities may not include laboratories for the sole
purpose of research.
(5) Office
(a) General. A facility providing executive, management,
administrative, or professional services. This use includes
corporate office, law offices, architectural firms, insurance
companies and other executive, management or administrative
offices for businesses or corporations. This facility does not
include medical offices.
RECORD OF ORDINANCES
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(b) Call Centers. A facility providing customer service or sales
requests by telecommunication or other data means.
(c) Flex. A facility including office, research, laboratory,
manufacturing, clean assembly, warehousing, or other related
activities whose configurations and construction methods allow
for easy conversion of interior and exterior space.
(d) Medical. A facility providing medical, dental, or other health
services relating to the diagnosis and treatment of human
illnesses, injuries, and physical ailments treated in an office
setting. This includes outpatient surgery, rehabilitation,
incidental laboratories and other related activities, but does not
include overnight patient stays.
(6) Parking Structure. A facility used for vehicle parking and where there
are a number of floors or levels on which parking takes place, either
freestanding or integrated into a building.
(7) Personal, Repair, & Rental Services. A facility or establishment that
provides services associated with personal grooming, personal
instruction or education, the maintenance of fitness, health and well-
being, or the rental, servicing, maintenance, or repair of consumer
goods. This use includes but is not limited to yoga centers, beauty
salons, barbers and hairdressers, meditation centers, massage centers,
dry cleaning shops, tailors, shoe repair, and electronics repair shops.
This facility does not include motor vehicle, recreational vehicle, or
heavy equipment repair or rental.
(8) Retail. Sale of general merchandise or food to the general public for
direct use and not for wholesale. This use includes but is not limited to
sale of general merchandise, clothing and other apparel, flowers and
household plants, dry goods, convenience and specialty foods,
hardware and similar consumer goods.
(9) Transportation- Park -and -Ride. A facility providing parking and
shelter for transit passengers or carpooling that typically includes
parking lots and associated structures located along or near public
transit routes.
Civic/Public/Institutional
(10) Child Day Care. A facility for the provision of non - medical care and
supervision outside the home for minor children, provided the
supervision is less than 24 hours per day and the facility is licensed by
the State of Ohio.
(11) Educational Facility. A facility offering classes, training courses, or
skill development to the public or to members of an organization. This
use includes, but is not limited to, public or private educational
facilities such as vocational, business, or technical schools, training
centers, colleges or universities. Elementary, middle or high schools
are not included in this definition.
(12) Government Services.
(a) General. A facility providing the administration of local,
state, or federal government services or functions.
RECORD OF ORDINANCES
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(b) Safety. A facility providing police, fire, or emergency
medical services to the surrounding community.
(c) Service. A facility providing government services that
includes vehicle and equipment parking and/or service or
maintenance yards.
(13) Parks and Open Space. Public or private land that has been identified
for active or passive parks or property to be left in a generally natural
state.
Industrial
(14) Construction and Contract Service Trades. Facilities used for the
repair of machinery, equipment, products or by- products. May include
outdoor storage of materials, supplies or equipment as an accessory
use.
(15) Manufacturing and Assembly. A facility used for the fabrication,
assembly, finishing, packaging or processing of components and/or
finished goods.
(16) Mini- Storage. A facility of leased or owned structures available to the
general public for the storage of goods.
(17) Motor Vehicle Repair, Major. A facility or area where major
mechanical (engine, transmission or other major mechanical systems)
and body work is conducted on vehicles and/or trailers.
(18) Research and Development. A facility or area for conducting scientific
research, investigation, testing, or experimentation, and including the
fabrication of prototypes and support facilities, but not including
facilities for the manufacture or sale of products except as may be
incidental to the main purpose of the laboratory.
(19) Utilities.
(a) Renewable Energy Facilities. Commercial -scale operations for
the collection of solar, wind, or geothermal energy and its
conversion to electrical energy for sale to a public utility.
(b) Electric Substation. The component of an electricity
generation, transmission and distribution system where voltage
is managed through the use of transformers.
(c) Essential Services. Facilities used to provide utility services to
a building or property, including but not limited to water pipes,
sewer pipes, electric lines and boxes, telecommunication lines
or fiber optic equipment, gas regulator stations, and storm
drainage pipes. This use does not include major utilities such as
water or sewer treatment plants, electric generating plants, and
other facilities that are primary rather than accessory uses of the
sites on which they are located. Wireless communication
facilities are also not included in this definition.
(d) Wireless Communications. All communication components and
facilities regulated by the FCC and Chapter 99 of the Dublin
Codified Ordinances.
RECORD OF ORDINANCES
Blank, Inc.
Form No. 30043
18 -11 (Amended) Page 12 of 13
Ordinance No. Passed 20
(20) Wholesaling and Distribution. Facilities and accessory uses for the
mass storage and movement of goods as well as transportation,
logistics, maintenance and fleet parking.
Residential
(2 1) Dwelling- Single Family. A building arranged or designed to be
occupied by one family, the structure having only one dwelling unit.
Accessoryaemporary Uses
(22) Bicycle Facility. Equipment and structures including bicycle racks,
lockers, and showers to assist either recreational or commuter cyclists.
(23) Community Activity. An activity that is open to the general public and
sponsored by a public, private nonprofit or religious organization that is
educational, cultural, or recreational in function. This use includes but
is not limited to school plays and church fairs.
(24) Construction Trailer /Office. A trailer or portable building used to
provide work space for construction staff during the construction of a
building or facility from no earlier than 30 days prior to construction to
no later than 60 days after construction concludes
(25) Corporate Residences. An accessory use integrated as part of a
primary structure or an accessory structure available in conjunction
with a nonresidential use that provides housing for personnel or visitors
and is not available to the general public.
(26) Special Event. A temporary outdoor use of land for the purposes of a
gathering, including but not limited to a fair, festival, celebration, or
fundraiser, that reasonably may be expected to attract more than 100
persons at any one time.
(27) Transit Stop. An incidental area either along the public right -of -way or
on a private site with shelters or other related amenities for patrons
waiting for buses or other forms of public transportation. A transit stop
shall not include a bus or train station, park- and -ride, or other major
transit facility.
(28) Utilities- Renewable Energy Equipment. Equipment for the collection
of solar, geothermal energy or other forms of renewable energy
(excluding wind) and its conversion to electrical energy or heat for use
on the same property or for incidental sale to a utility when that
equipment is accessory to a permitted or approved conditional primary
use of the property.
(29) Utilities- Renewable Wind Equipment. Equipment for the collection of
wind energy or its conversion to electrical energy or heat for use on the
same property or for incidental sale to a utility when that equipment is
accessory to a permitted or approved conditional primary use of the
property. Includes both building mounted and ground mounted units.
(30) Vehicle Charging Station. A facility or area at which electric powered
or hybrid powered motor vehicles can obtain electrical current to
recharge batteries, when accessory to a permitted or approved primary
use of the property.
RECORD OF ORDINANCES
Form
!opl: AR,
Passed
Page 13 of 13
20_
(a) Structures, parking driveways, vehicular use areas, service
areas, pedestrian areas and other hard - surfaces or paved areas
shall not cover more than 70% of the total lot area within the
following zoning districts:
R -12, Urban Residential District
SO, Suburban Office and Institutional District
NC, Neighborhood Commercial District
CC, Community Commercial District
RI, Restricted Industrial District
LI, Limited Industrial District
GI, General Industrial District
OLR, Office Laboratory & Research District
TF, Technology Flex District
Excavation and Quarry
Oil and Gas
Exceptional Uses
Section 2. That the Standard Zoning Districts Table in § 153.016(A) be amended to
incorporate the Technology Flex District as follows:
18 -11 (Amended)
NAME
SYMBOL
Industrial Districts
New Tower
Technology Flex
TF
Section 3. That §153.032(B)(1)(e) be amended as follows:
(e) All vehicular use areas, including driveways, in industrial
districts shall be located at least 15 feet from any residential
district lot line as listed in 153.016 or as otherwise noted for the
Technology Flex District in §153.044.
Section 4. That §153.032(B)(4)(a) be amended as follows:
Section 5. That the "Zoning District and Approval Procedures" table in Section
99.05(B) regarding Wireless Communications be amended to include the Technology
Flex (TF) District as follows:
Zoning
Co- Location
New Tower
New Tower
Alternative
Temporary
District
(multi-user)
(single user)
Structure
Facilities
Technology
Administrative
Administrative
Not Permitted
Administrative
See §99.10
Flex
Section 6. This Ordinance shall take effect on the earliest date provided by law.
Passed this day of
2011.
Mayor — Presiding Officer
ATTEST:
Clerk of Council
Ordinance 18 -11 (Amended)
PROPOSED CODE (REDLINE) INCORPORATING SECOND READING COMMENTS
Section 1 . Section 153.044 is hereby added and shall provide as follows:
153.044 TECHNOLOGY FLEX (TF) DISTRICT
(A) District Purpose and Intent
The Technology Flex (TF) District provides for a broad range of research, office,
laboratory and clean manufacturing uses that will foster a well- rounded and
diverse economy for the City. The TF District supports appropriate light -
industrial options, while encouraging greater opportunity for research and office
uses that will improve Dublin's competitive edge within the region. Flexible
architectural spaces are desired that will accommodate the expansion and
changing operations of small to medium size companies.
(B) District Uses
Uses in the TF District are as shown on the following table. Descriptions and
characteristics of use categories can be found in §153.044(1) - Definitions.
Additional development requirements for particular uses are contained in
§ 153.044(C) as referenced below within the "Use Specific Standards" column.
(1) Permitted Uses. Uses denoted as "P" in Table 153.044(B)(4) indicate that
the land use is allowed by right, subject to compliance with the use -
specific standards referenced in the final column of the use table and all
other applicable provisions of Chapter 153.
(2) Conditional Uses. Uses denoted as "C" in Table 153.044(B)(4) indicate
that the land use is allowed only upon approval of a conditional use permit
as required by § 153.236, compliance with use - specific standards
referenced in the final column of the use table and all other applicable
provisions of Chapter 153.
(3) Size or Time Limited Uses. Uses denoted with an "S" or "T" in Table
153.044(B)(4) indicate special limits regarding size or time duration of the
use and are subject to compliance with the use - specific standards
referenced in the final column of the use table and all other applicable
provisions of Chapter 153.
(4) Table of Uses.
P Pamitted C Conditional S=Size Limited
T=Time Limited
PRIMARY USES
USE SPECIFIC
STANDARDS
Commercial Uses
Animal Care- General Services
P, T
153.044(C)(1)
Animal Care- Veterinary Offices
P, T
153.044(C)(2)
Animal Care- Veterinary Urgent Care and Hospitals
P, T
153.044(C)(2)
Data Center
P
Ordinance 18 -11 (Amended)
PROPOSED CODE (REDLINE) INCORPORATING SECOND READING COMMENTS
P= Permitted G Conditional S=Size Limited T=Time Limited
USE SPECIFIC
PRIMARY USES STANDARDS
Entertainment and Recreation- Indoor C
Medical and Diagnostic Laboratory
P
Office- General
P
Office - Call Centers
C
Office- Flex
P, S
153.044(C)(3)
Office- Medical
P
Parking Structures
C
Personal, Repair and Rental Services
P
153.044(C)(4)
Retail
P
153.044(C)(4)
Transportation- Park - and -Ride
P
153.044(C)(5)
Civic, Public & Institutional Uses
Day Care- Child
P
Educational Facility
P
153.044(C)(6)
Govemment Services- General
P
Govemment Services- Safety
P
Govemment Services- Service
P
Parks and Open Space
P
Industrial Uses
Construction and Contract Service Trades
P
Manufacturing and Assembly
P
153.044(C)(7)
Mini-Storage
C
Motor Vehicle Repair- Ma
P
153.044(C)(8)
Research and Development
P
Utilities- Renewable Energy Facilities
C
153.044(C)(9)
Utilities- Electric Substation
C
153.044(C)(10)
Utilities- Essential Services
P
Utilities- Wireless Communications
see Chapter 99
153.044(C)(11)
Wholesaling and Distribution
C
153.044(C)(7)
Residential Uses
Dwelling- Single Family
P
153.044(C)(12)
2
Ordinance 18 -11 (Amended)
PROPOSED CODE (REDLINE) INCORPORATING SECOND READING COMMENTS
P= Permitted G Conditional S=Size Limited T=Time Limited
USE SPECIFIC
ACCESSORY/TENIPORARY USES STANDARDS
Accessory uses are permitted only in connection with a permitted or approved conditional use on the same property and must be
clearly subordinate and incidental to that use. No accessory use maybe operated When a permitted or approved conditional use
does not exist on the property. Permitted primary uses are permitted as accessory uses
Bicycle Facilities
P
Day Care- Child
P, S
153.044(C)(13)
Community Activity
T
Construction Trailer /Office
T
Corporate Residences
P
Entertainment and Recreation- Indoor
C
Parking Structures
P
Special Event
T
Transportation- Transit Stop
P
Utilities- RenewableEner Equipment
P
Utilities - Renewable Wind Equipment
P
Vehicle Charging Station
P
Wholesaling and Distribution
P
(C) Use Specific Standards
The following requirements shall apply in addition to all other applicable
development regulations for specific types of uses in the Technology Flex (TF)
District:
(1) Animal Care- General Services. Services shall be provided indoors and
may include grooming, sitting (daytime only), training and accessory retail
sales of pet care products, or other similar uses. Overnight boarding is not
permitted. Outdoor pet service areas shall be located at least 50 feet from
any property line and 500 feet from any residential district or residential
subarea of a planned development district. Use of outdoor pet service
areas shall be limited to between the hours of 7:00 a.m. and 9:00 p.m.
(2) Animal Care - Veterinary Offices and Veterinary Urgent Care and
Hospitals. Boarding of animals shall only be permitted for the ongoing
care of animals in treatment and must be provided within the principal
structure. All outdoor pet service areas shall be located at least 50 feet
from any property line and 500 feet from any residential district or
residential subarea of a planned development district. Use of outdoor pet
service areas shall be limited to between the hours of 7:00 a.m. and 9:00
p.m.
(3) Office -Flex. Flex office must include a minimum of 30 percent office use.
Remaining space may be used for any combination of research &
laboratory space, clean manufacturing and assembly, wholesaling and/or
related showroom, warehousing and or distribution purposes. Any
3
Ordinance 18 -11 (Amended)
PROPOSED CODE (REDLINE) INCORPORATING SECOND READING COMMENTS
showroom component shall not exceed 10 percent of the gross floor area
of the principal structure and shall not count toward office calculations.
(4) Personal Services and Retail. Only those uses present as of the effective
date of this ordinance shall be permitted. Once removed, no further uses
shall be permitted as a primary use.
(5) Transportation- Park -and- Rides. Park and ride facilities shall provide
only one shelter per bus route.
(6) Educational Facility. These uses shall have no rooms for the regular
housing or sleeping of students.
(7) Manufacturing & Assembly and Wholesaling & Distribution. Any
auxiliary showroom areas associated with the primary use shall not exceed
10 percent of the gross floor area of the principal structure.
(8) Motor Vehicle Repair Major. A vehicle may not be stored for more than
30 days. All inoperable vehicles must be parked in a defined service area
providing screening in accordance with §153.133 -Minimum Landscape
Requirements.
(9) Utilities - Renewable Energy Facilities. Renewable Energy Facilities shall
be located at least 750 feet from all residential districts or residential
subarea of a planned development district, unless otherwise approved by
the Planning and Zoning Commission. Property owners must sufficiently
demonstrate that adequate measures are provided to minimize off -site
impacts relating to the facility's operation.
(10) Utilities- Electric Substation. Electric substations shall be located at least
700 feet from all residential districts or residential subarea of a planned
development district.
(11) Utilities- Wireless Communications. For regulations governing wireless
communication uses, Chapter 99 of the Dublin Codified Ordinances shall
apply.
(12) Dwelling- Single Family. Only residential uses existing as of the effective
date of this ordinance are permitted. Once removed, no further single -
family dwelling shall be permitted.
(13) Child Day Care. Day Care components shall not exceed 20 percent of the
gross floor area of the principal structure.
0
Ordinance 18 -11 (Amended)
PROPOSED CODE (REDLINE) INCORPORATING SECOND READING COMMENTS
(D) Site Development Requirements.
In addition to the provisions of § 153.070 through §153.076, the following
requirements for arrangement and development of land and buildings shall be
met:
(1) Intensity ofuse. Lot size shall be sufficient to provide the yard spaces
required by this section and the following provisions:
(a) Maximum Lot Coverage. Lot coverage for structures and
impervious surfaces shall not exceed 70 percent.
(b) Building Height. The height of principal and accessory structures
shall be limited based upon setback requirements of this District as
identified in § 153.044(D)(2)(c). Structures greater than 56 feet in
height shall require conditional use approval in accordance with
§153.236.
(2) Setback Requirements. Placement of structures and improvements shall
provide sufficient separation to the adjacent site or use according to the
following provisions. Setbacks shall be provided as necessary to
accommodate any additional site requirements such as landscaping,
mounding and buffering:
(a) Lot width. Lots shall provide a minimum of 60 feet in width at the
public right -of -way.
(b) Frontyards. The required front yard setback for principal and
accessory structures shall be determined in accordance with
§153.072.
(c) Side and Rear yards. The following setbacks for components of
principal and accessory structures shall be determined based upon
the height of each individual component.
Building
Height
Required Minimum Setback
_ <15
feet
15 feet
>15 —
29 feet
20 feet
>29 —
43 feet
35 feet
>43 —
56 feet
50 feet
Required side and rear setbacks for principal and accessory
structures shall in no case be less than 25 feet from any residential
zoning district or a residential subarea of a planned development
district as listed in §153.016.
5
Ordinance 18 -11 (Amended)
PROPOSED CODE (REDLINE) INCORPORATING SECOND READING COMMENTS
(d) Side Pavement Setbacks. Required side yard setbacks for
pavement, which includes open storage, service and loading areas,
shall be at least five feet, except for common access drives or
shared service courts. Required side pavement setbacks shall be at
least 25 feet from any residential zoning district or a residential
subarea of aplanned development district as listed in §153.016.
(e) Rear Pavement Setbacks. Required rear yard setbacks for
pavement, which includes open storage, service and loading areas,
shall be at least ten feet, except for common access drives or
shared service courts. Required rear pavement setbacks shall be at
least 25 feet from any residential zoning district or a residential
subarea of aplanned development district as listed in §153.016
(E) Additional Outdoor Requirements
(1) Outdoor Operations. Uses shall operate entirely within an enclosed
structure, unless it is determined by the Director that operations are
harmonious to the surrounding area and are adequately screened.
(2) Outdoor Storage. Exterior storage shall be screened in accordance with
§153.133(C)(1). Storage must be located to the side or rear of all buildings
and shall not be visible from adjacent properties or from the public right -
of -way.
(3) Off -Site Impacts. Uses must be conducted in a manner harmonious with
the surrounding area and comply with minimum requirements as set forth
by the provisions of §153.076 of the Zoning Code and §132.03 of the
Dublin Codified Ordinances.
(4) Service Areas. Overhead doors shall be located to the side or rear of
structures to minimize visibility from public streets. Open service areas
and loading docks shall be screened by walls a minimum of six feet in
height, but not greater than twelve feet. Walls, fences or landscape
screening shall have 100 percent opacity to effectively conceal service and
loading operations from adjoining streets and from any residential zoning
district or aresidential subarea of a planned development district as listed
in §153.016. Compliance with the provisions of Section 153.133(C) shall
also be required.
(F) Architecture and Design Requirements
(1) Architectural Intent. In order to provide for flexible space required for
uses within the district, architectural standards are intentionally non-
prescriptive. However, all structures within the district are expected to be
thoughtfully designed with materials, detailing, scale, and proportion that
Ordinance 18 -11 (Amended)
PROPOSED CODE (REDLINE) INCORPORATING SECOND READING COMMENTS
is intentional and carefully thought through and with specific attention
toward aesthetics. Buildings may utilize any combination of exterior
materials from the list of permitted materials however, in all cases, such
materials shall be applied in a manner that provides well - detailed and
aesthetically pleasing fagade surfaces. Characteristics of a well - detailed
fagade include, but are not limited to, deliberate joint patterns, finished
edge detailing, and durable, rust and fade resistant finishes.
(2) Applicability of Architectural Requirements. Architectural requirements
as specified by this Section shall apply to new construction. Design of
additions to structures existing as of the date of this ordinance may
coordinate with architecture of the existing structure, but to the extent
possible shall meet the requirements of this Section. The City may
contract with a qualified architectural consultant to determine compliance
with the Architecture and Design Requirements contained in this Section.
(3) Rooftop Mechanicals. Mechanical equipment and other functional
components shall be screened from view from the ground by parapets not
lower than the height of the roof equipment, screens with a materials and
details compatible with the building's facades, pitched roof areas, or
special architectural features. Parapets on flat roofs shall not be included
in the calculation for building height.
(4) Materials. At least eighty percent of exterior walls shall be constructed of
one or more of the primary materials listed below. The following are
acceptable primary and secondary building materials, as noted.
(a) Primary Materials
(1) Brick. Brick shall be uniform in color within any one
specific color range but using more than one color range to
create patterns is acceptable. Bricks that have been flashed
to change color in the individual unit, distressed bricks and
wood mold bricks are not acceptable.
(2) Glass. Transparent, tinted, reflective, coated, opaque,
translucent, and textured glass, are permitted
(3) Stone Stone such as limestone, granite and marble are
acceptable. Synthetic stone of a high quality that is
indistinguishable from natural stone is also acceptable.
(4) Pre- Cast Concrete Pre -cast concrete panels developed
with shadow lines, reveals, textural changes, color
variations and /or exposed aggregate are acceptable.
Ordinance 18 -11 (Amended)
PROPOSED CODE (REDLINE) INCORPORATING SECOND READING COMMENTS
(5) Architectural Metal Smooth face, and textured face
insulated or un- insulated metal panels are acceptable.
Careful attention to how the panels are joined, detailed at
edges and corners and attached is required. Use of
corrugated or long span, high - profile fluted or ribbed metal
panels is not encouraged.
(6) Synthetics Synthetic siding materials such as cementitious
siding 11afdWim! and EIFS are acceptable if carefully
integrated into the building's design and detailed with a
high level of shadow lines and reveals. Pre - approval is
recommended.
(7) Concrete Masonry Units Architectural Masonry Units
with special aggregates and finishes are acceptable. Split
face masonry units may be acceptable if combined with
other masonry products to raise the level of visual quality.
Pre- approval is recommended.
(8) Tilt -Up Panels. Concrete tilt -up panels are acceptable if
they contain a high degree of detail by the use if shadow
lines, textural variations and /or applied projections and
limited to large footprint buildings. Pre - approval is
recommended.
(9) Other primary building materials may be approved if
demonstrated to be of similar quality to the permitted
primary materials.
(b) Secondary Materials. In addition to the permitted materials above,
the following may be used as secondary building applications:
(1) Gypsum Fiber Reinforced Concrete (GFRC). Fiber
reinforced concrete products may be used for trim or
architectural features.
(2) Frost- Proof Ceramic Tile. Porcelain or other frost -proof
ceramic tiles may be used as accents or to create special
features.
(3) Architectural Metal. Metal extrusions, panels and structural
components may be used as accents or for special features
such as canopies and sunshades. These materials must be
finished to prevent fading, staining, rust or corrosion and
shall be carefully detailed with attention toward aesthetics.
M
Ordinance 18 -11 (Amended)
PROPOSED CODE (REDLINE) INCORPORATING SECOND READING COMMENTS
Use of corrugated or long span, high- profile fluted or
ribbed metal panels is not encouraged.
(4) Split Faced Block Split faced block shall be used in
limited quantities for components like foundations or site
walls.
(5) EIFS. Exterior Insulated Finishing Systems may be used.
(6) Other secondary building materials may be approved if
demonstrated to be of similar quality to the permitted
secondary materials.
(4) Color. Structures shall incorporate combinations of color that will provide
visual interest and be harmonious with the surrounding area.
(a) Base Colors. Main building colors shall be neutral, off -white or
earth tone. Base colors shall constitute a predominance of the
visible building exterior and be muted with low reflectivity.
(b) Accent Colors. Building trim and /or detailing may utilize brighter
accent colors to create visual interest and /or to identify main public
entrances. Application of accent colors may be used up to an
amount not to exceed ten percent of the total area of all building
elevations.
(5) Accessory Structures. Accessory structures shall be constructed of
identical materials, style, quality and appearance as the principal building.
(G) Landscape Requirements
(1) Compliance. All sites shall be required to comply with applicable Code
requirements for landscaping in Chapter 153, with -iffelu4it+g the following
modifications:
(a) In cases where §153.152(B) requires full landscape compliance for
site and /or building modifications exceeding 25 percent, the
following landscape components shall apply to those structures when
the exterior materials, finish or design of the building facades are
being improved without expanding the overall footprint of the
structure: T- en atif ,.,..... a in * 4fi ffi ee ffin ...,.a .t a bil :t y of existing
Shall .... t,. ti. OSE, ..t lle- . lrRR .. L ere t ,..,t, f i R M- at alp fi ,.
Ordinance 18 -11 (Amended)
PROPOSED CODE (REDLINE) INCORPORATING SECOND READING COMMENTS
(1) 153.133(A)(5) Vehicular Use Perimeter Requirements
(2) 153.133(C) Screening of Service Structures
(3) 153.133(D) Additional Site Landscaping
(4) 153.134 Street Trees
(b) To encourage maintenance and marketability of existing structures in
cases as noted in paragraph (a), Section 153.133(A) Perimeter Buffer
Landscape Requirements and Section 153.133(B) Interior
Landscaping for Vehicular Use Areas �' " � maybe
deferred until such time as the building is expanded or the site
redeveloped further.
(H) Alternative Energy & Design
(1) Alternative Energy Integration. Use of on -site alternative energy sources
for greater self - sufficiency is highly encouraged. Other types of
alternative energy not addressed by this Code may be approved if
demonstrated to be of similar character or impact of those types permitted.
(a) Wall and roof - mounted or applied thermal and PV solar units are
permitted within the TF District and shall include side and rear
screening as applicable for supporting infrastructure;
(b) Ground- mounted solar units are permitted, in accordance with
applicable setback requirements and shall include side and rear
screening for supporting infrastructure;
(c) Due to proximity to residential areas, commercial wind turbines
shall not be permitted within the TF District; and
(d) Residential -scale wind turbines shall be permitted in accordance
with applicable setback requirements.
(2) Alternative Design Methods. Integration of architectural and site design
methods and materials that promote sustainability and lower energy use
are strongly encouraged.
(I) Use Dermitions
For the purposes of §153.044, the following definitions shall apply to interpret
uses unless specified otherwise:
Commercial
10
Ordinance 18 -11 (Amended)
PROPOSED CODE (REDLINE) INCORPORATING SECOND READING COMMENTS
(1) Animal Care
(a) General Services. A facility providing grooming and daycare for
household pets.
(b) Veterinary Offices. A facility for medical, dental, or other health
services related to the diagnosis and treatment of animals'
illnesses, injuries, and physical ailments. These facilities shall not
include crematory services.
(c) Veterinary Urgent Care and Hospitals. A facility for emergency
care for the treatment of animals' illnesses, injuries, or physical
ailments, but shall not including crematory services.
(2) Data Center. A facility with typically lower employee counts than general
office uses that houses computer systems and associated data and is
focused on the mass storage of data.
(3) Entertainment and Recreation- Indoor. A facility or area providing
opportunities for physical exercise, physical training or improvement of health
for the general public or members of an organization.
(4) Medical and Diagnostic Laboratory. A facility for sampling,
photographing, analyzing or testing bodily fluids and other medical
specimens, These facilities may not include laboratories for the sole
purpose of research.
(5) Office
(a) General. A facility providing executive, management,
administrative, or professional services. This use includes
corporate office, law offices, architectural firms, insurance
companies and other executive, management or administrative
offices for businesses or corporations. This facility does not
include medical offices.
(b) Call Centers. A facility providing customer service or sales
requests by telecommunication or other data means.
(c) Flex. A facility including office, research, laboratory,
manufacturing, clean assembly, warehousing, or other related
activities whose configurations and construction methods allow for
easy conversion of interior and exterior space.
(d) Medical. A facility providing medical, dental, or other health
services relating to the diagnosis and treatment of human illnesses,
injuries, and physical ailments treated in an office setting. This
includes outpatient surgery, rehabilitation, incidental laboratories
Ordinance 18 -11 (Amended)
PROPOSED CODE (REDLINE) INCORPORATING SECOND READING COMMENTS
and other related activities, but does not include overnight patient
stays.
(6) Parking Structure. A facility used for vehicle parking and where there
are a number of floors or levels on which parking takes place, either
freestanding or integrated into a building.
(7) Personal, Repair, & Rental Services. A facility or establishment that
provides services associated with personal grooming, personal instruction
or education, the maintenance of fitness, health and well- being, or the
rental, servicing, maintenance, or repair of consumer goods. This use
includes but is not limited to yoga centers, beauty salons, barbers and
hairdressers, meditation centers, massage centers, dry cleaning shops,
tailors, shoe repair, and electronics repair shops. This facility does not
include motor vehicle, recreational vehicle, or heavy equipment repair or
rental.
(8) Retail. Sale of general merchandise or food to the general public for direct
use and not for wholesale. This use includes but is not limited to sale of
general merchandise, clothing and other apparel, flowers and household
plants, dry goods, convenience and specialty foods, hardware and similar
consumer goods.
(9) Transportation- Park - and -Ride. A facility providing parking and shelter
for transit passengers or carpooling that typically includes parking lots and
associated structures located along or near public transit routes.
Civic /Public/Institutional
(10) Child Day Care. A facility for the provision of non - medical care and
supervision outside the home for minor children, provided the supervision
is less than 24 hours per day and the facility is licensed by the State of
Ohio.
(11) Educational Facility. A facility offering classes, training courses, or skill
development to the public or to members of an organization. This use
includes, but is not limited to, public or private educational facilities such
as vocational, business, or technical schools, training centers, colleges or
universities. Elementary, middle or high schools are not included in this
definition.
(12) Government Services.
(a) General. A facility providing the administration of local, state, or
federal government services or functions.
12
Ordinance 18 -11 (Amended)
PROPOSED CODE (REDLINE) INCORPORATING SECOND READING COMMENTS
(b) Safety. A facility providing police, fire, or emergency medical
services to the surrounding community.
(c) Service. A facility providing government services that includes
vehicle and equipment parking and/or service or maintenance
yards.
(13) Parks and Open Space. Public or private land that has been identified for
active or passive parks or property to be left in a generally natural state.
Industrial
(14) Construction and Contract Service Trades. Facilities used for the repair
of machinery, equipment, products or by- products. May include outdoor
storage of materials, supplies or equipment as an accessory use.
(15) Manufacturing and Assembly. A facility used for the fabrication,
assembly, finishing, packaging or processing of components and /or
finished goods.
(16) Mini - Storage. A facility of leased or owned structures available to the
general public for the storage of goods.
(17) Motor Vehicle Repair, Major. A facility or area where major mechanical
(engine, transmission or other major mechanical systems) and body work
is conducted on vehicles and /or trailers.
(18) Research and Development. A facility or area for conducting scientific
research, investigation, testing, or experimentation, and including the
fabrication of prototypes and support facilities, but not including facilities
for the manufacture or sale of products except as may be incidental to the
main purpose of the laboratory.
(19) Utilities.
(a) Renewable Energy Facilities. Commercial -scale operations for the
collection of solar, wind, or geothermal energy and its conversion
to electrical energy for sale to a public utility.
(b) Electric Substation. The component of an electricity generation,
transmission and distribution system where voltage is managed
through the use of transformers.
(c) Essential Services. Facilities used to provide utility services to a
building or property, including but not limited to water pipes,
sewer pipes, electric lines and boxes, telecommunication lines or
fiber optic equipment, gas regulator stations, and storm drainage
13
Ordinance 18 -11 (Amended)
PROPOSED CODE (REDLINE) INCORPORATING SECOND READING COMMENTS
pipes. This use does not include major utilities such as water or
sewer treatment plants, electric generating plants, and other
facilities that are primary rather than accessory uses of the sites on
which they are located. Wireless communication facilities are also
not included in this definition.
(d) Wireless Communications. All communication components and
facilities regulated by the FCC and Chapter 99 of the Dublin
Codified Ordinances.
(19) Wholesaling and Distribution. Facilities and accessory uses for the mass
storage and movement of goods as well as transportation, logistics,
maintenance and fleet parking.
Residential
(20) Dwelling- Single Family. A building arranged or designed to be occupied
by one family, the structure having only one dwelling unit.
Accessory/Temporary Uses
(21) Bicycle Facility. Equipment and structures including bicycle racks,
lockers, and showers to assist either recreational or commuter cyclists.
(22) Community Activity. An activity that is open to the general public and
sponsored by a public, private nonprofit or religious organization that is
educational, cultural, or recreational in function. This use includes but is
not limited to school plays and church fairs.
(23) Construction Trailer /Office. A trailer or portable building used to provide
work space for construction staff during the construction ofabuilding or
facility from no earlier than 30 days prior to construction to no later than
60 days after construction concludes.
(24) Corporate Residences. An accessory use integrated as part of a primary
structure or an accessory structure available in conjunction with a
nonresidential use that provides housing for personnel or visitors and is
not available to the general public.
(25) Special Event. A temporary outdoor use of land for the purposes of a
gathering, including but not limited to a fair, festival, celebration, or
fundraiser, that reasonably may be expected to attract more than 100
persons at any one time.
(26) Transit Stop. An incidental area either along the public right -of -way or on
a private site with shelters or other related amenities for patrons waiting
10
Ordinance 18 -11 (Amended)
PROPOSED CODE (REDLINE) INCORPORATING SECOND READING COMMENTS
for buses or other forms of public transportation. A transit stop shall not
include a bus or train station, park- and -ride, or other major transit facility.
(27) Utilities- Renewable Energy Equipment. Equipment for the collection of
solar, ;;44l or geothermal energy or other forms of renewable energy
(excluding wind) and its conversion to electrical energy or heat for use on
the same property or for incidental sale to a utility when that equipment is
accessory to a permitted or approved conditional primary use of the
property.
(28) Utilities- Renewable Wind Equipment. Equipment for the collection of
wind energy or its conversion to electrical energy or heat for use on the
same property or for incidental sale to a utility when that equipment is
accessory to a permitted or approved conditional primary use of the
property. Includes both building mounted and ground mounted units.
(29) Vehicle Charging Station. A facility or area at which electric powered or
hybrid powered motor vehicles can obtain electrical current to recharge
batteries, when accessory to a permitted or approved primary use of the
property.
Section 2. That the Standard Zoning Districts Table in §153.016(A) be amended to
incorporate the Technology Flex District as follows:
NAME
SYMBOL
Industrial Districts
Technology Flex
TF
Section 3. That §153.032(B)(1)(e) be amended as follows:
(e) All vehicular use areas, including driveways, in industrial districts
shall be located at least 15 feet from any residential district lot line
as listed in 153.016 or as otherwise noted for the Technology Flex
District in § 153.044.
Section 4. That §153.032(B)(4)(a) be amended as follows:
(a) Structures, parking driveways, vehicular use areas, service areas,
pedestrian areas and other hard - surfaces or paved areas shall not
cover more than 70% of the total lot area within the following
zoning districts:
R -12, Urban Residential District
SO, Suburban Office and Institutional District
NC, Neighborhood Commercial District
CC, Community Commercial District
RI, Restricted Industrial District
15
Ordinance 18 -11 (Amended)
PROPOSED CODE (REDLINE) INCORPORATING SECOND READING COMMENTS
LI, Limited Industrial District
GI, General Industrial District
OLR, Office Laboratory & Research District
TF, Technology Flex District
Excavation and Quarry
Oil and Gas
Exceptional Uses
Section 5. That the "Zoning District and Approval Procedures" table in Section 99.05(B)
regarding Wireless Communications be amended to include the Technology Flex (TF)
District as follows:
Zoning District
Co- Location
New Tower
New Tower
Alternative
Temporary
multi -user
(single user
Structure
Facilities
Technology
Administrative
Administrative
Not Permitted
Administrative
See §99.10
Flex
M
ORDINANCE 18- 11(Amended)
05/09/11 SECOND READING MATERIALS
FOLLOW
Office of the City Manager
5200 Emerald Parkway • Dublin, OH 43017 -1090 Memo
CITY OF DUBLIN- Phone: 614 -410 -4400 • Fax: 614 -410 -4490
To: Dublin City Council
From: Marshal. Grigsby, City Manager
Date: May 19, 2011
Initiated By: Dana McDaniel, Deputy City Manager /Director of Economic Development
Re: Ordinance 18 -11 (Amended) - Adopting Section 153.044 to the City of
Dublin Codified Ordinances (Zoning Code) to Establish the New Technology
Flex Zoning District (Case 10- 064ADM)
Update
Ordinance 18 -11 was introduced at the April 25, 2011 City Council meeting and, at the second
reading on May 9, 2011, was postponed to address the application of accent colors. As requested by
Council, Planning completed additional research to analyze current use of accent colors for
industrial properties, specifically Perio Products on Wilcox Road and Stanley Steemer on
Innovation Drive. The application of accent colors to all building facades is approximately nine
percent for Perio and 0.5 percent for Stanley Steemer. Based on this information, the following
additional language is proposed in Section 153.044(F)(4)(b):
(b) Accent Colors. Building trim and /or detailing may utilize brighter accent colors to
create visual interest and/or to identify main public entrances. Application of
accent colors may be used up to an amount not to exceed ten percent of the total
area of all building elevations.
As noted on May 9, landscape provisions have been changed to correctly match the intent of the
code. The clarification has been added to Section 153.044(G)(1)(b):
(b) Section 153.133(A) Perimeter Buffer Landscape Requirements and Section
153.133(B) Interior Landscaping for Vehicular Use Areas may be deferred shall be
requifed until such time as the building is expanded or the site redeveloped further.
Based upon zoning definitions being developed for the Economic Advancement Zone and the
Bridge Street Corridor, renewable energy types have been modified to separate out wind turbines
due to the potential for placement issues and off -site impacts.
Recommendation
Planning and Economic Development recommend City Council approve Ordinance 18 -11 as
amended to modernize uses permitted in the District, provide clear guidance as to the expectations
for the development community and property owners, and provide an additional level of review that
will ensure Dublin's economic competitiveness.
RECORD OF ORDINANCES
Blank, Inc.
1 &11 (Amended)
Ordinance No. Passed
AN ORDINANCE ADDING SECTION 153.04 TO THE
CITY OF DUBLIN CODIFIED ORDINANCES (ZONING
CODE) TO ESTABLISH THE NEW TECHNOLOGY
FLEX ZONING DISTRICT. (CASE NO.10- 064ADAI)
20
WHEREAS, it is necessary from time to time to amend the Code in order to protect
the health, safety and welfare of the citizens of the City of Dublin; and
WHEREAS, proposed Section 153.044 of the Dublin Codified Ordinances contains
standards and requirements to create the Technology Flex District with appropriate
requirements, standards, and procedures to govern development within the Central
Ohio Innovation Corridor (COIC) generally along Shier Rings Road; and
WHEREAS, the purpose of this Code is to modemize the Cty's industrial codes to
encourage desired uses, to implement more flexible standards that will streamline the
development process and incorporate modest architectural requirements that will
maintain economic competitiveness; and
WHEREAS, the City's desired goal is to establish a zoning district that will better
promote the growth and expansion of local businesses in a manner that will ensure the
appearance of Dublin's established character and high- quality image; and
WHEREAS, these standards give a competitive advantage to the COIC by optimizing
project timelines for development proposals within the District; and
WHEREAS, the Planning and Zoning Commission reviewed the Ordinance on April
7, 2011, and recommends the adoption of the Ordinance because it serves to improve
the health, safety and welfare of the citizens of the City of Dublin.
NOW, THEREFORE, BE IT ORDAINED by Council of the City of Dublin, State
of Ohio, of the elected members concurring that:
Section 1 . Section 153.044 is hereby added and shall provide as follows:
153.044 TECHNOLOGY FLEX (TF) DISTRICT
(A) District Purpose and Intent
The Technology Flex (TF) District provides for a broad range of research,
office, laboratory and clean manufacturing uses that will foster a well - rounded
and diverse economy for the City. The TF District supports appropriate light -
industrial options, while encouraging greater opportunity for research and
office uses that will improve Dublin's competitive edge within the region.
Flexible architectural spaces are desired that will accommodate the expansion
and changing operations of small to medium size companies.
(B) District Uses
Uses in the TF District are as shown on the following table. Descriptions and
characteristics of use categories can be found in §153.044(1) - Definitions.
Additional development requirements for particular uses are contained in
§ I53.044(C) as referenced below within the "Use Specific Standards" column.
(1) Permitted Uses. Uses denoted as "P" in Table 153.044(B)(4) indicate
that the land use is allowed by right, subject to compliance with the
use- specific standards referenced in the final column of the use table
and all other applicable provisions of Chapter 153.
RECORD OF ORDINANCES
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Ordinance No.
18 -11 (Amended)
Page 2of13
Passed 1 20
(2) Conditional Uses. Uses denoted as "C" in Table 153.044(B)(4)
indicate that the land use is allowed only upon approval of a
conditional use permit as required by § 153.236, compliance with use -
specific standards referenced in the final column of the use table and all
other applicable provisions of Chapter 153.
(3) Size or Time Limited Uses. Uses denoted with an "S" or "T" in Table
153.044(B)(4) indicate special limits regarding size or time duration of
the use and are subject to compliance with the use - specific standards
referenced in the final column of the use table and all other applicable
provisions of Chapter 153.
(4) Table of Uses.
P- Conditional S =Size Limited T =Time Limited
Commercial Uses
Animal Care- General Services
P, T
153.044(C)(1)
Amaral Care- Veterinmy Offices
P, T
153.044(C)(2)
Animal Care- Veterinary Urgent Care and Hospitals
P, T
153.044(C)(2)
Data Center
P
Entertainment and Recreation - Indoor
C
Medical and Diagnostic Laboratory
P
Office- General
P
Office- Call Centers
C
Office- Flex
P ' s
153.044(C)(3)
Office- Medical
P
Parking Structures
C
Personal, Repair and Rental Services
P
153.044(C)(4)
Retail
P
153.044(C)(4)
Transportation- Park- and -Ride
P
153.044(C)(5)
Civic, Public & Institutional Uses
Day Care- Child
P
Educational Facility
P
153.044(C)(6)
Government Services- General
P
Government Services- Safety
P
Government Services- Service
P
Parks and Open Space
P
Industrial Uses
Construction and Contract Service Trades
P
Manufaction and Assembly
P
153.044(C)(7)
Mini-Storage
C
Motor Vehicle Repair- Major
P
153.044(C)(8)
Research and Development
P
Utilities- Renewable Energy Facilities
C
153.044(C)(9)
Utilities- Electric Substation
C
153.044(0)(10)
Utilities- Essential Services
P
Utilities- Wireless Communications
see Chapter 99
153.044(C)(11)
Wholesaling and Distribution
C
153.044(C)(7)
Residential Uses
Dwelling- Single Family
P
153.044(0)(12)
P--P=itted Conditional S =Size Limited T =Time Limited
RECORD OF ORDINANCES
Inc.
Ord inance No.
18 -11 (Amended) Page 3 of 13
Passed 1 20
Accessory uses are permitted only in connection with a permitted or approved conditional use on the same property and must be
clearly subordinate and incidental to that use. No accessory use may be operated when a permitted or approved conditional use
does not exist on the property. Permitted primary uses are pennitted as accessory uses
Bicycle Facilities
P
Day Care- Child
P, S
153.044(C)(13)
Commuritty Activity
T
Construction Trailer /Office
T
Corporate Residences
P
Entertainment and Recreation - Indoor
C
Parking Structures
P
Special Event
T
Transportation- Transit Stop
P
Utilities- Renewable Energy Equipment
P
Utilities- Renewable Wind Equipment
P
Vehicle Charging Station
P
Wholesaling and Distribution
P
(C) Use Specific Standards
The following requirements shall apply in addition to all other applicable
development regulations for specific types of uses in the Technology Flex (TF)
District:
(1) Animal Care - General Services. Services shall be provided indoors and
may include grooming, sitting (daytime only), training and accessory
retail sales of pet care products, or other similar uses. Overnight
boarding is not permitted. Outdoor pet service areas shall be located at
least 50 feet from any property line and 500 feet from any residential
district or residential subarea of a planned development district. Use of
outdoor pet service areas shall be limited to between the hours of 7:00
a.m. and 9:00 p.m.
(2) Animal Care - Veterinary Offices and Veterinary Urgent Care and
Hospitals. Boarding of animals shall only be permitted for the ongoing
care of animals in treatment and must be provided within the principal
structure. All outdoor pet service areas shall be located at least 50 feet
from any property line and 500 feet from any residential district or
residential subarea of a planned development district. Use of outdoor
pet service areas shall be limited to between the hours of 7:00 a.m. and
9:00 P.M.
(3) Office -Flex. Flex office must include a minimum of 30 percent office
use. Remaining space may be used for any combination of research &
laboratory space, clean manufacturing and assembly, wholesaling
and/or related showroom, warehousing and or distribution purposes.
Any showroom component shall not exceed 10 percent of the gross
floor area of the principal structure and shall not count toward office
calculations.
(4) Personal Services and Retail. Only those uses present as of the
effective date of this ordinance shall be permitted. Once removed, no
further uses shall be permitted as a primary use.
(5) Transportation- Park - and - Rides. Park and ride facilities shall provide
only one shelter per bus route.
RECORD OF ORDINANCES
Ordinance No.
Inc.
18 -11 (Amended) Page 4 of 13
Passed 20
(6) Educational Facility. These uses shall have no rooms for the regular
housing or sleeping of students.
(7) Manufacturing & Assembly and Wholesaling & Distribution. Any
auxiliary showroom areas associated with the primary use shall not
exceed 10 percent of the gross floor area of the principal structure.
(8) Motor Vehicle Repair- Major. A vehicle may not be stored for more
than 30 days. All inoperable vehicles must be parked in a defined
service area providing screening in accordance with §153.133 -
Minimum Landscape Requirements.
(9) Utilities- Renewable Energy Facilities. Renewable Energy Facilities
shall be located at least 750 feet from all residential districts or
residential subarea of a planned development district, unless otherwise
approved by the Planning and Zoning Commission. Property owners
must sufficiently demonstrate that adequate measures are provided to
minimize off -site impacts relating to the facility's operation.
(10) Utilities - Electric Substation. Electric substations shall be located at
least 700 feet from all residential districts or residential subarea of a
planned development district.
(11) Utilities- Wireless Communications. For regulations governing wireless
communication uses, Chapter 99 of the Dublin Codified Ordinances
shall apply.
(12) Dwelling- Single Family. Only residential uses existing as of the
effective date of this ordinance are permitted. Once removed, no further
single- family dwelling shall be permitted.
(13) Child Day Care. Day Care components shall not exceed 20 percent of
the gross floor area of the principal structure.
(D) Site Development Requirements.
In addition to the provisions of § 153.070 through § 153.076, the following
requirements for arrangement and development of land and buildings shall be
met:
(1) Intensity of use. Lot size shall be sufficient to provide the yard spaces
required by this section and the following provisions:
(a) Maximum Lot Coverage. Lot coverage for structures and
impervious surfaces shall not exceed 70 percent.
(b) Building Height. The height of principal and accessory
structures shall be limited based upon setback requirements of
this District as identified in §153.044(D)(2)(c). Structures
greater than 56 feet in height shall require conditional use
approval in accordance with §153.236.
(2) Setback Requirements. Placement of structures and improvements shall
provide sufficient separation to the adjacent site or use according to the
following provisions. Setbacks shall be provided as necessary to
accommodate any additional site requirements such as landscaping,
mounding and buffering:
RECORD OF ORDINANCES
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18 -11 (Amended) Page 5 of 13
Ordinance No. Passed 20
(a) Lot width. Lots shall provide a minimum of 60 feet in width at
the public right -of -way.
(b) Front yards. The required front yard setback for principal and
accessory structures shall be determined in accordance with
§153.072.
(c) Side and Rear yards. The following setbacks for components
of principal and accessory structures shall be determined based
upon the height of each individual component.
Building Height
Required Minimum Setback
< 15 feet
15 feet
>15 — 29 feet
20 feet
>29 — 43 feet
35 feet
>43 — 56 feet
50 feet
Required side and rear setbacks for principal and accessory
structures shall in no case be less than 25 feet from any
residential zoning district or a residential subarea of a planned
development district as listed in §153.016.
(d) Side Pavement Setbacks. Required side yard setbacks for
pavement, which includes open storage, service and loading
areas, shall be at least five feet, except for common access
drives or shared service courts. Required side pavement
setbacks shall be at least 25 feet from any residential zoning
district or a residential subarea of a planned development
district as listed in §153.016.
(e) Rear Pavement Setbacks. Required rear yard setbacks for
pavement, which includes open storage, service and loading
areas, shall be at least ten feet, except for common access drives
or shared service courts. Required rear pavement setbacks shall
be at least 25 feet from any residential zoning district or a
residential subarea of a planned development district as listed in
§153.016
(E) Additional Outdoor Requirements
(1) Outdoor Operations. Uses shall operate entirely within an enclosed
structure, unless it is determined by the Director that operations are
harmonious to the surrounding area and are adequately screened.
(2) Outdoor Storage. Exterior storage shall be screened in accordance with
§153.133(C)(1). Storage must be located to the side or rear of all
buildings and shall not be visible from adjacent properties or from the
public right -of -way.
(3) Off -Site Impacts. Uses must be conducted in a manner harmonious with
the surrounding area and comply with minimum requirements as set
forth by the provisions of § 153.076 of the Zoning Code and § 132.03 of
the Dublin Codified Ordinances.
(4) Service Areas. Overhead doors shall be located to the side or rear of
structures to minimize visibility from public streets. Open service areas
and loading docks shall be screened by walls a minimum of six feet in
RECORD OF ORDINANCES
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Ordinance No.
18 -11 (Amended)
Page 6 of 13
Passed 20_
height, but not greater than twelve feet. Walls, fences or landscape
screening shall have 100 percent opacity to effectively conceal service
and loading operations from adjoining streets and from any residential
zoning district or a residential subarea of a planned development district
as listed in § 153.016. Compliance with the provisions of Section
153.133(C) shall also be required.
(F) Architecture and Design Requirements
(1) Architectural Intent. In order to provide for flexible space required for
uses within the district, architectural standards are intentionally non-
prescriptive. However, all structures within the district are expected to
be thoughtfully designed with materials, detailing, scale, and proportion
that is intentional and carefully thought through and with specific
attention toward aesthetics. Buildings may utilize any combination of
exterior materials from the list of permitted materials however, in all
cases, such materials shall be applied in a manner that provides well -
detailed and aesthetically pleasing fagade surfaces. Characteristics of a
well - detailed fagade include, but are not limited to, deliberate joint
patterns, finished edge detailing, and durable, rust and fade resistant
finishes.
(2) Applicability of Architectural Requirements. Architectural
requirements as specified by this Section shall apply to new
construction. Design of additions to structures existing as of the date of
this ordinance may coordinate with architecture of the existing
structure, but to the extent possible shall meet the requirements of this
Section. The City may contract with a qualified architectural
consultant to determine compliance with the Architecture and Design
Requirements contained in this Section.
(3) Rooftop Mechanicals. Mechanical equipment and other functional
components shall be screened from view from the ground by parapets
not lower than the height of the roof equipment, screens with a
materials and details compatible with the building's facades, pitched
roof areas, or special architectural features. Parapets on flat roofs shall
not be included in the calculation for building height.
(4) Materials. At least eighty percent of exterior walls shall be constructed
of one or more of the primary materials listed below. The following are
acceptable primary and secondary building materials, as noted.
(a) Primary Materials
(1) Brick. Brick shall be uniform in color within any one
specific color range but using more than one color range
to create patterns is acceptable. Bricks that have been
flashed to change color in the individual unit, distressed
bricks and wood mold bricks are not acceptable.
(2) Glass. Transparent, tinted, reflective, coated, opaque,
translucent, and textured glass, are permitted
(3) Stone. Stone such as limestone, granite and marble are
acceptable. Synthetic stone of a high quality that is
indistinguishable from natural stone is also acceptable.
RECORD OF ORDINANCES
Big. mc.
Ordinance No.
18 -11 (Amended)
Passed
Page 7 of 13
20
(4) Pre- Cast Concrete Pre -cast concrete panels developed
with shadow lines, reveals, textural changes, color
variations and/or exposed aggregate are acceptable.
(5) Architectural Metal Smooth face, and textured face
insulated or un- insulated metal panels are acceptable.
Careful attention to how the panels are joined, detailed
at edges and corners and attached is required. Use of
corrugated or long span, high- profile fluted or ribbed
metal panels is not encouraged.
(6) Synthetics Synthetic siding materials such as
cementitious siding and EIFS are acceptable if carefully
integrated into the building's design and detailed with a
high level of shadow lines and reveals. Pre - approval is
recommended.
(7) Concrete Masonry Units Architectural Masonry Units
with special aggregates and finishes are acceptable. Split
face masonry units may be acceptable if combined with
other masonry products to raise the level of visual
quality. Pre - approval is recommended.
(8) Tilt -Up Panels. Concrete tilt -up panels are acceptable if
they contain a high degree of detail by the use if shadow
lines, textural variations and /or applied projections and
limited to large footprint buildings. Pre - approval is
recommended.
(9) Other primary building materials may be approved if
demonstrated to be of similar quality to the permitted
primary materials.
(b) Secondary Materials. In addition to the permitted materials
above, the following may be used as secondary building
applications:
(1) Gypsum Fiber Reinforced Concrete (GFRC). Fiber
reinforced concrete products may be used for trim or
architectural features.
(2) Frost- Proof Ceramic Tile. Porcelain or other frost -proof
ceramic tiles may be used as accents or to create special
features.
(3) Architectural Metal. Metal extrusions, panels and
structural components may be used as accents or for
special features such as canopies and sunshades. These
materials must be finished to prevent fading, staining,
rust or corrosion and shall be carefully detailed with
attention toward aesthetics. Use of corrugated or long
span, high- profile fluted or ribbed metal panels is not
encouraged.
(4) Split Faced Block Split faced block shall be used in
limited quantities for components like foundations or
site walls.
RECORD OF ORDINANCES
Ordinance No.
18 -11 (Amended)
Page 8 of 13
Passed 20_
(5) EIFS. Exterior Insulated Finishing Systems may be
used.
(6) Other secondary building materials may be approved if
demonstrated to be of similar quality to the permitted
secondary materials.
(5) Color. Structures shall incorporate combinations of color that will
provide visual interest and be harmonious with the surrounding area.
(a) Base Colors. Main building colors shall be neutral, off -white
or earth tone. Base colors shall constitute a predominance of
the visible building exterior and be muted with low reflectivity.
(b) Accent Colors. Building trim and/or detailing may utilize
brighter accent colors to create visual interest and/or to identify
main public entrances. Application of accent colors may be
used up to an amount not to exceed ten percent of the total area
of all building elevations.
(6) Accessory Structures. Accessory structures shall be constructed of
identical materials, style, quality and appearance as the principal
building.
(G) Landscape Requirements
(1) Compliance. All sites shall be required to comply with applicable
Code requirements for landscaping in Chapter 153 with the following
modifications:
(a) In cases where §153.152(B) requires full landscape compliance
for site and/or building modifications exceeding 25 percent, the
following landscape components shall apply to those structures
when the exterior materials, finish or design of the building
facades are being improved without expanding the overall
footprint of the structure:
(1) 153.133(A)(5) Vehicular Use Perimeter Requirements
(2) 153.133(C) Screening of Service Structures
(3) 153.133(D) Additional Site Landscaping
(4) 153.134 Street Trees
(b) To encourage maintenance and marketability of existing
structures, in cases as noted in paragraph (a), Section 153.133(A)
Perimeter Buffer Landscape Requirements and Section
153.133(B) Interior Landscaping for Vehicular Use Areas may be
deferred until such time as the building is expanded or the site
redeveloped further.
(I) Alternative Energy & Design
(1) Alternative Energy Integration. Use of on -site alternative energy
sources for greater self - sufficiency is highly encouraged. Other types
of alternative energy not addressed by this Code may be approved if
demonstrated to be of similar character or impact of those types
permitted.
Blank, Inc.
RECORD OF ORDINANCES
Blank, Inc.
18 -11 (Amended) Page 9 of 13
Ordinance No. Passed 20_
(a) Wall and roof - mounted or applied thermal and PV solar units
are permitted within the TF District and shall include side and
rear screening as applicable for supporting infrastructure;
(b) Ground- mounted solar units are permitted, in accordance with
applicable setback requirements and shall include side and rear
screening for supporting infrastructure;
(c) Due to proximity to residential areas, commercial wind turbines
shall not be permitted within the TF District; and
(d) Residential -scale wind turbines shall be permitted in accordance
with applicable setback requirements.
m
(2) Alternative Design Methods. hitegration of architectural and site
design methods and materials that promote sustainability and lower
energy use are strongly encouraged.
Use Definitions
For the purposes of §153.044, the following definitions shall apply to interpret
uses unless specified otherwise:
Commercial
(1) Animal Care
(a) General Services. A facility providing grooming and daycare
for household pets.
(b) Veterinary Offices. A facility for medical, dental, or other
health services related to the diagnosis and treatment of
animals' illnesses, injuries, and physical ailments. These
facilities shall not include crematory services.
(c) Veterinary Urgent Care and Hospitals. A facility for
emergency care for the treatment of animals' illnesses, injuries,
or physical ailments, but shall not including crematory services.
(2) Data Center. A facility with typically lower employee counts than
general office uses that houses computer systems and associated data
and is focused on the mass storage of data.
(3) Entertainment and Recreation- Indoor. A facility or area providing
opportunities for physical exercise, physical training or improvement of
health for the general public or members of an organization.
(4) Medical and Diagnostic Laboratory. A facility for sampling,
photographing, analyzing or testing bodily fluids and other medical
specimens, These facilities may not include laboratories for the sole
purpose of research.
(5) Office
(a) General. A facility providing executive, management,
administrative, or professional services. This use includes
corporate office, law offices, architectural firms, insurance
companies and other executive, management or administrative
offices for businesses or corporations. This facility does not
include medical offices.
RECORD OF ORDINANCES
Blank, Inc.
Ordinance No.
18 -11 (Amended)
Page 10 of 13
Passed . 20
(b) Call Centers. A facility providing customer service or sales
requests by telecommunication or other data means.
(c) Flex. A facility including office, research, laboratory,
manufacturing, clean assembly, warehousing, or other related
activities whose configurations and construction methods allow
for easy conversion of interior and exterior space.
(d) Medical. A facility providing medical, dental, or other health
services relating to the diagnosis and treatment of human
illnesses, injuries, and physical ailments treated in an office
setting. This includes outpatient surgery, rehabilitation,
incidental laboratories and other related activities, but does not
include overnight patient stays.
(6) Parking Structure. A facility used for vehicle parking and where there
are a number of floors or levels on which parking takes place, either
freestanding or integrated into a building.
(7) Personal, Repair, & Rental Services. A facility or establishment that
provides services associated with personal grooming, personal
instruction or education, the maintenance of fitness, health and well-
being, or the rental, servicing, maintenance, or repair of consumer
goods. This use includes but is not limited to yoga centers, beauty
salons, barbers and hairdressers, meditation centers, massage centers,
dry cleaning shops, tailors, shoe repair, and electronics repair shops.
This facility does not include motor vehicle, recreational vehicle, or
heavy equipment repair or rental.
(8) Retail. Sale of general merchandise or food to the general public for
direct use and not for wholesale. This use includes but is not limited to
sale of general merchandise, clothing and other apparel, flowers and
household plants, dry goods, convenience and specialty foods,
hardware and similar consumer goods.
(9) Transportation- Park -and -Ride. A facility providing parking and
shelter for transit passengers or carpooling that typically includes
parking lots and associated structures located along or near public
transit routes.
Civic/Public/Institutional
(10) Child Day Care. A facility for the provision of non - medical care and
supervision outside the home for minor children, provided the
supervision is less than 24 hours per day and the facility is licensed by
the State of Ohio.
(11) Educational Facility. A facility offering classes, training courses, or
skill development to the public or to members of an organization. This
use includes, but is not limited to, public or private educational
facilities such as vocational, business, or technical schools, training
centers, colleges or universities. Elementary, middle or high schools
are not included in this definition.
(12) Government Services.
(a) General. A facility providing the administration of local,
state, or federal government services or functions.
RECORD OF ORDINANCES
Blank, Inc.
RITMMM7 n
18 -11 (Amended)
Page 11 of 13
20
(b) Safety. A facility providing police, fire, or emergency
medical services to the surrounding community.
(c) Service. A facility providing government services that
includes vehicle and equipment parking and/or service or
maintenance yards.
(13) Parks and Open Space. Public or private land that has been identified
for active or passive parks or property to be left in a generally natural
state.
Industrial
(14) Construction and Contract Service Trades. Facilities used for the
repair of machinery, equipment, products or by- products. May include
outdoor storage of materials, supplies or equipment as an accessory
use.
(15) Manufacturing and Assembly. A facility used for the fabrication,
assembly, finishing, packaging or processing of components and/or
finished goods.
(16) Mini- Storage. A facility of leased or owned structures available to the
general public for the storage of goods.
(17) Motor Vehicle Repair, Major. A facility or area where major
mechanical (engine, transmission or other major mechanical systems)
and body work is conducted on vehicles and/or trailers.
(18) Research and Development. A facility or area for conducting scientific
research, investigation, testing, or experimentation, and including the
fabrication of prototypes and support facilities, but not including
facilities for the manufacture or sale of products except as may be
incidental to the main purpose of the laboratory.
(19) Utilities.
(a) Renewable Energy Facilities. Commercial -scale operations for
the collection of solar, wind, or geothermal energy and its
conversion to electrical energy for sale to a public utility.
(b) Electric Substation. The component of an electricity
generation, transmission and distribution system where voltage
is managed through the use of transformers.
(c) Essential Services. Facilities used to provide utility services to
a building or property, including but not limited to water pipes,
sewer pipes, electric lines and boxes, telecommunication lines
or fiber optic equipment, gas regulator stations, and storm
drainage pipes. This use does not include major utilities such as
water or sewer treatment plants, electric generating plants, and
other facilities that are primary rather than accessory uses of the
sites on which they are located. Wireless communication
facilities are also not included in this definition.
(d) Wireless Communications. All communication components and
facilities regulated by the FCC and Chapter 99 of the Dublin
Codified Ordinances.
RECORD OF ORDINANCES
Blank, Inc.
Form No. 30043
18 -11 (Amended) Page 12 of 13
Ordinance No. Passed 20
(20) Wholesaling and Distribution. Facilities and accessory uses for the
mass storage and movement of goods as well as transportation,
logistics, maintenance and fleet parking.
Residential
(2 1) Dwelling- Single Family. A building arranged or designed to be
occupied by one family, the structure having only one dwelling unit.
Accessoryaemporary Uses
(22) Bicycle Facility. Equipment and structures including bicycle racks,
lockers, and showers to assist either recreational or commuter cyclists.
(23) Community Activity. An activity that is open to the general public and
sponsored by a public, private nonprofit or religious organization that is
educational, cultural, or recreational in function. This use includes but
is not limited to school plays and church fairs.
(24) Construction Trailer /Office. A trailer or portable building used to
provide work space for construction staff during the construction of a
building or facility from no earlier than 30 days prior to construction to
no later than 60 days after construction concludes
(25) Corporate Residences. An accessory use integrated as part of a
primary structure or an accessory structure available in conjunction
with a nonresidential use that provides housing for personnel or visitors
and is not available to the general public.
(26) Special Event. A temporary outdoor use of land for the purposes of a
gathering, including but not limited to a fair, festival, celebration, or
fundraiser, that reasonably may be expected to attract more than 100
persons at any one time.
(27) Transit Stop. An incidental area either along the public right -of -way or
on a private site with shelters or other related amenities for patrons
waiting for buses or other forms of public transportation. A transit stop
shall not include a bus or train station, park- and -ride, or other major
transit facility.
(28) Utilities- Renewable Energy Equipment. Equipment for the collection
of solar, geothermal energy or other forms of renewable energy
(excluding wind) and its conversion to electrical energy or heat for use
on the same property or for incidental sale to a utility when that
equipment is accessory to a permitted or approved conditional primary
use of the property.
(29) Utilities- Renewable Wind Equipment. Equipment for the collection of
wind energy or its conversion to electrical energy or heat for use on the
same property or for incidental sale to a utility when that equipment is
accessory to a permitted or approved conditional primary use of the
property. Includes both building mounted and ground mounted units.
(30) Vehicle Charging Station. A facility or area at which electric powered
or hybrid powered motor vehicles can obtain electrical current to
recharge batteries, when accessory to a permitted or approved primary
use of the property.
RECORD OF ORDINANCES
Form
!opl: AR,
Passed
Page 13 of 13
20_
(a) Structures, parking driveways, vehicular use areas, service
areas, pedestrian areas and other hard - surfaces or paved areas
shall not cover more than 70% of the total lot area within the
following zoning districts:
R -12, Urban Residential District
SO, Suburban Office and Institutional District
NC, Neighborhood Commercial District
CC, Community Commercial District
RI, Restricted Industrial District
LI, Limited Industrial District
GI, General Industrial District
OLR, Office Laboratory & Research District
TF, Technology Flex District
Excavation and Quarry
Oil and Gas
Exceptional Uses
Section 2. That the Standard Zoning Districts Table in § 153.016(A) be amended to
incorporate the Technology Flex District as follows:
18 -11 (Amended)
NAME
SYMBOL
Industrial Districts
New Tower
Technology Flex
TF
Section 3. That §153.032(B)(1)(e) be amended as follows:
(e) All vehicular use areas, including driveways, in industrial
districts shall be located at least 15 feet from any residential
district lot line as listed in 153.016 or as otherwise noted for the
Technology Flex District in §153.044.
Section 4. That §153.032(B)(4)(a) be amended as follows:
Section 5. That the "Zoning District and Approval Procedures" table in Section
99.05(B) regarding Wireless Communications be amended to include the Technology
Flex (TF) District as follows:
Zoning
Co- Location
New Tower
New Tower
Alternative
Temporary
District
(multi-user)
(single user)
Structure
Facilities
Technology
Administrative
Administrative
Not Permitted
Administrative
See §99.10
Flex
Section 6. This Ordinance shall take effect on the earliest date provided by law.
Passed this day of
2011.
Mayor — Presiding Officer
ATTEST:
Clerk of Council
Ordinance 18 -11 (Amended)
PROPOSED CODE (REDLINE) INCORPORATING SECOND READING COMMENTS
Section 1 . Section 153.044 is hereby added and shall provide as follows:
153.044 TECHNOLOGY FLEX (TF) DISTRICT
(A) District Purpose and Intent
The Technology Flex (TF) District provides for a broad range of research, office,
laboratory and clean manufacturing uses that will foster a well- rounded and
diverse economy for the City. The TF District supports appropriate light -
industrial options, while encouraging greater opportunity for research and office
uses that will improve Dublin's competitive edge within the region. Flexible
architectural spaces are desired that will accommodate the expansion and
changing operations of small to medium size companies.
(B) District Uses
Uses in the TF District are as shown on the following table. Descriptions and
characteristics of use categories can be found in §153.044(1) - Definitions.
Additional development requirements for particular uses are contained in
§ 153.044(C) as referenced below within the "Use Specific Standards" column.
(1) Permitted Uses. Uses denoted as "P" in Table 153.044(B)(4) indicate that
the land use is allowed by right, subject to compliance with the use -
specific standards referenced in the final column of the use table and all
other applicable provisions of Chapter 153.
(2) Conditional Uses. Uses denoted as "C" in Table 153.044(B)(4) indicate
that the land use is allowed only upon approval of a conditional use permit
as required by § 153.236, compliance with use - specific standards
referenced in the final column of the use table and all other applicable
provisions of Chapter 153.
(3) Size or Time Limited Uses. Uses denoted with an "S" or "T" in Table
153.044(B)(4) indicate special limits regarding size or time duration of the
use and are subject to compliance with the use - specific standards
referenced in the final column of the use table and all other applicable
provisions of Chapter 153.
(4) Table of Uses.
P Pamitted C Conditional S=Size Limited
T=Time Limited
PRIMARY USES
USE SPECIFIC
STANDARDS
Commercial Uses
Animal Care- General Services
P, T
153.044(C)(1)
Animal Care- Veterinary Offices
P, T
153.044(C)(2)
Animal Care- Veterinary Urgent Care and Hospitals
P, T
153.044(C)(2)
Data Center
P
Ordinance 18 -11 (Amended)
PROPOSED CODE (REDLINE) INCORPORATING SECOND READING COMMENTS
P= Permitted G Conditional S=Size Limited T=Time Limited
USE SPECIFIC
PRIMARY USES STANDARDS
Entertainment and Recreation- Indoor C
Medical and Diagnostic Laboratory
P
Office- General
P
Office - Call Centers
C
Office- Flex
P, S
153.044(C)(3)
Office- Medical
P
Parking Structures
C
Personal, Repair and Rental Services
P
153.044(C)(4)
Retail
P
153.044(C)(4)
Transportation- Park - and -Ride
P
153.044(C)(5)
Civic, Public & Institutional Uses
Day Care- Child
P
Educational Facility
P
153.044(C)(6)
Govemment Services- General
P
Govemment Services- Safety
P
Govemment Services- Service
P
Parks and Open Space
P
Industrial Uses
Construction and Contract Service Trades
P
Manufacturing and Assembly
P
153.044(C)(7)
Mini-Storage
C
Motor Vehicle Repair- Ma
P
153.044(C)(8)
Research and Development
P
Utilities- Renewable Energy Facilities
C
153.044(C)(9)
Utilities- Electric Substation
C
153.044(C)(10)
Utilities- Essential Services
P
Utilities- Wireless Communications
see Chapter 99
153.044(C)(11)
Wholesaling and Distribution
C
153.044(C)(7)
Residential Uses
Dwelling- Single Family
P
153.044(C)(12)
2
Ordinance 18 -11 (Amended)
PROPOSED CODE (REDLINE) INCORPORATING SECOND READING COMMENTS
P= Permitted G Conditional S=Size Limited T=Time Limited
USE SPECIFIC
ACCESSORY/TENIPORARY USES STANDARDS
Accessory uses are permitted only in connection with a permitted or approved conditional use on the same property and must be
clearly subordinate and incidental to that use. No accessory use maybe operated When a permitted or approved conditional use
does not exist on the property. Permitted primary uses are permitted as accessory uses
Bicycle Facilities
P
Day Care- Child
P, S
153.044(C)(13)
Community Activity
T
Construction Trailer /Office
T
Corporate Residences
P
Entertainment and Recreation- Indoor
C
Parking Structures
P
Special Event
T
Transportation- Transit Stop
P
Utilities- RenewableEner Equipment
P
Utilities - Renewable Wind Equipment
P
Vehicle Charging Station
P
Wholesaling and Distribution
P
(C) Use Specific Standards
The following requirements shall apply in addition to all other applicable
development regulations for specific types of uses in the Technology Flex (TF)
District:
(1) Animal Care- General Services. Services shall be provided indoors and
may include grooming, sitting (daytime only), training and accessory retail
sales of pet care products, or other similar uses. Overnight boarding is not
permitted. Outdoor pet service areas shall be located at least 50 feet from
any property line and 500 feet from any residential district or residential
subarea of a planned development district. Use of outdoor pet service
areas shall be limited to between the hours of 7:00 a.m. and 9:00 p.m.
(2) Animal Care - Veterinary Offices and Veterinary Urgent Care and
Hospitals. Boarding of animals shall only be permitted for the ongoing
care of animals in treatment and must be provided within the principal
structure. All outdoor pet service areas shall be located at least 50 feet
from any property line and 500 feet from any residential district or
residential subarea of a planned development district. Use of outdoor pet
service areas shall be limited to between the hours of 7:00 a.m. and 9:00
p.m.
(3) Office -Flex. Flex office must include a minimum of 30 percent office use.
Remaining space may be used for any combination of research &
laboratory space, clean manufacturing and assembly, wholesaling and/or
related showroom, warehousing and or distribution purposes. Any
3
Ordinance 18 -11 (Amended)
PROPOSED CODE (REDLINE) INCORPORATING SECOND READING COMMENTS
showroom component shall not exceed 10 percent of the gross floor area
of the principal structure and shall not count toward office calculations.
(4) Personal Services and Retail. Only those uses present as of the effective
date of this ordinance shall be permitted. Once removed, no further uses
shall be permitted as a primary use.
(5) Transportation- Park -and- Rides. Park and ride facilities shall provide
only one shelter per bus route.
(6) Educational Facility. These uses shall have no rooms for the regular
housing or sleeping of students.
(7) Manufacturing & Assembly and Wholesaling & Distribution. Any
auxiliary showroom areas associated with the primary use shall not exceed
10 percent of the gross floor area of the principal structure.
(8) Motor Vehicle Repair Major. A vehicle may not be stored for more than
30 days. All inoperable vehicles must be parked in a defined service area
providing screening in accordance with §153.133 -Minimum Landscape
Requirements.
(9) Utilities - Renewable Energy Facilities. Renewable Energy Facilities shall
be located at least 750 feet from all residential districts or residential
subarea of a planned development district, unless otherwise approved by
the Planning and Zoning Commission. Property owners must sufficiently
demonstrate that adequate measures are provided to minimize off -site
impacts relating to the facility's operation.
(10) Utilities- Electric Substation. Electric substations shall be located at least
700 feet from all residential districts or residential subarea of a planned
development district.
(11) Utilities- Wireless Communications. For regulations governing wireless
communication uses, Chapter 99 of the Dublin Codified Ordinances shall
apply.
(12) Dwelling- Single Family. Only residential uses existing as of the effective
date of this ordinance are permitted. Once removed, no further single -
family dwelling shall be permitted.
(13) Child Day Care. Day Care components shall not exceed 20 percent of the
gross floor area of the principal structure.
0
Ordinance 18 -11 (Amended)
PROPOSED CODE (REDLINE) INCORPORATING SECOND READING COMMENTS
(D) Site Development Requirements.
In addition to the provisions of § 153.070 through §153.076, the following
requirements for arrangement and development of land and buildings shall be
met:
(1) Intensity ofuse. Lot size shall be sufficient to provide the yard spaces
required by this section and the following provisions:
(a) Maximum Lot Coverage. Lot coverage for structures and
impervious surfaces shall not exceed 70 percent.
(b) Building Height. The height of principal and accessory structures
shall be limited based upon setback requirements of this District as
identified in § 153.044(D)(2)(c). Structures greater than 56 feet in
height shall require conditional use approval in accordance with
§153.236.
(2) Setback Requirements. Placement of structures and improvements shall
provide sufficient separation to the adjacent site or use according to the
following provisions. Setbacks shall be provided as necessary to
accommodate any additional site requirements such as landscaping,
mounding and buffering:
(a) Lot width. Lots shall provide a minimum of 60 feet in width at the
public right -of -way.
(b) Frontyards. The required front yard setback for principal and
accessory structures shall be determined in accordance with
§153.072.
(c) Side and Rear yards. The following setbacks for components of
principal and accessory structures shall be determined based upon
the height of each individual component.
Building
Height
Required Minimum Setback
_ <15
feet
15 feet
>15 —
29 feet
20 feet
>29 —
43 feet
35 feet
>43 —
56 feet
50 feet
Required side and rear setbacks for principal and accessory
structures shall in no case be less than 25 feet from any residential
zoning district or a residential subarea of a planned development
district as listed in §153.016.
5
Ordinance 18 -11 (Amended)
PROPOSED CODE (REDLINE) INCORPORATING SECOND READING COMMENTS
(d) Side Pavement Setbacks. Required side yard setbacks for
pavement, which includes open storage, service and loading areas,
shall be at least five feet, except for common access drives or
shared service courts. Required side pavement setbacks shall be at
least 25 feet from any residential zoning district or a residential
subarea of aplanned development district as listed in §153.016.
(e) Rear Pavement Setbacks. Required rear yard setbacks for
pavement, which includes open storage, service and loading areas,
shall be at least ten feet, except for common access drives or
shared service courts. Required rear pavement setbacks shall be at
least 25 feet from any residential zoning district or a residential
subarea of aplanned development district as listed in §153.016
(E) Additional Outdoor Requirements
(1) Outdoor Operations. Uses shall operate entirely within an enclosed
structure, unless it is determined by the Director that operations are
harmonious to the surrounding area and are adequately screened.
(2) Outdoor Storage. Exterior storage shall be screened in accordance with
§153.133(C)(1). Storage must be located to the side or rear of all buildings
and shall not be visible from adjacent properties or from the public right -
of -way.
(3) Off -Site Impacts. Uses must be conducted in a manner harmonious with
the surrounding area and comply with minimum requirements as set forth
by the provisions of §153.076 of the Zoning Code and §132.03 of the
Dublin Codified Ordinances.
(4) Service Areas. Overhead doors shall be located to the side or rear of
structures to minimize visibility from public streets. Open service areas
and loading docks shall be screened by walls a minimum of six feet in
height, but not greater than twelve feet. Walls, fences or landscape
screening shall have 100 percent opacity to effectively conceal service and
loading operations from adjoining streets and from any residential zoning
district or aresidential subarea of a planned development district as listed
in §153.016. Compliance with the provisions of Section 153.133(C) shall
also be required.
(F) Architecture and Design Requirements
(1) Architectural Intent. In order to provide for flexible space required for
uses within the district, architectural standards are intentionally non-
prescriptive. However, all structures within the district are expected to be
thoughtfully designed with materials, detailing, scale, and proportion that
Ordinance 18 -11 (Amended)
PROPOSED CODE (REDLINE) INCORPORATING SECOND READING COMMENTS
is intentional and carefully thought through and with specific attention
toward aesthetics. Buildings may utilize any combination of exterior
materials from the list of permitted materials however, in all cases, such
materials shall be applied in a manner that provides well - detailed and
aesthetically pleasing fagade surfaces. Characteristics of a well - detailed
fagade include, but are not limited to, deliberate joint patterns, finished
edge detailing, and durable, rust and fade resistant finishes.
(2) Applicability of Architectural Requirements. Architectural requirements
as specified by this Section shall apply to new construction. Design of
additions to structures existing as of the date of this ordinance may
coordinate with architecture of the existing structure, but to the extent
possible shall meet the requirements of this Section. The City may
contract with a qualified architectural consultant to determine compliance
with the Architecture and Design Requirements contained in this Section.
(3) Rooftop Mechanicals. Mechanical equipment and other functional
components shall be screened from view from the ground by parapets not
lower than the height of the roof equipment, screens with a materials and
details compatible with the building's facades, pitched roof areas, or
special architectural features. Parapets on flat roofs shall not be included
in the calculation for building height.
(4) Materials. At least eighty percent of exterior walls shall be constructed of
one or more of the primary materials listed below. The following are
acceptable primary and secondary building materials, as noted.
(a) Primary Materials
(1) Brick. Brick shall be uniform in color within any one
specific color range but using more than one color range to
create patterns is acceptable. Bricks that have been flashed
to change color in the individual unit, distressed bricks and
wood mold bricks are not acceptable.
(2) Glass. Transparent, tinted, reflective, coated, opaque,
translucent, and textured glass, are permitted
(3) Stone Stone such as limestone, granite and marble are
acceptable. Synthetic stone of a high quality that is
indistinguishable from natural stone is also acceptable.
(4) Pre- Cast Concrete Pre -cast concrete panels developed
with shadow lines, reveals, textural changes, color
variations and /or exposed aggregate are acceptable.
Ordinance 18 -11 (Amended)
PROPOSED CODE (REDLINE) INCORPORATING SECOND READING COMMENTS
(5) Architectural Metal Smooth face, and textured face
insulated or un- insulated metal panels are acceptable.
Careful attention to how the panels are joined, detailed at
edges and corners and attached is required. Use of
corrugated or long span, high - profile fluted or ribbed metal
panels is not encouraged.
(6) Synthetics Synthetic siding materials such as cementitious
siding 11afdWim! and EIFS are acceptable if carefully
integrated into the building's design and detailed with a
high level of shadow lines and reveals. Pre - approval is
recommended.
(7) Concrete Masonry Units Architectural Masonry Units
with special aggregates and finishes are acceptable. Split
face masonry units may be acceptable if combined with
other masonry products to raise the level of visual quality.
Pre- approval is recommended.
(8) Tilt -Up Panels. Concrete tilt -up panels are acceptable if
they contain a high degree of detail by the use if shadow
lines, textural variations and /or applied projections and
limited to large footprint buildings. Pre - approval is
recommended.
(9) Other primary building materials may be approved if
demonstrated to be of similar quality to the permitted
primary materials.
(b) Secondary Materials. In addition to the permitted materials above,
the following may be used as secondary building applications:
(1) Gypsum Fiber Reinforced Concrete (GFRC). Fiber
reinforced concrete products may be used for trim or
architectural features.
(2) Frost- Proof Ceramic Tile. Porcelain or other frost -proof
ceramic tiles may be used as accents or to create special
features.
(3) Architectural Metal. Metal extrusions, panels and structural
components may be used as accents or for special features
such as canopies and sunshades. These materials must be
finished to prevent fading, staining, rust or corrosion and
shall be carefully detailed with attention toward aesthetics.
M
Ordinance 18 -11 (Amended)
PROPOSED CODE (REDLINE) INCORPORATING SECOND READING COMMENTS
Use of corrugated or long span, high- profile fluted or
ribbed metal panels is not encouraged.
(4) Split Faced Block Split faced block shall be used in
limited quantities for components like foundations or site
walls.
(5) EIFS. Exterior Insulated Finishing Systems may be used.
(6) Other secondary building materials may be approved if
demonstrated to be of similar quality to the permitted
secondary materials.
(4) Color. Structures shall incorporate combinations of color that will provide
visual interest and be harmonious with the surrounding area.
(a) Base Colors. Main building colors shall be neutral, off -white or
earth tone. Base colors shall constitute a predominance of the
visible building exterior and be muted with low reflectivity.
(b) Accent Colors. Building trim and /or detailing may utilize brighter
accent colors to create visual interest and /or to identify main public
entrances. Application of accent colors may be used up to an
amount not to exceed ten percent of the total area of all building
elevations.
(5) Accessory Structures. Accessory structures shall be constructed of
identical materials, style, quality and appearance as the principal building.
(G) Landscape Requirements
(1) Compliance. All sites shall be required to comply with applicable Code
requirements for landscaping in Chapter 153, with -iffelu4it+g the following
modifications:
(a) In cases where §153.152(B) requires full landscape compliance for
site and /or building modifications exceeding 25 percent, the
following landscape components shall apply to those structures when
the exterior materials, finish or design of the building facades are
being improved without expanding the overall footprint of the
structure: T- en atif ,.,..... a in * 4fi ffi ee ffin ...,.a .t a bil :t y of existing
Shall .... t,. ti. OSE, ..t lle- . lrRR .. L ere t ,..,t, f i R M- at alp fi ,.
Ordinance 18 -11 (Amended)
PROPOSED CODE (REDLINE) INCORPORATING SECOND READING COMMENTS
(1) 153.133(A)(5) Vehicular Use Perimeter Requirements
(2) 153.133(C) Screening of Service Structures
(3) 153.133(D) Additional Site Landscaping
(4) 153.134 Street Trees
(b) To encourage maintenance and marketability of existing structures in
cases as noted in paragraph (a), Section 153.133(A) Perimeter Buffer
Landscape Requirements and Section 153.133(B) Interior
Landscaping for Vehicular Use Areas �' " � maybe
deferred until such time as the building is expanded or the site
redeveloped further.
(H) Alternative Energy & Design
(1) Alternative Energy Integration. Use of on -site alternative energy sources
for greater self - sufficiency is highly encouraged. Other types of
alternative energy not addressed by this Code may be approved if
demonstrated to be of similar character or impact of those types permitted.
(a) Wall and roof - mounted or applied thermal and PV solar units are
permitted within the TF District and shall include side and rear
screening as applicable for supporting infrastructure;
(b) Ground- mounted solar units are permitted, in accordance with
applicable setback requirements and shall include side and rear
screening for supporting infrastructure;
(c) Due to proximity to residential areas, commercial wind turbines
shall not be permitted within the TF District; and
(d) Residential -scale wind turbines shall be permitted in accordance
with applicable setback requirements.
(2) Alternative Design Methods. Integration of architectural and site design
methods and materials that promote sustainability and lower energy use
are strongly encouraged.
(I) Use Dermitions
For the purposes of §153.044, the following definitions shall apply to interpret
uses unless specified otherwise:
Commercial
10
Ordinance 18 -11 (Amended)
PROPOSED CODE (REDLINE) INCORPORATING SECOND READING COMMENTS
(1) Animal Care
(a) General Services. A facility providing grooming and daycare for
household pets.
(b) Veterinary Offices. A facility for medical, dental, or other health
services related to the diagnosis and treatment of animals'
illnesses, injuries, and physical ailments. These facilities shall not
include crematory services.
(c) Veterinary Urgent Care and Hospitals. A facility for emergency
care for the treatment of animals' illnesses, injuries, or physical
ailments, but shall not including crematory services.
(2) Data Center. A facility with typically lower employee counts than general
office uses that houses computer systems and associated data and is
focused on the mass storage of data.
(3) Entertainment and Recreation- Indoor. A facility or area providing
opportunities for physical exercise, physical training or improvement of health
for the general public or members of an organization.
(4) Medical and Diagnostic Laboratory. A facility for sampling,
photographing, analyzing or testing bodily fluids and other medical
specimens, These facilities may not include laboratories for the sole
purpose of research.
(5) Office
(a) General. A facility providing executive, management,
administrative, or professional services. This use includes
corporate office, law offices, architectural firms, insurance
companies and other executive, management or administrative
offices for businesses or corporations. This facility does not
include medical offices.
(b) Call Centers. A facility providing customer service or sales
requests by telecommunication or other data means.
(c) Flex. A facility including office, research, laboratory,
manufacturing, clean assembly, warehousing, or other related
activities whose configurations and construction methods allow for
easy conversion of interior and exterior space.
(d) Medical. A facility providing medical, dental, or other health
services relating to the diagnosis and treatment of human illnesses,
injuries, and physical ailments treated in an office setting. This
includes outpatient surgery, rehabilitation, incidental laboratories
Ordinance 18 -11 (Amended)
PROPOSED CODE (REDLINE) INCORPORATING SECOND READING COMMENTS
and other related activities, but does not include overnight patient
stays.
(6) Parking Structure. A facility used for vehicle parking and where there
are a number of floors or levels on which parking takes place, either
freestanding or integrated into a building.
(7) Personal, Repair, & Rental Services. A facility or establishment that
provides services associated with personal grooming, personal instruction
or education, the maintenance of fitness, health and well- being, or the
rental, servicing, maintenance, or repair of consumer goods. This use
includes but is not limited to yoga centers, beauty salons, barbers and
hairdressers, meditation centers, massage centers, dry cleaning shops,
tailors, shoe repair, and electronics repair shops. This facility does not
include motor vehicle, recreational vehicle, or heavy equipment repair or
rental.
(8) Retail. Sale of general merchandise or food to the general public for direct
use and not for wholesale. This use includes but is not limited to sale of
general merchandise, clothing and other apparel, flowers and household
plants, dry goods, convenience and specialty foods, hardware and similar
consumer goods.
(9) Transportation- Park - and -Ride. A facility providing parking and shelter
for transit passengers or carpooling that typically includes parking lots and
associated structures located along or near public transit routes.
Civic /Public/Institutional
(10) Child Day Care. A facility for the provision of non - medical care and
supervision outside the home for minor children, provided the supervision
is less than 24 hours per day and the facility is licensed by the State of
Ohio.
(11) Educational Facility. A facility offering classes, training courses, or skill
development to the public or to members of an organization. This use
includes, but is not limited to, public or private educational facilities such
as vocational, business, or technical schools, training centers, colleges or
universities. Elementary, middle or high schools are not included in this
definition.
(12) Government Services.
(a) General. A facility providing the administration of local, state, or
federal government services or functions.
12
Ordinance 18 -11 (Amended)
PROPOSED CODE (REDLINE) INCORPORATING SECOND READING COMMENTS
(b) Safety. A facility providing police, fire, or emergency medical
services to the surrounding community.
(c) Service. A facility providing government services that includes
vehicle and equipment parking and/or service or maintenance
yards.
(13) Parks and Open Space. Public or private land that has been identified for
active or passive parks or property to be left in a generally natural state.
Industrial
(14) Construction and Contract Service Trades. Facilities used for the repair
of machinery, equipment, products or by- products. May include outdoor
storage of materials, supplies or equipment as an accessory use.
(15) Manufacturing and Assembly. A facility used for the fabrication,
assembly, finishing, packaging or processing of components and /or
finished goods.
(16) Mini - Storage. A facility of leased or owned structures available to the
general public for the storage of goods.
(17) Motor Vehicle Repair, Major. A facility or area where major mechanical
(engine, transmission or other major mechanical systems) and body work
is conducted on vehicles and /or trailers.
(18) Research and Development. A facility or area for conducting scientific
research, investigation, testing, or experimentation, and including the
fabrication of prototypes and support facilities, but not including facilities
for the manufacture or sale of products except as may be incidental to the
main purpose of the laboratory.
(19) Utilities.
(a) Renewable Energy Facilities. Commercial -scale operations for the
collection of solar, wind, or geothermal energy and its conversion
to electrical energy for sale to a public utility.
(b) Electric Substation. The component of an electricity generation,
transmission and distribution system where voltage is managed
through the use of transformers.
(c) Essential Services. Facilities used to provide utility services to a
building or property, including but not limited to water pipes,
sewer pipes, electric lines and boxes, telecommunication lines or
fiber optic equipment, gas regulator stations, and storm drainage
13
Ordinance 18 -11 (Amended)
PROPOSED CODE (REDLINE) INCORPORATING SECOND READING COMMENTS
pipes. This use does not include major utilities such as water or
sewer treatment plants, electric generating plants, and other
facilities that are primary rather than accessory uses of the sites on
which they are located. Wireless communication facilities are also
not included in this definition.
(d) Wireless Communications. All communication components and
facilities regulated by the FCC and Chapter 99 of the Dublin
Codified Ordinances.
(19) Wholesaling and Distribution. Facilities and accessory uses for the mass
storage and movement of goods as well as transportation, logistics,
maintenance and fleet parking.
Residential
(20) Dwelling- Single Family. A building arranged or designed to be occupied
by one family, the structure having only one dwelling unit.
Accessory/Temporary Uses
(21) Bicycle Facility. Equipment and structures including bicycle racks,
lockers, and showers to assist either recreational or commuter cyclists.
(22) Community Activity. An activity that is open to the general public and
sponsored by a public, private nonprofit or religious organization that is
educational, cultural, or recreational in function. This use includes but is
not limited to school plays and church fairs.
(23) Construction Trailer /Office. A trailer or portable building used to provide
work space for construction staff during the construction ofabuilding or
facility from no earlier than 30 days prior to construction to no later than
60 days after construction concludes.
(24) Corporate Residences. An accessory use integrated as part of a primary
structure or an accessory structure available in conjunction with a
nonresidential use that provides housing for personnel or visitors and is
not available to the general public.
(25) Special Event. A temporary outdoor use of land for the purposes of a
gathering, including but not limited to a fair, festival, celebration, or
fundraiser, that reasonably may be expected to attract more than 100
persons at any one time.
(26) Transit Stop. An incidental area either along the public right -of -way or on
a private site with shelters or other related amenities for patrons waiting
10
Ordinance 18 -11 (Amended)
PROPOSED CODE (REDLINE) INCORPORATING SECOND READING COMMENTS
for buses or other forms of public transportation. A transit stop shall not
include a bus or train station, park- and -ride, or other major transit facility.
(27) Utilities- Renewable Energy Equipment. Equipment for the collection of
solar, ;;44l or geothermal energy or other forms of renewable energy
(excluding wind) and its conversion to electrical energy or heat for use on
the same property or for incidental sale to a utility when that equipment is
accessory to a permitted or approved conditional primary use of the
property.
(28) Utilities- Renewable Wind Equipment. Equipment for the collection of
wind energy or its conversion to electrical energy or heat for use on the
same property or for incidental sale to a utility when that equipment is
accessory to a permitted or approved conditional primary use of the
property. Includes both building mounted and ground mounted units.
(29) Vehicle Charging Station. A facility or area at which electric powered or
hybrid powered motor vehicles can obtain electrical current to recharge
batteries, when accessory to a permitted or approved primary use of the
property.
Section 2. That the Standard Zoning Districts Table in §153.016(A) be amended to
incorporate the Technology Flex District as follows:
NAME
SYMBOL
Industrial Districts
Technology Flex
TF
Section 3. That §153.032(B)(1)(e) be amended as follows:
(e) All vehicular use areas, including driveways, in industrial districts
shall be located at least 15 feet from any residential district lot line
as listed in 153.016 or as otherwise noted for the Technology Flex
District in § 153.044.
Section 4. That §153.032(B)(4)(a) be amended as follows:
(a) Structures, parking driveways, vehicular use areas, service areas,
pedestrian areas and other hard - surfaces or paved areas shall not
cover more than 70% of the total lot area within the following
zoning districts:
R -12, Urban Residential District
SO, Suburban Office and Institutional District
NC, Neighborhood Commercial District
CC, Community Commercial District
RI, Restricted Industrial District
15
Ordinance 18 -11 (Amended)
PROPOSED CODE (REDLINE) INCORPORATING SECOND READING COMMENTS
LI, Limited Industrial District
GI, General Industrial District
OLR, Office Laboratory & Research District
TF, Technology Flex District
Excavation and Quarry
Oil and Gas
Exceptional Uses
Section 5. That the "Zoning District and Approval Procedures" table in Section 99.05(B)
regarding Wireless Communications be amended to include the Technology Flex (TF)
District as follows:
Zoning District
Co- Location
New Tower
New Tower
Alternative
Temporary
multi -user
(single user
Structure
Facilities
Technology
Administrative
Administrative
Not Permitted
Administrative
See §99.10
Flex
M
ORDINANCE 18- 11(Amended)
05/09/11 SECOND READING MATERIALS
FOLLOW
CIW OF DUBLIN_
Office of the City Manager
5200 Emerald Parkway • Dublin, OH 43017 -1090
Phone: 614 - 410 -4400 • Fax: 614 - 410 -4490
To: Dublin City Council
From: Marsha I. Grigsby, City Manager \_A\11_1_
Date: May 5, 2011
Initiated By: Dana L. McDaniel, Deputy City Manager
Memo
Re: Ordinance 18 -11 (Amended) - Adopting Section 153.044 to the City of
Dublin Codified Ordinances (Zoning Code) to Establish the New Technology
Flex Zoning District (Case 10- 064ADM)
Update
Ordinance 18 -11 was introduced at the April 25, 2011 City Council meeting. Among the issues
raised by Council were concerns about the review process and the proposed landscape compliance
language. Council requested that Planning revise the ordinance to include requirements for
compliance with the landscaping requirements of the Zoning Code. Described below are the
modifications Planning has made to the Ordinance in response to Council's comments.
Review Process
With outdated regulations, the current industrial districts often require variances and /or conditional
use approvals to move forward with minor expansions and changes of use. The Technology Flex
(TF) District will broaden permitted uses to include office, laboratory and flex uses and make
development regulations more flexible to limit additional approval processes. These enhancements
to the Zoning Code can significantly reduce development timelines.
The Zoning Code includes a variety of standard zoning districts that do not normally include public
review prior to construction. Similar to the Restricted Industrial District and the Limited Industrial
District, the new TF District requires adherence to the zoning regulations as determined through the
building permit process. All standard districts within the Zoning Code have no architectural
regulations, and no ability to ensure quality development exists. While office architecture normally
meets an acceptable quality level, industrial architecture poses a greater challenge.
The approach recommended by the Planning and Zoning Commission involves general architecture
language that provides greater design flexibility for architects and designers, but requires a
minimum level of architectural quality on all four building elevations. As part of the building
permit process, architecture would be reviewed for compliance similar to any other Code
requirement. This would be completed in a manner similar to architectural requirements in the
Residential Appearance Code. As part of the decision - making process, Planning will be utilizing
the services of a qualified architectural consultant to assist in the review process.
Any decision made at an administrative level may be appealed to the Board of Zoning Appeals as
an appeal of an administrative decision. The Board then applies specific criteria to determine if the
administrative decision was made using proper considerations.
Memo re. Ord. 18 -11 (Amended) - Technology Flex District Code Amendment
May 5, 2011
Page 2 of 3
Materials
As part of the public process, building materials have been a consistent discussion item. Buildings
within the Shier Rings Corridor are largely constructed of ribbed or corrugated sheet metal. To
address the concerns of Planning, Economic Development and property owners, modifications have
been made to Section 153.044(F). Paragraph (1) has been amended to remove "concealed
fasteners;" and paragraphs (4)(a)(5) and (4)(b)(3) have been modified to state the following: "Use
of corrugated or long span, high- profile fluted or ribbed metal panels is not encouraged.
Colors
The TF District limits base colors to earth tones and neutral colors that are muted in tone. The Code
also includes the ability to utilize additional colors for accent in applications such as trim and
detailing. This component adds additional identity to the building and is often associated with
branding or corporate identity.
Landscaping
The Zoning Code requires that any 25 percent cumulative alteration of a building and /or site
requires that the entire site be brought into compliance with the landscape provisions of the Code.
This would include perimeter property buffers, vehicular use screening, interior landscape and other
requirements. Many industrial properties in the Shier Rings area were developed prior to the Code
and do not comply; the TF District would allow building exteriors to be upgraded while complying
with the following provisions of the Zoning Code:
• 153.133(A)(5) Vehicular Use Area Perimeter Requirements
• 153.133(C) Screening of Service Structures
• 153.133(D) Additional Site Landscaping
153.134 Street Tree Requirements
Perimeter property buffering and interior landscaping for vehicular use areas would be deferred
until the building is further expanded or the site is redeveloped. These two components of the Code
in many instances would result in the significant removal of existing pavement on many older sites
and would inhibit property upgrades. The proposed changes will bring properties further into
compliance while encouraging the enhancement of buildings.
Landscape Inspections for Industrial Properties
The objective of the landscape inspection program is to inspect properties every four - years. Most
of the commercial properties proposed for the TF District rezoning were inspected during 2010.
During inspection, site landscaping is checked against the approved landscape plan for any
deficiencies. If an approved landscape plan does not exist (which is usually the case for older
properties), inspectors check for signs of missing or unhealthy plants.
Notifications of pertinent landscape issues are sent to the property owner for correction.
Landscaping is replaced pursuant to City Code Section 153.135 (D) Maintenance and Installation.
Minor landscape deficiencies are communicated to the property owner and follow -up compliance
inspections are performed as needed. Currently, there are minor landscape deficiencies at some
Memo re. Ord. 18 -11 (Amended) - Technology Flex District Code Amendment
May 5, 2011
Page 3 of 3
properties that will be addressed as inspections are scheduled. If not addressed before the next
scheduled inspection, the property owner will be notified of any non - compliant issues.
Recommendation
Planning and Economic Development recommend City Council approve Ordinance 18 -11 as
amended to modernize uses permitted in the District, provide clear guidance as to the expectations
for the development community and property owners, and provide an additional level of review that
will ensure Dublin's economic competitiveness.
RECORD OF ORDINANCES
Blank. Inc.
Ordinance No.
18 -11 (Amended)
Passed 1 20
AN ORDINANCE ADOPTING SECTION 153.044 OF THE
CITY OF DUBLIN CODIFIED ORDINANCES (ZONING
CODE) TO ESTABLISH THE NEW TECHNOLOGY
FLEX ZONING DISTRICT (CASE NO. 10-064ADM).
WHEREAS, it is necessary from time to time to amend the Code in order to protect
the health, safety and welfare of the citizens of the City of Dublin; and
WHEREAS, proposed Section 153.044 of the Dublin Codified Ordinances contains
standards and requirements to create the Technology Flex District with appropriate
requirements, standards, and procedures to govern development within the Central
Ohio Innovation Corridor (COIC) generally along Shier Rings Road; and
WHEREAS, the purpose of this Code is to modernize the city's industrial codes to
encourage desired uses, to implement more flexible standards that will streamline the
development process and incorporate modest architectural requirements that will
maintain economic competitiveness; and
WHEREAS, the City's desired goal is to establish a zoning district that will better
promote the growth and expansion of local businesses in a manner that will ensure the
appearance of Dublin's established character and high - quality image; and
WHEREAS, these standards give a competitive advantage to the COIC by optimizing
project timelines for development proposals within the District; and
WHEREAS, the Planning and Zoning Commission reviewed the Ordinance on April
7, 2011, and recommends the adoption of the Ordinance because it serves to improve
the health, safety and welfare of the citizens of the City of Dublin;
NOW, THEREFORE, BE IT ORDAINED by the Council of the City of Dublin,
State of Ohio, of the elected members concurring that:
Section 1 . Section 153.044 is hereby adopted and shall provide as follows:
153.044 TECHNOLOGY FLEX (TF) DISTRICT
(A) District Purpose and Intent
The Technology Flex (TF) District provides for a broad range of research,
office, laboratory and clean manufacturing uses that will foster a well - rounded
and diverse economy for the City. The TF District supports appropriate light -
industrial options, while encouraging greater opportunity for research and
office uses that will improve Dublin's competitive edge within the region.
Flexible architectural spaces are desired that will accommodate the expansion
and changing operations of small to medium size companies.
(B) District Uses
Uses in the TF District are as shown on the following table. Descriptions and
characteristics of use categories can be found in §153.044(7) - Definitions.
Additional development requirements for particular uses are contained in
§153.044(C) as referenced below within the "Use Specific Standards" column.
(1) Permitted Uses. Uses denoted as "P" in Table 153.044(B)(4) indicate
that the land use is allowed by right, subject to compliance with the
use- specific standards referenced in the final column of the use table
and all other applicable provisions of Chapter 153.
RECORD OF ORDINANCES
Inc.
Ordinance No.
18- 11(Amended)
Page 2 of 13
Passed . 20
(2) Conditional Uses. Uses denoted as "C" in Table 153.044(B)(4)
indicate that the land use is allowed only upon approval of a
conditional use permit as required by §153.236, compliance with use -
specific standards referenced in the final column of the use table and all
other applicable provisions of Chapter 153.
(3) Size or Time Limited Uses. Uses denoted with an "S" or "T" in Table
153.044(B)(4) indicate special limits regarding size or time duration of
the use and are subject to compliance with the use - specific standards
referenced in the final column of the use table and all other applicable
provisions of Chapter 153.
(4) Table of Uses.
P- Conditional S =Size Limited T =Time Limited
Co 7eral
Services
P, T
153.044(C)(1)
rinary Offices
P, T
153.044(C)(2)
Animal Care- Veterinary Urgent Care and Hospitals
P, T
153.044(C)(2)
Data Center
P
Entertainment and Recreation- Indoor
C
Medical and Diagnostic Laboratory
P
Office- General
P
Office- Call Centers
C
Office- Flex
P, S
153.044(C)(3)
Office- Medical
P
Parking Structures
C
Personal, Repair and Rental Services
P
153.044(C)(4)
Retail
P
153.044(C)(4)
Transportation- Park- and -Ride
P
153.044(C)(5)
Civic, Public & Institutional Uses
Day Care- Child
P
Educational Facility
P
153.044(C)(6)
Government Services- General
P
Government Services- Safety
P
Government Services- Service
P
Parks and Open Space
P
Industrial Uses
Construction and Contract Service Trades
P
Manufacturing and Assembly
P
153.044(C)(7)
Mini-Storage
C
Motor Vehicle Repair- Major
P
153.044(C)(8)
Research and Development
P
Utilities- Renewable Energy Facilities
C
153.044(C)(9)
Utilities- Electric Substation
C
153.044(C)(10)
Utilities- Essential Services
P
Utilities- Wireless Communications
see Chapter 99
153.044(C)(11)
Wholesaling and Distribution
C
153.044(C)(7)
Residential Uses
Dwelling- Single Family
P
153.044(C)(12)
RECORD OF ORDINANCES
Inc.
Ordinance No.
18- 11(Amended)
Forth No.
Page 3 of 13
Passed 20_
P= Permitted C -Conditional S =Size Limited T =Time Limited
iMMIMMIMIRM M__
Accessory uses are permitted only in connection with a permitted or approved conditional use on the sa7pmpetiy nd must be
clearly subor dinate and incidental to that use. No accessory use may be operated when a permitted or itional use
does not exist on the ro .Permitted ri uses are ermined as accesso
Bic cle Facilities
P
Da Care- Child
P, S
.4(C)(13)
Community Activity
T
Construction Trailer /Office
T
Corporate Residences
P
Entertainment and Recreation- Indoor
C
Parking Structures
P
Special Event
T
Transportation- Transit Stop
P
Utilities- Renewable Energy Equipment
P
Vehicle Charging Station
P
Wholesaling and Distribution
P
(C) Use Specific Standards
The following requirements shall apply in addition to all other applicable
development regulations for specific types of uses in the Technology Flex (TF)
District:
(1) Animal Care - General Services. Services shall be provided indoors and
may include grooming, sitting (daytime only), training and accessory
retail sales of pet care products, or other similar uses. Overnight
boarding is not permitted. Outdoor pet service areas shall be located at
least 50 feet from any property line and 500 feet from any residential
district or residential subarea of a planned development district. Use of
outdoor pet service areas shall be limited to between the hours of 7:00
a.m. and 9:00 p.m.
(2) Animal Care - Veterinary Offices and Veterinary Urgent Care and
Hospitals. Boarding of animals shall only be permitted for the ongoing
care of animals in treatment and must be provided within the principal
structure. All outdoor pet service areas shall be located at least 50 feet
from any property line and 500 feet from any residential district or
residential subarea of a planned development district. Use of outdoor
pet service areas shall be limited to between the hours of 7:00 a.m. and
9:00 P.M.
(3) Office -Flex. Flex office must include a minimum of 30 percent office
use. Remaining space may be used for any combination of research &
laboratory space, clean manufacturing and assembly, wholesaling
and/or related showroom, warehousing and or distribution purposes.
Any showroom component shall not exceed 10 percent of the gross
floor area of the principal structure and shall not count toward office
calculations.
(4) Personal Services and Retail. Only those uses present as of the
effective date of this ordinance shall be permitted. Once removed, no
further uses shall be permitted as a primary use.
(5) Transportation- Park - and - Rides. Park and ride facilities shall provide
only one shelter per bus route.
RECORD OF ORDINANCES
Inc.
Ordinance No.
18- 11(Amended)
Form No. 30043
Page 4 of 13
Passed 20_
(6) Educational Facility. These uses shall have no rooms for the regular
housing or sleeping of students.
(7) Manufacturing & Assembly and Wholesaling & Distribution. Any
auxiliary showroom areas associated with the primary use shall not
exceed 10 percent of the gross floor area of the principal structure.
(8) Motor Vehicle Repair- Major. A vehicle may not be stored for more
than 30 days. All inoperable vehicles must be parked in a defined
service area providing screening in accordance with §153.133 -
Minimum Landscape Requirements.
(9) Utilities- Renewable Energy Facilities. Renewable Energy Facilities
shall be located at least 750 feet from all residential districts or
residential subarea of a planned development district, unless otherwise
approved by the Planning and Zoning Commission. Property owners
must sufficiently demonstrate that adequate measures are provided to
minimize off -site impacts relating to the facility's operation.
(10) Utilities - Electric Substation. Electric substations shall be located at
least 700 feet from all residential districts or residential subarea of a
planned development district.
(11) Utilities- Wireless Communications. For regulations governing wireless
communication uses, Chapter 99 of the Dublin Codified Ordinances
shall apply.
(12) Dwelling- Single Family. Only residential uses existing as of the
effective date of this ordinance are permitted. Once removed, no further
single - family dwelling shall be permitted.
(13) Child Day Care. Day Care components shall not exceed 20 percent of
the gross floor area of the principal structure.
(D) Site Development Requirements.
hi addition to the provisions of § 153.070 through § 153.076, the following
requirements for arrangement and development of land and buildings shall be
met:
(1) Intensity of use. Lot size shall be sufficient to provide the yard spaces
required by this section and the following provisions:
(a) Maximum Lot Coverage. Lot coverage for structures and
impervious surfaces shall not exceed 70 percent.
(b) Building Height. The height of principal and accessory
structures shall be limited based upon setback requirements of
this District as identified in § 153.044(D)(2)(c). Structures
greater than 56 feet in height shall require conditional use
approval in accordance with §153.236.
(2) Setback Requirements. Placement of structures and improvements shall
provide sufficient separation to the adjacent site or use according to the
following provisions. Setbacks shall be provided as necessary to
accommodate any additional site requirements such as landscaping,
mounding and buffering:
RECORD OF ORDINANCES
Blank. Inc.
Ordinance No.
Page 5 of 13
Posyed . 20
(a) Lot width. Lots shall provide a minimum of 60 feet in width at
the public right -of -way.
(b) Front yards. The required front yard setback for principal and
accessory structures shall be determined in accordance with
§ 153.072.
(c) Side and Rear yards. The following setbacks for components
of principal and accessory structures shall be determined based
upon the height of each individual component.
Building Heiglit
Required Minimum Setback
<15 feet
15 feet
>15 — 29 feet
20 feet
>29 — 43 feet
35 feet
>43 — 56 feet
50 feet
Required side and rear setbacks for principal and accessory
structures shall in no case be less than 25 feet from any
residential zoning district or a residential subarea of a planned
development district as listed in §153.016.
(d) Side Pavement Setbacks. Required side yard setbacks for
pavement, which includes open storage, service and loading
areas, shall be at least five feet, except for common access
drives or shared service courts. Required side pavement
setbacks shall be at least 25 feet from any residential zoning
district or a residential subarea of a planned development
district as listed in §153.016.
(e) Rear Pavement Setbacks. Required rear yard setbacks for
pavement, which includes open storage, service and loading
areas, shall be at least ten feet, except for common access drives
or shared service courts. Required rear pavement setbacks shall
be at least 25 feet from any residential zoning district or a
residential subarea of a planned development district as listed in
§153.016
(E) Additional Outdoor Requirements
18- 11(Amended)
(1) Outdoor Operations. Uses shall operate entirely within an enclosed
structure, unless it is determined by the Director that operations are
harmonious to the surrounding area and are adequately screened.
(2) Outdoor Storage. Exterior storage shall be screened in accordance with
§153.133(C)(1). Storage must be located to the side or rear of all
buildings and shall not be visible from adjacent properties or from the
public right -of -way.
(3) Off -Site Impacts. Uses must be conducted in a manner harmonious with
the surrounding area and comply with minimum requirements as set
forth by the provisions of § 153.076 of the Zoning Code and § 132.03 of
the Dublin Codified Ordinances.
(4) Service Areas. Overhead doors shall be located to the side or rear of
structures to minimize visibility from public streets. Open service areas
and loading docks shall be screened by walls a minimum of six feet in
RECORD OF ORDINANCES
Ordinance No.
Inc.
18- 11(Amended)
Fom No.
Page 6 of 13
Passed 20
height, but not greater than twelve feet. Walls, fences or landscape
screening shall have 100 percent opacity to effectively conceal service
and loading operations from adjoining streets and from any residential
zoning district or a residential subarea of a planned development district
as listed in §153.016. Compliance with the provisions of Section
153.133(C) shall also be required.
(F) Architecture and Design Requirements
(1) Architectural Intent. In order to provide for flexible space required for
uses within the district, architectural standards are intentionally non-
prescriptive. However, all structures within the district are expected to
be thoughtfully designed with materials, detailing, scale, and proportion
that is intentional and carefully thought through and with specific
attention toward aesthetics. Buildings may utilize any combination of
exterior materials from the list of permitted materials however, in all
cases, such materials shall be applied in a manner that provides well -
detailed and aesthetically pleasing fagade surfaces. Characteristics of a
well - detailed fagade include, but are not limited to, deliberate joint
patterns, finished edge detailing, and durable, rust and fade resistant
finishes.
(2) Applicability of Architectural Requirements. Architectural
requirements as specified by this Section shall apply to new
construction. Design of additions to structures existing as of the date of
this ordinance may coordinate with architecture of the existing
structure, but to the extent possible shall meet the requirements of this
Section. The City may contract with a qualified architectural
consultant to determine compliance with the Architecture and Design
Requirements contained in this Section.
(3) Rooftop Mechanicals. Mechanical equipment and other functional
components shall be screened from view from the ground by parapets
not lower than the height of the roof equipment, screens with a
materials and details compatible with the building's facades, pitched
roof areas, or special architectural features. Parapets on flat roofs shall
not be included in the calculation for building height.
(4) Materials. At least eighty percent of exterior walls shall be constructed
of one or more of the primary materials listed below. The following are
acceptable primary and secondary building materials, as noted.
(a) Primary Materials
(1) Brick. Brick shall be uniform in color within any one
specific color range but using more than one color range
to create patterns is acceptable. Bricks that have been
flashed to change color in the individual unit, distressed
bricks and wood mold bricks are not acceptable.
(2) Glass. Transparent, tinted, reflective, coated, opaque,
translucent, and textured glass, are permitted
(3) Stone. Stone such as limestone, granite and marble are
acceptable. Synthetic stone of a high quality that is
indistinguishable from natural stone is also acceptable.
RECORD OF ORDINANCES
Inc.
Ordinance No.
18- 11(Amended)
Page 7 of 13
Passed 20
(4) Pre- Cast Concrete Pre -cast concrete panels developed
with shadow lines, reveals, textural changes, color
variations and/or exposed aggregate are acceptable.
(5) Architectural Metal Smooth face, and textured face
insulated or un- insulated metal panels are acceptable.
Careful attention to how the panels are joined, detailed
at edges and corners and attached is required. Use of
corrugated or long span, high- profile fluted or ribbed
metal panels is not encouraged.
(6) Synthetics Synthetic siding materials such as
HardiPlank and EIFS are acceptable if carefully
integrated into the building's design and detailed with a
high level of shadow lines and reveals. Pre - approval is
recommended.
(7) Concrete Masonry Architectural Masonry Units
with special aggregates and finishes are acceptable. Split
face masonry units may be acceptable if combined with
other masonry products to raise the level of visual
quality. Pre - approval is recommended.
(8) Tilt-Up Panels. Concrete tilt -up panels are acceptable if
they contain a high degree of detail by the use if shadow
lines, textural variations and /or applied projections and
limited to large footprint buildings. Pre - approval is
recommended.
(9) Other primary building materials may be approved if
demonstrated to be of similar quality to the permitted
primary materials.
(b) Secondary Materials. In addition to the permitted materials
above, the following may be used as secondary building
applications:
(1) Gypsum Fiber Reinforced Concrete (GFRC). Fiber
reinforced concrete products may be used for trim or
architectural features.
(2) Frost- Proof Ceramic Tile. Porcelain or other frost -proof
ceramic tiles may be used as accents or to create special
features.
(3) Architectural Metal. Metal extrusions, panels and
structural components may be used as accents or for
special features such as canopies and sunshades. These
materials must be finished to prevent fading, staining,
rust or corrosion and shall be carefully detailed with
attention toward aesthetics. Use of corrugated or long
span, high- profile fluted or ribbed metal panels is not
encouraged.
(4) Split Faced Block Split faced block shall be used in
limited quantities for components like foundations or
site walls.
RECORD OF ORDINANCES
Inc.
18- 11(Amended) Page 8 of 13
Ordinance No. Passed 20_
(5) EIFS. Exterior Insulated Finishing Systems may be
used.
(6) Other secondary building materials may be approved if
demonstrated to be of similar quality to the permitted
secondary materials.
(4) Color. Structures shall incorporate combinations of color that will provide
visual interest and be harmonious with the surrounding area.
(a) Base Colors. Main building colors shall be neutral, off -white
or earth tone. Base colors shall constitute a predominance of
the visible building exterior and be muted with low reflectivity.
(b) Accent Colors. Building trim and/or detailing may utilize
brighter accent colors to create visual interest and/or to identify
main public entrances.
(5) Accessory Structures. Accessory structures shall be constructed of
identical materials, style, quality and appearance as the principal
building.
(G) Landscape Requirements
(1) Compliance. All sites shall be required to comply with applicable
Code requirements for landscaping in Chapter 153, including the
following modifications:
(a) To encourage maintenance and marketability of existing
structures, §153.152(B) requiring full landscape compliance for
site and/or building modifications exceeding 25 percent, the
following shall apply to those structures where the exterior
materials, finish or design of the building fagades are being
improved without expanding the overall footprint of the structure:
(1) 153.133(A)(5) Vehicular Use Perimeter Requirements
(2) 153.133(C) Screening of Service Structures
(3) 153.133(D) Additional Site Landscaping
(4) 153.134 Street Trees
(b) Section 153.133(A) Perimeter Buffer Landscape Requirements
and Section 153.133(B) Interior Landscaping for Vehicular Use
Areas shall be required until such time as the building is
expanded or the site redeveloped further.
(H) Alternative Energy & Design
(1) Alternative Energy Integration. Use of on -site alternative energy
sources for greater self - sufficiency is highly encouraged. Other types
of alternative energy not addressed by this Code may be approved if
demonstrated to be of similar character or impact of those types
permitted.
RECORD OF ORDINANCES
Blank, Inc.
Ordinance No.
18- 11(Amended)
Passed
Page 9 of 13
20
(a) Wall and roof - mounted or applied thermal and PV solar units
are permitted within the TF District and shall include side and
rear screening as applicable for supporting infrastructure;
(b) Ground- mounted solar units are permitted, in accordance with
applicable setback requirements and shall include side and rear
screening for supporting infrastructure;
(c) Due to proximity to residential areas, commercial wind turbines
shall not be permitted within the TF District; and
(d) Residential -scale wind turbines shall be permitted in accordance
with applicable setback requirements.
M
(2) Alternative Design Methods. Integration of architectural and site
design methods and materials that promote sustainability and lower
energy use are strongly encouraged.
For the purposes of § 153.044, the following definitions shall apply to interpret
uses unless specified otherwise:
Use Definitions
Commercial
(1) Animal Care
(a) General Services. A facility providing grooming and daycare
for household pets.
(b) Veterinary Offices. A facility for medical, dental, or other
health services related to the diagnosis and treatment of
animals' illnesses, injuries, and physical ailments. These
facilities shall not include crematory services.
(c) Veterinary Urgent Care and Hospitals. A facility for
emergency care for the treatment of animals' illnesses, injuries,
or physical ailments, but shall not include crematory services.
(2) Data Center. A facility with typically lower employee counts than
general office uses that houses computer systems and associated data
and is focused on the mass storage of data.
(3) Entertainment and Recreation- Indoor. A facility or area providing
opportunities for physical exercise, physical training or improvement of
health for the general public or members of an organization.
(4) Medical and Diagnostic Laboratory. A facility for sampling,
photographing, analyzing or testing bodily fluids and other medical
specimens. These facilities may not include laboratories for the sole
purpose of research.
(5) Office
(a) General. A facility providing executive, management,
administrative, or professional services. This use includes
corporate office, law offices, architectural firms, insurance
companies and other executive, management or administrative
offices for businesses or corporations. This facility does not
include medical offices.
RECORD OF ORDINANCES
Blank, Inc.
Ordinance No.
18- 11(Amended)
Passed
20
(b) Call Centers. A facility providing customer service or sales
requests by telecommunication or other data means.
(c) Flex. A facility including office, research, laboratory,
manufacturing, clean assembly, warehousing, or other related
activities whose configurations and construction methods allow
for easy conversion of interior and exterior space.
(d) Medical. A facility providing medical, dental, or other health
services relating to the diagnosis and treatment of human
illnesses, injuries, and physical ailments treated in an office
setting. This includes outpatient surgery, rehabilitation,
incidental laboratories and other related activities, but does not
include overnight patient stays.
(6) Parking Structure. A facility used for vehicle parking and where there
are a number of floors or levels on which parking takes place, either
freestanding or integrated into a building.
(7) Personal, Repair, & Rental Services. A facility or establishment that
provides services associated with personal grooming, personal
instruction or education, the maintenance of fitness, health and well-
being, or the rental, servicing, maintenance, or repair of consumer
goods. This use includes but is not limited to yoga centers, beauty
salons, barbers and hairdressers, meditation centers, massage centers,
dry cleaning shops, tailors, shoe repair, and electronics repair shops.
This facility does not include motor vehicle, recreational vehicle, or
heavy equipment repair or rental.
(8) Retail. Sale of general merchandise or food to the general public for
direct use and not for wholesale. This use includes but is not limited to
sale of general merchandise, clothing and other apparel, flowers and
household plants, dry goods, convenience and specialty foods,
hardware and similar consumer goods.
(9) Transportation- Park - and -Ride. A facility providing parking and
shelter for transit passengers or carpooling that typically includes
parking lots and associated structures located along or near public
transit routes.
Civic/Public/Institutional
(9) Child Day Care. A facility for the provision of non - medical care and
supervision outside the home for minor children, provided the
supervision is less than 24 hours per day and the facility is licensed by
the State of Ohio.
(10) Educational Facility. A facility offering classes, training courses, or
skill development to the public or to members of an organization. This
use includes, but is not limited to, public or private educational
facilities such as vocational, business, or technical schools, training
centers, colleges or universities. Elementary, middle or high schools
are not included in this definition.
(11) Government Services.
(a) General. A facility providing the administration of local, state,
or federal government services or functions.
Page 10 of 13
RECORD OF ORDINANCES
Inc.
Ordinance No.
18- 11(Amended)
Form No.
Page 11 of 13
Passed 20
(b) Safety. A facility providing police, fire, or emergency medical
services to the surrounding community.
(c) Service. A facility providing government services that includes
vehicle and equipment parking and/or service or maintenance
yards.
(12) Parks and Open Space. Public or private land that has been identified
for active or passive parks or property to be left in a generally natural
state.
Industrial
(13) Construction and Contract Service Trades. Facilities used for the
repair of machinery, equipment, products or by- products. May include
outdoor storage of materials, supplies or equipment as an accessory
use.
(14) Manufacturing and Assembly. A facility used for the fabrication,
assembly, finishing, packaging or processing of components and/or
finished goods.
(15) Mini - Storage. A facility of leased or owned structures available to the
general public for the storage of goods.
(16) Motor Vehicle Repair, Major. A facility or area where major
mechanical (engine, transmission or other major mechanical systems)
and body work is conducted on vehicles and/or trailers.
(17) Research and Development. A facility or area for conducting scientific
research, investigation, testing, or experimentation, and including the
fabrication of prototypes and support facilities, but not including
facilities for the manufacture or sale of products except as may be
incidental to the main purpose of the laboratory.
(18) Utilities.
(a) Renewable Energy Facilities. Commercial -scale operations for
the collection of solar, wind, or geothermal energy and its
conversion to electrical energy for sale to a public utility.
(b) Electric Substation. The component of an electricity
generation, transmission and distribution system where voltage
is managed through the use of transformers.
(c) Essential Services. Facilities used to provide utility services to
a building or property, including but not limited to water pipes,
sewer pipes, electric lines and boxes, telecommunication lines
or fiber optic equipment, gas regulator stations, and storm
drainage pipes. This use does not include major utilities such as
water or sewer treatment plants, electric generating plants, and
other facilities that are primary rather than accessory uses of the
sites on which they are located. Wireless communication
facilities are also not included in this definition.
(d) Wireless Communications. All communication components and
facilities regulated by the FCC and Chapter 99 of the Dublin
Codified Ordinances.
RECORD OF ORDINANCES
Inc.
Ordinance No.
18- 11(Amended)
Page 12 of 13
Passed
Fonn No.
20_
(19) Wholesaling and Distribution. Facilities and accessory uses for the
mass storage and movement of goods as well as transportation,
logistics, maintenance and fleet parking.
Residential
(20) Dwelling- Single Family. A building arranged or designed to be
occupied by one family, the structure having only one dwelling unit.
Accessory/Temporary Uses
(21) Bicycle Facility. Equipment and structures including bicycle racks,
lockers, and showers to assist either recreational or commuter cyclists.
(22) Community Activity. An activity that is open to the general public and
sponsored by a public, private nonprofit or religious organization that is
educational, cultural, or recreational in function. This use includes but
is not limited to school plays and church fairs.
(23) Construction Trailer /O, fj�ice. A trailer or portable building used to
provide work space for construction staff during the construction of a
building or facility from no earlier than 30 days prior to construction to
no later than 60 days after construction concludes.
(24) Corporate Residences. An accessory use integrated as part of a
primary structure or an accessory structure available in conjunction
with a nonresidential use that provides housing for personnel or visitors
and is not available to the general public.
(25) Special Event. A temporary outdoor use of land for the purposes of a
gathering, including but not limited to a fair, festival, celebration, or
fundraiser, that reasonably may be expected to attract more than 100
persons at any one time.
(26) Transit Stop. An incidental area either along the public right -of -way or
on a private site with shelters or other related amenities for patrons
waiting for buses or other forms of public transportation. A transit stop
shall not include a bus or train station, park- and -ride, or other major
transit facility.
(27) Utilities- Renewable Energy Equipment. Equipment for the collection
of solar, wind or geothermal energy or its conversion to electrical
energy or heat for use on the same property or for incidental sale to a
utility when that equipment is accessory to a permitted or approved
conditional primary use of the property.
(28) Vehicle Charging Station. A facility or area at which electric powered
or hybrid powered motor vehicles can obtain electrical current to
recharge batteries, when accessory to a permitted or approved primary
use of the property.
Section t That the Standard Zoning Districts Table in §153.016(A) be amended to
incorporate the Technology Flex District as follows:
NAME SYMBOL
Industrial Districts
Technology Flex TF
RECORD OF ORDINANCES
Blank, Inc.
Ordinance No
18- 11(Amended)
Passed
Page 13 of 13
Section 3. That § 153.032(B)(1)(e) be amended as follows:
20
(e) All vehicular use areas, including driveways, in industrial
districts shall be located at least 15 feet from any residential
district lot line as listed in 153.016 or as otherwise noted for the
Technology Flex District in § 153.044.
Section 4. That §153.032(B)(4)(a) be amended as follows:
(a) Structures, parking driveways, vehicular use areas, service
areas, pedestrian areas and other hard - surfaces or paved areas
shall not cover more than 70% of the total lot area within the
following zoning districts:
R -12, Urban Residential District
SO, Suburban Office and Institutional District
NC, Neighborhood Commercial District
CC, Community Commercial District
RI, Restricted Industrial District
LI, Limited Industrial District
GI, General Industrial District
OLR, Office Laboratory & Research District
TF, Technology Flex District
Excavation and Quarry
Oil and Gas
Exceptional Uses
Section 5. That the "Zoning District and Approval Procedures" table in Section
99.05(B) regarding Wireless Communications be amended to include the Technology
Flex (TF) District as follows:
Zoning District
Co- Location
New Tower
(multi -user)
New Tower
(single user)
Alternative
Structure
Temporary
Facilities
Technology Flex
Administrative
Administrative
Not Permitted
Administrative
See §99.10
Section 6. This Ordinance shall take effect and be in force on the earliest date
permitted by law.
Passed this day of 1 2011.
Mayor — Presiding Officer
ATTEST:
Clerk of Council
153.044 TECHNOLOGY FLEX (TF) DISTRICT
(A) District Purpose and Intent
The Technology Flex (TF) District provides for a broad range of research, office,
laboratory and clean manufacturing uses that will foster a well- rounded and
diverse economy for the City. The TF District supports appropriate light -
industrial options, while encouraging greater opportunity for research and office
uses that will improve Dublin's competitive edge within the region. Flexible
architectural spaces are desired that will accommodate the expansion and
changing operations of small to medium size companies.
(B) District Uses
Uses in the TF District are as shown on the following table. Descriptions and
characteristics of use categories can be found in §153.044(1) - Definitions.
Additional development requirements for particular uses are contained in
§ 153.044(C) as referenced below within the "Use Specific Standards" column.
(1) Permitted Uses. Uses denoted as "P" in Table 153.044(B)(4) indicate that
the land use is allowed by right, subject to compliance with the use -
specific standards referenced in the final column of the use table and all
other applicable provisions of Chapter 153.
(2) Conditional Uses. Uses denoted as "C" in Table 153.044(B)(4) indicate
that the land use is allowed only upon approval of a conditional use permit
as required by § 153.236, compliance with use - specific standards
referenced in the final column of the use table and all other applicable
provisions of Chapter 153.
(3) Size or Time Limited Uses. Uses denoted with an "S" or "T" in Table
153.044(B)(4) indicate special limits regarding size or time duration of the
use and are subject to compliance with the use - specific standards
referenced in the final column of the use table and all other applicable
provisions of Chapter 153.
(4) Table of Uses.
P= Permitted C Conditional S=Size Limited
PRIMARY USES
Commercial Uses
T=Time Limited
USE SPECIFIC
1 '1
Animal Care- General Services
P, T
153.044(C)(1)
Animal Care- Veterinary Offices
P, T
153.044(C)(2)
Animal Care- Veterinary Urgent Care and Hospitals
P, T
153.044(C)(2)
Data Center
P
Entertainment and Recreation- Indoor
C
Medical and Diagnostic Laboratory
P
RED = Second Reading Modifications
P= Permitted CConditional S=Size Limited T=Time Limited
USE SPECIFIC
PRIMARY USES STANDARDS
Office- General P
Office - Call Centers
C
Office- Flex
P, S
153.044(C)(3)
Office- Medical
P
Parking Structures
C
Personal, Repair and Rental Services
P
153.044(C)(4)
Retail
P
153.044(C)(4)
Transportation- Park-and-Ride
P
153.044(C)(5)
Civic, Public & Institutional Uses
T
Day Care- Child
P
Educational Facility
P
153.044(C)(6)
Govemment Services- General
P
Govemment Services- Safety
P
Govemment Services- Service
P
Parks and Open Space
P
Industrial Uses
Construction and Contract Service Trades
P
Manufacturing and Assembly
P
153.044(C)(7)
Mini-Storage
C
Motor Vehicle Repair- Major
P
153.044(C)(8)
Research and Development
P
Utilities- Renewable Energy Facilities
C
153.044(C)(9)
Utilities- Electric Substation
C
153.044(C)(10)
Utilities- Essential Services
P
Utilities- Wireless Communications
see Chapter 99
153.044(C)(11)
Wholesaling and Distribution
C
153.044(C)(7)
Residential Uses
Dwelling- Single Family
P
153.044(C)(12)
P= Permitted G Conditional S Limited T=Time Limited
USE SPECIFIC
ACCESSORY/TEMPORARY USES STANDARDS
Accessory uses are permitted only in connection with a permitted or approved conditional use on the same property and must be
clearly subordinate and incidental to that use. No accessory use maybe operatedwhen a permitted or approved conditional use
does not exist on the property. Permitted primary uses are permitted as accessory uses
Bicycle Facilities
P
Day Care- Child
P, S
153.044(C)(13)
Community Activity
T
Construction Trailer /Office
T
Corporate Residences
P
Entertainment and Recreation- Indoor
C
Parking Structures
P
Special Event
T
Transportation- Transit Stop
P
2
RED = Second Reading Modifications
P= Permitted Conditional S=Size Limited T=Time Limited
ACCESSORY/TEAIPORARY USES
USE SPECIFIC
STANDARDS
Accessory uses are permitted only in connection with a permitted or approved conditional use on the same property and must be
clearly subordinate and incidental to that use. No accessory use maybe operated When a permitted or approved conditional use
does not exist on the p roperty. Permitted primary uses are permitted as accessory uses
Utilities- Renewable Energy Equipment
P
Vehicle Charging Station
P
Wholesaling and Distribution
P
(C) Use Specific Standards
The following requirements shall apply in addition to all other applicable
development regulations for specific types of uses in the Technology Flex (TF)
District:
(1) Animal Care- General Services. Services shall be provided indoors and
may include grooming, sitting (daytime only), training and accessory retail
sales of pet care products, or other similar uses. Overnight boarding is not
permitted. Outdoor pet service areas shall be located at least 50 feet from
any property line and 500 feet from any residential district or residential
subarea of a planned development district. Use of outdoor pet service
areas shall be limited to between the hours of 7:00 a.m. and 9:00 p.m.
(2) Animal Care - Veterinary Offices and Veterinary Urgent Care and
Hospitals. Boarding of animals shall only be permitted for the ongoing
care of animals in treatment and must be provided within the principal
structure. All outdoor pet service areas shall be located at least 50 feet
from any property line and 500 feet from any residential district or
residential subarea of a planned development district. Use of outdoor pet
service areas shall be limited to between the hours of 7:00 a.m. and 9:00
p.m.
(3) Office -Flex. Flex office must include a minimum of 30 percent office use.
Remaining space may be used for any combination of research &
laboratory space, clean manufacturing and assembly, wholesaling and/or
related showroom, warehousing and or distribution purposes. Any
showroom component shall not exceed 10 percent of the gross floor area
of the principal structure and shall not count toward office calculations.
(4) Personal Services and Retail. Only those uses present as of the effective
date of this ordinance shall be permitted. Once removed, no further uses
shall be permitted as a primary use.
(5) Transportation- Park -and- Rides. Park and ride facilities shall provide
only one shelter per bus route.
(6) Educational Facility. These uses shall have no rooms for the regular
housing or sleeping of students.
3
RED = Second Reading Modifications
(7) Manufacturing & Assembly and Wholesaling & Distribution. Any
auxiliary showroom areas associated with the primary use shall not exceed
10 percent of the gross floor area of the principal structure.
(8) Motor Vehicle Repair- Major. A vehicle may not be stored for more than
30 days. All inoperable vehicles must be parked in a defined service area
providing screening in accordance with §153.133 - Minimum Landscape
Requirements.
(9) Utilities - Renewable Energy Facilities. Renewable Energy Facilities shall
be located at least 750 feet from all residential districts or residential
subarea of a planned development district, unless otherwise approved by
the Planning and Zoning Commission. Property owners must sufficiently
demonstrate that adequate measures are provided to minimize off -site
impacts relating to the facility's operation.
(10) Utilities- Electric Substation. Electric substations shall be located at least
700 feet from all residential districts or residential subarea of a planned
development district.
(11) Utilities- Wireless Communications. For regulations governing wireless
communication uses, Chapter 99 of the Dublin Codified Ordinances shall
apply.
(12) Dwelling- Single Family. Only residential uses existing as of the effective
date of this ordinance are permitted. Once removed, no further single -
family dwelling shall be permitted.
(13) Child Day Care. Day Care components shall not exceed 20 percent of the
gross floor area of the principal structure.
(D) Site Development Requirements.
In addition to the provisions of §153.070 through §153.076, the following
requirements for arrangement and development of land and buildings shall be
met:
(1) Intensity ofuse. Lot size shall be sufficient to provide the yard spaces
required by this section and the following provisions:
(a) Maximum Lot Coverage. Lot coverage for structures and
impervious surfaces shall not exceed 70 percent.
(b) Building Height. The height of principal and accessory structures
shall be limited based upon setback requirements of this District as
identified in § 153.044(D)(2)(c). Structures greater than 56 feet in
0
RED = Second Reading Modifications
height shall require conditional use approval in accordance with
§153.236.
(2) Setback Requirements. Placement of structures and improvements shall
provide sufficient separation to the adjacent site or use according to the
following provisions. Setbacks shall be provided as necessary to
accommodate any additional site requirements such as landscaping,
mounding and buffering:
(a) Lot width. Lots shall provide a minimum of 60 feet in width at the
public right -of -way.
(b) Frontyards. The required front yard setback for principal and
accessory structures shall be determined in accordance with
§153.072.
(c) Side and Rear yards. The following setbacks for components of
principal and accessory structures shall be determined based upon
the height of each individual component.
Building
Height
Required 1Vlinimum Setback
_ <15
feet
15 feet
>15 —
29 feet
20 feet
>29 -43
feet
35 feet
>43 —
56 feet
50 feet
Required side and rear setbacks for principal and accessory
structures shall in no case be less than 25 feet from any residential
zoning district or a residential subarea of a planned development
district as listed in §153.016.
(d) Side Pavement Setbacks. Required side yard setbacks for
pavement, which includes open storage, service and loading areas,
shall be at least five feet, except for common access drives or
shared service courts. Required side pavement setbacks shall be at
least 25 feet from any residential zoning district or a residential
subarea of a planned development district as listed in §153.016.
(e) Rear Pavement Setbacks. Required rear yard setbacks for
pavement, which includes open storage, service and loading areas,
shall be at least ten feet, except for common access drives or
shared service courts. Required rear pavement setbacks shall be at
least 25 feet from any residential zoning district or a residential
subarea of aplanned development district as listed in §153.016
5
RED = Second Reading Modifications
(E) Additional Outdoor Requirements
(1) Outdoor Operations. Uses shall operate entirely within an enclosed
structure, unless it is determined by the Director that operations are
harmonious to the surrounding area and are adequately screened.
(2) Outdoor Storage. Exterior storage shall be screened in accordance with
§153.133(C)(1). Storage must be located to the side or rear of all buildings
and shall not be visible from adjacent properties or from the public right -
of -way.
(3) Off -Site Impacts. Uses must be conducted in a manner harmonious with
the surrounding area and comply with minimum requirements as set forth
by the provisions of §153.076 of the Zoning Code and §132.03 of the
Dublin Codified Ordinances.
(4) Service Areas. Overhead doors shall be located to the side or rear of
structures to minimize visibility from public streets. Open service areas
and loading docks shall be screened by walls a minimum of six feet in
height, but not greater than twelve feet. Walls, fences or landscape
screening shall have 100 percent opacity to effectively conceal service and
loading operations from adjoining streets and from any residential zoning
district or a residential subarea of aplanned development district as listed
in §153.016. Compliance withthe provisions of Section 153.133(C) shall
also be required.
(F) Architecture and Design Requirements
(1) Architectural Intent. In order to provide for flexible space required for
uses within the district, architectural standards are intentionally non-
prescriptive. However, all structures within the district are expected to be
thoughtfully designed with materials, detailing scale, and proportion that
is intentional and carefully thought through and with specific attention
toward aesthetics. Buildings may utilize any combination of exterior
materials from the list of permitted materials however, in all cases, such
materials shall be applied in a manner that provides well - detailed and
aesthetically pleasing fagade surfaces. Characteristics of a well - detailed
fagade include, but are not limited to, deliberate joint patterns, finished
edge detailing, and durable, rust and fade resistant finishes.
(2) Applicability of Architectural Requirements. Architectural requirements
as specified by this Section shall apply to new construction. Design of
additions to structures existing as of the date of this ordinance may
coordinate with architecture of the existing structure, but to the extent
possible shall meet the requirements of this Section. The City may
contract with a qualified architectural consultant to determine compliance
with the Architecture and Design Requirements contained in this Section.
RED = Second Reading Modifications
(3) Rooftop Mechanicals. Mechanical equipment and other functional
components shall be screened from view from the ground by parapets not
lower than the height of the roof equipment, screens with a materials and
details compatible with the building's facades, pitched roof areas, or
special architectural features. Parapets on flat roofs shall not be included
in the calculation for building height.
(4) Materials. At least eighty percent of exterior walls shall be constructed of
one or more of the primary materials listed below. The following are
acceptable primary and secondary building materials, as noted.
(a) Primary Materials
(1) Brick. Brick shall be uniform in color within any one
specific color range but using more than one color range to
create patterns is acceptable. Bricks that have been flashed
to change color in the individual unit, distressed bricks and
wood mold bricks are not acceptable.
(2) Glass. Transparent, tinted, reflective, coated, opaque,
translucent, and textured glass, are permitted
(3) Stone Stone such as limestone, granite and marble are
acceptable. Synthetic stone of a high quality that is
indistinguishable from natural stone is also acceptable.
(4) Pre- Cast Concrete Pre -cast concrete panels developed
with shadow lines, reveals, textural changes, color
variations and /or exposed aggregate are acceptable.
(5) Architectural Metal Smooth face, and textured face
insulated or un- insulated metal panels are acceptable.
Careful attention to how the panels are joined, detailed at
edges and corners and attached is required. Use of
corrugated or long span, high - profile fluted or ribbed metal
panels is 13fahibi4ed not encouraged.
(6) Synthetics Synthetic siding materials such as HardiPlank
and E1FS are acceptable if carefully integrated into the
building's design and detailed with a high level of shadow
lines and reveals. Pre - approval is recommended.
(7) Concrete Masonry Units Architectural Masonry Units
with special aggregates and finishes are acceptable. Split
face masonry units may be acceptable if combined with
RED = Second Reading Modifications
other masonry products to raise the level of visual quality.
Pre- approval is recommended.
(8) Tilt -Up Panels. Concrete tilt -up panels are acceptable if
they contain a high degree of detail by the use if shadow
lines, textural variations and /or applied projections and
limited to large footprint buildings. Pre - approval is
recommended.
(9) Other primary building materials may be approved if
demonstrated to be of similar quality to the permitted
primary materials.
(b) Secondary Materials. In addition to the permitted materials above,
the following may be used as secondary building applications:
(1) Gypsum Fiber Reinforced Concrete (GFRC). Fiber
reinforced concrete products may be used for trim or
architectural features.
(2) Frost- Proof Ceramic Tile. Porcelain or other frost -proof
ceramic tiles may be used as accents or to create special
features.
(3) Architectural Metal. Metal extrusions, panels and structural
components may be used as accents or for special features
such as canopies and sunshades. These materials must be
finished to prevent fading, staining, rust or corrosion and
shall be carefully detailed with attention toward aesthetics.
Use of corrugated or long span, high- profile fluted or
ribbed metal panels is prakil3itod not encouraged.
(4) Split Faced Block Split faced block shall be used in
limited quantities for components like foundations or site
walls.
(5) EIFS. Exterior Insulated Finishing Systems may be used.
(6) Other secondary building materials may be approved if
demonstrated to be of similar quality to the permitted
secondary materials.
(4) Color. Structures shall incorporate combinations of color that will provide
visual interest and be harmonious with the surrounding area.
0
RED = Second Reading Modifications
(a) Base Colors. Main building colors shall be neutral, off -white or
earth tone. Base colors shall constitute a predominance of the
visible building exterior and be muted with low reflectivity.
(b) Accent Colors. Building trim and /or detailing may utilize brighter
accent colors to create visual interest and /or to identify main public
entrances.
(5) Accessory Structures. Accessory structures shall be constructed of
identical materials, style, quality and appearance as the principal building.
(G) Landscape Requirements
(1) Compliance. All sites shall be required to comply with applicable Code
requirements for landscaping in Chapter 153, including the following
modifications exeeptien:
(a) To encourage maintenance and marketability of existing structures,
§ 153.152(B) requiring full landscape compliance for site and /or
building modifications exceeding 25 percent, the following shall net
apply to those structures where the exterior materials, finish or
design of the building fagades are being improved without expanding
the overall footprint of the structure:
(1) 153.133(A)(5) Vehicular Use Perimeter Requirements
(2) 153.133(C) Screening of Service Structures
(3) 153.133(D) Additional Site Landscaping
(4) 153.134 Street Trees
(b) Section 153.133(A) Perimeter Buffer Landscape Requirements and
Section 153.133(B) Interior Landscaping for Vehicular Use Areas
shall be required until such time as the building is expanded or the
site redeveloped further.
(H) Alternative Energy & Design
(1) Alternative Energy Integration. Use of on -site alternative energy sources
for greater self - sufficiency is highly encouraged. Other types of
alternative energy not addressed by this Code may be approved if
demonstrated to be of similar character or impact of those types permitted.
(a) Wall and roof - mounted or applied thermal and PV solar units are
permitted within the TF District and shall include side and rear
screening as applicable for supporting infrastructure;
RED = Second Reading Modifications
(b) Ground- mounted solar units are permitted, in accordance with
applicable setback requirements and shall include side and rear
screening for supporting infrastructure;
(c) Due to proximity to residential areas, commercial wind turbines
shall not be permitted within the TF District; and
(d) Residential -scale wind turbines shall be permitted in accordance
with applicable setback requirements.
(2) Alternative Design Methods. Integration of architectural and site design
methods and materials that promote sustainability and lower energy use
are strongly encouraged.
(I) Use De£mitions
For the purposes of §153.044, the following definitions shall apply to interpret
uses unless specified otherwise:
Commercial
(1) Animal Care
(a) General Services. A facility providing grooming and daycare for
household pets.
(b) Veterinary Offices. A facility for medical, dental, or other health
services related to the diagnosis and treatment of animals'
illnesses, injuries, and physical ailments. These facilities shall not
include crematory services.
(c) Veterinary Urgent Care and Hospitals. A facility for emergency
care for the treatment of animals' illnesses, injuries, or physical
ailments, but shall not including crematory services.
(2) Data Center. A facility with typically lower employee counts than general
office uses that houses computer systems and associated data and is
focused on the mass storage of data.
(3) Entertainment and Recreation- Indoor. A facility or area providing
opportunities for physical exercise, physical training or improvement of health
for the general public or members of an organization.
(4) Medical and Diagnostic Laboratory. A facility for sampling,
photographing, analyzing or testing bodily fluids and other medical
specimens, These facilities may not include laboratories for the sole
purpose of research.
10
RED = Second Reading Modifications
(5) Office
(a) General. A facility providing executive, management,
administrative, or professional services. This use includes
corporate office, law offices, architectural firms, insurance
companies and other executive, management or administrative
offices for businesses or corporations. This facility does not
include medical offices.
(b) Call Centers. A facility providing customer service or sales
requests by telecommunication or other data means.
(c) Flex. A facility including office, research, laboratory,
manufacturing, clean assembly, warehousing, or other related
activities whose configurations and construction methods allow for
easy conversion of interior and exterior space.
(d) Medical. A facility providing medical, dental, or other health
services relating to the diagnosis and treatment of human illnesses,
injuries, and physical ailments treated in an office setting. This
includes outpatient surgery, rehabilitation, incidental laboratories
and other related activities, but does not include overnight patient
stays.
(6) Parking Structure. A facility used for vehicle parking and where there
are a number of floors or levels on which parking takes place, either
freestanding or integrated into a building.
(7) Personal, Repair, & Rental Services. A facility or establishment that
provides services associated with personal grooming, personal instruction
or education, the maintenance of fitness, health and well- being, or the
rental, servicing, maintenance, or repair of consumer goods. This use
includes but is not limited to yoga centers, beauty salons, barbers and
hairdressers, meditation centers, massage centers, dry cleaning shops,
tailors, shoe repair, and electronics repair shops. This facility does not
include motor vehicle, recreational vehicle, or heavy equipment repair or
rental.
(8) Retail. Sale of general merchandise or food to the general public for direct
use and not for wholesale. This use includes but is not limited to sale of
general merchandise, clothing and other apparel, flowers and household
plants, dry goods, convenience and specialty foods, hardware and similar
consumer goods.
(9) Transportation- Park - and -Ride. A facility providing parking and shelter
for transit passengers or carpooling that typically includes parking lots and
associated structures located along or near public transit routes.
RED = Second Reading Modifications
Civic /Public /Institutional
(9) Child Day Care. A facility for the provision of non - medical care and
supervision outside the home for minor children, provided the supervision
is less than 24 hours per day and the facility is licensed by the State of
Ohio.
(10) Educational Facility. A facility offering classes, training courses, or skill
development to the public or to members of an organization. This use
includes, but is not limited to, public or private educational facilities such
as vocational, business, or technical schools, training centers, colleges or
universities. Elementary, middle or high schools are not included in this
definition.
(11) Government Services.
(a) General. A facility providing the administration of local, state, or
federal government services or functions.
(b) Safety. A facility providing police, fire, or emergency medical
services to the surrounding community.
(c) Service. A facility providing government services that includes
vehicle and equipment parking and/or service or maintenance
yards.
(12) Parks and Open Space. Public or private land that has been identified for
active or passive parks or property to be left in a generally natural state.
Industrial
(13) Construction and Contract Service Trades. Facilities used for the repair
of machinery, equipment, products or by- products. May include outdoor
storage of materials, supplies or equipment as an accessory use.
(14) Manufacturing and Assembly. A facility used for the fabrication,
assembly, finishing, packaging or processing of components and /or
finished goods.
(15) Mini - Storage. A facility of leased or owned structures available to the
general public for the storage of goods.
(16) Motor Vehicle Repair, Major. A facility or area where major mechanical
(engine, transmission or other major mechanical systems) and body work
is conducted on vehicles and /or trailers.
(17) Research and Development. A facility or area for conducting scientific
research, investigation, testing, or experimentation, and including the
12
RED = Second Reading Modifications
fabrication of prototypes and support facilities, but not including facilities
for the manufacture or sale of products except as may be incidental to the
main purpose of the laboratory.
(18) Utilities.
(a) Renewable Energy Facilities. Commercial -scale operations for the
collection of solar, wind, or geothermal energy and its conversion
to electrical energy for sale to a public utility.
(b) Electric Substation. The component of an electricity generation,
transmission and distribution system where voltage is managed
through the use of transformers.
(c) Essential Services. Facilities used to provide utility services to a
building or property, including but not limited to water pipes,
sewer pipes, electric lines and boxes, telecommunication lines or
fiber optic equipment, gas regulator stations, and storm drainage
pipes. This use does not include major utilities such as water or
sewer treatment plants, electric generating plants, and other
facilities that are primary rather than accessory uses of the sites on
which they are located. Wireless communication facilities are also
not included in this definition.
(d) Wireless Communications. All communication components and
facilities regulated by the FCC and Chapter 99 of the Dublin
Codified Ordinances.
(19) Wholesaling and Distribution. Facilities and accessory uses for the mass
storage and movement of goods as well as transportation, logistics,
maintenance and fleet parking.
Residential
(20) Dwelling- Single Family. A building arranged or designed to be occupied
by one family, the structure having only one dwelling unit.
Accessory /Temporary Uses
(21) Bicycle Facility. Equipment and structures including bicycle racks,
lockers, and showers to assist either recreational or commuter cyclists.
(22) Community Activity. An activity that is open to the general public and
sponsored by a public, private nonprofit or religious organization that is
educational, cultural, or recreational in function. This use includes but is
not limited to school plays and church fairs.
13
RED = Second Reading Modifications
(23) Construction Trailer /Office. A trailer or portable building used to provide
work space for construction staff during the construction of abuilding or
facility from no earlier than 30 days prior to construction to no later than
60 days after construction concludes.
(24) Corporate Residences. An accessory use integrated as part of a primary
structure or an accessory structure available in conjunction with a
nonresidential use that provides housing for personnel or visitors and is
not available to the general public.
(25) Special Event. A temporary outdoor use of land for the purposes of a
gathering, including but not limited to a fair, festival, celebration, or
fundraiser, that reasonably may be expected to attract more than 100
persons at any one time.
(26) Transit Stop. An incidental area either along the public right -of -way or on
a private site with shelters or other related amenities for patrons waiting
for buses or other forms of public transportation. A transit stop shall not
include a bus or train station, park- and -ride, or other major transit facility.
(27) Utilities - Renewable Energy Equipment. Equipment for the collection of
solar, wind or geothermal energy or its conversion to electrical energy or
heat for use on the same property or for incidental sale to a utility when
that equipment is accessory to a permitted or approved conditional
primary use of the property.
(28) Vehicle Charging Station. A facility or area at which electric powered or
hybrid powered motor vehicles can obtain electrical current to recharge
batteries, when accessory to a permitted or approved primary use of the
property.
Section 2. That the Standard Zoning Districts Table in §153.016(A) be amended to
incorporate the Technology Flex District as follows:
NAME
SYMBOL
Industrial Districts
Technology Flex
TF
m
ORDINANCE 18- 11(Amended)
FIRST READING MATERIALS
FOLLOW
Office of the City Manager
5200 Emerald Parkway • Dublin, OH 43017 -1090
CrrY OF DUBLM. Phone: 614 -410 -4400 • Fax: 614 - 410 -4490 Memo
To: Dublin City Council
From: Marsha Grigsby, City Manager S
Date: April 21, 2011
Initiated By: Dana McDaniel, Deputy City Manager/Director of Economic Development
Re: Ordinance 18-11- Adopting Section 153.044 of the City of Dublin Codified
Ordinances (Zoning Code) to Establish the New Technology Flex Zoning
District (Case 10- 064ADM)
Summary
During 2010, Planning and Economic Development proposed the creation of a new Technology
Flex (TF) District to modernize the City's aging industrial districts that date back to 1970. An
update of Dublin's Code to eventually eliminate the RI, Restricted Industrial District and the LI,
Limited Industrial District was initiated to address three critical goals:
1. Modernize uses to match what is desired today within the City (offices, research and
laboratories) while eliminating heavier industrial uses;
2. Make standards more flexible to speed development timelines by reducing conditional
use and variance requests for valued uses and minor building additions/alterations; and
3. Consider modest architectural requirements to establish a base level of quality while
maintaining economic competitiveness and building stock diversity.
Since initiation of this Code Amendment, significant efforts have been made to work with interested
property owners and develop a zoning district that meets the intent of the Central Ohio Innovation
Corridor (COIC). The resulting zoning district will be implemented through a City- sponsored area
rezoning request, pending approval of Ordinance 18 -11.
Code Description
Uses
The TF District implements a new system of land uses being coordinated with Codes for the
Economic Advancement Zone and Bridge Street Corridor. The TF District includes a use table with
supplemental standards that can effectively address design issues specific to a particular use.
Permitted uses have been expanded to permit office, research and laboratory uses. A new "Office
Flex" category has been added to also address the need for flexible space for tenants that can be
modified over time to serve different business /use functions as companies grow and change. The
Code also addresses accessory and temporary uses.
Site Development Regulations
Regulations have been modified to ensure greater clarity, easier administration and more flexibility.
The TF District includes a height limitation that is currently not included in the Code. Side and rear
Memo re. Ord. 18 -11 Code Amendment re. Technology Flex District
April 21, 2011
Page 2 of 3
setbacks have been converted from a mathematical formula to established ranges of setback
distance based on building height. Pavement setbacks have also been further refined to clearly
address shared access and shared service courts.
Architecture
The existing RI and LI Districts have no architectural requirements. Given the focus of this district
toward small to medium -sized tenants that are growing, the purpose of the Code is to establish a
minimum appearance standard that maintains economic viability. During the final review by the
Planning and Zoning Commission, two different alternatives to address architecture were discussed:
Option 1: An approach using more specific requirements focused toward office components,
main entrances and elevations that face public streets and residential districts; and
Option 2: An alternate approach with greater design flexibility that considers all four sides of
structures.
Given concerns about being too prescriptive, Planning recommended that the general approach
could be administered through the building permit process; however, the prohibition of ribbed or
corrugated metal and a requirement for concealed fasteners was a serious concern raised during the
discussion.
Ordinance 18 -11, as recommended by the Planning and Zoning Commission, includes the more
general approach (Option 2) to design elements and has restrictions on metal building materials.
Proposed language also includes base requirements for color and primary /secondary building
materials. All architectural regulations will apply to new construction and will apply to building
additions to the extent possible.
Planning has been directly involved with property owners throughout the Code's development.
Two public open houses were provided at the end of 2010 (see attached history), and updated drafts
and project information has been available for public comment on the City website. As part of the
public process, building materials have been a consistent discussion item. Existing buildings within
the Shier Rings Corridor are largely constructed of ribbed or corrugated sheet metal. Ordinance 18-
11 includes requirements that would prohibit the use of this commonly used material and would
allow the use of architectural metal panels that would require concealed fasteners.
Correspondence from Dublin -based DBS Construction (also a property owner in the area) has been
attached outlining the relative construction cost of materials and requesting reconsideration of the
proposed Code language as it pertains to the application of metal exterior materials. Planning and
Economic Development believe that the proposed requirements regarding building material
limitations for metal could negatively impact future development opportunity and potential tenant
rates for the types of companies that are expected for the area. Further consideration of this issue
is requested.
Landscaping
The Zoning Code requires that any 25 percent cumulative alteration of a building and/or site
requires that the entire site be brought into compliance with the landscape provisions of the Code.
Memo re. Ord. 18 -11 Code Amendment re. Technology Flex District
April 21, 2011
Page 3 of 3
Industrial properties built prior to the Code do not comply with many standards. While compliance
with Code is desired, the stringent nature of the regulation inhibits property owners from improving
the exterior appearance of aging buildings. The TF District would allow building exteriors to be
upgraded without full landscape compliance, as long as the building footprint is not expanded.
Alternative Energy and Design
The proposed TF Code is the first zoning district in Dublin that addresses renewable energy
methods. The Code identifies appropriate applications for wind and solar uses and also encourages
alternative site design methods that are more sustainable.
Definitions
The proposed TF Code includes new use definitions that are being coordinated with the proposed
Bridge Street Corridor and EAZ Codes.
Recommendation of the Planning and Zoning Commission
Numerous discussions were held with the Planning and Zoning Commission to address issues
ranging from land use definitions and methods for addressing building height to alternatives for
how architecture can be addressed in industrial areas (see attached history). The Commission made
important modifications to the Code, including selecting a preferred version of architectural
language that is more general to permit design flexibility. The Commission also requested that the
required buffer distances from electric substations to residential districts be reduced from 750 feet
to 700 feet. This second modification will allow the Shier -Rings substation opportunities for future
expansion should demands in the COIC require added capacity.
At its April 7, 2011 meeting, following a review of requested modifications and a decision
regarding architecture requirements, the Planning and Zoning Commission recommended approval
to Council.
Recommendation
Planning recommends City Council approval of Ordinance 18 -11 at the second reading/public
hearing on May 9, 2011, with the following modifications to ensure Dublin's economic
competitiveness:
(1) That Section 153.044(F)(1) be modified to remove "concealed fasteners;" and
(2) That Section 153.044(F)(4)(a)(5) and 153.044(F)(4)(b)(3) be modified to state the
following: "Use of corrugated or long span, high - profile fluted or ribbed metal panels is
not encouraged.
RECORD OF ORDINANCES
Blank, Inc.
Fom No. 30043
20
AN ORDINANCE ADOPTING SECTION 153.044 OF THE
CITY OF DUBLIN CODIFIED ORDINANCES (ZONING
CODE) TO ESTABLISH THE NEW TECHNOLOGY
FLEX ZONING DISTRICT. (CASE NO.10- 064ADM)
Ordinance No. 18 -11 Passed
WHEREAS, it is necessary from time to time to amend the Code in order to protect
the health, safety and welfare of the citizens of the City of Dublin; and
WHEREAS, proposed Section 153.044 of the Dublin Codified Ordinances contains
standards and requirements to create the Technology Flex District with appropriate
requirements, standards, and procedures to govern development within the Central
Ohio Innovation Corridor (COIC), generally located along Shier Rings Road; and
WHEREAS, the purpose of this Code is to modernize the city's industrial codes to
encourage desired uses, to implement more flexible standards that will streamline the
development process and incorporate modest architectural requirements that will
maintain economic competitiveness; and
WHEREAS, the City's desired goal is to establish a zoning district that will better
promote the growth and expansion of local businesses in a manner that will ensure the
appearance of Dublin's established character and high- quality image; and
WHEREAS, these standards provide a competitive advantage to the COIC by
optimizing project timelines for development proposals within the District; and
WHEREAS, on April 7, 2011, the Planning and Zoning Commission recommended
approval because it serves to improve the health, safety and welfare of the citizens of
the City of Dublin.
NOW, THEREFORE, BE IT ORDAINED by Council of the City of Dublin, State
of Ohio, of the elected members concurring that:
Section 1 . Section 153.044 is hereby adopted and shall provide as follows:
153.044 TECHNOLOGY FLEX (TF) DISTRICT
(A) District Purpose and Intent
The Technology Flex (TF) District provides for a broad range of research,
office, laboratory and clean manufacturing uses that will foster a well - rounded
and diverse economy for the City. The TF District supports appropriate light -
industrial options, while encouraging greater opportunity for research and
office uses that will improve Dublin's competitive edge within the region.
Flexible architectural spaces are desired that will accommodate the expansion
and changing operations of small to medium size companies.
(B) District Uses
Uses in the TF District are as shown on the following table. Descriptions and
characteristics of use categories can be found in §153.044(1) - Definitions.
Additional development requirements for particular uses are contained in
§ I53.044(C) as referenced below within the "Use Specific Standards" column.
(1) Permitted Uses. Uses denoted as "P" in Table 153.044(B)(4) indicate
that the land use is allowed by right, subject to compliance with the
use - specific standards referenced in the final column of the use table
and all other applicable provisions of Chapter 153.
RECORD OF ORDINANCES
Blank, Inc.
Ordinance No -11
Passed Page 2 of 13 20
(2) Conditional Uses. Uses denoted as "C" in Table 153.044(B)(4)
indicate that the land use is allowed only upon approval of a
conditional use permit as required by § 153.236, compliance with use -
specific standards referenced in the final column of the use table and all
other applicable provisions of Chapter 153.
(3) Size or Time Limited Uses. Uses denoted with an "S" or "T" in Table
153.044(B)(4) indicate special limits regarding size or time duration of
the use and are subject to compliance with the use - specific standards
referenced in the final column of the use table and all other applicable
provisions of Chapter 153.
(4) Table of Uses.
P= Permitted C= Conditional S- Limited T =Time Limited
USE SPECIFIC
PREMARY USES STANDARDS
Commercial Uses
Animal Care- General Services
P, T
153.044(C)(1)
Animal Care- Veterinary Offices
P, T
153.044(C)(2)
Animal Care- Veterinary Urgent Care and Hospitals
P, T
153.044(C)(2)
Data Center
P
Entertainment and Recreation- Indoor
C
Medical and Diaipostic Laboratory
P
Office- General
P
Office- Call Centers
C
Office- Flex
P, S
153.044(C)(3)
Office- Medical
P
Parking Structures
C
Personal, Repair and Rental Services
P
153.044(C)(4)
Retail
P
153.044(C)(4)
Transportation- Park- and -Ride
P
153.044(C)(5)
Civic, Public & Institutional Uses
Day Care- Child
P
Educational Facility
P
153.044(C)(6)
Government Services- General
P
Government Services- Safety
P
Government Services- Service
P
Parks and Open Space
P
Industrial Uses
Construction and Contract Service Trades
P
Manufacturtm and Assembly
P
153.044(C)(7)
Mini-Storage
C
Motor Vehicle Repair- Major
P
153.044(C)(8)
Research and Development
P
Utilities- Renewable Energy Facilities
C
153.044(C)(9)
Utilities- Electric Substation
C
153.044(C)(10)
Utilities- Essential Services
P
Utilities- Wireless Communications
see Chapter 99
153.044(C)(11)
Wholesaling and Distribution
C
153.044(C)(7)
Residential Uses
Dwelling- Single Family
P
153.044(C)(12)
RECORD OF ORDINANCES
Blank, Inc.
Ordinance No18 -11
Page 3 of 13
Passed . 20
P C= Conditional S =Size Limited T =Time Limited
USE OR SPECIFIC STANDARDS
Accessory uses are permitted only in connection with a pemutted or approved conditional use on the same property and must be
clearly subordinate and incidental to that use. No accessory use may be operated when a permitted or approved conditional use
does not exist on the pro Permitted primary uses are permitted as accessory uses
Bicycle Facilities
P
Day Care- Child
P, S
153.044(0)(13)
Community Activity
T
Construction Trailer /Office
T
Corporate Residences
P
Entertainment and Recreation- Indoor
C
Parkmg Structures
P
Special Event
T
Transportation- Transit Stop
P
Utilities- Renewable Energy Equipment
P
Vehicle Charging Station
P
Wholesaling and Distribution
P
(C) Use Specific Standards
The following requirements shall apply in addition to all other applicable
development regulations for specific types of uses in the Technology Flex (TF)
District:
(1) Animal Care- General Services. Services shall be provided indoors and
may include grooming, sitting (daytime only), training and accessory
retail sales of pet care products, or other similar uses. Overnight
boarding is not permitted. Outdoor pet service areas shall be located at
least 50 feet from any property line and 500 feet from any residential
district or residential subarea of a planned development district. Use of
outdoor pet service areas shall be limited to between the hours of 7:00
a.m. and 9:00 p.m.
(2) Animal Care - Veterinary Offices and Veterinary Urgent Care and
Hospitals. Boarding of animals shall only be permitted for the ongoing
care of animals in treatment and must be provided within the principal
structure. All outdoor pet service areas shall be located at least 50 feet
from any property line and 500 feet from any residential district or
residential subarea of a planned development district. Use of outdoor
pet service areas shall be limited to between the hours of 7:00 a.m. and
9:00 P.M.
(3) Office-Flex. Flex office must include a minimum of 30 percent office
use. Remaining space may be used for any combination of research &
laboratory space, clean manufacturing and assembly, wholesaling
and/or related showroom, warehousing and or distribution purposes.
Any showroom component shall not exceed 10 percent of the gross
floor area of the principal structure and shall not count toward office
calculations.
(4) Personal Services and Retail. Only those uses present as of the
effective date of this ordinance shall be permitted. Once removed, no
further uses shall be permitted as a primary use.
(5) Transportation- Park- and- Rides. Park and ride facilities shall provide
only one shelter per bus route.
RECORD OF ORDINANCES
Inc.
1
Ordinance No. 8 -11
Passed Page 4 of 13 20
(6) Educational Facility. These uses shall have no rooms for the regular
housing or sleeping of students.
(7) Manufacturing & Assembly and Wholesaling & Distribution. Any
auxiliary showroom areas associated with the primary use shall not
exceed 10 percent of the gross floor area of the principal structure.
(8) Motor Vehicle Repair- Major. A vehicle may not be stored for more
than 30 days. All inoperable vehicles must be parked in a defined
service area providing screening in accordance with §153.133 -
Minimum Landscape Requirements.
(9) Utilities - Renewable Energy Facilities. Renewable Energy Facilities
shall be located at least 750 feet from all residential districts or
residential subarea of a planned development district, unless otherwise
approved by the Planning and Zoning Commission. Property owners
must sufficiently demonstrate that adequate measures are provided to
minimize off -site impacts relating to the facility's operation.
(10) Utilities - Electric Substation. Electric substations shall be located at
least 700 feet from all residential districts or residential subarea of a
planned development district.
(11) Utilities - Wireless Communications. For regulations governing wireless
communication uses, Chapter 99 of the Dublin Codified Ordinances
shall apply.
(12) Dwelling- Single Family. Only residential uses existing as of the
effective date of this ordinance are permitted. Once removed, no further
single - family dwelling shall be permitted.
(13) Child Day Care. Day Care components shall not exceed 20 percent of
the gross floor area of the principal structure.
(D) Site Development Requirements.
In addition to the provisions of § 153.070 through § 153.076, the following
requirements for arrangement and development of land and buildings shall be
met:
(1) Intensity of use. Lot size shall be sufficient to provide the yard spaces
required by this section and the following provisions:
(a) Maximum Lot Coverage. Lot coverage for structures and
impervious surfaces shall not exceed 70 percent.
(b) Building Height. The height of principal and accessory
structures shall be limited based upon setback requirements of
this District as identified in §153.044(D)(2)(c). Structures
greater than 56 feet in height shall require conditional use
approval in accordance with §153.236.
(2) Setback Requirements. Placement of structures and improvements shall
provide sufficient separation to the adjacent site or use according to the
following provisions. Setbacks shall be provided as necessary to
accommodate any additional site requirements such as landscaping,
mounding and buffering:
RECORD OF ORDINANCES
Damn Laaal Blank, Inc. Form No. 30043
18 -11 Page 5 of 13
Ordinance No. Passed 20
(a) Lot width. Lots shall provide a minimum of 60 feet in width at
the public right -of -way.
(b) Front yards. The required front yard setback for principal and
accessory structures shall be determined in accordance with
§153.072.
(c) Side and Rear yards. The following setbacks for components
of principal and accessory structures shall be determined based
upon the height of each individual component.
Building Height
Required Minimum Setback
g5 feet
15 feet
>15 — 29 feet
20 feet
>29 — 43 feet
35 feet
>43 — 56 feet
50 feet
Required side and rear setbacks for principal and accessory
structures shall in no case be less than 25 feet from any
residential zoning district or a residential subarea of a planned
development district as listed in §153.016.
(d) Side Pavement Setbacks. Required side yard setbacks for
pavement, which includes open storage, service and loading
areas, shall be at least five feet, except for common access
drives or shared service courts. Required side pavement
setbacks shall be at least 25 feet from any residential zoning
district or a residential subarea of a planned development
district as listed in §153.016.
(e) Rear Pavement Setbacks. Required rear yard setbacks for
pavement, which includes open storage, service and loading
areas, shall be at least ten feet, except for common access drives
or shared service courts. Required rear pavement setbacks shall
be at least 25 feet from any residential zoning district or a
residential subarea of a planned development district as listed in
§153.016
(E) Additional Outdoor Requirements
(1) Outdoor Operations. Uses shall operate entirely within an enclosed
structure, unless it is determined by the Director that operations are
harmonious to the surrounding area and are adequately screened.
(2) Outdoor Storage. Exterior storage shall be screened in accordance with
§153.133(C)(1). Storage must be located to the side or rear of all
buildings and shall not be visible from adjacent properties or from the
public right -of -way.
(3) Off-Site Impacts. Uses must be conducted in a manner harmonious with
the surrounding area and comply with minimum requirements as set
forth by the provisions of §153.076 of the Zoning Code and §132.03 of
the Dublin Codified Ordinances.
(4) Service Areas. Overhead doors shall be located to the side or rear of
structures to minimize visibility from public streets. Open service areas
and loading docks shall be screened by walls a minimum of six feet in
RECORD OF ORDINANCES
Stank, Inc,
Ordinance NO -11
Passed Page 6 of 13 20
height, but not greater than twelve feet. Walls, fences or landscape
screening shall have 100 percent opacity to effectively conceal service
and loading operations from adjoining streets and from any residential
zoning district or a residential subarea of a planned development district
as listed in §153.016. Compliance with the provisions of Section
153.133(C) shall also be required.
(F) Architecture and Design Requirements
(1) Architectural Intent. In order to provide for flexible space required for
uses within the district, architectural standards are intentionally non-
prescriptive. However, all structures within the district are expected to
be thoughtfully designed with materials, detailing, scale, and proportion
that is intentional and carefully thought through and with specific
attention toward aesthetics. Buildings may utilize any combination of
exterior materials from the list of permitted materials however, in all
cases, such materials shall be applied in a manner that provides well -
detailed and aesthetically pleasing fagade surfaces. Characteristics of a
well - detailed fagade include, but are not limited to, concealed fasteners,
deliberate joint patterns, finished edge detailing, and durable, rust and
fade resistant finishes.
(2) Applicability of Architectural Requirements. Architectural
requirements as specified by this Section shall apply to all new
construction. Design of additions to structures existing as of the date of
this ordinance may coordinate with architecture of the existing
structure, but to the extend possible shall meet the requirements of this
Section.
(3) Rooftop Mechanicals. Mechanical equipment and other functional
components shall be screened from view from the ground by parapets
not lower than the height of the roof equipment, screens with a
materials and details compatible with the building's facades, pitched
roof areas, or special architectural features. Parapets on flat roofs shall
not be included in the calculation for building height.
(4) Materials. At least eighty percent of exterior walls shall be constructed
of one or more of the primary materials listed below. The following are
acceptable primary and secondary building materials, as noted.
(a) Primary Materials
(1) Brick. Brick shall be uniform in color within any one
specific color range but using more than one color range
to create patterns is acceptable. Bricks that have been
flashed to change color in the individual unit, distressed
bricks and wood mold bricks are not acceptable.
(2) Glass. Transparent, tinted, reflective, coated, opaque,
translucent, and textured glass, are permitted
(3) Stone. Stone such as limestone, granite and marble are
acceptable. Synthetic stone of a high quality that is
indistinguishable from natural stone is also acceptable.
RECORD OF ORDINANCES
Dayton Legal Blank, Inc.
Ordinance No18 -11
Page 7 of 13
Passed 20_
(4) Pre- Cast Concrete Pre -cast concrete panels developed
with shadow lines, reveals, textural changes, color
variations and/or exposed aggregate are acceptable.
(5) Architectural Metal Smooth face, and textured face
insulated or un- insulated metal panels are acceptable.
Careful attention to how the panels are joined, detailed
at edges and corners and attached is required. Use of
corrugated or long span, high- profile fluted or ribbed
metal panels is prohibited.
(6) Synthetics Synthetic siding materials such as
HardiPlank and EIFS are acceptable if carefully
integrated into the building's design and detailed with a
high level of shadow lines and reveals. Pre - approval is
recommended.
(7) Concrete Masonry Units Architectural Masonry Units
with special aggregates and finishes are acceptable. Split
face masonry units may be acceptable if combined with
other masonry products to raise the level of visual
quality. Pre - approval is recommended.
(8) Tilt -Up Panels. Concrete tilt -up panels are acceptable if
they contain a high degree of detail by the use if shadow
lines, textural variations and /or applied projections and
limited to large footprint buildings. Pre - approval is
recommended.
(9) Other primary building materials may be approved if
demonstrated to be of similar quality to the permitted
primary materials.
(b) Secondary Materials. In addition to the permitted materials
above, the following may be used as secondary building
applications:
(1) Gypsum Fiber Reinforced Concrete (GFRC). Fiber
reinforced concrete products may be used for trim or
architectural features.
(2) Frost- Proof Ceramic Tile. Porcelain or other frost -proof
ceramic tiles may be used as accents or to create special
features.
(3) Architectural Metal. Metal extrusions, panels and
structural components maybe used as accents or for
special features such as canopies and sunshades. These
materials must be finished to prevent fading, staining,
rust or corrosion and shall be carefully detailed with
attention toward aesthetics. Use of corrugated or long
span, high - profile fluted or ribbed metal panels is
prohibited.
(4) Split Faced Block Split faced block shall be used in
limited quantities for components like foundations or
site walls.
RECORD OF ORDINANCES
Blank, Inc.
1
Ordinance No. 8 -11
Page 8of13
Parsec! 20
(5) EIFS. Exterior Insulated Finishing Systems may be
used.
(6) Other secondary building materials may be approved if
demonstrated to be of similar quality to the permitted
secondary materials.
(4) Color. Structures shall incorporate combinations of color that will provide
visual interest and be harmonious with the surrounding area.
(a) Base Colors. Main building colors shall be neutral, off -white
or earth tone. Base colors shall constitute a predominance of
the visible building exterior and be muted with low reflectivity.
(b) Accent Colors. Building trim and/or detailing may utilize
brighter accent colors to create visual interest and/or to identify
main public entrances.
(5) Accessory Structures. Accessory structures shall be constructed of
identical materials, style, quality and appearance as the principal
building.
(G) Landscape Requirements
(1) Compliance. All sites shall be required to comply with applicable
Code requirements for landscaping in Chapter 153 with the following
exception:
(2) To encourage maintenance and marketability of existing structures,
§153.152(B) requiring full site landscape compliance for site and/or
building modifications exceeding 25 percent shall not apply to those
structures where the exterior materials, finish or design of the building
fagades are being improved without expanding the overall footprint of
the structure.
(H) Alternative Energy & Design
(1) Alternative Energy Integration. Use of on -site alternative energy
sources for greater self - sufficiency is highly encouraged. Other types
of alternative energy not addressed by this Code may be approved if
demonstrated to be of similar character or impact of those types
permitted.
(a) Wall and roof - mounted or applied thermal and PV solar units
are permitted within the TF District and shall include side and
rear screening as applicable for supporting infrastructure;
(b) Ground- mounted solar units are permitted, in accordance with
applicable setback requirements and shall include side and rear
screening for supporting infrastructure;
(c) Due to proximity to residential areas, commercial wind turbines
shall not be permitted within the TF District; and
(d) Residential -scale wind turbines shall be permitted in accordance
with applicable setback requirements.
RECORD OF ORDINANCES
Ordinance NP -11
Page 9 of 13
Passed 20_
(2) Alternative Design Methods. Integration of architectural and site
design methods and materials that promote sustainability and lower
energy use are strongly encouraged.
(1) Use Definitions
For the purposes of § 153.044, the following definitions shall apply to interpret
uses unless specified otherwise:
Commercial
(1) Animal Care
(a) General Services. A facility providing grooming and daycare
for household pets.
(b) Veterinary Offices. A facility for medical, dental, or other
health services related to the diagnosis and treatment of
animals' illnesses, injuries, and physical ailments. These
facilities shall not include crematory services.
(c) Veterinary Urgent Care and Hospitals. A facility for
emergency care for the treatment of animals' illnesses, injuries,
or physical ailments, but shall not including crematory services.
(2) Data Center. A facility with typically lower employee counts than
general office uses that houses computer systems and associated data
and is focused on the mass storage of data.
(3) Entertainment and Recreation- Indoor. A facility or area providing
opportunities for physical exercise, physical training or improvement of
health for the general public or members of an organization.
(4) Medical and Diagnostic Laboratory. A facility for sampling,
photographing, analyzing or testing bodily fluids and other medical
specimens, These facilities may not include laboratories for the sole
purpose of research.
(5) Office
(a) General. A facility providing executive, management,
administrative, or professional services. This use includes
corporate office, law offices, architectural firms, insurance
companies and other executive, management or administrative
offices for businesses or corporations. This facility does not
include medical offices.
(b) Call Centers. A facility providing customer service or sales
requests by telecommunication or other data means.
(c) Flex. A facility including office, research, laboratory,
manufacturing, clean assembly, warehousing, or other related
activities whose configurations and construction methods allow
for easy conversion of interior and exterior space.
(d) Medical. A facility providing medical, dental, or other health
services relating to the diagnosis and treatment of human
illnesses, injuries, and physical ailments treated in an office
setting. This includes outpatient surgery, rehabilitation,
RECORD OF ORDINANCES
1
Ordinance No. 8 -11
Passed Page 10 of 13 20
incidental laboratories and other related activities, but does not
include overnight patient stays.
(6) Parking Structure. A facility used for vehicle parking and where there
are a number of floors or levels on which parking takes place, either
freestanding or integrated into a building.
(7) Personal, Repair, & Rental Services. A facility or establishment that
provides services associated with personal grooming, personal
instruction or education, the maintenance of fitness, health and well-
being, or the rental, servicing, maintenance, or repair of consumer
goods. This use includes but is not limited to yoga centers, beauty
salons, barbers and hairdressers, meditation centers, massage centers,
dry cleaning shops, tailors, shoe repair, and electronics repair shops.
This facility does not include motor vehicle, recreational vehicle, or
heavy equipment repair or rental.
(8) Retail. Sale of general merchandise or food to the general public for
direct use and not for wholesale. This use includes but is not limited to
sale of general merchandise, clothing and other apparel, flowers and
household plants, dry goods, convenience and specialty foods,
hardware and similar consumer goods.
(9) Transportation- Park - and -Ride. A facility providing parking and
shelter for transit passengers or carpooling that typically includes
parking lots and associated structures located along or near public
transit routes.
Civic /Public/Institutional
(9) Child Day Care. A facility for the provision of non - medical care and
supervision outside the home for minor children, provided the
supervision is less than 24 hours per day and the facility is licensed by
the State of Ohio.
(10) Educational Facility. A facility offering classes, training courses, or
skill development to the public or to members of an organization. This
use includes, but is not limited to, public or private educational
facilities such as vocational, business, or technical schools, training
centers, colleges or universities. Elementary, middle or high schools
are not included in this definition.
(11) Government Services.
(a) General. A facility providing the administration of local, state,
or federal government services or functions.
(b) Safety. A facility providing police, fire, or emergency medical
services to the surrounding community.
(c) Service. A facility providing government services that includes
vehicle and equipment parking and/or service or maintenance
yards.
(12) Parks and Open Space. Public or private land that has been identified
for active or passive parks or property to be left in a generally natural
state.
RECORD OF ORDINANCES
Blank, Inc.
Ordinance No. 18 -11
Passed Page 11 of 13 20
Industrial
(13) Construction and Contract Service Trades. Facilities used for the
repair of machinery, equipment, products or by- products. May include
outdoor storage of materials, supplies or equipment as an accessory
use.
(14) Manufacturing and Assembly. A facility used for the fabrication,
assembly, finishing, packaging or processing of components and/or
finished goods.
(15) Mini - Storage. A facility of leased or owned structures available to the
general public for the storage of goods.
(16) Motor Vehicle Repair, Major. A facility or area where major
mechanical (engine, transmission or other major mechanical systems)
and body work is conducted on vehicles and/or trailers.
(17) Research and Development. A facility or area for conducting scientific
research, investigation, testing, or experimentation, and including the
fabrication of prototypes and support facilities, but not including
facilities for the manufacture or sale of products except as may be
incidental to the main purpose of the laboratory.
(18) Utilities.
(a) Renewable Energy Facilities. Commercial-scale operations for
the collection of solar, wind, or geothermal energy and its
conversion to electrical energy for sale to a public utility.
(b) Electric Substation. The component of an electricity
generation, transmission and distribution system where voltage
is managed through the use of transformers.
(c) Essential Services. Facilities used to provide utility services to
a building or property, including but not limited to water pipes,
sewer pipes, electric lines and boxes, telecommunication lines
or fiber optic equipment, gas regulator stations, and storm
drainage pipes. This use does not include major utilities such as
water or sewer treatment plants, electric generating plants, and
other facilities that are primary rather than accessory uses of the
sites on which they are located. Wireless communication
facilities are also not included in this definition.
(d) Wireless Communications. All communication components and
facilities regulated by the FCC and Chapter 99 of the Dublin
Codified Ordinances.
(19) Wholesaling and Distribution. Facilities and accessory uses for the
mass storage and movement of goods as well as transportation,
logistics, maintenance and fleet parking.
Residential
(20) Dwelling- Single Family. A building arranged or designed to be
occupied by one family, the structure having only one dwelling unit.
RECORD OF ORDINANCES
Dayton Legal Blank, Inc.
1
Ordinance No. 8 -11
Page 12 of 13
Passed . 20_
Accessory/Temporary Uses
(21) Bicycle Facility. Equipment and structures including bicycle racks,
lockers, and showers to assist either recreational or commuter cyclists.
(22) Community Activity. An activity that is open to the general public and
sponsored by a public, private nonprofit or religious organization that is
educational, cultural, or recreational in function. This use includes but
is not limited to school plays and church fairs.
(23) Construction Trailer /Office. A trailer or portable building used to
provide work space for construction staff during the construction of a
building or facility from no earlier than 30 days prior to construction to
no later than 60 days after construction concludes.
(24) Corporate Residences. An accessory use integrated as part of a
primary structure or an accessory structure available in conjunction
with a nonresidential use that provides housing for personnel or visitors
and is not available to the general public.
(25) Special Event. A temporary outdoor use of land for the purposes of a
gathering, including but not limited to a fair, festival, celebration, or
fundraiser, that reasonably may be expected to attract more than 100
persons at any one time.
(26) Transit Stop. An incidental area either along the public right -of -way or
on a private site with shelters or other related amenities for patrons
waiting for buses or other forms of public transportation. A transit stop
shall not include a bus or train station, park- and -ride, or other major
transit facility.
(27) Utilities- Renewable Energy Equipment. Equipment for the collection
of solar, wind or geothermal energy or its conversion to electrical
energy or heat for use on the same property or for incidental sale to a
utility when that equipment is accessory to a permitted or approved
conditional primary use of the property.
Section 2. That the Standard Zoning Districts Table in §153.016(A) be amended to
incorporate the Technology Flex District as follows:
NAME SYMBOL
Industrial Districts
Technology Flex TF
(28) Vehicle Charging Station. A facility or area at which electric powered
or hybrid powered motor vehicles can obtain electrical current to
recharge batteries, when accessory to a permitted or approved primary
use of the property.
Section 3. §153.032(B)(1)(e) be amended as follows:
(e) All vehicular use areas, including driveways, in industrial
districts shall be located at least 15 feet from any residential
district lot line as listed in 153.016 or as otherwise noted for the
Technology Flex District in § 153.044.
RECORD OF ORDINANCES
8 -11
1
Ordinance No.
Passed P age 13 of 13 20—
Section 4. § 153.032(B)(4)(a) be amended as follows:
(a) Structures, parking driveways, vehicular use areas, service
areas, pedestrian areas and other hard - surfaces or paved areas
shall not cover more than 70% of the total lot area within the
following zoning districts:
R -12, Urban Residential District
SO, Suburban Office and Institutional District
NC, Neighborhood Commercial District
CC, Community Commercial District
RI, Restricted Industrial District
LI, Limited Industrial District
GI, General Industrial District
OLR, Office Laboratory & Research District
TF, Technology Flex District
Excavation and Quarry
Oil and Gas
Exceptional Uses
Section 5. The "Zoning District and Approval Procedures" table in Section 99.05(B)
regarding Wireless Communications be amended to include the Technology Flex (TF)
District as follows:
Zoning District
Co- Location
New Tower
New Tower
Alternative
Temporary
multi-user
(single user)
Structure
Facilities
Technology
Administrative
Administrative
Not Permitted
Administrative
See §99.10
Flex
Section 6. This Ordinance shall take effect on the earliest date provided by law.
Passed this day of 2011.
Mayor — Presiding Officer
ATTEST:
Clerk of Council
* PBS COMPANIES
Development • Brokerage • Property Management
April 15, 2011
Mr. Carson Combs
Senior Planner
City of Dublin
5800 Shier -Rings Road
Dublin, Ohio 43016
RE: Technology Flex Zoning District
Dear Carson:
As a property owner of multiple parcels located in the new proposed Technology Flex Zoning
District, I wanted to give you some feedback on the April 7, 2011 recommended language by
the Planning and Zoning Commission. As you know, we have been involved with City of
Dublin Staff throughout the process of this zoning change along with other property owners in
this area. I want to say that we do appreciate the City staff on including us in this process.
Overall we like and believe that the new zoning district will be a positive move for this
industrial land in the City of Dublin. We feel that the new code will allow us to react quicker
with a better understanding of what is needed for new and re- development in this zoning district.
We do have an issue with some of the language that was added to the zoning text at the April 7,
2011 Planning and Zoning meeting regarding Architecture and Design Requirements. I have
outlined our concerns below by section:
Section F (1) Architecture a,nd Design Requirements, We would like to see the language
"concealed fasteners" taken out of the last sentence. We believe that is an onerous request in that
having concealed fasteners on a building adds greatly to the cost of the construction, and
typically, the fasteners are very difficult to see unless you are right on top of them.
SSectio� n F (4)� (a) (5) A&chiteStura� 1 Meta We would like to see the last sentence taken out of
the section. As we understand it, this would eliminate the ability to use pre- engineered metal
panels for the outside of a building. In the Planning and Zoning Meeting, it was mentioned that
the reason this was in there was due to that there is not much of a cost difference between Pre -
Engineered Metal panels and the other materials listed that are allowed. We strongly disagree
with this statement. I have had our construction company look at this and they have put a letter
together comparing the material costs. I have attached it to this letter. As you can see, metal
panels are by far the most cost effective material to use. We understand the concern with the
look of some Metal Panels and agree that they can be used in a way that would make them
architecturally appealing. Any cost increase in construction costs requires us to charge a higher
rent which puts us at an economic disadvantage to our competing markets, which is as you know
already very competitive.
An affiliate of DBS Development, AltaBC & Dublin Building Systems
6233 Avery Road I Dublin, Ohio 43016 1 614.889.1003 1 fax 614.889.8996 1 www.dbscompanies.coni
Section F (4) (b) (3) Arc legtural Metal (Sec2ndary jUaterills): We would like to see the
last sentence in this section removed also for the same reasoning above.
As you may know, there are quite a few buildings that will be in this zoning district that have
Pre - Engineered Metal Panels on the exterior of their building which if they are to build a new
building on their additional land, they would have to build the building with other materials that
would not match the current building as well as drive the cost of the construction up.
In summary, we feel that Pre - Engineered Metal Panels should be allowed to be used as an
exterior material for buildings in this district for cost reasons as well as there are quite a few
improvements in Pre - Engineered Metal Panels that make them an architecturally appealing
design characteristic.
Thank you for your time and we are planning on being at the April 25, 2011 City Council
meeting to express our opinion.
Sincerely yours,
DBS Companies, Inc.
Thomas W. Irelan
Principal
An affiliate of DBS Development, AItaBC & Dublin Building Systems
6233AveryRoad I Dublin,Ohio 43016 1 614.889.1003 1 fax 614.889.8996 1 wwwAbscompanies.com
L Dublin Building Systems
stems
Design • Build • Service
April 12, 2011
Mr. Tom Irelan
DBS Companies
6233 Avery Road
Dublin, Ohio 43016
Dear Tom:
Re: Building Material Costs
Please find below a list of exterior wall materials and associate square foot costs. These
are average costs as products with in the same family can vary widely.
Type of Material
Cost / SF (Wall Area)
Brick
$20
Glass
$28
Stone
$21
Pre -Cast Concrete
$12
EIFS
$16
Concrete Masonry Units
$10
Tilt -Up Panels
$10
Architectural Smooth Panels (Alucobond type)
$25
Architectural Metal Panels (Pre -Eng - Ribbed)
$7
Please note, these are installed costs.
If you have any questions please don't hesitate to ask.
Sincerely,
1 _
Richard W. Irelan
Vice President, Sales & Marketing
Dublin Building Systems
Box 370
Dublin, Ohio 43017
( 614) 889 -1445 Design Build Contractors and Engineers
FAX 889 -5437 An Equal Opportunely Employer
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PLANNING AND ZONING COMMISSION
RECORD OF ACTION
APRIL 7, 2011
The Planning and Zoning Commission took the following action at this meeting:
DRAFT
9. Code Amendment - Technology Flex District
10- 064ADM Zoning Code Amendment
Proposal: The addition of Section 153.044 to the Dublin Zoning Code to
establish a new Technology Flex District.
Request: Review and recommendation to City Council of approval of
amendments to the Zoning Code under the provisions of Code
Sections 153.232 and 153.534.
Applicant: Marsha I. Grigsby, City Manager, City of Dublin, 5270 Emerald
Parkway, Dublin, Ohio 43017.
Planning Contact: Carson Combs, ADO, ASLA, Senior Planner.
Contact Information: (614) 4104669, wombs @dublin.oh.us
MOTION: To recommend approval to City Council for This amendment, as modified to
establish a new Technology Flex District by adding Section 153.044 to the Dublin
Zoning Code.
VOTE: 7 -0.
RESULT: Approval of the modified Zoning Code Amendment recommended to City
Council.
STAFF CERTIFICATION
Carson Combs, ADO, ASLA
Senior Planner
Dublin Planning and Zoning Commission
April 7, 2011 -Minutes
Page 1 of 4
DRAFT
9. Code Amendment- Technology Flex District
10- 064ADM Zoning Code Amendment
Chris Amorose Groomes introduced this application which involves modification to the Dublin
Zoning Code to establish a new Technology Flex District to replace the RI, Restricted Industrial
District, and LI, Limited Industrial District. She said the Commission will need to make a
recommendation to City Council for final action.
Carson Combs presented this proposed Zoning Code Amendment and provided the project
goals, which includes modernizing uses in the Industrial Districts to match the desired
development within this area of Dublin. He said the proposed requirements are intended to be
flexible and reduce the timelines for approval, and also include modest architectural
requirement while still maintaining economic competitiveness. Mr. Combs said the proposed
Code will be utilized with the Central Ohio Innovation Corridor, COIC in the Shier Rings Flex
District.
Mr. Combs said the names of the categories in the primary uses table in Paragraph B were
changed based on the format used for Bridge Street Code. He said the time and size limited
requirements have been added. He said a major change was the removal of animal breeding
and boarding uses, because it does not meet the intent of the District. He noted day care uses
will be permitted to ensure an existing daycare is not made non - conforming within the District.
Mr. Combs said the proposed accessory or temporary use category were modified to match the
Bridge Street Code with a few notes. He stated the entertainment and recreation uses were
limited to indoor use only, because outdoor use can become more intensive. He said the Code
also proposes Transit stops as permitted uses. He said based on the overall goal to implement
transit throughout the City in the long term, the Code permits the use through site plan review.
Mr. Combs said Park and Rides are currently limited to one shelter per bus route within the Zoning
Code, with the proposed TF Code park and rides were broadened out to include one bus
shelter per route.
Mr. Combs said with regard to substations, the existing substation on Shier Rings Road would
become non - conforming and be allowed to run and operate as it exists. John Hardt said he
brought up the issue and he wondered what would happen if that substation needed to be
expanded.
Mr. Combs explained the expansion would have to go through the variance process. He said in
the EAZ planning area, City Council has dedicated five acres for the creation of a new
substation. He said it was up to the Commission to decide if additional use requirements were
necessary.
Mr. Hardt said he wanted to ensure adequate facilities are available to serve the COIC. Mr.
Combs said a potential Code modification could be to review the buffer requirement and
reduce it enough to gain additional expansion area. Steve Langworthy agreed with the
proposed modification as a means to address Mr. Hardt's concern.
Mr. Combs said based on the Commission's discussion at the last meeting, the proposed Code
was modified to provide corporate residences as both an integrated area within a building or as
a detached unit.
Dublin Planning and Zoning Commission
April 7, 2011 -Minutes
Page 2 of 4
DRAFT
Mr. Combs said based on the last meeting's discussion regarding building height, the Code was
modified to state that buildings over 56 feet in height would require conditional use approval by
the Commission.
Mr. Combs said in terms of the side and rear setbacks, again the required setback was reduced
in the second category from 25 feet to 20 feet, based on additional analyses. He said the
proposed Code continues to require a 25 -foot setback from residential districts, as is in the
current Code. Mr. Combs noted very few TF properties were adjacent to residential districts with
the two largest properties owned by the city or the school district.
Mr. Combs said the Outdoor Requirement language has been clarified to reflect that the
Director would determine what is harmonious, consistent with the existing Code in terms of
nuisance regulations.
Mr. Combs said large service doors are required on the side or rear of the building, so the office
components of the structure can front the street.
Mr. Combs said under the Accessory Structure section there needed to be discussion about
whether accessory structures should be similar in material style, quality, and appearance or
should be identical. He said he would like to understand the Commission's preference at this
meeting.
Mr. Combs explained the Definitions section has been modified to match the format for the
Bridge Street Corridor. He said all the definitions generally refer to facilities, because it is buildings
or the components of the site as well, the use or activity on the site. Mr. Combs said they tried to
incorporate as many of the other comments provided by Commissioners.
Mr. Combs said Architecture was the biggest topic for the Commission to address. He said they
are trying to find some level of architecture. He said the current RI and LI Districts have no
architectural requirements in the Code. He said Planning is looking for a baseline that would
maintain Dublin's competitiveness with the other Central Ohio areas, but not become cost
prohibitive for developers. He noted most of the areas planned for rezoning to the Tech Flex
District are developed, so these buildings are primarily use the new Code for expansions. Mr.
Combs said the undeveloped parcels were highlighted to show the parcels available for new
construction.
Mr. Combs said the proposed Code provides two different approaches to architectural design
within the proposed District, which the Commission needed to provide direction. He said the
first approach was based on the comments provided at the last meeting, which focused on the
design elements that faced the public street or the residential district. He said another
approach was highlighted in the Code and boxed in red, which focuses on the general intent
and materials, colors, and minor design elements. He said Planning is open to the approach in
red, but had one concern about the Materials section, addressing the item that dealt with
Metal. He requested feedback from the Commission.
Ms. Amorose Groomes invited public comment with respect to this application. (There was
none.)
Richard Taylor said in regards to the two approaches to architecture, his preference was the
direction that Mr. Hardt proposed, which was proposed in red, although he did not know if the
proposed language was sufficient. He said he liked it because in a very basic sense, it allows the
Dublin Planning and Zoning Commission
April 7, 2011 -Minutes
Page 3 of 4
DRAFT
designers to design and had the greater potential for great architecture, as opposed to a
building that meets Code. He said there is more room for invention.
Joseph Budde, Warren Fishman, and Todd Zimmerman said they had no comments.
Amy Kramb preferred the recommended version provided by Mr. Hardt. She said she already
provided corrections to Planning.
John Hardt said he did not expect his approach to be brought forward literally, but it was okay
that it was. He said for the benefit of those who did not see the exact response he gave Mr.
Combs, his fundamental concern was similar to Mr. Taylor's in that he was afraid if they put in
prescriptive architectural requirements such as 'must have a cornice at the top of the wall', he
thought the tendency will be to provide those things so that you can check the box and say you
provided it, regardless of whether that particular item is appropriate for a given building. He said
his intent was buildings that can be built out of any number of materials, all of which are
affordable, but are designed and details are paid attention.
Mr. Hardt said on the rest of the text, he thought it had vastly improved since last time they saw it
and he appreciated all Mr. Combs' work.
Mr. Hardt referred to Use Specific Standards, Item 8, Motor Vehicle Repair, Vehicles may not be
stored for more than 30 days, and said it sounded like there could not be vehicles on the site for
more than 30 days, and he said it should read 'any one vehicle cannot be on -site for more than
30 days.' He referred to the same section, Item 12 - Dwellings - Single Family Dwellings, 'Only
residential uses existing as of the effective date of this ordinance are permitted. Once removed,
no further uses shall be permitted.' He said that sounded like once you took the single - family
home away, you cannot do anything else with the site and he said it should read 'no more
residential uses are permitted'.
Mr. Hardt said regarding the identical versus similar materials for accessory structures, he
suggested the words 'identical materials and similar style' be used. He explained an accessory
building should incorporate the same brick as the principal building. He clarified a dumpster
enclosure did not need to have windows just because the building had them. Ms. Amorose
Groomes agreed.
Mr. Combs said the remaining issue was the discussion of the corrugated metal versus the metal
panels. He said Planning had discussed it and did not have a preference.
Mr. Hardt referred to the graphic showing a continuum of an affordable building versus a high -
end office building. He said he thought corrugated metal panels were indicative of pre -
engineered metals buildings that should continue to be permitted on existing buildings and used
for those building expansions, but new buildings should not be permitted to use it. Ms. Amorose
Groomes said she had seen some attractive metal buildings.
Mr. Hardt said the use of an architectural metal panel was the finish was different and it is not an
industrial finish, but an architectural finish with sheen to it and a color range that provides a
greater number of options. He said the fastening system is concealed and the joint pattern is
specific in design, rather than accidental. He said in the meeting packet, the Fiat case included
a good architectural example, even though it was not part of their review. He said the building
is very simple, straightforward, and affordable. He said someone had clearly paid attention to
how the joints in that material aligned with the edges of the windows and the pattern of the
Dublin Planning and Zoning Commission
April 7, 2011 -Minutes
Page 4 of 4
DRAFT
window aligned. He said those panels where architectural metal panels that had been
designed, which he thought was different that the corrugated engineered.
Ms. Amorose Groomes asked if the Commission was being asked to vote on this tonight. Dana
McDaniel asked if the Commission wanted to see the changes before voting. Ms. Kramb said
the Commissioners had seen the revised version indicated in red and they could vote accepting
the red version.
Mr. McDaniel said he appreciated everyone's effort on the Code and the Commission's
understanding of vision for the area, particularly as it relates to the uses. He thanked especially,
Mr. Hardt for the proposed architecture language and also from preventing the City from hurting
ourselves by trying to be too prescriptive.
Motion and Vote
Mr. Taylor made the motion to recommend approval to City Council of this amendment, as
modified to establish a new Technology Flex District by adding Section 153.044 to the Dublin
Zoning Code. Mr. Zimmerman seconded the motion.
The vote was as follows: Ms. Kramb, yes; Mr. Hardt, yes; Mr. Fishman, yes; Mr. Budde, yes; Ms.
Amorose Groomes; yes; Mr. Zimmerman, yes; and Mr. Taylor, yes.
CITY OF DUBLIN.
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Case Summary
Agenda Item
Case Number
Proposal
Applicant
Case Manager
Request
Planning
Recommendation
City of Dublin Planning and Zoning Commission
Planning Report
Thursday, April 7, 2011
Zoning Code Modification — Technology Flex District
9
10 -064ADM
Amendment to Section 153.044 of the Dublin Zoning Code to establish a new
zoning district, the Technology Flex District.
Marsha I. Grigsby, City Manager, City of Dublin.
Carson Combs, AICC ASL4, Senior Planner 1 (614) 4144669
wombs @dublln.oh.us
Review and recommendation regarding proposed amendments to the Zoning
Code under the provisions of Code Sections 153.232 and 153.234.
Approval.
Planning Is requesting a recommendation for approval to City Council for
enhanced Industrial use regulations, site development requirements, and new
architectural regulations for the new Technology Flex District.
Cit
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City of Dublin I Planning and Zoning Commission
Case 10- 064ADM I Administrative Request
Zoning Code Modification — Technology Flex District
Thursday, April 7, 2011 1 Page 3 or 8
Update
PZC Review Planning outlined the general goals and intent of the code modifications to
the Planning and Zoning Commission on October 7, 2010. On October 21,
the Commission conducted an initial review of the Technology Flex Code
with a follow -up review on March 3, 2011. Primary direction included further
analysis and refinement of use definitions, as well as reconsidering the
general intent for architectural controls and refining specific regulations.
Facts i Zoning Code Amendment
Case Summary This is a request for review and recommendation to establish a new
Technology Flex District to replace the RI, Restricted Industrial District and LI,
Limited Industrial District.
Case Background Amid growing regional competition and ongoing economic changes, one
of City Council's major goals includes a focus toward optimizing Dublin's
business climate. In recent months, a growing awareness of issues with
industrial regulations and available space has resulted in a reconsideration
of the City's industrial zoning regulations. In large part this is in recognition
not simply of the regional competition, but the changing needs of
technology -based enterprises. Planning was able to gain substantial insight
into these needs by meeting with experts in the industrial and commercial
real estate and development fields. Planning has worked closely with
Economic Development to identify and address these concerns with this
new zoning district, including:
• Increased demand for mid -level tenant space to address smaller
companies that are expanding;
• The need for more flexible structures and regulations to allow businesses
to change operations with minimum disruption; and
As with the LI and RI A growing level of zoning approvals, variances and conditional uses
Districts, the that are extending approval times for economic development projects.
proposed TF District
is a standard zoning The Code amendment will establish a new Technology Flex (TF) District with
classification. a greater range and variety of uses with more specific development
Development requirements that will facilitate business needs while preserving high
proposals for standards of quality. The adoption of the TF District will be followed by the
Permitted Uses go City- sponsored rezoning of properties within the Restricted Industrial (RI)
directly to the District and the Limited Industrial (LI) District. Ultimately, the General Industrial
building permit (GI) District will also be phased out to establish a hierarchy of technology,
process. research and clean manufacturing districts.
The following chart highlights the range of office and industrial opportunities
that will be added to with this new district. The intent is to create a hierarchy
of districts that are able to respond to changing technologies and maintain
the level of quality development expected in the city.
City of Dublin I Planning and Zoning Commission
Case 10- 064ADM I Administrative Request
Zoning Code Modification — Technology Flex District
Thursday, April 7, 2011 1 Page 4 of 8
Zoning Code Amendment
011TA 4 •
District Name
Purpose
Technology Flex (TF)
Small to mid -range flexible industrial
spaces with traditional permit processing
Office, Laboratory &
Larger research and office uses in a
Research (OLR) District
campus -like environment with traditional
permit processing
Areas accommodating range of office,
COIC Economic
research, laboratory and clean
Advancement Zone
manufacturing uses with a "quick -to-
build" administrative approval process
Details Zoning Code Amendment
Process Code Section 153.232(B) grants the Planning and Zoning Commission the
ability to review "amendments to the zoning map and to the zoning
ordinance and recommendation of action to Council." The Commission
should review the modifications, provide input, and vote on the changes.
The draft amendments will be forwarded to City Council for final review.
Existing Regulations
Current
Industrial Uses
Dublin's industrial districts date back to the 1970s when the Village of Dublin
enacted a new Zoning Code. Since that time, the Restricted Industrial (RI),
Limited Industrial (LI) and General Industrial (GI) Districts have changed little.
Uses in the Code are currently derived from the 1954 version of the Standard
Industrial Classification system first developed by the federal government in
the 1930s. In contrast the proposed zoning district more appropriately
addresses uses common to Dublin, and considers the changing nature of
business operations and increased regional competition.
Most permitted and conditional uses for the Restricted Industrial (RI) and the
Limited Industrial (LI) Districts date back to the 1970 Zoning Code. The
structure of the Districts was intended to regulate intensity of use. To address
office vacancies, the RI District was modified in 1999 to include
administrative offices as a conditional use. Other minor modifications have
been made for uses such as park- and- rides, wireless communication and
pet care facilities that were not addressed by the Code. A summary of
permitted and conditional uses is noted below:
Permitted Wholesaling
Uses
Fitness and
Services
Centers Service Industries
ns
Facts
City of Dublin I Planning and Zoning Commission
Case 10- 064ADM I Administrative Request
Zoning Code Modification— Technology Flex District
Thursday, April 7, 2011 1 Page 5 of 8
Details
Zoning Code Amendment
Planning and Economic Development are proposing to modify the District
section of the Zoning Code to establish a new flexible industrial district
focused on a changing business environment. Section 153.044, Technology
Flex (TF) District, provides a broader range of uses and more appropriate
requirements to better retain growing companies and to attract businesses
needing more cost - effective, flexible space with nearby highway access.
Similar to the existing industrial districts, the new TF District is a standard
district that requires no public review processes if Code requirements are
met. New development requests may be submitted directly for building
permits. The TF District will maintain this process while reducing the need for
additional variances and limiting conditional use approvals to those that
could have a significant effect on the area.
Proposed Uses
Based on Commission discussion and progress on the Bridge Street Corridor
153.044(6)
Implementation, the following changes have been provided within the
revised Code:
• The Code has been updated to provide descriptions of use status.
Permitted and conditional uses have been expanded to differentiate
those that are either size or time limited.
• The Primary Use table has been modified to use categories developed
as part of the Bridge Street Corridor Implementation. Uses from the
March 3rd review have been adjusted to match the new categories,
but the general intent remains.
• "Breeding and Boarding" for Animal Care has been removed as a
use. These uses are not consistent with the District intent or location.
• A new Accessory /Temporary Use table is included. This feature is a
new element of the Code and is taken from the format that will be
provided with the Bridge Street Corridor Code.
Additional Use
Section C of the Code provides additional use regulations based on
Regulations
individual impacts. The following are other major use changes made since
153.044(C)
October:
"Animal Care- Breeding and Boarding" has been removed.
• The Commission noted that "Corporate Residences" should be
allowed as either integrated or free - standing. This use category has
now been addressed through the Accessory /Temporary Use Table,
JI
and additional use limitations are not needed.
City of Dublin I Planning and Zoning Commission
Case 10- 064ADM I Administrative Request
Zoning Code Modification— Technology Flex District
Thursday, April 7, 2011 1 Page 6 of 8
Details
Site Development
Requirements
153.044(D)
Lot Coverage
In October, the Commission recommended maintaining lot coverage at 70
percent. Most TF properties along Shier -Rings Road will be oriented inward
to other industrial uses. Visibility from key thoroughfares and residential areas
are limited to the front yard of properties or the rear of properties along
interstates. The Code adequately addresses these instances with buffering
and landscaping.
Building Height
The Code proposes that all buildings greater than 56 feet in height would
be reviewed by the Planning and Zoning Commission as a conditional use
request.
Side and Rear Setbacks
Based upon further discussion about proposed architectural changes,
ranges of height within the setback table have been made to better
accommodate a 14 foot module for story height. The proposed setback for
two -story construction has been reduced to 20 feet. Uses adjacent to
residential would be required to provide a 25 -foot setback, consistent with
the current industrial Code.
Additional Outdoor Regulations for outdoor operations have been modified to require that
Requirements large overhead service doors are located only to the side or rear of the
153.044(E) structure.
Architecture Architectural Intent
153.044(F) A general statement has been added to explain the section's purpose to
Zoning Code Amendment
focus upon those elevations that face public streets or residential areas, as
directed by the Commission. A separate architectural guide has been
created that provides additional information on how architectural sections
of the Code are to be used.
Applicability
This section has been modified to indicate that building additions will be
allowed to match existing architectural design, but will be required to
comply with any requirement in the new regulations that can be feasibly
addressed.
Architectural Variation and Detail
New sections have been added that require variation in the building
facades and integration of detailing on elevations that face the public
street or residential areas. The Code provides architectural options that can
be used.
Fenestration
The Code now requires that windows are provided on elevations facing
public streets or residential areas to avoid blank walls.
City of Dublin I Planning and Zoning Commission
Case 10- 064ADM I Administrative Request
Zoning Code Modification— Technology Flex District
Thursday, April 7, 2011 1 Page 7 of 8
Details
Zoning Code Amendment
Architecture
153.044(F)
Entrances
continued
A new section has been provided that requires main entrances to be
properly oriented on the building and use a greater level of architectural
detailing to provide focus and enhance wayfinding for visitors.
Alternative
language was
Office Components
submitted by Mr.
The Code requires that office components of buildings are highlighted or
Hardt included
architecturally differentiated from other portions of industrial buildings to
within a text box in
enhance the street appearance of buildings.
the code. Main
differences in
Roofs
approach for
Additional language has been added to more appropriately address roof
discussion include:
design and variation while providing flexibility.
(1) a broader intent
Materials
statement with
A distinct materials section of the Code has been added that provides a
minimal standards,
detailed list of acceptable primary and secondary building materials. The
code describes each material and its application. Ribbed metal remains as
(2) more general
permitted, but is discouraged due to its lower quality appearance.
approach to
architectural detail
Colors
on all four sides of
Base colors are intended to be muted or low - chroma and have a large
buildings instead of
range of choices. Brighter accents can be used for building trim or detailing
those facing public
to provide greater visual interest and enhance wayfinding.
streets or residential
areas, and
Additional Features
The Code encourages additional elements on buildings that will enhance
(3) differing architectural appearance.
approaches for the
application of metal Alternative Energy & Design
panels and With growing interest in alternative energy, minimum requirements are
architectural metal proposed to guide the potential use of solar and wind energy. The Code
panels.. allows all forms of solar, as long as the base of ground- mounted units is
screened. Because of proximity to residential uses, only residential turbines
can be used in compliance with any setback requirements. Alternative
design methods are encouraged within the District.
Landscape Code The Code has been updated to clarify that development will be expected
153.044(G) to comply with all applicable landscape provisions, except for those
instances in which the exterior of buildings are being upgraded without an
expansion. In those cases with over 259 alterations, improvements will not
be required to bring the entire site into landscape compliance.
City of Dublin I Planning and Zoning Commission
Case 10- 064ADM I Administrative Request
Zoning Code Modification— Technology Flex District
Thursday, April 7, 2011 1 Page 8 of 8
Details Zoning Code Amendment
Use Definitions
153.044(1)
In March,
proposed
he Commission requested further refinement of definitions for the
use structure. The definitions have been moved from 153.002 as
part of the general Code and have been included specifically as part of
the TF District. Based upon the developing format and list of uses being
applied in the Bridge Street Corridor Implementation, definitions have been
further modified and streamlined using that format and language.
Recommendation
Approval
economic development potential.
Zoning Code Amendment
The proposed Zoning Code amendment addresses many important
planning and development issues facing Dublin today. Further refinements
address concerns raised by the Commission during its March 3, 2011 review
and will provide greater flexibility and quality that will enhance Dublin's
City Council has provided a strict time line for this process to conclude. It
was for this reason that the Commissioners were provided with a draft earlier
than would normally be the case. Planning thanks the Commissioners for
providing their input so that issues could be addressed prior to the meeting.
This is very useful and helps us meet required timing.
Planning requests a recommendation of approval to City Council for the
proposed Code amendment.
N
City of Dublin 10- 064ADM n
Land Use and Industrial Code Modification
Long Range Planning Existing Industrial Properties o 1,000 2000et
N
City of Dublin 10- 064ADM n
Land Use and Industrial Code Modification
Long Range Planning Proposed Tech Flex Rezoning et
0 1,000 2,000
BLACK = March 3 PZC Version GREEN = proposed April 7 changes
[Section deleted and definitions moved to 153.044(1)]
153.044 TECHNOLOGY FLEX (TF) DISTRICT
(A) District Purpose and Intent
The Technology Flex (TF) District is establislqe to provides for a broad range of
research, office, laboratory and clean manufacturing uses that will foster a well -
rounded and diverse economy for the City. The TF District supports appropriate
light- industrial options, while encouraging greater opportunity for research and
office uses that will improve Dublin's competitive edge within the region.
Flexible architectural spaces are desired that will accommodate the expansion and
changing operations of small to medium size companies. ,. fe ki d 4l
T ..1 era t,.«. R D,... ek (nT R) Pi s 4 f i,.t an d « ff . - 41 A
7,...,... P& A 441 n,...t nl.:,. T « «,.... ,... C fF id er /nnTn\
(B) District Uses
n,.......at,.,l °44a ,.,...,1:.:,... °l Uses in the TF District are as shown on the following
table. Descriptions and characteristics of use categories can be found in
§153.044(1) - Definitions. Additional development requirements for particular
uses are contained in §153.044(C) as referenced below within the "Use Specific
Standards" column.
(1) Permitted Uses. Uses denoted as "P" in Table 153.044(B)(4) indicate that
the land use is allowed by right, subject to compliance with the use -
specific standards referenced in the final column of the use table and all
other applicable provisions of Chapter 153.
(2) Conditional Uses. Uses denoted as "C" in Table 153.044(B)(4) indicate
that the land use is allowed only upon approval of a conditional use permit
as required by § 153.236, compliance with use - specific standards
referenced in the final column of the use table and all other applicable
provisions of Chapter 153.
(3) Size or Time Limited Uses. Uses denoted with an "S" or "T" in Table
153.044(B)(4) indicate special limits regarding size or time duration of the
use and are subject to compliance with the use - specific standards
referenced in the final column of the use table and all other applicable
provisions of Chapter 153.
BLACK = March 3 PZC Version GREEN = proposed April 7 changes
(4) Table of Uses.
P= Permitted G Conditional S=Size Limited T=Time Limited
USE SPECIFIC
PRIMARY USES 1 '1
Commercial Uses
Animal Care- General Services
P, T
153.044(c)(1)
E
Animal Care Veterinary Offices
P, T
153.044(c)(2)
Animal Care- Veterinary Urgent Care and Hospitals
P, T
153.044(c)(2)
Data Center
P
Entertainment and Recreation- Indoor
C
Medical and Diagnostic Laboratory
P
Office- General
P
Office - Call Centers
C
Office- Flex
P, S
153.044(c)(3)
Office- Medical
P
Parking Structures
C
Personal, Repair and Rental Services
P
153.044(c)(4)
Retail
P
153.044(c)(4)
Transportation- Park - and -Ride
P
153.044(c)(5)
Civic, Public & Institutional Uses
Day Care- Child
C
Educational Facility
P
153.044(c)(6)
Government Services- General
P
Government Services- Safety
P
Government Services- Service
P
Parks and Open Space
P
Industrial Uses
Construction and Contract Service Trades
P
Manufacturing and Assembly
P
153.044(c)(7)
Mini-Storage
C
Motor Vehicle Repair- Major
P
153.044(c)(8)
Research and Development
P
Utilities- Renewable Energy Facilities
C
153.044(c)(9)
Utilities- Electric Substation
C
153.044(c)(10)
Utilities- Essential Services
P
Utilities- Wireless Communications
see Chapter 99
153.044(c)(11)
Wholesaling and Distribution
C
153.044(c)(7)
Residential Uses
Dwelling- Single Family
P
153.044(c)(12)
BLACK = March 3 PZC Version GREEN = proposed April 7 changes
P= Permitted G Conditional S=Size Limited T=Time Limited
USE SPECIFIC
ACCESSORY/TENIPORARY USES STANDARDS
Accessory uses are permitted only in connectionwith a permitted or approved conditional use on the same property and must be
clearly subordinate and incidental to that use. No accessory use may be operated when a permitted or approved conditional use
does not exist on the property. Permitted primary uses are permitted as accessory uses
Bicycle Facilities
P
Day Care- Child
P, S
153.044(c)(13)
Community Activity
T
Construction Trailer /Office
T
Corporate Residences
P
Entertainment and Recreation- Indoor
C
Parking Structures
P
Special Event
T
Transportation- Transit Stop
P
Utilities- Renewable Energy Equipment
P
Vehicle Charging Station
P
Wholesaling and Distribution
P
(C) Use Specific Standards
The following requirements shall apply in addition to all other applicable
development regulations for specific types of uses in the Technology Flex (TF)
District:
(1) Animal Care- General Services. Services shall be provided indoors and
may include t °at�g grooming, sitting (daytime only), training and
accessory retail sales of pet care products, or other similar uses. Overnight
boarding is not permitted. Outdoor pet service areas shall be located tie
less taaii at least 50 feet from any property line and 500 feet from any
residential district or residential subarea of a planned development district.
Use of outdoor f feeAiati pet service areas shall be limited to between the
hours of 7:00 a.m. and 9:00 p.m.
(3) Animal Care- Veterinary Offices and Veterinary Urgent Care and
Hospitals. Boarding of animals shall only be permitted for the ongoing
care of animals in treatment and must be provided within the principal
structure. All outdoor pet service areas shall be located «44o less 4ha4q at
least 50 feet from any property line and 500 feet from any residential
district or residential subarea of a planned development district. Use of
BLACK = March 3 PZC Version GREEN = proposed April 7 changes
outdoor feefe ien of pet service areas shall be limited to between the
hours of 7:00 a.m. and 9:00 p.m.
(3) Office- Flex. Flex office must include a minimum of 30 percent office
use. Remaining space may be used for any combination of research &
laboratory space, clean manufacturing and assembly, wholesaling and/or
related showroom, warehousing and or distribution purposes. Any
showroom component shall '-A'im4ed, to 44o more t'ga4q not exceed 10
percent of the gross floor area of the principal structure and shall not count
toward office calculations.
(4) Personal Services and Retail. Only those uses present as of the effective
date of this ordinance shall be permitted. Once removed, no further uses
shall be permitted as a primary use.
(5) Transportation- Park - and - Rides. Park and ride facilities shall provide tie
more 41qa4q only one shelter per bus route.
(6) Educational Facility. Ea. eat4e T ,. T- n d a, ...i,,,, en
9444-- These uses shall have no rooms for the regular housing or sleeping
of students.
(7) Manufacturing & Assembly and Wholesaling & Distribution. Any
auxiliary showroom areas associated with the primary use shall be limited
man not exceed 10 percent of the gross floor area of the
principal structure.
(8) Motor Vehicle Repair- Major
e4ef than 3 da s nits st be pfev ided indeefs. Vehicles may not be
stored for more than 30 days. All inoperable vehicles must be parked in a
defined service area providing screening in accordance with §153.133 -
Minimum Landscape Requirements.
(9) Utilities- Renewable Energy Facilities. Renewable kefft
Energy Facilities shall be located at least a minimum ei 750 feet from all
residential districts or residential subarea of a planned development
district, unless otherwise approved by the Planning and Zoning
Commission. Property owners must sufficiently demonstrate that
adequate measures are provided to minimize ,.4 f@ er ,.tlier pete t °' off -
site impacts relating to the facility's operation.
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(10) Utilities- Electric Substation. Electric substations shall be located at least
a mi4qimum e ° 750 feet from all residential districts or residential subarea
of a planned development district.
(11) Utilities- Wireless Communications. For regulations governing wireless
communication uses, Chapter 99 of the Dublin Codified Ordinances shall
apply.
(12) Dwelling- Single Family. Only residential uses existing as of the effective
date of this ordinance are permitted. Once removed, no further uses shall
be permitted.
(13) Child Day Care. Day Care components shall be limitp'a *R .,R MRrp, t han
not exceed 20 percent of the gross floor area of the principal structure.
(D) Site Development Requirements.
In addition to the provisions of §153.070 through §153.076, the following
requirements for arrangement and development of land and buildings shall be
met:
(1) Intensity ofuse. Lot size shall be sufficient to provide the yard spaces
required by this section and the following provisions:
(a) Maximum Lot Coverage. TheffiwEiffitt Lot coverage for eA
structures and impervious surfaces shall not exceed be 70 percent.
For th pfffpeses 4this dist i ,...* .. 1 4 ..11 1
(b) Building Height. The height of principal and accessory structures shall
be limited based upon setback requirements of this District as
identified in §153.044(D)(2)(c). e ta.._ app w
reg ulations. Structures greater than 56 feet in height shall require
conditional use approval in accordance with § 153.236.
(2) Setback Requirements. Placement of structures and improvements shall
provide sufficient separation to the adjacent site or use according to the
following provisions. In °' Setbacks shall be provided as necessary
to accommodate any additional site requirements such as landscaping
mounding and buffering:
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(a) Lot width. r s h a ll p fe id . ,, m ini m -um- cn A.,.* lot width , i4e
p weer Lots shall provide a minimum of 60 feet in width at
the public right -of -way.
(b) Frontyards. L'orprinei -pal an4 aeeess @F s4 +Ie4ira° The required
front yard setback for principal and accessory structures shall be
determined in accordance with §153.072.
(c) Side and Rear yards. For p .' and aeeess @F s4ust -Hre The
following setbacks for components of principal and accessory
structures shall be determined based upon the height of each
individual s4uet ffFe er b tke :..a:. idual components. 4 a building
s4uet-Hr
Building Height
Building Height
Required Minimum Setback
415-feet
_ <15 feet
15 feet
r3�= -�-f__`_
>15 — 29 feet
2-5-€eeL20 feet
24 3- 5--�-°
>29 — 43 feet
35 feet
-> w ,. , ,. °���
>43 — 56 feet
50 feet
Required side and rear BAs setbacks for principal and accessory
structures as presefios a4eve shall in no case be less than 25 feet
from any residential zoning district or a residential subarea of a
planned development district as listed in §153.016.
(d) Side Pavement Setbacks. Required side yard setbacks for
pavement, which includes ineluding open storage, service and
loading areas, shall be at least a-ff4ffiff+wi+-five feet, except for the
prak e€common access drives or shared service courts. else
wR „ Mi of ten feet Required side ffi feaf pavement
setbacks shall Ass 4iR h - e Iess Vhaf be at least 25 feet from any
residential zoning district or a residential subarea of a planned
development district as listed in §153.016.
(e) Rear Pavement Setbacks. Required rear yard setbacks for
pavement, which includes open storage, service and loading areas,
shall be at least ten feet, except for common access drives or
shared service courts. Required rear pavement setbacks shall be at
least 25 feet from any residential zoning district or a residential
subarea of a planned development district as listed in §153.016
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(E) Additional Outdoor Requirements
(1) Outdoor Operations. Uses a ll mot d ] * T.].. fl . T . 1..., leg Pee i 44istrip*
shall operate entirely within an enclosed structure, unless it is determined
by the Director that seek
operations are harmonious to the surrounding area and are adequately
screened.
(2) Outdoor Storage. Exterior storage shall be screened Ffam ag site with
:_ea sr_eeft:ng in accordance with §153.133(C)(1). All stieh
Storage must be located to the side or rear of all buildings and shall not be
visible from adjacent properties or from the public right -of -way.
(3) Off -Site Impacts. A4 Uses must be conducted in a manner t is
harmonious with the surrounding area and comply with minimum
requirements as set forth by the provisions of §153.076 of the Publi4q
Zoning Code and §132.03 of the Dublin Codified Ordinances.
(4) Service Areas. Overhead doors shall be located to the side or rear of
structures to minimize visibility from public streets. Open service areas
and loading docks shall be screened by walls a minimum of six feet in
height, but not greater than twelve feet. F i r re_ e ,.* le-H S iN fee. w..* _
-re *'-° * - e'- e Fee* in height Walls, fences or landscape screening
shall have egaqueness @ at least 75 percent opacity er+Here se as to
effectively conceal service and loading operations from adjoining 134he a
primate streets and from Yes ia . ftl Z di str i etg 844a g11 h ar efts ofP'a
distfiets that p@RA4 residential u any residential zoning
district or a residential subarea of a planned development district as listed
in §153.016.
(F) Architecture and Design Requirements
(1) Architectural Intent. The TF District is intended to encourage light
industrial construction that has highly flexible interior space and can be
easily altered to facilitate change in use or activity. Architectural
enhancements of pre - engineered and custom construction are intended to
provide visual quality of building facades facing public streets and /or
residential areas.
(2) Applicability of Architectural Requirements. Architectural requirements
as specified by this Section shall apply to ell new construction. bless
Design of additions to structures
existing buildings as of the date of this ordinance may coordinate with
architecture of the existing structure , but to the
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extent possible shall meet the-following the requirements of this Section.
(3) Architectural Variation. All building facades facing public streets or
residential districts shall include architectural design elements that will
provide greater visual interest and a consistent level of quality. Single -
material, un- detailed, monolithic wall planes shall be avoided. Elements
may include, but are not limited to the following:
(a) Recesses and projections along the fagade;
(b) Architectural features that compose an aesthetically pleasing
composition that reinforces the building character;
(1) Porticos, colonnades, pedestrian arcades or column
treatments;
(2) Architectural sunscreens, plant grids and green wall
systems, trellises, arbors or pergolas; and
(3) Reveals, projecting ribs and offsets or insets 18 inches or
greater in depth.
(c) Variations in roof area and wall heights along the top of building
walls and eave lines to create visual interest.
(4) Architectural Detail. All building facades facing public streets or
residential districts shall incorporate architectural details, textures and /or
design techniques from the list below to provide greater visual interest:
(a) Score lines, cornice lines or belt courses;
(b) Base courses or plinth courses;
(c) Horizontal or vertical banding of materials and /or colors;
(d) Trim, moldings or decorative window treatments; and
(e) Quoins or corner treatments that wrap building facades a minimum
of two feet.
(5) Fenestration. Building walls facing public streets or residential districts
shall incorporate adequate changes in architectural fenestration to
effectively avoid blank and undifferentiated elevations.
(a) Windowless exterior walls are prohibited.
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(b) Windows and doors shall be in harmony with and proportionate to
the building facade.
(c) For industrial warehouse and production areas, clerestory windows
and/or other comparable architectural elements shall be
encouraged as a means to enhance interior lighting and to avoid
blank facades.
(6) Entrances. Main entrances to the public shall be designed to be clearly
identifiable and provide visual orientation for visitors according to the
following:
(a) Buildings shall have at least one primary facade with a public
entrance facing a street, main parking lot, or connection to a
parking structure serving the building.
(b) Any public entrance shall be clearly identified as a special
architectural feature for the building and be designed with a high
level of care and detail and have an appropriate scale to the rest of
the building. Insets, canopies, porticos, arches, change in roofline
or form, overhangs or other architectural design elements shall be
used.
(7) Office Components. Office components of industrial or flex construction
should be designed to be clearly identifiable from other portions of the
structure.
(8) Roofs. Building roofs and rooflines shall meet the following minimum
criteria:
(a) Buildings are encouraged to be designed to include varied eave
lines, parapet heights and /or ridgelines to provide visual interest.
Smaller roof elements such as lean -tos, monitors, dormers, gables
and saddles are also encouraged where possible.
(b) Rooftop mechanical equipment and other functional components
shall be screened from view from the ground by parapets not lower
than the height of the roof equipment, screens with a materials and
details compatible with the building's facades, pitched roof areas,
or special architectural features. Parapets on flat roofs shall not be
included in the calculation for building height.
(c) Energy conservation roof components are encouraged but their
application shall fit comfortably within the building's design if
visible or be completely concealed from the ground views.
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(d) Low pitched, long span metal panel roofs commonly found on pre -
engineered metal buildings are discouraged from use unless they
are concealed by a parapet or other architectural component.
(e) Visible roof materials shall be standing seam or batten seam metal
or other products that are compatible with a high technology
architectural expression.
(f) Downspouts and scuppers shall be carefully integrated into the
fagade design.
(9) Materials. At least eighty percent of exterior walls shall be constructed of
one or more of the primary materials listed below. The following are
acceptable primary and secondary building materials, as noted.
(a) Primary Materials
(1) Brick. Brick shall be uniform in color within any one
specific color range but using more than one color range to
create patterns is acceptable. Bricks that have been flashed
to change color in the individual unit, distressed bricks and
wood mold bricks are not acceptable.
(2) Glass. Transparent, tinted, reflective, coated, opaque,
translucent, and textured glass are permitted
(3) Stone. Stone such as limestone, granite and marble are
acceptable. Synthetic stone of a high quality that is
indistinguishable from natural stone is also acceptable.
(4) Pre -Cast Concrete Pre -cast concrete panels developed with
shadow lines, reveals, textural changes, color variations
and/or exposed aggregate are acceptable.
(5) Metal & Architectural Metal Panels Smooth face, textured
face and corrugated type insulated or un- insulated metal
panels are acceptable. Careful attention to how the panels
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are joined, detailed at corners and attached is required.
Long span, high profile fluted or ribbed metal panels are
discouraged.
(6) Synthetics Synthetic siding materials such as Hardiplank
and EIFS are acceptable if carefully integrated into the
building's design and detailed with a high level of shadow
lines and reveals. Pre - approval is recommended.
(7) Concrete Masonry Units Architectural Masonry Units
with special aggregates and finishes are acceptable. Split
face masonry units may be acceptable if combined with
other masonry products to raise the level of visual quality.
Pre - approval is recommended.
(8) Tilt -Up Panels. Concrete tilt -up panels are acceptable if
they contain a high degree of detail by the use of shadow
lines, textural variations and /or applied projections and are
limited to large footprint buildings. Pre - approval is
recommended.
(9) Other primary building materials may be approved if
demonstrated to be of similar quality to the permitted
primary materials.
(b) Secondary Materials
(1) Gypsum Fiber Reinforced Concrete (GFRC). Fiber
reinforced concrete products may be used for trim or
architectural features.
(2) Frost- Proof Ceramic Tile. Porcelain or other frost -proof
ceramic tiles may be used as accents or to create special
features.
(3) Architectural Metal. Metal extrusions, panels and structural
components may be used as accents or for special features
such as canopies and sunshades. These materials must be
finished to prevent fading, staining, rust or corrosion and
shall be carefully detailed with attention toward aesthetics.
(4) Split Faced Block Split faced block shall be used in
limited quantities for components like foundations or site
walls.
(5) DES. Exterior Insulated Finishing Systems may be used.
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(6) Other secondary building materials may be approved if
demonstrated to be of similar quality to the permitted
secondary materials.
(10) Color. Structures shall incorporate combinations of ;4erials agd color
that will eneetifage eempatibility and provide visual interest and be
harmonious with the surrounding area
(a) Base Colors. Main building colors shall be All stmeiufesshan
rate L ase ,. er .. 4144 are L4.. ««4,444:,.......:414 414.4 4444«. et ffiding
area 4144 neutral, off -white or earth tone. Base colors shall
constitute a predominance of the visible building exterior and be
muted with low reflectivity.
(b) Accent Colors. Building trim and /or detailing may utilize brighter
accent colors to create visual interest, enhance wayfinding and /or
to identify main public entrances.
rReexeaRe :ssssaeacsrsaecsrees�nt
(11) Accessory Structures. 4# 14 d, or ,144,.,1 1 Accessory structures shall be
constructed of similar materials, style, quality and appearance as the
principal building.
(12) Additional Architectural Features. Added design features such as
awnings, overhangs, and other similar building enhancements are
encouraged to enhance the overall visual quality of industrial architecture.
(11) Accessory Structures. 4# 14 d, or ,144,.,1 1 Accessory structures shall be
constructed of similar materials, style, quality and appearance as the
principal building.
(12) Additional Architectural Features. Added design features such as
awnings, overhangs, and other similar building enhancements are
encouraged to enhance the overall visual quality of industrial architecture.
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ALTERNATE ARCHITECTURAL LANGUAGE SUBMITTED BY MR. HARDT:
(F) Architecture and Design Requirements
(1) Architectural Intent: In order to provide for flexible space required for uses
within the district, architectural standards are intentionally non - prescriptive.
However, all structures within the district are expected to be thoughtfully
designed with materials, detailing, scale, and proportion that is intentional and
carefully thought through and with specific attention toward aesthetics.
Buildings may utilize any combination of exterior materials from the list of
permitted materials however, in all cases, such materials shall be applied in a
manner that provides well - detailed and aesthetically pleasing fagade surfaces.
Characteristics of a well - detailed fagade include, but are not limited
to, concealed fasteners, deliberate joint patterns, finished edge detailing, and
durable, rust and fade resistant finishes.
(2) Rooftop mechanical equipment and other functional components shall be
screened from view from the ground by parapets not lower than the height of
the roof equipment, screens with a materials and details compatible with the
building's facades, pitched roof areas, or special architectural features. Parapets
on flat roofs shall not be included in the calculation for building height.
(3) Materials. At least eighty percent of exterior walls shall be constructed of one
or more of the primary materials listed below. The following are acceptable
primary and secondary building materials, as noted.
(a) Primary Materials
(1) Brick. Brick shall be uniform in color within any one specific
color range but using more than one color range to create
patterns is acceptable. Bricks that have been flashed to
change color in the individual unit, distressed bricks and
wood mold bricks are not acceptable.
(2) Glass. Transparent, tinted, reflective, coated, opaque,
translucent, and textured glass, are permitted
(3) Stone. Stone such as limestone, granite and marble are
acceptable. Synthetic stone of a high quality that is
indistinguishable from natural stone is also acceptable.
(4) Pre- Cast Concrete Pre -cast concrete panels developed with
shadow lines, reveals, textural changes, color variations
and /or exposed aggregate are acceptable.
(5) Architectural Metal Smooth face, and textured face insulated
or un- insulated metal panels are acceptable. Careful
attention to how the panels are joined, detailed at edges and
corners and attached is required. Long span, high profile
fluted or ribbed metal panels are discouraged.
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(6) Synthetics Synthetic siding materials such as Hardiplank and
EIFS are acceptable if carefully integrated into the building's
design and detailed with a high level of shadow lines and
reveals. Pre - approval is recommended.
(7) Concrete Masonry Units Architectural Masonry Units with
special aggregates and finishes are acceptable. Split face
masonry units may be acceptable if combined with other
masonry products to raise the level of visual quality. Pre-
approval is recommended.
(8) Tilt -Up Panels. Concrete tilt -up panels are acceptable if they
contain a high degree of detail by the use if shadow lines,
textural variations and /or applied projections and limited to
large footprint buildings. Pre - approval is recommended.
(9) Other primary building materials may be approved if
demonstrated to be of similar quality to the permitted
primary materials.
(b) Secondary Materials
(1) Gypsum Fiber Reinforced Concrete (GFRC). Fiber reinforced
concrete products may be used for trim or architectural
features.
(2) Frost- Proof Ceramic Tile. Porcelain or other frost -proof
ceramic tiles may be used as accents or to create special
features.
(3) Architectural Metal. Metal extrusions, panels and structural
components may be used as accents or for special features
such as canopies and sunshades. These materials must be
finished to prevent fading, staining, rust or corrosion and shall
be carefully detailed with attention toward aesthetics.
(4) Split Faced Block Split faced block shall be used in limited
quantities for components like foundations or site walls.
(5) EIFS. Exterior Insulated Finishing Systems may be used.
(6) Other primary building materials may be approved if
demonstrated to be of similar quality to the permitted
secondary materials.
(c) Use of corrugated or long span, high - profile fluted or ribbed metal
panels is prohibited.
(4) Color. Structures shall incorporate combinations of color that will provide
visual interest and be harmonious with the surrounding area.
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(a) Base Colors. Main building colors shall be neutral, off -white or earth
tone. Base colors shall constitute a predominance of the visible
building exterior and be muted with low reflectivity.
(b) Accent Colors. Building trim and /or detailing may utilize brighter
accent colors to create visual interest and /or to identify main public
entrances.
(5) Accessory Structures. Accessory structures shall be constructed of identical
materials, style, quality and appearance as the principal building.
(G) Landscape Requirements
(1) Compliance. All sites shall be required to comply with applicable Code
requirements for landscaping in Chapter 153 with the following exception:
(a) To encourage maintenance and marketability of existing structures,
§153.152(B) requiring full site landscape compliance for site
and/or building modifications exceeding 25 percent shall not apply
to those structures where the exterior materials, finish or design of
the building fayades are being improved without expanding the
overall footprint of the structure.
(H) Alternative Energy & Design
(1) Alternative Energy Integration. Use of on -site alternative energy sources
for greater self - sufficiency is highly encouraged. Other types of
alternative energy not addressed by this Code may be approved if
demonstrated to be of similar character or impact of those types permitted
(a) Wall and roof - mounted or applied thermal and PV solar units are
permitted within the TF District and shall include side and rear
screening as applicable for supporting infrastructure;
(b) Ground- mounted solar units are permitted, in accordance with
applicable setback requirements and shall include side and rear
screening for supporting infrastructure;
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(c) Due to proximity to residential areas, commercial wind turbines
shall not be permitted within the TF District; and
(d) Residential -scale wind turbines shall be permitted in accordance
with applicable setback requirements.
(2) Alternative Design Methods. Integration of architectural and site design
methods and materials that promote sustainability and lower energy use
are strongly encouraged.
(I) Use De£mitions
For the purposes of §153.044, the following definitions shall apply to interpret
uses unless specified otherwise:
Commercial
(1) Animal Care
(a) General Services. A facility providing grooming and daycare for
household pets.
(b) Veterinary Offices. A facility for medical, dental, or other health
services related to the diagnosis and treatment of animals'
illnesses, injuries, and physical ailments. These facilities shall not
include crematory services.
(c) Veterinary Urgent Care and Hospitals. A facility for emergency
care for the treatment of animals' illnesses, injuries, or physical
ailments, but shall not including crematory services.
(2) Data Center. A facility with typically lower employee counts than general
office uses that houses computer systems and associated data and is
focused on the mass storage of data.
(3) Entertainment and Recreation- Indoor. A facility or area providing
opportunities for physical exercise, physical training or improvement of health
for the general public or members of an organization.
(4) Medical and Diagnostic Laboratory. A facility for sampling,
photographing, analyzing or testing bodily fluids and other medical
specimens, These facilities may not include laboratories for the sole
purpose of research.
(5) Office
(a) General. A facility providing executive, management,
administrative, or professional services. This use includes
corporate office, law offices, architectural firms, insurance
companies and other executive, management or administrative
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offices for businesses or corporations. This facility does not
include medical offices.
(b) Call Centers. A facility providing customer service or sales
requests by telecommunication or other data means.
(c) Flex. A facility including office, research, laboratory,
manufacturing, clean assembly, warehousing, or other related
activities whose configurations and construction methods allow for
easy conversion of interior and exterior space.
(d) Medical. A facility providing medical, dental, or other health
services relating to the diagnosis and treatment of human illnesses,
injuries, and physical ailments treated in an office setting. This
includes outpatient surgery, rehabilitation, incidental laboratories
and other related activities, but does not include overnight patient
stays.
(6) Parking Structure. A facility used for vehicle parking and where there
are a number of floors or levels on which parking takes place, either
freestanding or integrated into a building.
(7) Personal, Repair, & Rental Services. A facility or establishment that
provides services associated with personal grooming, personal instruction
or education, the maintenance of fitness, health and well- being, or the
rental, servicing, maintenance, or repair of consumer goods. This use
includes but is not limited to yoga centers, beauty salons, barbers and
hairdressers, meditation centers, massage centers, dry cleaning shops,
tailors, shoe repair, and electronics repair shops. This facility does not
include motor vehicle, recreational vehicle, or heavy equipment repair or
rental.
(8) Retail. Sale of general merchandise or food to the general public for direct
use and not for wholesale. This use includes but is not limited to sale of
general merchandise, clothing and other apparel, flowers and household
plants, dry goods, convenience and specialty foods, hardware and similar
consumer goods.
(9) Transportation- Park -and -Ride. A facility providing parking and shelter
for transit passengers or carpooling that typically includes parking lots and
associated structures located along or near public transit routes.
Civic /Public /Institutional
(9) Child Day Care. A facility for the provision of non - medical care and
supervision outside the home for minor children, provided the supervision
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is less than 24 hours per day and the facility is licensed by the State of
Ohio.
(10) Educational Facility. A facility offering classes, training courses, or skill
development to the public or to members of an organization. This use
includes, but is not limited to, public or private educational facilities such
as vocational, business, or technical schools, training centers, colleges or
universities. Elementary, middle or high schools are not included in this
definition.
(11) Government Services.
(a) General. A facility providing the administration of local, state, or
federal government services or functions.
(b) Safety. A facility providing police, fire, or emergency medical
services to the surrounding community.
(c) Service. A facility providing government services that includes
vehicle and equipment parking and /or service or maintenance
yards.
(12) Parks and Open Space. Public or private land that has been identified for
active or passive parks or property to be left in a generally natural state.
Industrial
(13) Construction and Contract Service Trades. Facilities used for the repair
of machinery, equipment, products or by- products. May include outdoor
storage of materials, supplies or equipment as an accessory use.
(14) Manufacturing and Assembly. A facility used for the fabrication,
assembly, finishing, packaging or processing of components and /or
finished goods.
(15) Mini- Storage. A facility of leased or owned structures available to the
general public for the storage of goods.
(16) Motor Vehicle Repair, Major. A facility or area where major mechanical
(engine, transmission or other major mechanical systems) and body work
is conducted on vehicles and /or trailers.
(17) Research and Development. A facility or area for conducting scientific
research, investigation, testing, or experimentation, and including the
fabrication of prototypes and support facilities, but not including facilities
for the manufacture or sale of products except as may be incidental to the
main purpose of the laboratory.
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(18) Utilities.
(a) Renewable Energy Facilities. Commercial -scale operations for the
collection of solar, wind, or geothermal energy and its conversion
to electrical energy for sale to a public utility.
(b) Electric Substation. The component of an electricity generation,
transmission and distribution system where voltage is managed
through the use of transformers.
(c) Essential Services. Facilities used to provide utility services to a
building or property, including but not limited to water pipes,
sewer pipes, electric lines and boxes, telecommunication lines or
fiber optic equipment, gas regulator stations, and storm drainage
pipes. This use does not include major utilities such as water or
sewer treatment plants, electric generating plants, and other
facilities that are primary rather than accessory uses of the sites on
which they are located. Wireless communication facilities are also
not included in this definition.
(d) Wireless Communications. All communication components and
facilities regulated by the FCC and Chapter 99 of the Dublin
Codified Ordinances.
(19) Wholesaling and Distribution. Facilities and accessory uses for the mass
storage and movement of goods as well as transportation, logistics,
maintenance and fleet parking.
Residential
(20) Dwelling- Single Family. A building arranged or designed to be occupied
by one family, the structure having only one dwelling unit.
Accessory /Temporary Uses
(21) Bicycle Facility. Equipment and structures including bicycle racks,
lockers, and showers to assist either recreational or commuter cyclists.
(22) Community Activity. An activity that is open to the general public and
sponsored by a public, private nonprofit or religious organization that is
educational, cultural, or recreational in function. This use includes but is
not limited to school plays and church fairs.
(23) Construction Trailer /Office. A trailer or portable building used to provide
work space for construction staff during the construction of a building or
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facility from no earlier than 30 days prior to construction to no later than
60 days after construction concludes.
(24) Corporate Residences. An accessory use integrated as part of a primary
structure or an accessory structure available in conjunction with a
nonresidential use that provides housing for personnel or visitors and is
not available to the general public.
(25) Special Event. A temporary outdoor use of land for the purposes of a
gathering, including but not limited to afair, festival, celebration, or
fundraiser, that reasonably may be expected to attract more than 100
persons at any one time.
(26) Transit Stop. An incidental area either along the public right -of -way or on
a private site with shelters or other related amenities for patrons waiting
for buses or other forms of public transportation. A transit stop shall not
include a bus or train station, park -and -ride, or other major transit facility.
(27) Utilities- Renewable Energy Equipment. Equipment for the collection of
solar, wind or geothermal energy or its conversion to electrical energy or
heat for use on the same property or for incidental sale to a utility when
that equipment is accessory to a permitted or approved conditional
primary use of the property.
(28) Vehicle Charging Station. A facility or area at which electric powered or
hybrid powered motor vehicles can obtain electrical current to recharge
batteries, when accessory to a permitted or approved primary use of the
property.
HIIIIIII
13 i
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Technology Flex (TF) District - Interpretive Architectural Guide
153.044(1 (1) Architectural Intent
The purpose of architectural requirements for the Technology Flex District is to encourage
industrial -style development and redevelopment that provides a minimum level of architectural
detail to portions of buildings that are highly visible. The resulting architectural enhancements
must balance visual aesthetics with the overall implications on cost in a manner that will
maintain economic competitiveness for the types of small to medium -size businesses that are
expected. A higher level of architectural quality is expected in other areas of the Central Ohio
Innovation Corridor (COIC), particularly in most districts of the Economic Advancement Zone
(EAZ).
153.044(1 Applicability
New construction will be expected to fully comply with the Code. In the case of building
additions, the proposed expansion may match the existing structure. Architectural elements of
the Code will be enforced to the extent possible in a manner that will allow for the general
coordination of design.
153.044(1 Architectural Variation
Building elevations facing streets or residential districts will be required to provide some
variation along the length of the fagade to achieve the appearance of depth and shadow.
Technology Flex (TF) District - Interpretive Architectural Guide
153.044(F)(5) Building Fenestration
Visible elevations will be required to include windows to break up the overall mass of the wall.
Applications should be proportional and avoid monotony or arbitrary repetition.
153.044(F)(4) Architectural Detail
Building elevations facing streets or residential districts will be required to provide architectural
detailing along the length of the fagade to enhance the aesthetic appeal of the fagade.
153.044(1)(6) Building Entrances
Entrances must be designed to appear unique, separate or differentiated from the remainder of
the building. People looking for a business should easily identify where they should go to find
the entrance.
153.044(1)(7) Office Components
Office elements of the building must be designed to appear unique, separate or differentiated
than the remainder of the building instead of being a flat component of a larger structure.
153.044(1)(8) Roofs
Simple change in roof elements can have a significant impact on the building appearance and can
be achieved in many creative ways that can address other architectural issues. Lack of any
change overtly indicates a pre - engineered structure with no attention to visual character.
CURRENT INDUSTRIAL CODE
§ 153.031 RESTRICTED INDUSTRIAL DISTRICT.
(A) Permitted use. The following uses shall be permitted in the Restricted Industrial
District:
(1) Manufacturing.
204 Canning and preserving fruits, vegetables and sea foods (except canned and
cured sea foods and fresh or frozen packaged fish)
205 Bakery products
2071 Candy and other confectionery products
231 Men's, youths' and boys' suits, coats and overcoats
232 Men's, youths' and boys' furnishings, work clothing and allied garments
233 Women's, misses' and juniors' outerwear
234 Women's, misses', children's and infants' undergarments
235 Hats, caps and millinery
236 Girl's, children's and infants' outerwear
237 Fur goods
238 Miscellaneous apparel and accessories
239 Miscellaneous fabricated textile products.
271 Newspapers: publishing, publishing and printing
272 Periodicals: publishing, publishing and printing
273 Books
274 Miscellaneous publishing
275 Commercial printing
276 Manifold business forms manufacturing
CURRENT INDUSTRIAL CODE
277 Greeting card manufacturing
278 Bookbinding and related industries
279 Service industries for the printing trade
283 Drugs
314 Footwear, except rubber
315 Leather gloves and mittens
316
Luggage
317
Handbags and other personal leather goods
323
Glass products, made of purchased glass
366
Communication equipment
367
Electronic components and accessories
381
Engineering, laboratory and scientific and research instruments and associated
equipment
382 Instruments for measuring, controlling and indicating physical characteristics
383 Optical instruments and lenses
384 Surgical, medical and dental instruments and supplies
385 Ophthalmic goods
386 Photographic equipment and supplies
387 Watches, clocks, clockwork operated devices and parts
391 Jewelry, silverware and plated ware
(2) Wholesaling.
502 Drugs, chemicals and allied products
503 Dry goods and apparel
504 Groceries and related products
CURRENT INDUSTRIAL CODE
506 Electrical goods
507 Hardware and plumbing and heating equipment and supplies
508 Machinery, equipment and supplies
5094 Tobacco and its products
5095 Beer, wine and distilled alcoholic beverages
5096 Paper and its products
5097 Furniture and home furnishings
(3) Fitness and recreational sports centers.
Physical fitness centers
Exercise centers
Health club facilities
Recreational sports club facilities
Gymnasiums
(4) Pet care (except veterinary) services.
Pet grooming services
Pet sitting services
Pet training services
Pet boarding services
In addition to all other applicable development standards, the following standards shall also
apply to these services:
a. The structure housing the animals shall be completely enclosed.
b. The structure housing the animals shall be located a minimum of 50 feet from
any property line and 500 feet from any residential district or use. In reviewing the conditional
use request, the Planning and Zoning Commission may reduce the minimum distance from any
residential district or use.
CURRENT INDUSTRIAL CODE
(B) Conditional use. The following uses shall be allowed in the Restricted Industrial
District, subject to approval in accordance with § 153.236.
(1) Laboratories.
7391 Research, development and testing laboratories
(2) Other industry. Permitted uses of the Limited Industrial District developed in
accordance with the provisions of this district.
(3) Wireless communications facilities as condition uses in all applicable districts.
(4) Administrative offices. Administrative offices primarily engaged in general
administrative supervision, purchasing, accounting and other management functions developed
in accordance with the provisions of this district.
(5) Outdoor pet service areas. In addition to all other applicable development
standards, the following standards shall also apply to outdoor pet service areas:
(a) Any outdoor recreation area shall be located a minimum of 50 feet from any
property line and 500 feet from any residential district or use. hi reviewing the conditional use
request, the Planning and Zoning Commission may reduce the minimum distance from any
residential district or use.
(b) Use of outdoor recreation areas by the animals shall occur no earlier than 7:00
a.m. and no later than 9:00 p.m.
(6) Park and rides. An off - street parking facility, publicly owned and operated,
designed or intended to provide peripheral collection and parking of vehicles to accommodate
commuter traffic into or out of the community. In addition to all other applicable development
standards, the following standards shall also apply to a park and ride:
(a) A maximum of one bus passenger shelter not to exceed 50 square feet is
permitted.
(b) If provided, the design and architecture of shelter must be harmonious with the
architectural character of surrounding areas.
(C) Development standards. In addition to the provisions of §§ 153.070 through 153.076,
the following standards for arrangement and development of land and buildings are required in
the Restricted Industrial District.
(1) Intensity of use. Lot size shall be adequate to provide the yard space required by
these development standards and the following provisions:
CURRENT INDUSTRIAL CODE
(a) A use allowed in this district shall operate entirely within an enclosed structure,
emitting no dust, smoke, noxious odor or fumes outside this structure, and producing a noise
level audible at the property line no greater than the average noise level occurring on any
adjacent street.
(b) Open service areas and loading docks shall be screened by walls or fences at least
six feet but not more than eight feet in height. These walls or fences shall have an opaqueness of
75% or more, so as to effectively conceal service and loading operations from adjoining streets
and from a residential zoning district or a planned development district as listed in § 153.016.
(2) Lot width. All lots shall abut a public street and have adequate lot width to provide
the yard space required by these development standards.
(3) Side yards. For main and accessory structures, including open service and loading
areas, the required side yards shall not be less than one-third the sum of the height and depth of
the structure, but in no case shall be less than 15 feet from the interior lot line and 25 feet from
any residential zoning district or planned development district as listed in § 153.016.
(4) Rear yards. For main and accessory structures, the required rear yards shall be not
less than one -third the sum of the height and width of the structure, but in no case shall be less
than 15 feet from any interior lot line and 25 feet from any residential zoning district or planned
development district as listed in § 153.016.
('80 Code, §§ 1169.01 - 1169.03) (Ord. 21 -70, passed 7- 13 -70; Am. Ord. 147 -97, passed 12 -15-
97; Am. Ord. 133 -98, passed 1 -5 -99; Am. Ord. 57 -07, passed 9 -4 -07; Am. Ord. 96 -07, passed 1-
22-08) Penalty, see § 153.999
§ 153.032 LIMITED INDUSTRIAL DISTRICT.
(A) Permitted ruse. The following uses shall be permitted in the Limited Industrial District:
(1) Redistricted Industrial District. Any permitted use of the Restricted Industrial
District shall be permitted in the Limited Industrial District.
(2) Manufacturing.
2013 Sausages and other prepared meat products
202 Dairy products
204 Grain mill products
208 Beverage industries
221 Broad woven fabric mills, cotton
CURRENT INDUSTRIAL CODE
222 Broad woven fabric mills, man -made fiber and silk
223 Broad woven fabric mills, wool: including dyeing and finishing
224 Narrow fabrics and other small wares mills: cotton, wool, silk, and man-made
fiber
225 Knitting mills
226 Dyeing and finishing textiles, except wool fabrics and knit goods
227 Floor covering mills
228 Yarn and thread mills
229 Miscellaneous textile goods
251 Household furniture
252 Office furniture
253 Public building and related furniture
254 Partitions, shelving, lockers and office and store fixtures
259 Miscellaneous furniture and fixtures
264 Converted paper and paperboard products, except containers and boxes
265 Paperboard containers and boxes
313 Boot and shoe cut stock and findings
319 Leather goods not elsewhere classified
336 Nonferrous foundries
3444 Sheet metal work
3591 Machine shops, jobbing and repair
363 Household appliances
364 Electric lighting and wiring equipment
369 Miscellaneous electrical machinery, equipment and supplies
CURRENT INDUSTRIAL CODE
393
Musical instruments and parts
394
Toys, amusements, sporting and athletic goods
395
Pens, pencils and other office and artists' materials
396
Costume jewelry, costume novelties, buttons and miscellaneous notions, except
precious metal
398
Miscellaneous manufacturing industries
399
Manufacturing industries not elsewhere classified
(3) Warehousing, wholesaling and transportation services.
401
Railroads
402
Sleeping car and other passenger car service
404
Railway express service
421
Trucking, local and long distance
422
Public warehousing
423
Terminal and joint terminal maintenance facilities for motor freight
transportation
471
Freight forwarding
472
Arrangement of transportation
474
Rental of railroad cars
478
Miscellaneous services incidental to transportation
501
Motor vehicles and automotive equipment
502
Drugs, chemicals and allied products
503
Dry goods and apparel
504
Groceries and related products
505
Farm products - raw materials
CURRENT INDUSTRIAL CODE
506 Electrical goods
507 Hardware, and plumbing and heating equipment and supplies
508 Machinery, equipment and supplies
509 Miscellaneous wholesalers (except scrap and waste materials)
(4) Service industries.
151 General building contractors
161 Highway and street construction, except elevated highways
162 Heavy construction, except highway and street construction
171 Plumbing, heating and air conditioning
172 Painting, paper hanging, and decorating
173 Electrical work
174 Masonry, stonework, tile setting and plastering
175 Carpentry and wood flooring
176 Roofing and sheet metal work
177 Concrete work
178 Water well drilling
179 Miscellaneous special trade contractors.
(B) Conditional use. The following uses shall be allowed in the Limited Industrial District,
subject to approval in accordance with § 153.236.
(1) General Industrial District. Any permitted use of the General Industrial District
developed in accordance with the development standards of this district.
(2) Commercial establishments. Commercial establishments normally associated with
and intended to serve the industrial establishments or their employees.
581 Eating and drinking places
602 Commercial and stock savings banks
CURRENT INDUSTRIAL CODE
612 Savings and loan associations
614 Personal credit institutions
615 Business credit institutions
801 Offices of physicians and surgeons
802 Offices of dentists and dental surgeons
803 Offices of osteopathic physicians
807 Medical and allied services
891 Engineering and architectural services
893 Accounting, auditing and bookkeeping services
(3) Administrative offices. Administrative offices primarily engaged in general
administrative supervision, purchasing, accounting and other management functions.
(4) Personal and consumer services. Personal services generally involving the care and
maintenance of tangible property or the provision of intangible services for personal
consumption intended to serve the industrial establishments or their employees.
(a) Personal.
723 Beauty shops
724 Barber shops
725 Shoe repair shops, shoe shine parlors and hat cleaning shops
727 Pressing, alterations and garment repair
729 Miscellaneous personal services
(b) Business.
731 Advertising
732 Consumer credit reporting agencies, mercantile reporting agencies and
adjustment and collecting agencies
733 Duplicating, addressing, blueprinting, photocopying, mailing, mailing list and
stenographic services
CURRENT INDUSTRIAL CODE
736 Private employment agencies
739 Business services not elsewhere classified (except research, development and
testing laboratories (see § 153.026(B)(3)(a))
(5) Outdoor pet service areas. In addition to all other applicable development
standards, the following standards shall also apply to outdoor pet service areas:
(a) Any outdoor recreation area shall be located a minimum of 50 feet from any
property line and 500 feet from any residential district or use. hi reviewing the conditional use
request, the Planning and Zoning Commission may reduce the minimum distance from any
residential district or use.
(b) Use of outdoor recreation areas by the animals shall occur no earlier than 7:00
a.m. and no later than 9:00 p.m.
(6) Park and rides. An off - street parking facility, publicly owned and operated,
designed or intended to provide peripheral collection and parking of vehicles to accommodate
commuter traffic into or out of the community. In addition to all other applicable development
standards, the following standards shall also apply to a park and ride:
(a) A maximum of one bus passenger shelter not to exceed 50 square feet is
permitted.
(b) If provided, the design and architecture of shelter must be harmonious with the
architectural character of surrounding areas.
(C) Development standards. In addition to the provisions of §§ 153.070 through 153.076,
the following standards for arrangement and development of land and buildings are required in
the Limited Industrial District.
(1) Intensity of Use. Lot size shall be adequate to provide the yard space required by
these development standards and the following provisions:
(a) A use allowed in this district shall entirely enclose its primary operation within a
structure. Open storage and service areas and loading docks shall be screened by walls or fences
at least six feet but not more than 12 feet in height. These walls or fences shall have an
opaqueness of 75% or more, so as to effectively conceal production, storage, service and loading
operations from adjoining streets and from a residential zoning district or a planned development
district as listed in § 153.016.
(b) Permitted uses of this district may be developed in accordance with the
development standards of § 153.031.
(2) Lot width. All lots shall abut a public street for a distance of 100 feet or more and
have adequate lot width to provide the yard space required by these development standards.
CURRENT INDUSTRIAL CODE
(3) Side yards. For main and accessory structures, including open storage, service and
loading areas, the required side yards shall be not less than one -third the sum of the height and
depth of the structure, but shall not be less than 50 feet from any residential zoning district as
listed in § 153.016, except in accordance with the development standards of § 153.031.
(4) Rear yards. For main and accessory structures including open storage, service and
loading areas, the required rear yards shall be not less than one -third the sum of the height and
width of the structure, but shall not be less than 50 feet from any residential zoning district or
planned development district as listed in § 153.016, except in accordance with the development
standards of § 153.031.
('80 Code, §§ 1171.01 - 1171.03) (Ord. 21 -70, passed 7- 13 -70; Am. Ord. 147 -97, passed 12 -15
97; Am. Ord. 96 -07, passed 1- 22 -08) Penalty, see § 153.999
PLANNING AND ZONING COMMISSION
RECORD OF ACTION
CITY OF DUBLIN,.
La „ Use and MARCH 3, 2011
►any "o 1 9
5800 Shier -Rings Rood
Dublin, Ohio 43016 -1236
Phone/ TDD: 614-410-4600
Fox: 614 -410 -4747
Web Site: www.dublin.oh.us
Creating a Legacy
The Planning and Zoning Commission took the following action at this meeting:
1. Code Amendment — Technology Flex District
10- 064ADM
Code Amendment
Proposal: Modifications to the Dublin Zoning Code to establish a new
Technology Flex District to replace the RI, Restricted Industrial
District and LI, Limited Industrial District.
Request: Review and recommendation to City Council of approval of
amendments to the Zoning Code under the provisions of Code
Sections 153.232 and 153.534.
Applicant: Marsha I. Grigsby, City Manager, City of Dublin, 5200 Emerald
Parkway, Dublin, Ohio 43017.
Planning Contact: Carson Combs, AICP, ASLA, Senior Planner.
Contact Information: (614) 410 -4669, ccombs @dublin.oh.us
MOTION: To table this Code Amendment to give Planning additional time to refine
definitions based on input from the Commission and to modify architectural standards to ensure
that they achieve the quality of the images presented.
VOTE: 7-0.
RESULT: This Code Amendment was tabled.
STAFF E TIFIC TION
Carson Combs, AICP, ASLA
Senior Planner
DUBLIN PLANNING AND ZONING COMMISSION
CITY OF DUBLIN.
MEETING MINUTES
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MARCH 3, 2011
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Code Amendment— Technology Flex District
10- 064ADM
Code Amendment
Chris Amorose Groomes introduced this Code Amendment for the Technology Flex District.
Carson Combs presented this case. He said in October 2010, this was before the Commission for
feedback regarding the updates to the Industrial Codes. He said the general goals Planning
worked from were to make sure that Dublin's industrial districts are more in tune with what
businesses are looking for, given the current economic situation. He said they were looking for a
code that will provide for broader uses that still match the character of the district with more
flexible standards that are more proactive for business needs. He said that Planning discussed
this intent extensively in public meetings and looked at whether there are minimal architectural
standards that might be employed with the new district.
Mr. Combs presented an overview map showing the current industrial properties in the RI,
Restricted Industrial and LI, Limited Industrial categories, most of which are located along
Sher -Rings Road. However, he said there are other pockets around the City. He said that they
are trying to align a lot of Dublin's zoning with the larger concepts for the Central Ohio
Innovation Corridor (COIC).
Mr. Combs explained a graphic with a pyramid that presented provided a sense of the overall
development approval timeline. He said that they were trying to provide for different levels of
speed in terms of the development process. He said on the base of the pyramid is the Planned
Development District (PUD), which is the primary development process that was used for
projects within Dublin's perimeter service area and the Emerald Office Zone along I -270. Mr.
Combs said two standard districts are in the middle of the pyramid, the OLR, Office, Laboratory,
and Research District primarily in the Blazer Research District and the TF, Technology Flex in
the Sher -Rings Flex District. Mr. Combs explained that at the top of the pyramid, the
Innovation District or Economic Advancement Zane (EAZ) is the portion of the City that City
Council has targeted for the Administrative Approval for the quick -to -build type of development.
Mr. Combs said in the Sher -Rings Flex District, the focus is on flexible architecture, broader
uses and the capability for small to medium sized businesses to change over time as needed, so
that Dublin can retain businesses. He presented examples of smaller flex -type development and
larger manufacturing and clean assembly in the City. Mr. Combs said the Emerald Office Zone
is an area where they are striving primarily for office development because of its proximity to I-
Dublin Planning and Zoning Commission
March 3, 2011 — Minutes
Page 2 of 14
270 and the Emerald Parkway Corridor. Mr. Combs said the EAZ will be focused on quick -to-
build development on the western periphery of the City.
Mr. Combs explained that this proposed Code is the first step of the project to update the
Industrial Districts and the Commission will look at the Technology Flex Code tonight. He said
once the Code is implemented, Planning will return with a series of area rezonings. He said the
first will be the Technology Flex area rezoning which will focus on the areas indicated in dark
purple on the map, aligning the Shier -Rings Corridor with the COIC concept. He said the second
area rezoning will be the Emerald Office rezoning identified in pink along Emerald Parkway
which is those where the Suburban Office and Institutional District will be requested to align
those properties with that particular portion of the corridor. Mr. Combs said the properties
shown in green were City -owned that will be rolled into the Coffman Park Planned District.
Mr. Combs said the three component process laid out for City Council to approve the
Technology Flex District is the Code, the area rezoning to the Tech Flex District, and the
Emerald Office area rezonings which will come in sequence over the next few months.
Mr. Combs said that from the last time the Commission reviewed this Code Amendment, there
was a series of public meetings where a lot of input was received that provided insights as to
what the business owners are thinking.
Mr. Combs said the Administrative Guide previously seen by the Commission has been revised
as requested and simplified definitions have been added to the definition section of the Code. He
said based on the work with Bridge Street, a full definition section is being implemented within
the Code, so Planning is trying to accommodate and match the formatting and process used for
that so that they are consistent in the list of uses for the Code.
John Hardt asked if the definitions before the Commission and those being generated for the
Bridge Street Corridor would end up in the same Code section.
Mr. Combs said that Code Section 153.002 — Definitions would be broken into general terms and
then a specific use section with the land uses noted in the Code that require definitions will be in
that section.
Mr. Combs said based on previous Commission discussion and much of the public input
obtained, there is a list of seven different definitions, which for various reasons, have been pulled
from the district, just because of the overall character they were trying to achieve. He said they
also looked in the Use Definition section, at the question, what is the difference between Office
and Flex versus Industrial. He said a graphic in the Definition section will help explain where
those differences are. He said in terms of office, Delta Energy would be a good example of
where there is basically a building designated towards office uses, it may have some small
storage components, but in general those spaces are being used to help facilitate the operation of
the office. He said the Office Flex category; they are particularly looking for application in the
Tech Flex as well as the EAZ, a combination of uses within the building. He said that this use
has flexible architecture, at least 30 percent office, but the remaining 70 percent can be any
combination of warehouse, research, laboratory space, and other things as well, based on the Use
Dublin Planning and Zoning Commission
March 3, 2011 — Minutes
Page 3 of 14
Table. He said that allows those companies to switch spaces around and be as flexible as
possible as they are developing products and changing the way they do production.
Mr. Combs said the last category in the Code will be Manufacturing Assembly and the
Wholesaling and Warehousing, the more traditional type of use. He said they are also looking at
it in terms of difference of architecture and scale.
Mr. Combs said only two changes were made in addition to the Use section. He said Single
Family and Retail was added to address some of the existing non - conformities that Dublin has.
He said they are trying to make sure that things are being made as conforming as possible. He
said the Corporate Accessory Residence changed to a Permitted Use instead of a Conditional
Use, which is something they would like encouraged but do not expect much of that. He said the
Midwestern Auto Group (MAG) was the only example that might have a component of that.
Mr. Combs referred to the Additional Use Standards in paragraph C and said the section provides
more limitation on what those particular uses in the table can do. He said the Office Flex
specifies the 30 percent gross floor area for office is required, allowing up to 70 percent of other
uses. He said as part of that 70 percent, associated retail is allowed up to 10 percent of the gross
floor area so that the front office area can showcase the products to clients. He said it was kind
of a quasi - retail area, but they were not limiting that for businesses.
Mr. Combs referred to Major Motor Vehicle Repair and said a good example of it along the
Shier -Rings Corridor would be the existing body shop adjacent to the 5800 Building. He said
one limitation in the current Code that is included here is to limit the outdoor storage of parts and
vehicles to 30 days, screened per Code.
Mr. Combs said that Manufacturing and Wholesaling provides the ability to showcase products,
up to 10 percent of the gross floor area.
Mr. Combs said regarding Lot Coverage, it is still maintained as 70 percent as in the existing
Code. He said some businesses requested that the Lot Coverage be increased to 75 percent.
Mr. Combs said regarding Building Height, at the last Commission meeting, they discussed 45
feet based on the height of Hidaka. He said however, after further discussion with the
Commissioners and business owners, it would be left as it is in the current Code, based on the
setbacks and other site requirements which will give flexibility if they do have a component of
their warehouse or something that would need to be higher.
Mr. Combs said at the last Commission discussion of this proposed Code, a density cap was
suggested based on the Community Plan. He said after discussion with some of the business
owners and having a mix of office versus industrial, that triggers different density levels which
creates some inequity. He said based on that, they were considering removing that from this
proposal, however all the sites would be limited by all the site requirements.
Mr. Combs said in the current RI and LI Districts, there are difficult sliding formulas used. He
said at the last Commission discussion, it was suggested that the setbacks be considered three
Dublin Planning and Zoning Commission
March 3, 2011 — Minutes
Page 4 of 14
dimensionally. He said after discussing it with the business owners, the setbacks have been
modified as shown on the graph provided. He explained that traditionally, the way setbacks have
been measured was that if a parcel had multiple buildings, the largest building that would
provide the greatest setback would be the required setback line. He said based on the discussion,
they are now looking in at the individual structure, so based on the height of each individual
building, the setback would be determined. He said if an existing building had a height that
would require a 25 -foot setback and they wanted to add on a smaller addition that was lower in
height, they could actually potentially meet a 15 -foot setback to be able to do that as long as all
the lot coverage and other requirements are met. Mr. Combs said that gave added flexibility, but
it still kept things in scale with the adjacent properties. He said in terms of the setback adjacent
to residential, it is proposed to be kept at 25 feet which is the current setback for the RI District.
He said given that they are primarily looking along Shier -Rings Road, almost all those properties
are RI, so they are trying to keep the standards at least the same or more flexible so as not to
create a lot of non- conformity.
Mr. Combs said pavement setbacks have not been changed since the Commission last saw the
proposed Code Amendment, a five -foot side yard and a ten -foot rear yard setback. He said
adjacent to residential uses, it would be 25 feet.
Mr. Combs said an allowance for shared access is included in the proposed Code which is
typical. He said however, they would like to clarify that in the Code to include services areas
because Planning is seeing from developers a lot of industrial development where they actually
share the loading dock or service space so that they can be hidden in between buildings. He said
that would help in screening, and Planning would like to add that to the Code as it moves to City
Council.
Mr. Combs said the outdoor requirements were generally the same as the current Code. He said
the one addition made was the fourth paragraph where language from the RI Code was added to
address the screening of service structures. He said language from the RI and LI Code was
pulled into that.
Mr. Combs said the last major section which was new since the last time the Commission
discussed architecture in October was derived from input from business owners who attended the
meetings. He said they were trying to find something that would provide a baseline, but given
the overall scale of architecture from industrial to premium office, trying to make sure that they
come up with some minimum of standards that will give us better appearance, but still not be
cost prohibitive. He said first in the General Requirements, they are looking to have those
regulations apply just to new construction. He said they were encouraging that an addition to an
existing building should have flexibility so that business owners can match their current building,
so that there is consistency. Mr. Combs said in the General Requirements, Planning wants to
make sure that the facades that face public streets or residential properties have some element of
visual relief and components on the building that are proportional to the size of the building.
Mr. Combs said regarding Materials and Colors, the Code is trying to provide for a broad mix.
He said one not in the current Code that was pointed out by some of the business owners was the
potential for allowing EFIS as a primary material. He suggested that it be discussed at this
Dublin Planning and Zoning Commission
March 3, 2011 — Minutes
Page 5 of 14
meeting. He said they were trying to be as broad as possible in terms of colors, as long as the
colors were muted and blend in and they have been widened to include white, off - white, and
neutrals which can include anything from white -to- gray -to black, and then earth tones, which in
general can be all sorts of browns, oranges, or reds, as long as they are very muted and earthy
type of tone. He said that gives a lot of flexibility, also allowing for some brighter accent colors
as requested by the Commission for trim, detailing, or entry features to help enliven or enhance
the overall appearance of the buildings.
Mr. Combs said if the roof is pitched, it is proposed to have a minimum 12 -inch overhang and
encouraging steeper roofs, allowing for that flexibility, based on the internal needs and the type
of structure. He said flat roofs, typical to the current Code, incorporating parapets or screening
for rooftop mechanicals. He said they would like to see some kind of decorative trim or cap on
flat roofs to set off the top of the building. He said there are a number of examples in Dublin
where that has been done on top of the buildings to provide a little depth.
Mr. Combs said other key elements of this proposed Code Amendment include making sure
those accessory structures use either similar materials, styles, quality, or appearance as is being
used on the principle structure for consistency. He said looking at the ability to also be able to
upgrade the exterior of the building without having to bring the full site into compliance for
landscaping. He presented a photograph of an example of an older building built a long time ago
that did not have the landscaping required by Code currently, but they may in the future want to
upgrade the architecture, the exterior colors, and materials of the building. Mr. Combs said
currently, if they do more than 25 percent of the outside of the building, they are required to
bring the full site into compliance, and at that point it becomes so cost prohibitive that they are
not willing to put investment into the buildings. He said that they want to ensure that some of
Dublin's older buildings are actually able to be maintained and leasable.
Mr. Combs said in terms of Alternative Energy, Planning receives more inquiries about it every
day. He said they are looking to permit wall- mounted and roof - mounted solar, as well as
ground- mounted solar, as long as those are being located according to the required setbacks on
the property so that there is enough screening. He said if they have visible brackets, that they be
screened around the side and back in some manner. Mr. Combs said wind turbines in
commercial has been considered and given the Technology Flex where it would be applied, they
do not think that large commercial turbines like on Sawmill Road are appropriate, but they may
have instances where businesses might want a residential type of unit. Mr. Combs said that they
are proposing that they are permitted as well, as long as they are placed with appropriate side and
rear yard setbacks. He said any kind of alternative design methods are encouraged. He said
examples that would be encouraged would be bio retention rain gardens, rooftop gardens, and
alternative stormwater designs.
Mr. Combs concluded his presentation and said given the proposed Code and the considerations
in it, Planning thinks this is something that is going to be much more beneficial to the businesses
in the Corridor, still maintaining the character and quality that Dublin is looking for, but make
the City more marketable in terms of the regional economy. He said Planning recommends
approval of this proposed Code amendment.
Dublin Planning and Zoning Commission
March 3, 2011 — Minutes
Page 6 of 14
Ms. Amorose Groomes invited public comment from those wishing to speak in regards to this
proposed Code Amendment. [There was no one.]
Amy Kramb said the concept was great and she understood the intent, but she did not think it
was reflected in the Code. Ms. Kramb pointed out that the numbering of the proposed Code
because they did not reference the right things. She said for example, the District in their packet
is Section 153.037, and she noticed in the presentation slides that it was called Section 155.004.
Ms. Kramb said she understood why Planning wanted to place the definitions altogether, then,
they will apply to all the other current Code sections and they use different terms. She said for
example, in the Suburban Office and Industrial District, under Permitted Uses, it talks about
something called Fitness and Recreational Sport Centers, Physical Fitness Centers, Gyms and we
are adding a new definition for Recreation, Health and Fitness Facilities. She suggested that if
these uses only apply and they are being defined for this Tech Flex District, that these
definitions in this section clarify that, She said otherwise, they all those other sections need
changed, because of multiple titles in different places. She said they need to have one set of
uses.
Steve Langworthy said that the same idea was discussed with the Bridge Street Corridor
definitions. He said they probably will do as Ms. Kramb suggested.
Kevin Walter confirmed that what Mr. Langworthy was saying was that the definitions in this
section would remain and when the definitions for other sections are complete, that there could
be aproject to coordinate and move all the definitions into a general section.
Ms. Kramb said regarding the new uses being termed, she preferred commas not be used to
delineate for example — Municipal Facilities, General. She suggested a hyphen or parentheses
be used as with other uses such as, Transit, Stops and Shelters.
Ms. Kramb pointed out that on the illustration graphic including Office, Office Flex that those
definitions again did not match the definitions provided, and they needed to be exactly the same.
She referred to page 6 and said she did not think that was a good location for the small diagram.
Ms. Kramb said the Dublin Zoning Code and Supplemental Administrative Guide was mentioned
on page 12, under B. She said the Commission had not seen it and could not comment on it.
Mr. Combs explained that it would now reference Code Section 153.002.
Ms. Kramb reiterated that the definitions should look and read the same. She said that they some
have full sentences and others have combinations of fragments. She said a use is a verb so they
all should be verbs. Ms. Kramb suggested the definitions should use the same kind of pattern.
She said she thought the definitions should be numbered instead of putting them in all the
paragraphs because it was harder to reference. She said she thought each definition should be
numbered, and underneath could be A, B, and C, like bullet points or the fragments could be
stuck together as long as they are readable so the intent or meaning of what you are trying to say
is lost.
Dublin Planning and Zoning Commission
March 3, 2011 — Minutes
Page 7 of 14
Ms. Kramb suggested Animal Care Facilities, General Services - General Animal Care Facilities
be reworded, "It is a business that operates between normal business hours, providing household
pets' basic services such as grooming and daycare." She said page 15, Number 14, The use shall
be limited to no more than ten percent, could be simplified by saying `The use shall not exceed
ten percent.' She suggested on page 15, Number 13, It shall be located no less than 50 feet
away, could be simplified by saying `must be at least 50 feet away." Ms. Kramb suggested some
of the wordiness should be eliminated and things should be shortened to make it more clear and
not lose the intent.
Richard Taylor said the definitions do not say what they wanted them to say. He said it seemed
like they were trying to make them into sentences and readable like a book. He said Code should
be really boring, factual, and direct. He said that he did not think it appropriate to use the term
that was being defined in the definition itself.
Mr. Taylor pointed out that different terms were used to describe building which included
building, facility, establishment, business, premises, locations, and residences. He said if they
are talking about buildings, they should be very specific. He said the current definition, Above
ground pool —Any confined body of water, is what it should read instead of Above ground pool —
A pool in which ... He reiterated that the term needed to be taken out of the definition for the
term. He suggested that very quick bullet points be used. Ms. Amorose Groomes agreed. She
said then it would read more like a dictionary.
Mr. Taylor referred to Industrial Services — Businesses providing repair or service industrial
business or consumer machinery, and suggested that if that included lawn mower or computer
repair, they were very different kinds of businesses.
Mr. Taylor asked why Manufacturing and Assembly on page 3 was changed.
Mr. Taylor referred to Municipal Facilities, where in all three categories, municipal facilities and
government buildings were included. He said because municipal implied government, he did not
think government needed to be repeated. He referred to Municipal Facilities — Safety and said if
township facilities were under their jurisdiction, but they were not municipal facilities. He
suggested that it needed to be addressed.
Mr. Taylor said that the graphic on page 6 added a layer of confusion because it included
definitions that do not exactly match what is defined earlier in the Code and it provided two
interpretations of the same thing. Mr. Taylor suggested Hair Salons, Nail Salons instead of read
Personal Services... worn or carried about the person or a physical component of the person. He
referred to page 8 — Transient Park NRides, and found the definition confusing and too wordy.
Mr. Taylor said in all the categories with `Energy' in it, and he used Utilities Alternative Energy
Facility as an example. He said there are non - traditional ways of generating energy. He
suggested it say, Commercial scale operations for the generation of energy by non - traditional
means, such as solar or wind.
Dublin Planning and Zoning Commission
March 3, 2011 — Minutes
Page 8 of 14
Mr. Taylor referred to page 15, Number 10, Parking Structure where Section 153.220 was
referenced, and suggested it should be Section 153.200. Mr. Combs said he would check.
Kevin Walter questioned why some uses are allowed over other uses and some uses have
changed. He referred to the Use Table on page 12, and pointed out that Corporate Accessory
Residences changed from a Conditional to a Permitted Use. He asked what the rationale for the
change was.
Mr. Combs explained that if there is an office or flex building it can constantly change internally.
He said change would be inside an existing structure and it could not be seen if it was different
from anything else happening inside, and there really are no off site impacts other than the
provision of onsite parking.
Mr. Walter said there may be some external uses for a corporate accessory residence that may
have impact to adjacent properties and he was not sure that all of them will be as well done as the
MAG one is where most of Dublin will not know it is there, but he could see a tech flex space
being converted to a corporate residence internal that maybe has a single story, has a basketball
hoop, their camper is stored there, and cars are parked there. He said whether that was
appropriate or not, he thought it should remain as a conditional use, so those things can be
reviewed. He asked to hear the other Commissioners' comments regarding it.
Mr. Walter said regarding the elimination of the outdoor retail displays, he recalled a discussion
about outdoor play equipment businesses. He said he was okay with maintaining that as a
conditional use, but he wanted to hear feedback from the other Commissioners.
Mr. Walter said he thought Major Motor Vehicle Repair should stay as a conditional use. He
said there is too much potential in that kind of business to do things that would be impactable to
neighboring properties if it was not a conditional use. He said depending on the business, a
variety of criteria could be added as conditions to the use and the Commission should have the
ability to continue to do that.
Mr. Walter referred to page 18, Architecture, F) 1. Applicability — Architectural requirements as
specified by this section shall apply to all new construction, unless determined to the satisfaction
of the Director that the requirements would conflict with the architectural design or the interior
functions of the business operation. He said he did not find that as an acceptable way to
determine whether the architecture standard should be applied to the building. He said that
provides future directors the opportunity for too much discretion for that to apply to architectural
standards. Mr. Walter said he would like to see an elimination of that.
Mr. Walter asked that Mr. Comb comment further about density.
Mr. Combs referred to page 16, (D)(1)(c) Development Intensity. He said last time the
Commission reviewed the Code, the language made reference to having a density cap in
conformance with the Future Land Use Map. He said if it was an office or industrial use,
depending where it was on the map, that the Land Use Map would set the density. He said when
they talked to business owners, they felt giving the flexibility of uses in this district, how that
Dublin Planning and Zoning Commission
March 3, 2011 — Minutes
Page 9 of 14
would be applied industrial versus an office use created some inequities, not knowing where you
might have office versus industrial. Mr. Combs explained that because of that and because we
do have all the other site development requirements that would limit the intensity of
development, that section was stricken. He said as well, the Land Use Map can change over
time, which also creates some inconsistency. He said limitations would be all the setback
requirements, parking requirements and all the other development standards that would apply.
Mr. Walter said he agreed with Mr. Combs. Mr. Walter asked about the setback to the
residential property being retained at 25 feet. Mr. Combs said it was as currently shown in the
RI Code because most of the area that will be rezoned to the Tech Flex District. He said they did
not want to make a lot of properties non - conforming.
Mr. Walter asked how many existing properties that would be covered in the Tech Flex District
could potentially be adjacent to residential properties.
Mr. Combs said examples were provided in the packets. He said primarily, it was a southern line
between the industrial properties and the area of Heather Glen. He said it might be upwards of
ten to twelve properties. He said one of the original goals of the Code Update was to make sure
that they are not creating more limitations. He said if nothing else, they are keeping it the same
as it is.
Mr. Walter said he would like to recognize the desire to not to make properties non - conforming
and to do the same thing that was done with the others, which is to say properties that were
developed or that had an occupancy permit as of the date of this Code be permitted. He said
however, he thought there should be some relief on those properties that are abutting residential
properties and move the setback line off the residential property a little.
John Hardt said he understood and supported what they were trying to do. He said it was great
for businesses. He said he agreed with the comments previously made in terms of the wording
and potential for misinterpretation.
Mr. Hardt referred to page 3, Manufacturing and Assembly. He said there was language in the
old definition about dust, fumes, and odor which was an important component that should be
maintained.
Mr. Hardt referred to pages 5 and 7. He compared the definitions of Office Flex and Research
and Development and said the distinction between them is potentially quite blurred, maybe
conflicting and unclear. He said if 30 percent of a building was occupied by people sitting at
desks with computers doing payroll and out doing business functions, and the rest of the building
was occupied by a research lab, he did not know if it was an office flex building or a research
building. He said the two definitions seemed to overlap or conflict.
Mr. Hardt said on page 6, he agreed with the earlier Commissioner comments about the table and
the examples. He said the photographs were very problematic because they imply that the type
or style of building is somehow inherently relevant in the definition of the uses. He did not think
that was their intent.
Dublin Planning and Zoning Commission
March 3, 2011 — Minutes
Page 10 of 14
Mr. Hardt referred to Utilities and Electric Substations. He said electric substations tend not to
involve generation, and it seemed that electric should be removed. He said electrical generation
stations are entirely different than what they are talking about in this District. He said also in this
definition, switch stations for backup power, are something that often exists in or on or next to
large commercial properties, should be stricken because it exists all over the place and is not
part of an electrical substation.
Mr. Hardt said he agreed with Mr. Walter's comments regarding the table on page 12 and 13 and
Major Vehicle Repair. He said not only are mangled vehicles, but the potential for spray booths
and odors and that kind of equipment involved, and that it should remain as a conditional use.
Mr. Hardt referred to pages 14 and 15 Veterinary Offices. He recalled that the requirements for
Veterinary Offices and requirements for Animal Care Facilities and Veterinary Hospitals used to
be different, and now they are the same. He said they have been changed to 500 feet, 50 feet
from the property line, and currently 7 am to 9 pm in both cases and he was not sure why they
were distinguishing between the two uses.
Mr. Combs explained that at the last meeting it was shown differently, and a request was made to
make both of them the larger buffer of the two.
Mr. Hardt said if the requirements, setbacks, and everything else for both are the same he did not
know why they were being defined differently. He suggested they be one category.
Mr. Combs explained that the definitions were being looked at in terms of a broader application
as well, so while grooming, pet sitting, pet daycare, and those kinds of things may seem the same
in this particular district, it may be something that they would find inappropriate or appropriate
in other districts. He said they want to make sure they have the flexibility for that.
Mr. Hardt referred to page 17, Setbacks. He asked if in Mr. Combs' presentation he showed a
slide or something that said there was a potential for a setback as small as five feet. Mr. Combs
said that was regarding pavement.
Mr. Hardt confirmed that the smallest building setback anywhere would be 15 feet as proposed.
He pointed out that generally, in the Building Code when within 20 feet or so or sometimes
within 30 feet of a property line, the fire ratings come into play on the sides of buildings to
protect them from adjacent buildings. He said they have a potential where a building starts to get
15 feet away from the property line, they probably will end up with a windowless fagade. He
said that he did not think that was what they wanted, but they might potentially get it.
Mr. Taylor asked if Mr. Hardt interpreted the chart on page 17 that Greater than 35 feet, as long
as it was 50 feet back, as allowing unlimited height, and is that something they wanted.
Mr. Hardt said taken by itself that was the way he would interpret it. He asked if there was
provision in the Code that would put an ultimate cap on things.
Dublin Planning and Zoning Commission
March 3, 2011 — Minutes
Page 11 of 14
Mr. Combs said based on the Commission's last discussion, there was a lot of talk about what if
there was a lot of specialized equipment with extra high lifts that might go beyond 45 or 50 feet.
He said because of that and not knowing what that might be it was left open- ended. He said if
there is specific industrial equipment that might have components that are higher, or if higher
base ceilings are needed. He said in the case of office, you are getting into multiple floors that
deal with parking and the setbacks to limit the overall mass of the building.
Mr. Taylor said his concern was because on the chart, if you had a building that stepped back,
then a 50 -foot building might not look too bad, but it could be only at 50 feet, so they could have
a 50 -foot or 100 -foot tall wall that was set back 50 feet. He asked if the height of buildings were
limited elsewhere in the Code.
Mr. Combs said in the Residential Code, the height is limited to 35 feet. He said that was why at
the last meeting, they proposed 45 feet because it was based off Hidaka, which is the tallest
existing use in that particular district.
Mr. Taylor suggested they think more about it so that they do not have situations where they can
have a tower that is not a building.
Mr. Walter said this might be one that they would not necessarily want to conditional use, but
one that the Administrative Officer could use judgment.
Mr. Hardt suggested a threshold of above a certain generous height be used and above that
height, it be considered as a conditional use. Ms. Amorose Groomes suggested 70 feet or above.
Mr. Walter said the reason he was saying not a conditional use is to respect what they are trying
to do with the Code, and provide some sort kind of secondary approval, and an Administrative
Approval probably would be okay because if they looked at a 300 -foot tower, they would
probably say that was not what we want.
Mr. Taylor said it would be more likely that if the requirements of the internal use of the building
required a 70 -foot tall building, then that might be something a check in the box for `Yes' could
be used. He said if that was an architectural bit on the building that was obviously there just to
draw attention to the building, in that instance they would say there was no really good reason
for that.
Ms. Amorose Groomes asked if a communication tower or device located on top of a building
counted towards the building height. Mr. Combs explained that it would be regulated under
Chapter 99 — Wireless Communication. Ms. Amorose Groomes asked if it was a water tower.
She said she was trying to maintain the intent of what they were trying to do, but provide some
protection for dealing with weird things.
Mr. Walter said a 200 -foot tower could easily be built with a top opening with communication
towers at the top. He said they needed to cover that in some way.
Dublin Planning and Zoning Commission
March 3, 2011 — Minutes
Page 12 of 14
Mr. Combs said looking at the Shier -Rings Corridor, they are really looking more to the small to
medium sized flexible space. He said if they were getting more of the intensive use that might
go to 70 feet in height, they probably want them to be farther west into the EAZ where they are
more proximate to the rail line where manufacturing and larger scale assembly is more
appropriate. He said looking at the existing properties in the district, Hidaka is the biggest
example and he did not think they wanted to see anything larger. He said the patterns of
undeveloped properties are small overall, so there is not the capacity to do something the size of
Hidaka.
Mr. Walter referred to the picture provided of Irelan Place which had a 30 -foot setback. He said
if moved 20 feet from the road and 20 feet the other way, there was a spot for a huge tower. He
said they cannot predict what may happen and so specificity is needed.
Ms. Amorose Groomes pointed out that parcels are often assembled into one. She said it would
be very short sided of the Commission to be ill prepared to deal with that.
Ms. Amorose Groomes suggested it be subject to a review of some sort if it was over 100 feet..
Mr. Hardt referred to page 17. He suggested that the stricken section, ...facades greater than
100 feet in length, possibly increasing the setback... remain, and `continuous' be added. A
setback of 75 feet is required for principle structures where a continuous building fagade greater
than 100 feet. He said that was a large fagade and some kind of relief ought to be encouraged.
Mr. Taylor agreed that probably the intent was to prevent a continuous one, but if it was broken
up and variegated, it was more appropriate.
Mr. Hardt said his biggest concern was in the Architecture section of the proposed Code. He
said the images provided are fantastic with examples of high bay, efficient, affordable buildings
that look great. He said there was nothing in the proposed Code that told them that was what
they would get. Mr. Hardt said he was not in favor of a prescriptive approach and he did not
think they should try to regulate architecture, but he thought they should make an attempt to
describe the quality of architecture that is expected. Mr. Hardt said there was nothing included
that prevented someone from building a metal or a brick box. He said the proposed Code was
devoid of any details. He said he knew these buildings were different than those in other areas in
Dublin, and they are not after faux residential architecture, but the Commission is looking for
quality buildings. He said the Code should describe what we want.
Mr. Hardt commented about Materials on page 19 under 3) a). He said metal was listed, and
although he had no problem with it, but there were different kinds of metal. He suggested it say
`architectural metal panels," because the panels have designed and regular joints with a finish
that protects against fading, chipping, and rusting. Mr. Hardt suggested Decorative Block be
changed to Decorative Masonry, which could be any number of masonry products. Mr. Hardt
referred to paragraph B, Building trim or detailing may use brighter accent colors. He said the
word `brighter' should be stricken. He referred to paragraph 4)13) where it talked about four -inch
overhangs. He said he preferred more descriptive language that describes the quality of
architecture they are after and avoid the descriptive paragraph. He said it was the only thing in
Dublin Planning and Zoning Commission
March 3, 2011 — Minutes
Page 13 of 14
the entire Code that said a building must have this detail and it seemed out of place. He said it
was also a residential- centric requirement which would not apply to most of these buildings.
Ms. Amorose Groomes noted that most of the buildings shown did not have overhang treatments.
Mr. Walter asked if the Architectural section and the attempt to describe it was based upon the
types of building preferred by the Commission. Mr. Combs explained that it was based on the
Commission discussion in October and meetings with property owners. He said what is seen is a
distillation of the things that were commonly seen as okay or not significantly impacting them.
Mr. Hardt said there was nothing in this proposed Code that would prevent a pre - manufactured
metal building, as long as it had a 12 -inch overhang, it met the height and width requirements,
and had a trim piece around the top. He said he understood there were existing buildings which
they wanted them to be able to add onto in a way consistent with the existing building. He said
he wanted to ensure undeveloped sites are developed or redeveloped in a significant way. He
said the images provided show the intent.
Mr. Taylor said good architecture is extremely hard to codify, however he recalled the
Commission identifying the desire for the front of a larger manufacturing facility to contain an
office or entrance with a much higher level of architecture than the rear of the building.
Mr. Hardt reiterated that there could be an intent statement included in the proposed Code. He
recalled the Commission discussed the Administrative Guide as an appropriate location for some
examples, therefore he was comfortable with it because he knew there would be a document to
reference. He said if that had gone away, he did not think this proposed code would get the
wanted results.
Todd Zimmerman referred to page 16, Number 15 — Corporate Accessory Residences. He said
he had friends that used freestanding corporate residences near their office complexes. He said
he did not want to preclude detached corporate housing.
Ms. Amorose Groomes summarized the Commissioner's comments and concerns regarding
grammar and clarity issues, expectation of the quality, and consistency of the text. Ms. Amorose
Groomes said the Commission will continue to think critically about the proposed Code
language to ensure the best outcome. She said she appreciated the work done on this and she did
not want to belittle that in any way. She said if they are to achieve their end of having a `speed
to build' process, the Commission needs to ensure it is appropriately designed. Ms. Amorose
Groomes asked what more can the Commission do to help.
Mr. Combs said a lot of good feedback was received that will allow them to go back and take
another look at the proposed Code. He said given the number of Commission comments made
he requested a tabling so they would have time to address the issues and get it into a polished
form.
Dublin Planning and Zoning Commission
March 3, 2011 — Minutes
Page 14 of 14
Motion and Vote
Mr. Fishman made the motion to table this Code Amendment to give Planning additional time to
refine definitions based on input from the Commission and to modify the architectural standards
to ensure they achieve the quality of the images presented.
Mr. Walter seconded the motion. The vote was as follows: Mr. Zimmerman, yes; Mr. Taylor,
yes; Ms. Amorose Groomes, yes; Ms. Kramb, yes; Mr. Hardt, yes; Mr. Walter, yes; and Mr.
Fishman, yes. (Tabled 7 -0.)
Overview /Purpose
The purpose of the second round of industrial code meetings was to discuss additional improvements to
the proposed ordinance. Changes were made based upon comments provided at the initial round of
stakeholder meetings and from the in itia l review of the Planning and Zoning Commission. Format of the
meeting included a section -by- section review of issues and the proposed modifications. Based upon
additional feedback, the ordinance will be revised priorto scheduling a formal public review with the
Planning and Zoning Commission.
Session 1(1:00 -2:00)
The first session included a total of four property owners /stakeholders in attendance. Review of the
draft Code resulted in some general questions for clarification, but achieved a consensus that the zoning
language would provide a positive impact for the marketability of properties in the Shier Rings Area.
The impact of warehousing and distribution uses was raised. An explanation was provided that given
land values and base development expectations, warehouse development similarto the Roberts Road
area or Rickenbacker is not likely in Dublin. These circumstances were used to explain the proposed
conditional use status for warehousing. It was further explained thatthe "industrial flex' category does
include a significant warehouse /distribution componentthat would be associated with other uses.
Discussion ensued and a consensus was made that a maximum of 70% for warehouse components
would more than suffice in the Dublin real estate market. The discussion also included a general
agreement over proposed architectural language, with specific comments that the proposed provisions
for accent colors were a positive attribute. Its application could potentially improve more plain
architecture, enhance wayfinding and could also provide an improved link between signage,
architecture and corporate identityto address concerns about limitations of the Sign Code.
Session II (5:30 -6:30)
Due to the weather, only one person was in attendance at the second forum. The individual requested a
brief overview and explanation of the proposed ordinance. Following a section -by- section review, the
person in attendance voiced general support forthe Code, indicating that Planning seems to be
proposing an ordinance that would protect residential properties and maintain an expected quality
level. The individual requested consideration for limitations on parking lot lighting adjacentto
residences that would address lighttrespass. He also noted concern for headlight trespass, but
indicated that the setbacks and buffering requirements seemed sufficient.
COIL
CENTRAL OHIO OHIO IN DOR
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CENTRAL OHIO OHIO INDOR
Overview /Purpose
The purpose ofthisfirst round of industrial code meetings waste provide an overviewofthe project
intent and scope. A powerpoint presentation was made that described the issues behind the proposed
Code modifications and the proposed creation of the Technology Flex (TF) District to replace the existing
Limited Industrial (U) District and the Restricted Industrial (RI) District. A section -by- section review of
preliminary language resulted in general dialogue about reactionstothe draft language, potential
concerns and suggested improvements. Session I included a total attendance of five stakeholders and a
reporter, while Session II in the evening had two people in attendance.
Session 1(1:00 -2:00)
Uses
Review of the proposed broadening of uses was generally well - received. Those in attendance indicated
that allowing more uses such as office and laboratory will make properties in the area easierto market
fortenants. One individual indicated that it is wise to include office space and that he has seen interest .
in high -tech lab spaces and vet hospitals. Another attendee indicated that he had a request for lab
space previously and could not land the business; the new Code is more relevant to today's standards
and that future uses should be kept in mind. A suggestion was also made that guidelines should be
created to allowfuture uses that are newto the Code to be approved administratively based upon how
it would fit with the character of the District.
Lot Coverage
The proposed increase of lot coverage from 70% to 75% was explained as a means for business
retention. The slight increase would allow opportunity for property owners to accommodate businesses
when they need small additions (particularly on older sites). Attendees liked the added flexibility, and
one attendee noted that establishing clear setbacks would also help with issue of additions. Another
stated that they could probably get by without additional lot coverage. The idea of providing incentives
to get the increased lot coverage was also proposed as an option.
Building Height
With no current limitations in the RI and LI Districts, the proposed cap of 45 feet was discussed. The
height was selected based on the tallest structure within the area. Concern was raised that for
properties along US 33, office uses could potentially go higher. Others noted that parking requirements
would limit the height . of office, but that different heights based on the uses could be proposed.
Conversation ensued about having a sliding scale that would put higher buildings further away from
residents. Another attendee cautioned that in writing the Code, there could be unforeseen
consequences. It was noted, however, that with any Code there are unintended consequences and any
improvements would improve the business climate. The group discussed the potential need for some
businesses to have a tower or architecture to accommodate equipment or operational needs. The
attendees discussed that setbacks could be measured by in different ways depending upon the height of
different portions of the building.
Development Intensity and Setbacks
Participants discussed the idea of placing a cap on development based upon the densities within the
Dublin Community Plan. It was noted that 9,500 square feet per acre for industrial uses sounded too
low. Discussion also ensued regarding the difference in the plan between areas north and south of Shier
Rings Road. Depending upon the use, the impacts to the area are very low. Industrial uses may take up
larger space with much less parking and employment versus offices. The group generally did not like the
idea of setting a cap. With regard to setbacks, the group had consensus that the requirements should
be spelled out instead of the current formula for the RI and LI Districts. Industrial uses next to other
industrial uses should not be problematic and should have more flexibility.
Additional Outdoor Regulations
Discussion by the group suggested that more review should be done to see what is already in the Code.
One attendee noted that general industrial uses need to have screening. Further review of the
proposed language will be completed prior to the Code moving forward.
Materials and Color
Discussion about whether to implement some general requirements for material and color was wide
ranging. One individual noted that split face block is much different than it used to be. Another
participant said that impact on the dollar value per square foot is important. There was general
discussion as to whether color limitations should be made, and the group generally did not want to have
limitations. Another attendee suggested not setting specific materials, but maybe having accent color
rules. Concern was raised about building additions and the ability to use the same color and materials
as the original structure. The group's general suggestions were not to have color or material limitations
and to let architects determine the overall design of the buildings.
Rooflines and Roof Requirements
Review of potential codes for roof design resulted in a general feeling that requiring varied rooflines
does not lend itself to industrial uses. Rooflines are determined based upon construction methods and
what is happening in the building. With pitched roofs, the idea of requiring eaves or overhangs is not a
problem. Adding trim detailing for flat roofs will also help the general look of the building and are not
too difficult to integrate.
Vertical & Horizontal Elements
Discussion about specific architectural elements to break up buildings focused on the impact to
construction. One attendee noted concerns for the marketability of the industrial district. While high
visibility raises expectations for architecture over those industrial uses that are internal, competitiveness
with other areas should be kept in mind.
Summary /Concluding Comments
In general, attendees were very appreciative of the City's efforts to be more business friendly and show
a desire to help make properties more marketable. The group noted that having standards that are easy
to understand such as height, setbacks and colors are important. Caution was made as to the use
categories for vehicle repair. It was noted that auto repair uses have traditionally been considered as a
commercial use. Further consideration for such use categories will be made as the Code moves forward.
Session II (5:30 -6:30)
Uses
Review of the proposed uses to include more flexibility and focus on office, laboratory and research uses
were met positively with little discussion. A question was raised as to whether body shop repair was
considered as part of the major or minor repair category. Additional review of category descriptions will
be made.
Lot Coverage and Building Height
The proposed increase of lot coverage from 70% to 75% was positively received as a means to provide
more flexibility.
Development Intensity and Setbacks
The general broadening of standards and creation of requirements that are more straight- forward were
appreciated.
Additional Outdoor Regulations
Limited comments were provided regarding the outdoor regulation of materials and activities. Concern
was raised about any limitations to the use of property, and Planning noted that further review will be
made to ensure compatibility with current Code provisions.
Materials and Color
Discussion of materials and color precipitated a distinct difference of opinions between the two
attendees. One viewpoint noted that Dublin has developed in a positive manner based on community
standards that have been implemented. This individual thought that a general restriction of colors was
appropriate, but that c are should be given if considering limitations on architectural materials. The
overall idea of basic architectural requirements, however, was noted as a positive attribute that would
protect property values and investment. The opposing viewpoint noted that there are currently no
limitations on materials and /or colors and that property rights should be preserved with no restrictions.
Rooflines and Roof Requirements/
Vertical & Horizontal Elements
No detailed comments were made other than to further reiterate the desire for property rights and no
limitations.
Summary /Concluding Comments
Discussion about the Code in the second session was supportive of the intended direction. Two distinct
perspectives about the Code, though, were expressed. One focused on not placing limitations of any
kind on property owners within the city. The second recognized that Dublin has been successful
because of its regulations and an established level of quality that protects investment. Given that
success, some level of clear requirements could be appropriate.
PLANNING AND ZONING COMMISSION
RECORD OF DISCUSSION
CITY OF DUBLIN., OCTOBER 21, 2010
Land Use and
Long Range Planning
5800 Shier -Rings Road
Dublin, Ohio 43016 -1236
Phone/ TDD: 614- 410 -46DO
Fax: 614 -410 -4747
Web Site: www.dublin.oh.us
Creating a Legacy
The Planning and Zoning Commission took no action on the following at this meeting:
I. Code Amendment — Industrial District Modifications
10- 064ADM Code Amendment
Proposal: Modifications to the Dublin Zoning Code to establish a new
Technology Flex District to replace the RI, Restricted Industrial
District and LI, Limited Industrial District.
Request: Review and feedback regarding proposed amendments to the
Zoning Code under the provisions of Code Sections 153.232 and
153.534.
Applicant: Marsha I. Grigsby, Interim City Manager, City of Dublin, 5200
Emerald Parkway, Dublin, Ohio 43017.
Planning Contact: Carson Combs, AICP, ASLA, Senior Planner.
Contact Information: (614) 410 -4669, ccombs @dublin.oh.us
MOTION: To table this Code Amendment.
VOTE: 7-0.
RESULT: This draft Code Amendment was tabled after discussion. The Commissioners
requested that the proposed zoning district be amended as discussed. Based upon comments
from the Commission, Planning will proceed with stakeholder meetings to obtain public input
prior to final review and recommendation from the Commission.
STAFF E TIF[CATION
c y l jw n •
Carson Combs, AICP. ASLA
Senior Planner
Dublin Planning and Zoning Commission
Meeting Minutes — October 21, 2010
Page 1 of 17
1. Code Amendment — Industrial District Modifications
10- 064ADM Code Amendment
Chris Amorose Groomes introduced this application for informal review and feedback regarding
proposed amendments to the Dublin Zoning Code under the provisions of Code Sections 153.232
and 153.234.
153.044(A) Purpose
Carson Combs said a brief overview of the amendment was provided at the last meeting to
explain the intent for updates to the industrial districts. He said the meeting packets include the
current LI, Limited Industrial District and RI, Restricted Industrial District provisions, the
Planning Report with a section -by- section review and a supplemental guide that describes some
of the terminology used within the draft regulations. He said Planning is requesting general
feedback that can be combined with public input at upcoming meetings to develop a final version
of Code language for formal review in the future.
Mr. Combs said the LI and RI Districts are standard zoning districts in the Code that are
generally not reviewed by the Commission. He said property owners can directly submit for
building permits to begin construction. He said the Commission has seen a number of
conditional use requests in the past and the Board of Zoning Appeals has had to address many
variances over the years.
Mr. Combs said there are a number of goals associated with modernizing the Code. He said the
proposed uses will be expanded to match more of what is seen, versus what was in the Code
decades ago. He said the standards must also be more straightforward. Mr. Combs said
requirements are now difficult to administer, given the formulas in the Code. He said providing
some minimal acceptable architecture standards are being considered that would provide a
baseline for new construction.
Mr. Combs said uses in the current Code are more detailed, but focus on traditional
manufacturing, wholesale and warehousing. He said for economic development purposes, a
greater focus is needed on office and laboratory uses. He said office has traditionally been
acceptable adjacent to residences, so there should not be concern for its inclusion in industrial
areas. He said flexible space is also becoming more important over time.
153.044(B) District Uses & 153.044(C) Additional Use Regulations
Mr. Combs said the proposed code includes a list of uses that look holistically at all potential
uses to determine what would be appropriate within an industrial area. Given that determination,
further consideration is provided as to whether the use should be permitted or conditional or even
have additional development requirements. He said the old Code refers to the Standard
Industrial Code, which includes a general category; however, the way subcategories are selected
in the Code seems somewhat random, making administration difficult. He summarized the
proposed regulations would focus more on office, laboratory and flex space, as well as clarifying
some of the service -type uses.
Kevin Walter asked if there was guiding language that would explain the difference between
Major and Minor Motor Vehicle Repair. He also asked how the Administrative Guide would be
made available to the general public.
Dublin Planning and Zoning Commission
Meeting Minutes — October 21, 2010
Page 2 of 17
Mr. Combs said the Supplemental Guide provides an explanation based on the intensity of the
mechanical work that would be completed. He said battery stores or oil change shops where
there is minimal repair would be considered as "minor" versus establishments like body shops.
He noted the proposed categories were developed keeping in mind their application to other
zoning districts in the future. He said the "minor" category would include lighter intensity. Mr.
Combs said as the Code goes forward, a determination would be made as to what venues such as
the City website would be made available for the Guide.
Amy Kramb said she realized the intent of the proposed Code, but the Guide is not all- inclusive
of some of the uses in the existing Code. She said as an example that the existing Code includes
a section on Service Industries (i.e. builders, contractors, plumbing, heating and air conditioning)
that is now called Construction and Contract Service Trades. She questioned whether the Guide
is an all- inclusive list or just a suggestion because many things are not in that list that she thought
would be still acceptable.
Mr. Combs said no matter how much detail is placed into a definition, uses will fall into a gray
area. He said the Guide is intended to be used by the Zoning Administrator to make a final
determination as to what category a use will fall.
Ms. Kramb said she thought the uses were okay, but she has issues with the Administrative
Guide. She said the uses were extremely broad and would be very hard to enforce.
Mr. Walter questioned whether the Guide was part of the Code, and Mr. Combs clarified that it is
more of a separate handbook to help interpret.
Mr. Walter referred to definitions like `Animal Care Facilities — Facilities providing for the
indoor sale of household pets or pet related items greater than 25 percent of the gross floor
area. " He asked if the definitions were administrative, could a future administrator say that the
percentage could instead be 50?
Steve Langworthy clarified that both points made by Ms. Kramb and Mr. Walter occur today.
He said there are continual interpretations in administering the Code. He said the definitions part
of an administrative guide would allow for some degree of flexibility. He said if changes were
needed, an ordinance amendment process would not be required every time.
Ms. Kramb said she had problems with creating new terms such as "Office Flex" that are not
defined in the Code.
Mr. Langworthy said that kind of feedback is desired by Planning as the Code moves forward.
Mr. Walter questioned the need for a new system when the federal government has developed
the NAICS, which is very specific. He said businesses are required to report what they are, and
the Code should reflect the classification system. He said the NAICS gives the opportunity to
roll up a level and have the specificity, but does use general categories.
Mr. Langworthy said Planning is trying hard to get away from that type of system because
applying the former SIC has really hampered the City in the past. He said the uses are so
specific that if one is forgotten, you need an ordinance to add it. He said if the Code is that
specific, you cannot deviate if a particular use is mentioned somewhere else in another district.
Dublin Planning and Zoning Commission
Meeting Minutes — October 21, 2010
Page 3 of 17
Mr. Langworthy said the system should not be used in a Code because every single use must be
listed. He also said you cannot refer to a system if not everyone has the document. He said if
one desires uses in the 800 - series, every single one must be listed. He said Planning does not
want a Code that requires going through 400 to 500 uses to determine which 300 should be listed
in the document. Mr. Langworthy said using a general category can allow for some interpretation
that will allow for new technologies and uses that come along that are not thought of now.
Mr. Combs clarified the federal government created the system as a means to quantify industrial
activity. He said while it's a very detailed system, it may not suit what is desired here in Dublin.
He said with layers of specificity comes difficulty in trying to tailor everything to what is
appropriate for the community.
Ms. Kramb pointed out that other Code sections include definitions. She said adding definitions
would make her more comfortable. She also noted "Wireless Communications" in the use table
did not indicate the reference for the asterisk. She also noted that some wording appeared to be
missing from the Office category. She said while she liked the use categories, she had a problem
with not defining them in the Code, particularly those that are new.
Ms. Amorose Groomes suggested that instead of defining the terms, something regarding the
intent could be inserted. Ms. Kramb said some of the supplemental definitions need to be in the
Code, but not necessarily for every common use and practice.
Mr. Walter said it should either be specific or general, but the Guide includes a combination of
both. Mr. Langworthy suggested the terms be more generalized, and Mr. Walter agreed.
John Hardt said including specific numbers such as 25% within the Administrative Guide makes
it feel more like a Code. Ms. Amorose Groomes asked if he would rather see more general
verbiage such as "not a majority of the business." Mr. Hardt suggested if specific numbers were
necessary, it be placed in the Code.
Ms. Kramb estimated the intent of the language was to be specific enough to prevent businesses
from needing to come back every time a building is changed. She said the language should not
be left completely general.
Mr. Hardt noted the districts do not come to the Commission now for approval.
Mr. Langworthy said to clarify that Ms. Kramb meant coming back to the Commission in terms
of changes to the Code. He said that if the Code was very specific, if something was not covered
in the language the regulations would need to be changed every time.
Todd Zimmerman said the Commission was not talking about altering the square footage of the
building. He said the discussion about uses impacts and what goes on in the interior of the
building. He questioned how much the Commission wanted to control that aspect. Ms. Amorose
Groomes said the exterior will be designed to suit what goes on inside the building, so the uses
do affect more than just what goes on inside the building.
Mr. Zimmerman asked whether a business would be required to come back to the Commission to
request going from 70% to 72% in lot coverage. Mr. Langworthy explained that such issues are
how Planning starts to divide between what is recommended as a permitted use versus
Dublin Planning and Zoning Commission
Meeting Minutes — October 21, 2010
Page 4 of 17
conditional. He said permitted uses do not really have major external impacts, but conditional
uses have a potential affect neighboring properties with traffic or other issues. He said higher
levels of intensity would warrant extra scrutiny, as opposed to uses that one may pass by and not
know what was necessarily happening inside.
Warren Fishman said what is expected of the developer has been raised as a complaint in the
past. He said it seems as though expectations have depended upon who is the administrator.
Mr. Walter said the Guide should be descriptive and anything else with specificity should be in
the Code. (Mr. Fishman agreed).
Mr. Langworthy noted that specifics are noted in Paragraph C, "Additional Use Regulations."
Ms. Kramb said all new terms and ones where specifics are needed should be added to the Code.
Mr. Walter referred to the permitted use "Veterinary Urgent Care and Hospitals" and "Animal
Care Facility- General Services." He recalled the Commission had previously discussed impacts
on neighbors and suggested the use be listed as conditional. He asked for an explanation of
"Outdoor Retail Displays."
Mr. Combs said many industrial uses may have an accessory retail component as part of their
front office. He said in some cases, an outdoor display area may be desired, depending upon the
type of products being produced. He said Planning is trying to clarify those types of issues with
the new use classifications. Mr. Combs said outdoor displays could have visual impact and
should have some parameters.
Ms. Amorose Groomes said it sounded like the furniture store on Cosgray Road and its outdoor
gazebo display. She said uses like that should be conditional. She asked for clarification if the
new construction at MAG was considered a "Corporate Accessory Residence." Mr. Combs
agreed and said Nestle in Marysville is another example where the facility has a couple of homes
closely attached as a support use for travelling employees or other business guests.
Richard Taylor said he concurred with the comments made by Ms. Kramb and Mr. Walter.
Mr. Combs clarified for Mr. Zimmerman that "Animal Care Facilities" would be covered as a
conditional use. Mr. Combs clarified that particular uses may need some additional limitations
that are clearly proposed in the Code.
Mr. Zimmerman referred to the proposed distances from residences for Animal Care Facilities
and asked for clarification on the different buffers (350 feet versus 500 feet). He said he recalled
prior discussions about urgent care hospitals and overnight boarding. He recalled a project in
Muirfield where the dogs still needed to be walked and exercised.
Ms. Kramb noted one had outdoor facilities and the other did not. Mr. Zimmerman said all three
animal care categories should be the same at either 350 feet or 500 feet. He said he prefers 500
feet because of the potential noise.
Dublin Planning and Zoning Commission
Meeting Minutes — October 21, 2010
Page 5 of 17
Mr. Walter asked about the implications of having specified buffers if the uses were changed to
conditional status. He also noted hours of operation and said he had concern that putting
limitations in the Code would make the conditional use review a moot point.
Mr. Langworthy explained as a conditional use, the Commission would have the authority to
modify the distances as part of their review. Mr. Hardt said if business owners have to wait until
they get to the Commission to find out whether 350 feet is acceptable, a great deal of time and
money has been wasted.
Mr. Fishman concurred and said the required distance should be clear. He asked whether other
cities had similar standards that could be reference. Mr. Langworthy said there are many
examples because zoning codes differ throughout the country. He said the Code should
reference what is appropriate to Dublin.
Mr. Walter suggested the requirement be more restrictive with a clause stating "unless reduced
by the Commission." He said he did not want to be in a situation where a greater buffer is
necessary because of circumstances, but the Commission had no ability to request.
Mr. Hardt referred to Section 10 under Animal Care Facilities — Breeding and Boarding and
noted an inconsistency between the 500 foot buffer requirement and the 350 foot buffer noted in
the previous paragraph regarding Outdoor Pet Services.
Mr. Walter suggested rewriting those sections noted above.
Mr. Hardt asked whether there was a presumption that no more than one of these uses would
exist in any facility at one time. He said for example that Industrial Flex and Office Flex would
not exist in the same place at the same time.
Mr. Walter asked where a warehouse facility with 20% office would fall. Mr. Combs said
percentages were used to try to find areas where it goes from being solely Office to Office Flex
to something else. He said the warehouse use with 20% office would be considered as
warehouse. He said Planning would revisit the definitions to ensure better coordination and
agreed the definitions needed better synchronization.
Ms. Kramb suggested they be listed in a table for comparison.
Mr. Hardt said he was not sure why Outdoor Retail Display would ever be desirable. Mr.
Langworthy said there is an example on Avery Road where the carwash sells papers in a small
area in the back.
Mr. Walter asked if a U -Haul rental could exist as a minor repair facility if they have all of the
typical aspects of a rental facility. He said Outdoor Retail Displays allow for the outdoor display
of products, vehicles and equipment for sale or lease, but the proposed language also requires
display areas are fully screened from adjacent properties. Mr. Langworthy clarified that a rental
facility would be covered under "Truck, Trailer and RV — Sales, Rental and Repair."
Mr. Walter asked why it was not an outdoor display. Mr. Langworthy explained that as an
ordinance one cannot use a general term to describe one that is more specific. He said someone
could not argue an "Outdoor Retail Display" when they are in fact renting vehicles or trailers.
Dublin Planning and Zoning Commission
Meeting Minutes — October 21, 2010
Page 6 of 17
Mr. Walter asked if they were an auto shop with U -Haul rentals being an accessory use. He also
inquired how the accessory would be calculated. Mr. Langworthy said Planning would look
comparatively at the size of the auto shop versus the U -Haul rental. He said this example
demonstrates for the Commission the types of interpretive elements that Planning has difficulty
with all the time.
Mr. Walter asked if the intent is to discourage this type of facility. Mr. Langworthy said if it was
encouraged, it would be a permitted use rather than conditional. He said the idea is that if uses
have external displays, they will come to the Commission for review.
Mr. Walter said he agreed, but did not agree that display areas should be fully screened from
adjacent properties. He said that it maybe too restrictive.
Ms. Amorose Groomes said it depended upon what they were trying to sell. She asked for an
example of what he would not want to see screened. Mr. Walter said he would not want the U-
Haul trucks screened and would appreciate the fact that he knew the business was there. He said
the proposed language would discourage such businesses. He said it should depend on the
specific circumstances.
Mr. Langworthy said `if required by the Commission' could be added.
Ms. Kramb said the use was shown as a conditional use, and asked why that needed to be stated.
She suggested that screening be determined as part of the conditional use process.
Mr. Hardt said if a conditional use came before the Commission, and they did not want it
screened, they would not have that latitude because the Code required it to be screened. Mr.
Langworthy said the Commission currently has the ability within the Code as one of the
conditional use provisions to modify any of the requirements of the Code. He said if the
Commission determines that the screening is not necessary or should not be done, it would have
the ability to modify the requirement.
Mr. Combs said the language treats outdoor displays similarly to the screening of service
structures.
Mr. Langworthy clarified how the screening would be required, but could be modified by the
Commission as part of the conditional use process.
Ms. Amorose Groomes said she thought the more restrictive language should be left in because it
is easier to ease restrictions than to request more.
153.044(D) District Uses
Maximum Lot Coverage
Mr. Combs said the first portion of Paragraph D addresses lot coverage. He said the Code
currently permits a 70% maximum. He presented a chart demonstrating lot coverages from
comparable suburbs. He said based on the age of Dublin's industrial areas, many lots and
structures have non - conforming site development issues. He said a small increase is
recommended to allow minor modifications that would accommodate business growth and
upgrades that could help retain businesses.
Dublin Planning and Zoning Commission
Meeting Minutes — October 21, 2010
Page 7 of 17
Mr. Taylor confirmed lot coverage includes building, parking and other improvements. Mr.
Combs confirmed that it includes all impervious surfaces.
Ms. Kramb and Mr. Fishman said that 70% was too high. Ms. Kramb said she would prefer a
lower lot coverage, so it should be kept at 70 %.
Ms. Amorose Groomes asked about impervious parking and suggested that the entire site could
be covered. She said she was not in favor of raising the lot coverage. She asked if there is the
ability to get a waiver from the lot coverage requirement.
Mr. Combs said other site requirements such as landscaping, buffering and stormwater must also
be accounted in the site design and would limit development. He said any waiver would be
granted by the Board of Zoning Appeals.
Mr. Walter said he understands the intent to provide flexibility, but thinks that the change will
result in larger buildings.
Mr. Taylor inquired as to what types of additions are sought. Mr. Combs said the type varies.
He said the expansion of Battelle is one example where a small addition was needed for
expanding operations. He said trying to keep small to medium size companies in the City as they
grow is a concern and if businesses run into obstacles and are required to get variances, the
ability to expand is left up to the Board of Zoning Appeals. He said there is a significant
potential for companies to leave Dublin and find space in other municipalities that is readily
available.
Ms. Kramb said she was worried about new businesses building larger buildings.
Ms. Amorose Groomes said the Code provides the possibility for a great deal of redevelopment
and that it would be less likely to see buildings with additions.
Ms. Kramb suggested the City somehow accommodate by waiving fees for businesses it is trying
to remain in Dublin.
Mr. Zimmerman pointed out that Dublin is competing with other cities for the business dollar
and 5 percent can be a big issue.
Ms. Amorose Groomes reminded the Commission that the charge of the Commission is to
address the visual impact of the community, not economic impacts. She said 70% is visually
very appropriate, and that 75% coverage like in New Albany is not what she would want.
Mr. Hardt said 70% seems better; however, in order to get any relief a business would need to go
to the BZA and prove a practical difficulty. Ms. Amorose Groomes suggested that maybe the
appeal process should be changed rather than the lot coverage.
Mr. Walter said the Commission heard a case this year where someone said their architect told
them to say one thing and then comeback in later to get more. He said changing the process will
encourage more.
Dublin Planning and Zoning Commission
Meeting Minutes — October 21, 2010
Page 8 of 17
Mr. Fishman said Dublin has a lot of land, so you make the building fit the site and allow for
expansion. He said increasing the percentage will result in developers buying just what they can
get by with and everyone will be at 75 %.
Maximum Building Height
Mr. Combs said the current Code has no specific maximum height and is regulated through other
development regulations. He said a 45 -foot maximum is proposed for simplicity. He said
whether or not the 45 feet would be necessary depends upon the type of operation, whether a
high bay facility is needed for particular activities or if multiple story office is proposed.
Mr. Fishman was concerned all buildings would be built to the maximum and asked if the
current limitation was 35 feet. Mr. Combs confirmed 35 feet was the maximum for residential
districts. Mr. Langworthy also explained that industrial uses would need a reason such as
specialized equipment to build higher. He said increased height does not increase industrial
square footage; however, he said office uses were different.
Mr. Taylor said he thought a more complex definition of height using a three- dimensional
envelope was needed to serve both the City and the building owner. He said a stepped interval
based on heights would address some of the previous discussion about lot coverage. He said if
someone was limited by the 70 %, they could take existing office on the first floor and convert to
manufacturing by adding additional office space back internal to the site. He said he assumes
one of the goals trying to be achieved is to ensure as much as possible that manufacturing
facilities and warehouses do not look so. He said the more buildings can be stepped, the more
visual interest can be a good design factor. He said he could not picture a 45 -foot tall building,
but it would be a monolith that is not desired.
Mr. Fishman recalled when the Hechinger's building was demolished at Dublin Village Center.
He said BJ's Wholesale had to have a higher building to accommodate their stocking equipment.
He asked if there was a mechanism in the Code that would allow a higher building if architecture
was visually pleasing and the business needed it, instead of just raising the maximum.
Mr. Combs said Planning would look further. He recollected that Hidaka was the model upon
which the 45 -foot height was determined.
Ms. Amorose Groomes said in her experience, buildings that are higher usually involve conveyor
systems for sorting. She asked what relief option would be available if more than 45 feet was
needed. Mr. Combs reiterated as a standard district in the Code, the Board of Zoning Appeals
would have review over variances.
Mr. Hardt said Dublin will not get a new company if they know the BZA is where they have to
start.
Mr. Walter said he had no problem with the 45 -foot height, but did have issues with the setbacks.
He said if the setbacks were greater, there would not be as great an issue.
Ms. Amorose Groomes agreed if businesses realized that they would need to go to the BZA to
allow desired construction, they would look elsewhere. She said that may eliminate some
companies the City would like to have.
Dublin Planning and Zoning Commission
Meeting Minutes — October 21, 2010
Page 9 of 17
Mr. Zimmerman noted a 45 -foot building would not be built if it was not needed. Mr.
Langworthy said there are regulations where a base number is established, and then for every
foot taller, there are increased setbacks. He referred to Paragraph 2(c) where additional setbacks
for buildings are based on height. Ms. Amorose Groomes said that might achieve a more
aesthetically pleasing building that the Commission would like to have.
Mr. Taylor said he did not have a problem with the setbacks, but if there are allowances for taller
buildings, he said it should be done similar to cities that have Codes to protect light corridors by
stepping the building back as it gets to a certain height.
Mr. Walter questioned whether that approach is realistic and suggested that if a building has to
be 45 feet tall, that a larger piece of land is needed.
Ms. Amorose Groomes requested that some form of relief for taller buildings be integrated, but
that the bar be set high to achieve the kind of architecture that would be interesting.
Mr. Hardt referred to the Planning Report and said that he did not think that linking the building
setback to the building height as provided would eliminate the need for variances. He said
developers will build up to the maximum and ask again for a variance because they are at the
limit. He suggested provisions to exclude rooftop mechanical changes that will allow businesses
to do what they need to complete modifications without altering the height of the building.
Mr. Langworthy indicated that no matter the regulation, there will be a need for variances.
Mr. Combs said the current Code uses two variables that fit into an equation. He said unless a
specific floor plan is not known, the setback cannot be determined. He said in contrast, a sliding
scale where the numbers are set would not cover every circumstance, but would be more
straight- forward.
Mr. Taylor said a three - dimensional approach to setbacks and building heights would encourage
rooftop mechanicals to be located in the center of the building so they are less visually apparent.
Ms. Kramb said a setback of 10 feet was too low when the old Code had 15 feet as a minimum.
She said the setback should be at least 15 feet and she believes that number is too close anyway.
Mr. Hardt also asked if there were any buildings in Dublin with setbacks less than 10 feet. Mr.
Combs said many existing industrial buildings along Shier Rings have limited setbacks. He said
that collected data could be reviewed further to see how many would fit that category. He said
many cases of nonconforming setbacks occur where industrial properties are located side -to -side
and not adjacent to residential uses.
Ms. Amorose Groomes said many of the industrial buildings have gravel lots, which are
considered as impervious.
Mr. Walter referred to the residential component for setbacks: "Required side and year yard for
principal and accessory structures shall be 50 feet from any residential zoning district, and 75
feet is required for principal structures with a fagade greater than 100 feet." He said the
setbacks were too small.
Dublin Planning and Zoning Commission
Meeting Minutes — October 21, 2010
Page 10 of 17
Mr. Combs said the Code would apply to all existing structures as well as new development. He
said the concern was making sure properties can actually be economically viable. He said
examples could be looked at for examples of measurements.
Ms. Amorose Groomes said Shier Rings Road is adjacent to residential uses, and Mr. Fishman
said that 50 feet was very close. Mr. Langworthy reminded the Commission that residential
properties also have setbacks. He also noted that there are required landscape buffers that must
be installed between uses.
Ms. Kramb said pavement can be 35 feet away from residential properties. Mr. Langworthy said
that happens quite frequently. He said the Commission must keep in mind that Planning does
not want to create a significant number of non - conforming buildings. He said there are examples
of these situations already existing, but the Commission must be careful about how big they
make the distances. Mr. Langworthy said he did not know why 100 feet between the building
and property line would be needed.
Mr. Walter voiced concern that the Code is being built around the existing buildings and not
really what the Commission wants to do. He said a better way to handle the transition was
needed. Mr. Langworthy suggested that enhanced landscaping could address the Commission's
issues.
Ms. Amorose Groomes suggested that prior to the next review of the Code, that Commissioners
take the opportunity to visit examples to make a more educated decision. Mr. Langworthy added
that Planning can provide examples with distances marked.
Mr. Zimmerman said he did not think that changing from 20 to 25 feet would have much of a
visual impact. He said however, Mr. Walter said that 25 feet would make more landscaping
possible.
Intensity Provisions
Mr. Combs said the proposed Code includes a section that incorporates the adopted Future Land
Use Map from the Community Plan as a density cap, based upon completed modeling. He said
that areas south of Shier Rings are generally 9,500 square feet per acre and along the interstate at
16,500 square feet per acre.
The Commission had no comment.
Lot Width and Front Setbacks
Mr. Combs said the Code requires a minimum lot width of 60 feet, typical to other Districts. He
said this requirement avoids precluding the future extension of public streets as property
develops. He said front setbacks for building and parking will also continue to be measured
according to the Code as specified in the general development standards.
The Commission had no comment.
Side and Rear Setbacks
Mr. Combs said the Code now uses a sliding formula of one -third the height plus the sum of the
height and the width or depth (depending upon the property line). He said it is difficult to
answer inquiries without having specific architecture. He said if someone is completing a
preliminary assessment of the site or a general information call, Planning cannot say what the
Dublin Planning and Zoning Commission
Meeting Minutes — October 21, 2010
Page 11 of 17
required setback would be. Mr. Combs showed a slide noting that other area suburbs have very
defined and straight - forward standards that make administration easier. Those setbacks
primarily range from 15 to 30 feet, with additional provisions adjacent to residential districts. He
said that the proposed Code includes stepped setbacks that increase as the building height
increases.
Mr. Langworthy confirmed that Ms. Kramb did not want to see the minimum setback of 15 feet
reduced. Ms. Kramb verified that direction, and Mr. Fishman concurred.
Mr. Taylor recalled when the Commission looked at the parking regulations, they discussed
calculations and that it was the developer or architect's job to do the math. He said it was the
same here.
Mr. Hardt said design professionals would have no problem because you have the formula and
can sit down and figure it out. He said as an architect you know how the building design will
impact the setbacks. He said, however, if you are a property owner or realtor without any design
team and are just trying to investigate, then the Code can be problematic.
Ms. Amorose Groomes said the individual would have access to meet with Planning. Mr.
Langworthy said Planning would not know what to tell them because the first question would be
"how high is the proposed building." He said just wanting to know how much building they
could fit on a property, the City could not answer that question.
Mr. Taylor asked with that in mind, which of the two methods would be the most onerous: one
setback that gives more of an increase, or one that gives the City more flexibility in making a
building that steps back. Mr. Langworthy said is what was proposed in Paragraph C. He said he
believes that the same thing has been accomplished, Planning is just proposing that someone
calculate it once a building is known.
Mr. Hardt said as a realtor, he would still not be able to figure it out without knowing the
building height. He said with four categories, he said the difference between a 24 -foot tall
building and one that is 25 feet would likely get some interesting architecture. Mr. Hardt said
the compromise might be to fix the setbacks more rigidly so that the land owner knows how
much building they can put on the site in terms of area, but to have the building height tied into
the architecture to encourage more step backs and interesting massing.
Mr. Langworthy said right now, setbacks are measured to the nearest foundation for the principal
structure. He said it could be measured according to proportions of the building, so that a
building may be 30 or 35 feet from the nearest property line, but the building could then get
higher the farther the distance from the property line. He said it means that the minimum
measurement is made to the first wall, but the actual building height could be measured
according to a portion of the building.
Mr. Taylor said that more complexity might be part of the answer to all this. He said he was
talking about a three - dimensional envelop that they building could fit into. He wondered if
going to this type of regulation would help businesses to put in the building they wanted or if it
would make it harder to construct a less preferred building.
Mr. Langworthy said he did not think setbacks could prevent "bad" buildings. He said one
problem experienced with this calculation was the Battelle building. He said by the time the
Dublin Planning and Zoning Commission
Meeting Minutes — October 21, 2010
Page 12 of 17
setback calculation was applied, Battelle was required to have a 100 -foot setback from the
property line, giving them only a 40 to 50 -foot wide development envelope. He said they could
not have built the building at all.
Ms. Amorose Groomes confirmed Planning would look at some three - dimensional kind of
articulation. Mr. Taylor said lot coverage, setbacks, height, and architecture are linked together.
Mr. Hardt wondered if architecture was really the key to what was being discussed. He said if
someone wants to build a warehouse that is a box, but it is highly articulated with a nice fagade
and materials, he would be fine with that. He said when talking about industrial uses, he
wondered if trying to force three dimensional articulation would prove to be a problem. He
suggested it is the architectural treatment that is key.
Mr. Langworthy said he was not thinking so much in terms of architecture as is the ability to
manipulate height so the closer you are to the property line, the lower the building height. He
said it may or may not result in interesting architecture; however, it provides flexibility for what
could be built.
Mr. Taylor said he was in favor of making it easier to market and use land, but he did not want to
make it simpler to construct plain boxes in a community that has expectations for architectural
quality. Mr. Langworthy noted that the proposed Code would give them an advantage by
considering some basic architectural guidance. He said right now the Code has none that must
be followed.
Pavement Setbacks
Mr. Combs said the proposed Code includes a five -foot sideyard setback along internal lot lines
when industrial uses abut. He said this is consistent with the general development standards of
the Code. He said the rear yard setback is 10 feet or is 30 feet if adjacent to residential. He said
on any sideyard, the setback to residential will also be 30 feet.
The Commission had no comment.
153.044(E) Additional Outdoor Requirements
Mr. Combs said the proposed Code generally addresses outdoor operations, storage and similar
things to ensure that activities do not impact the surrounding area.
Mr. Walter referred to the proposed language and asked if an operation with bulk -type goods
would have to containerize materials. Mr. Combs said the language was intended to discourage
more intensive general industrial uses that handle lots of raw materials such as gravel or
concrete.
Mr. Walter further asked if pallets of materials would be satisfactory. He said he found it
curious that this type of restriction was called out. Mr. Combs said Planning would consider the
language further and change any references to the old industrial districts.
153.044(F) Architectural Requirements
Mr. Combs said Planning was seeking preliminary feedback about a variety of architectural
topics to see how future Code language could address visual quality. He cautioned the
Commission that the intent of the Code is to provide a minimum standard that could be
reasonably incorporated while still being competitive in the marketplace.
Dublin Planning and Zoning Commission
Meeting Minutes — October 21, 2010
Page 13 of 17
Materials and Color
Mr. Combs said initial thoughts were to require muted earth tones as a base color or framework
with the ability to utilize some element of accent colors that would add more visual variety to the
elevations. Mr. Combs showed example images.
Mr. Walter said he thought color helped businesses to articulate individual branding and
wayfinding and was a positive aspect.
Ms. Amorose Groomes liked the example in the middle (Perio -6156 Wilcox).
Mr. Taylor said the accent color can help focus on the entrance. He said he would like to see
` earthtone' taken out because it is an overused term that results in a boring form of beige or
brown and stone. He said he understands that a bright red building is not wanted, but a building
painted black could look fantastic. He said that earthtone limits the palette to dull colors. He
said the ability for brighter accent colors can help identify a company and can identify places
where the public interacts with the building. Mr. Taylor said the image on the right (Stanley
Steemer -5800 Innovation Drive) was attractive with just enough color to distinguish the
building, even though it is a warehouse /industrial -type structure.
Roofs
Mr. Combs presented an overview of roofs and indicated that some basic variation is sought to
add variety to buildings, whether by parapets, change in roofline, type of roof, or incorporating
smaller components such as bump -outs.
Mr. Hardt said he did not think varied rooflines are necessary. He said a complicated roofline
and complicated massing will drive up the cost of a building.
Mr. Taylor said good design is hard to legislate. He said he has concern that being too specific
will result in a checklist that would still result in bad architecture.
Mr. Hardt said roofs are almost always ugly on industrial buildings. He said he would rather see
a building with four quality sides. He said he would be fine with a flat- roofed building that
looked really great.
Mr. Combs asked for consideration of pitched roofs and whether any type of minimum overhang
requirement should be considered to add depth and shadow to the building. He also asked if any
minimum pitch requirements should be contemplated. Mr. Taylor said Mr. Hardt had already
addressed that question.
Mr. Combs asked whether minimum requirements for parapet detailing should be considered
such as requirements for trim or other element that would provide depth.
Mr. Langworthy clarified the discussion was focused toward whether particular design details
are required for a particular roof type not whether the Commission desired a particular type of
roof.
Mr. Taylor said the upper right picture is a good example of a big building where little money
was spent on the industrial part, but the office looks great. Mr. Walter said the left example
looks as if the designer is trying to hide a warehouse, but the right example is true to what it is.
Dublin Planning and Zoning Commission
Meeting Minutes — October 21, 2010
Page 14 of 17
He said the trim/color band along the office component of the right example makes a huge
difference.
Mr. Zimmerman said the entrance on the left example is more clearly visible. Mr. Langworthy
said he liked the parapet cap used on the upper left photograph. He said in Dublin we are lucky
because with most recent buildings, developers generally recognize the character of the city and
start with a pretty good building.
Mr. Combs clarified for Ms. Kramb that proposed architectural language would be placed within
the Code as a regulation.
Ms. Kramb said she thought this was way too much detail to include. She said the private sector
should design it themselves.
Horizontal & Vertical Elements
Mr. Combs said the incorporation of some horizontal elements can help break up the mass of the
fagade as you look from the base to the roof. He said examples include watercourses, rows of
windows, material changes, pin stripes and other color changes.
Ms. Amorose Groomes said she was not a fan of banding or the appearance of the Dublin
Service Center. She said she did not find them at all attractive.
Mr. Hardt said any design approach could be good or bad. He said he was afraid the Code could
get too specific and become a checklist. He suggested talking more generally about articulation
and the surface of the fayade, letting people come up with creative ways to design.
Mr. Taylor suggested the Code be a general statement that Planning uses to meet with developers
at which point, examples can be shown.
Mr. Hardt suggested examples be put in the administrative guide.
Mr. Walter asked how to get rid of a particular building example that is constructed with a block
base and windows that creates a distinct visual separation line from the metal exterior of the
upper two- thirds of the fagade. He said too many of the industrial buildings do that. He asked if
language could be included to limit that type of severe treatment.
Entrvwways
Mr. Combs said the idea of highlighting the public entrance portion of the building can provide a
unique element separate from the rest of the building.
Mr. Zimmerman suggested that public art could serve the same architectural purpose, and Mr.
Taylor said "The Cabin in the Woods" building has a great entry with an inverted roof similar to
the hospital.
Mr. Fishman asked if different districts had different permitted materials. He asked if metal
buildings would be permitted everywhere.
Mr. Combs said as a flexible district focused on clean industrial and research uses, metal would
be permitted. Mr. Langworthy reminded the Commission that metal can be used in any of the
standard zoning districts (this would include office, industrial, commercial and residential).
Dublin Planning and Zoning Commission
Meeting Minutes — October 21, 2010
Page 15 of 17
Mr. Hardt asked if other comparable communities with similar districts allowed these types of
buildings to be built without design oversight. He said there are other areas in Central Ohio
having great results, but he wondered if it was due to zoning requirements or process
requirements.
Mr. Combs said Planning would research other Codes, but it was highly unlikely.
Mr. Fishman said he had concerns that metal buildings would discourage building anything more
interesting. He said even with architectural restrictions, if metal buildings are the most
economical, Dublin will soon have all metal buildings. He said one can only make a metal
building so attractive.
Mr. Langworthy said the discussion from the slides should be taken as a package and the Code is
not about just picking out one of the features. He said even materials like EIFS can be made
attractive, if done properly.
Mr. Taylor said a significant proportion of buildings will be industrial and metal will be
appropriate. He said he is not opposed to metal if used properly. Ms. Amorose Groomes said it
would depend on where it was used.
Landscaping
Mr. Combs said the last topic addresses landscaping as a potential cost - effective way to break up
larger building facades.
Ms. Amorose Groomes said the width of landscape beds should be discussed as part of the
Landscape Code. She said planting beds must be wide enough to support mature trees.
Mr. Fishman said what bothered him was substantial landscaping that has to be cut down
because it is affecting foundations or sidewalks. Mr. Zimmerman agreed.
Mr. Taylor said he did not want landscaping used to cover a poor building.
Public Input
Mr. Combs said Planning expects to begin a dialogue with property owners and to place
information on the website for additional feedback. He said the Code will be revisited based on
comments, and Planning will bring back an updated ordinance in the future. He said following
adoption of the Code, a City- sponsored rezoning will move forward.
Ms. Amorose Groomes invited the audience to speak in regards to this application.
Vic Irelan, Chairman of the Board, Dublin Building Systems and DBS Development, said he was
not aware of the proposed changes until he read the Agenda in the newspaper. He said he was
disappointed that landowners and builders /developers were not previously notified. He
commended the Commission for working on the Code because builders, contractors, and
developers find it difficult to work with clients without knowing for sure what can be done. He
said the Code would really help clear up things, particularly with setbacks. He also noted the
proposed uses are much better than the ones now that are 40 years old.
Mr. helan suggested Planning work with landowners to get input about thoughts for future
development. He said half of the land along Shier Rings Road is already developed under
Dublin Planning and Zoning Commission
Meeting Minutes — October 21, 2010
Page 16 of 17
existing Codes and the Commission should be concerned about existing businesses that want to
expand. He said the architecture will be controversial because everyone has different opinions
and existing buildings may be impacted. He said the existing building design must be considered
to avoid terrible architecture additions.
Mr. Irelan continued, saying that from an economic development view, the Code will be good
because it is more clear to prospective buyers. He said clearer requirements eliminate wasted
time. He said projects are now slowed by the amount of time needed to get approval, and buyers
in this economic climate cannot wait that long and will go elsewhere.
Mr. Walter asked whether Mr. Irelan believes that a segment of his client base would be attracted
to Dublin because of standards, or will it have a negative effect.
Mr. Irelan said he thought the Code is heading in the right direction, because if it is too specific,
it will become cumbersome. He noted no one will rent U -Haul trucks if they cannot be seen.
Mr. Walter recommended key stakeholders such as Dublin Building Systems (DBS) meet with
Planning. He said there should be a balance between what is needed for current development
versus what is desired long -term. He said he did not have the experience in these matters as
would someone like Mr. Irelan.
Mr. Langworthy said Planning and Economic Development have been talking with site selectors
and various people in the community. He said he did not like taking a Code out to the public and
saying it is what is under consideration without the Commission providing general
direction/guidance.
Mr. Irelan said they could get by with more than a 10 -foot setback, and 15 feet was pretty close.
He said the height setback was good and he agreed that as the building height increases, the
further it should be from the sideline. He said he was not sure that it could not be 50 feet, but
that the discussion should focus on the general effect.
Ms. Amorose Groomes thanked Mr. Irelan for coming and sharing his thoughts.
Supplemental Administrative Guide
Ms. Kramb said the grammar and writing style of the supplemental guide should be reviewed.
She said the intent is fine, but the document should be improved.
Mr. Langworthy said the focus at this point has been on the general content and intent of the
Code. He asked for Ms. Kramb's mark -ups for detailed comment. Ms. Kramb declined.
Ms. Amorose Groomes asked when the Commission would see what they worked on tonight
back. She said her expectation was the next time the Commission sees the Code the review
would be relatively short. She said given the Commission's comments, it is an appropriate time
to meet with stakeholders. She suggested using a multiple color method with changes made this
evening as well as stakeholder changes marked so the Commission can weigh different options.
Mr. Fishman asked if formal meetings would be set for the stakeholders. Mr. Combs said
individual property owners and key stakeholders will be notified.
Mr. Langworthy suggested that a motion to table was needed because it was a case.
Dublin Planning and Zoning Commission
Meeting Minutes — October 21, 2010
Page 17 of 17
Motion and Vote
Mr. Walter made a motion to table this application. Mr. Fishman seconded the motion.
The vote was as follows: Mr. Zimmerman, yes; Mr. Hatch, yes; Ms. Amorose Groomes, yes;
Mr. Taylor, yes; Mr. Walter, yes; Mr. Fishman, yes; and Ms. Kramb, yes. (Tabled 7 — 0.)
PLANNING AND ZONING COMMISSION
RECORD OF DISCUSSION
CITY OF DUBLIN -
Land Use and OCTOBER 7, 2010
Long Range Planning
5800 Shier -Rings Road
Dublin, Ohio 4 301 6 -1 23 6
Phone / TDD: 614 -410 -4600
Fax: 614 -410 -4747
Web Site: w .dublin.oh.us
cr .
The Planning and Zoning Commission took no action on the following at this meeting:
3. Code Amendment — Industrial District Modifications Informal Discussion
10- 064ADM Code Amendment
Proposal: Modifications to the Dublin Zoning Code to establish a new
Technology Flex District to replace the RI, Restricted Industrial
District and LI, Limited Industrial District.
Request: Informal discussion of a future request for review and feedback
regarding proposed amendments--to-the Code under the
provisions of Code Sections 153.232 and 153.534.
Applicant: Marsha I. Grigsby, Interim City Manager, City of Dublin, 5200
Emerald Parkway, Dublin, Ohio 43017.
Planning Contact: Carson Combs, AICP, ASLA, Senior Planner.
Contact Information: (614) 410 -4669, ccombs @dublin.oh.us
RESULT: Planning and Economic Development provided a brief update to the Commission
outlining the need for modifications to the City's industrial zoning districts. This
case will be scheduled at an upcoming meeting to review proposed Code
language.
STAFF CERTIFICATION
Carson Combs, AICP, ASLA
Senior Planner
Ms. Amorose Groomes introduced this informal discussion which was a general overview of
objectives for a future request for modifications to the Zoning Code regarding the Industrial
Zoning District requirements to create a new zoning district to address changing development
trends.
Dana McDaniel said that he initiated this Code Amendment due to the competitive environment
that is faced in economic development. He classified the health of Dublin's economy as good,
compared to some of its peer communities, because of the sound foresight from past Councils
and Planning and Zoning Commissions. He said Dublin is competing within the region,
statewide, nationally, and globally. He said one of Dublin's best tools over the years has been
the ability to be agile in our response to opportunities, especially when it came to investing in
infrastructure. He said there are many job ready sites available elsewhere to contend with in
other communities. He pointed out that because of the recession; financing for new buildings
has been turned upside down. Mr. McDaniel said that the good news is that Dublin has a
vacancy rate of about 13 to 14 percent, which is where we want to be, yet as product becomes
less available, there are fewer choices available in Dublin and some of those opportunities ities will
leak to other communities, which is a challenge for us.
Mr. McDaniel said tonight's discussion is about how Dublin stays competitive in this kind of
environment. He said that the City always wants to live up to its high quality standards and will
never let that go. He said the Commission needed to discuss how particularly around RI,
Restricted Industrial, and LI, Limited Industrial Districts, the zoning prohibits Dublin from being
as competitive as it could be.
Mr. McDaniel explained that Council's goal was to attract andretain high technology based jobs.
He said high tech today, is different from light industry of the past. He said similarly when the
Commission reviewed the WD Partners building about a year ago, it was probably one of the
most expensive, most beautiful distribution facilities found in the Country, however it sits empty
today because the zoning was so tight around it, that the definition needed to be opened up a
little to provide other opportunities. Mr. McDaniel saidwhile it still sits empty, since the zoning
has been changed, there have been exciting possible projects that could be marketed to that
facility. He said also, as one of Council's goals, the City needs to diversify our economy a little.
He said he believed that Council agreed that for the long run, we cannot be a community just
based on Class A office buildings. He said some companies look for flex warehouse space once
in while, they may need a truck for deliveries, and those kinds of things.
DUBLIN PLANNING AND ZONING COMMISSION
MEETING MINUTES
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3.
Code Amendment— Industrial District Modifications Informal Discussion
10- 064ADM Code Amendment
Ms. Amorose Groomes introduced this informal discussion which was a general overview of
objectives for a future request for modifications to the Zoning Code regarding the Industrial
Zoning District requirements to create a new zoning district to address changing development
trends.
Dana McDaniel said that he initiated this Code Amendment due to the competitive environment
that is faced in economic development. He classified the health of Dublin's economy as good,
compared to some of its peer communities, because of the sound foresight from past Councils
and Planning and Zoning Commissions. He said Dublin is competing within the region,
statewide, nationally, and globally. He said one of Dublin's best tools over the years has been
the ability to be agile in our response to opportunities, especially when it came to investing in
infrastructure. He said there are many job ready sites available elsewhere to contend with in
other communities. He pointed out that because of the recession; financing for new buildings
has been turned upside down. Mr. McDaniel said that the good news is that Dublin has a
vacancy rate of about 13 to 14 percent, which is where we want to be, yet as product becomes
less available, there are fewer choices available in Dublin and some of those opportunities ities will
leak to other communities, which is a challenge for us.
Mr. McDaniel said tonight's discussion is about how Dublin stays competitive in this kind of
environment. He said that the City always wants to live up to its high quality standards and will
never let that go. He said the Commission needed to discuss how particularly around RI,
Restricted Industrial, and LI, Limited Industrial Districts, the zoning prohibits Dublin from being
as competitive as it could be.
Mr. McDaniel explained that Council's goal was to attract andretain high technology based jobs.
He said high tech today, is different from light industry of the past. He said similarly when the
Commission reviewed the WD Partners building about a year ago, it was probably one of the
most expensive, most beautiful distribution facilities found in the Country, however it sits empty
today because the zoning was so tight around it, that the definition needed to be opened up a
little to provide other opportunities. Mr. McDaniel saidwhile it still sits empty, since the zoning
has been changed, there have been exciting possible projects that could be marketed to that
facility. He said also, as one of Council's goals, the City needs to diversify our economy a little.
He said he believed that Council agreed that for the long run, we cannot be a community just
based on Class A office buildings. He said some companies look for flex warehouse space once
in while, they may need a truck for deliveries, and those kinds of things.
Dublin Planning and Zoning Commission
October 7, 2010 — Meeting Minutes
Page 2 of 5
Mr. McDaniel said the current trend in Dublin is a front office, a corporate administrative office
with a scientist or two doing research or inventing new medical products, but in the back of their
office, they are producing and manufacturing medical devices. He said medical devices are not
like building new trucks and automobiles or creating smokestacks, but it is high tech knowledge
workers doing very small component nano tech assembly and things of that nature that are high
paying jobs. He said that Dublin wants to attract and retain that kind of company. He said such
a company can exist on Tuller Road and Shier Rings Road. He said it was surprising how much
laser technology was happening in Dublin where it is used to harden metal for advanced military
equipment and to test polymers and resins that mask the outside of aircraft. He said those need
to be housed in what the City considers traditional light industry, restricted industrial type
buildings. Mr. McDaniel said we have to change up our definition a little. He said for
informational technological type companies, medical type manufacturing, nano technology and
those kinds of activities going on in Dublin, we have to have the ability to keep that and more so
to attract it. Mr. McDaniel said that this discussion and dialogue is about that.
Carson Combs talked in detail about the Code changes that Planning expects to bring forward to
the Commission. He said the wide variety of different companies in Dublin range from small
startups to the very large international headquarters and corporations. He explained that
Planning is trying to look at diversifying the City's business space so that no matter what the
company is or what size they are, somewhere in Dublin, we are promoting, advertising, and
marketing sites that can meet any particular type of business need. He said in particular, with the
Industrial Code update, they are looking to focus on the Shier Rings Corridor area where there is
a lot of smaller industrial, easily modifiable space that can meet a variety of different needs for
businesses that are not only growing, but are also in the very important technology areas.
Mr. Combs said copies of the current industrial district codes were included in the meeting
packets. He said the three zones were RI, Restricted Industrial, LI, Limited Industrial, and GI,
General Industrial. He presented maps showing where the properties in the City fell within those
zoning classifications. Mr. Combs said if a developer complies with all the development
requirements, they could simply come to the Building Department and submit for permits, and
when approved, begin construction. He said the hope was to simplify the process and meet the
changing needs of businesses. He said a key issue was the fact that a wholesale change of
Dublin's industrial districts has never been done. Mr. Combs said they dated back to 1970 in the
Code approved at that time. Mr. Combs said these were codes very typical to a variety of
townships and other jurisdictions throughout Central Ohio. He said they are trying to position
Dublin into being more competitive and to get ahead of the curve in terms of these particular
types of uses and buildings.
Mr. Combs said Dublin's Zoning Code also uses a very outdated Land Use classification system.
He said the Code refers back to the 1954 SIC Code. He said while it has some advantages in
breaking out uses very specifically, the fact that Dublin is using a system that old does not really
address all the change and types of businesses we now have. He said something better needed to
be found that matches the present economy. Mr. Combs said there are also many industrial uses
within the three districts that are never seen in Dublin, for example: Canning and Preserving of
Seafood, Greeting Card Manufacturing, Textile Dying, and Rental of Railroad Cars. He said our
Code needs to address the types of uses that we are trying to attract, not what was prevalent in
the 1950s.
Dublin Planning and Zoning Commission
October 7, 2010 — Meeting Minutes
Page 3 of 5
Mr. Combs said Planning is also looking at working with the types of spaces that have changed
over time. He said there are many industrial zoned properties that have subdivided tenants that
actually do not comply with Dublin's zoning regulations. He said there are a lot of small offices
and small startup spaces that are not specifically allowed by our Code. He said they have no
impacts on surrounding properties, and so the intent with this proposed Code is to make the uses
more flexible to address not only what is in the field, but what the City wants to attract as well.
Mr. Combs said our Code has some significant technical issues that hamper what can be done.
He said Dublin's side and rear yard setback requirements are based on a formula that is a sliding
scale, depending on the building height and depth. He said over time, tenants go into a building
and as they develop and grow, they need to expand their office component or some of their clean
manufacturing or lab space. He said the current Code hampers development by limiting the
ability to add rooftop mechanicals or add bump outs to accommodate manufacturing or business
processes. He said that results in many unnecessary trips to the Board of Zoning Appeals to gain
variances just to remain in business and stay in Dublin.
Mr. Combs said that as part of the project, they are looking at matching uses to meet the needs of
businesses. He said currently, Office is a conditional use, so all those uses must come before the
Commission for approval. He said laboratories are given more scrutiny as well, but given in the
1970s, laboratory meant a giant place with lots of scary equipment, but now, mobile labs can be
rented and pulled into an overhead door that allows businesses to be very flexible and constantly
changing. Mr. Combs said that the current Code does not address that flexibility. He said also
flex space is more open space, more easily transferrable so that as businesses grow, the office
component can grow or shrink, and likewise, that the warehousing, storage space, or lab space
needs to be interchangeable and flexible. Mr. Combs said that the Code amendment will try to
address those uses and needs as well.
Mr. Combs said they are also looking to have more straightforward and flexible development
standards, getting away from the sliding scale to something that is appropriate, but more
straightforward so that businesses know upfront exactly what their standards are. He said they
are also looking at some very moderate architectural requirements so that while it is an industrial
area, per se, there will be minimal requirements to ensure that they definitely meet Dublin's
quality expectations, not only for architecture, but for also landscaping.
Mr. Combs explained that as part of the Code amendment, they are going to be looking at the
following objectives: 1) Adopting regulations for the new flex district that will address all these
issues just reviewed, and 2) Following that adoption, initiating a City sponsored rezoning to look
at changing zoning on properties shown on the map from the RI and LI Districts to the new Flex
District so that there is one consistent set of standards for all industrial properties, and looking at
a couple of the remaining GI District properties that are not going to be addressed specifically,
redeveloping over time and phasing out the GI District as well.
Ms. Amorose Groomes said she thought it was very important for the Commission to be able to
work with today's business model. She asked when this language would come to the
Commission. Mr. Combs said that it would be introduced at either the next or the following
meeting.
Dublin Planning and Zoning Commission
October 7, 2010 — Meeting Minutes
Page 4 of 5
Richard Taylor noted that one area shown on the map was part of the Bridge Street Corridor.
Mr. Combs said that they were having lengthy discussions as to how to work with OCLC and
which process they will be placed.
Amy Kramb suggested that the need for a lot of wireless communication equipment and towers
be addressed. Steve Langworthy explained that was a separate ordinance in Chapter 99 where
there is an administrative process for most of those. He said the ability to construct new towers
is limited, but new towers go through more of a conditional use process, but most of the co-
locations and the smaller wireless kinds of new upgrades that telephone systems are using are
being done administratively.
John Hardt said he was supportive of the intent. He said he had personal experience with a small
Dublin company in the past that made a laser based aiming system for all the World's militaries,
and it moved out of town without talking to anyone because they could not find a building that
suited their growth. He said he thought this was a great thing to do. He said he would like to
know how a change in the zoning districts will affect any existing planned districts where the
allowable uses default to Code.
Mr. Langworthy said that was a problem now because other planned districts refer to a previous
Code, so the whole numbering system and some of the language will be different.
Kevin Walter asked whether some of the new industry was actually supportable in the
commercial office district, such as assembly, research, and things like that. He said you might
say it was an industrial use, when it could also work fine in an office district. He said he was
curious to see how uses are talked about and where those uses go.
Mr. McDaniel mentioned that some of these bench level nano technology type labs, assembly,
medical devices could very well go into office settings. He said they like to look at Class A
office setting because they want a nice environment for their employees.
Todd Zimmerman asked if the Parking Code would be affected when three base uses were in one
building. He said sometimes, that their parking requirement was a lot less. He asked if
something in the code would be adapted to that type of use.
Mr. Combs said when they look at the Parking Code, it was broken into different types, and
depending upon how the Code is interpreted, it can be done as kind of a summation of the
different uses. He said that they would check and verify them as this moves forward. He said
that Dublin's traditional office parking requirements have been 1 per 200 or 250 square feet, but
for warehousing and storage space, it is 1 per 1,000. He said it created challenges that will have
to be considered.
Mr. Walter said that it would be difficult to put hard and fast rules on the parking requirements,
because each one of those businesses does something different and the same footprint could have
100 or 3 employees.
Ms. Amorose Groomes said that was not different from any of Dublin's office spaces. She said
some have converted to call centers. She said the Commission looked forward to that kind of
insight into those things. She invited public comments with respect to this application. [There
Dublin Planning and Zoning Commission
October 7, 2010 — Meeting Minutes
Page 5 of 5
was none.] She said the Commission looked forward to seeing the proposed code language and
to come up with something fantastic.