Ordinance 36-11RECORD OF ORDINANCES
Ordinance No.
36- 11(Amended)
Passed 20
AN ORDINANCE REZONING APPROXIMATELY 62
PARCELS FROM R, RURAL DISTRICT; R -1, RESTRICTED
SUBURBAN RESIDENTIAL DISTRICT; RI, RESTRICTED
INDUSTRIAL DISTRICT; LI, LIMITED INDUSTRIAL
DISTRICT; GI, GENERAL INDUSTRIAL DISTRICT; SO,
SUBURBAN OFFICE AND INSTITUTIONAL DISTRICT; PUD,
PLANNED UNIT DEVELOPMENT DISTRICT; PIP, PLANNED
INDUSTRIAL PARK DISTRICT; PCD, PLANNED COMMERCE
DISTRICT AND HDP, HIGH DENSITY POD DISTRICT TO ID-
1, RESEARCH OFFICE DISTRICT; ID -2, RESEARCH FLEX
DISTRICT; ID -3, RESEARCH ASSEMBLY DISTRICT, ID -4,
RESEARCH MIXED USE DISTRICT; AND ID -5, RESEARCH
RECREATION DISTRICT. (COIC/EAZ INNOVATION
DISTRICTS - AREA REZONING - CASE NO. 11-012Z)
NOW, THERE BE IT ORDAINED by the Council of the City of Dublin,
State of Ohio, of the elected members concurring, that:
Section 1. The following described real estate (parcel numbers) 273- 000302, 273-
000303,273- 000304,273- 000316,273- 000317,273- 000327,273- 00033
001896, 273- 001903,273- 004516, 273 - 005595,273- 005596,273 00 5597 , 273-
005598, 273 - 008174, 273 - 008175, 273 - 008176,273- 009727,273 0113
000130, 274 - 001114, 274 - 001115 ,1460000015000,146000001560
1460000017000 ,1460000017001,1460000017603 ,1460000017613,1
1460000017633, 1460000017643, 1460000017653, 1460000018000, and
1460000018603 (see attached map marked Exhibit "A ") situated in the City of Dublin,
State of Ohio, is hereby rezoned ID -1, Research Office District, and shall be subject
to regulations and procedures contained in Ordinance No. 21 -70 (Chapter 153 of the
Codified Ordinances), the City of Dublin Zoning Code and amendments thereto.
Section 2. The following described real estate (parcel numbers), 274 - 000010,
273011256, 274 - 001112, 274 - 001113, 274 - 001114,274- 0013 001353
001453, 1460000019000, and 1460000019602 (see attached map marked Exhibit "A ")
situated in the City of Dublin, State of Ohio, is hereby rezoned ID -2, Research Flex
District, and shall be subject to regulations and procedures contained in Ordinance
No. 21 -70 (Chapter 153 of the Codified Ordinances), the City of Dublin Zoning Code
and amendments thereto.
Section 3. The following described real estate (parcel numbers) 273- 005939 and
273 - 001897 (see attached map marked Exhibit "A ") situated in the City of Dublin,
State of Ohio, is hereby rezoned ID -2, Research Flex District on western portions of
the parcels and ID -1, Research Office District on eastern portions of the parcel as
delineated by the future arterial road established in the adopted Economic
Development Zone Plan, and shall be subject to regulations and procedures contained
in Ordinance No. 21 -70 (Chapter 153 of the Codified Ordinances), the City of Dublin
Zoning Code and amendments thereto.
Section 4. The following described real estate (parcel numbers) 274- 001006, 274-
001007, 274 - 001008, 274 - 001009,275- 000001,275 000 and 275-000005 (see
attached map marked Exhibit "A ") situated in the City of Dublin, State of Ohio, is
hereby rezoned ID -3, Research Assembly District, and shall be subject to regulations
and procedures contained in Ordinance No. 21 -70 (Chapter 153 of the Codified
Ordinances), the City of Dublin Zoning Code and amendments thereto.
Section 5 . The following described real estate (parcel number) 274- 000660 (see
attached map marked Exhibit "A ") situated in the City of Dublin, State of Ohio, is
hereby rezoned ID -4, Research Mixed Use on western portions of the parcel and ID-
RECORD OF ORDINANCES
Ordinance No.
36- 11(Amended)
Page 2 of 2
Passed 20_
2, Research Flex District on eastern portions of the parcel as delineated by the north
extension of the eastern property line of parcel 272000134, and shall be subject to
regulations and procedures contained in Ordinance No. 21 -70 (Chapter 153 of the
Codified Ordinances), the City of Dublin Zoning Code and amendments thereto.
Section 6 . The following described real estate (parcel number) 273- 011256, 274-
000132, 274 - 000133, 274 - 000134, 274 - 000135, 274 - 000138, 274 - 000139, 274-
000149, 274- 000150 and 274 - 000895 (see attached map marked Exhibit 'W') situated
in the City of Dublin, State of Ohio, is hereby rezoned ID -5, Research Recreation
District and shall be subject to regulations and procedures contained in Ordinance No.
21 -70 (Chapter 153 of the Codified Ordinances), the City of Dublin Zoning Code and
amendments thereto.
Section 7. Application, Exhibit "B ", including the list of contiguous and affected
property owners, and the recommendations of the Planning and Zoning Commission,
Exhibit "C ", are all incorporated into and made an official part of this Ordinance, and
said real estate shall be developed and used in accordance therewith.
Section 8. This Ordinance shall take effect and be in force from and after the earliest
period allowed by law.
Passed this q - tA day of 2011.
Mayor - Pre&g Officer
Attest:
v
Clerk of Council
CITY OF DUBUN-
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 n+q�
Date: June 23, 2011
Memo
Initiated By: Dana McDaniel, Deputy City Manager /Director of Economic Development
Re: Ordinance 36-II(Amended) - COIC /EAZ Innovation District Area Rezoning
(Case 11 -012Z)
Update
Ordinance 36 -11 was introduced at the June 13, 2011 City Council meeting. Concerns were raised
over the impacts that the proposed zoning would have on SportsOhio and the ability for the
complex to include future recreation -based development. As addressed in Ordinance 32-
11 (Amended), the ±70 acre complex will be zoned within the newly created Research Recreation
(ID -5) District. The new district references the existing SportsOhio PIP text, and these existing
development regulations will continue to apply to the facility. The eastern 30 -acre parcel will be
placed within the Research Office (ID -1) and Research Flex (ID -2) Districts as agreed to by the
property owner. The soccer fields on that parcel may continue to operate into the future as provided
for by existing use language within the Innovation District Code.
Recommendation
Staff recommends City Council approval of Ordinance 36- 11(Amended) at the June 27, 2011
Council meeting with the proposed modifications to place the western ±70 acres of the SportsOhio
recreation facility within the Research Recreation (ID -5) District.
RECORD OF ORDINANCES
Ordinance No.
36- 11(Amended)
Passed 20
AN ORDINANCE REZONING APPROXIMATELY 62
PARCELS FROM R RURAL DISTRICT; R -1, RESTRICTED
SUBURBAN RESIDENTIAL DISTRICT; RI, RESTRICTED
INDUSTRIAL DISTRICT; LI, LIMITED INDUSTRIAL
DISTRICT; GI, GENERAL INDUSTRIAL DISTRICT; SO,
SUBURBAN OFFICE AND INSTITUTIONAL DISTRICT; PUD,
PLANNED UNIT DEVELOPMENT DISTRICT; PIP, PLANNED
INDUSTRIAL PARK DISTRICT; PCD, PLANNED COMMERCE
DISTRICT AND HDP, HIGH DENSITY POD DISTRICT TO ID-
1, RESEARCH OFFICE DISTRICT; ID -2, RESEARCH FLEX
DISTRICT; ID-3, RESEARCH ASSEMBLY DISTRICT, ID -4,
RESEARCH MIXED USE DISTRICT; AND ID -5, RESEARCH
RECREATION DISTRICT. (COIC/EAZ INNOVATION
DISTRICTS - AREA REZONING - CASE NO. 11 -012Z)
NOW, THEREFORE, BE IT ORDAINED by the Council of the City of Dublin,
State of Ohio, of the elected members concurring, that:
Section 1. The following described real estate (parcel numbers) 273 - 000302, 273-
000303, 273 - 000304, 273 - 000316, 273 - 000317, 273 - 000327, 273 - 000330, 273-
001896,273- 001903,273- 004516,273- 005595,273- 005596,27 005597 -
005598, 273 - 008174, 273 - 008175, 273 - 008176,273- 009727,273- 0113
000130, 274 - 001114, 274 - 001115 ,1460000015000,146000
1460000017000,1460000017001, 1460000017603 ,1460000017613,1
1460000017633, 1460000017643, 1460000017653, 1460000018000, and
1460000018603 (see attached map marked Exhibit "A ") situated in the City of Dublin,
State of Ohio, is hereby rezoned ID -1, Research Office District, and shall be subject
to regulations and procedures contained in Ordinance No. 21 -70 (Chapter 153 of the
Codified Ordinances), the City of Dublin Zoning Code and amendments thereto.
Section 2. The following described real estate (parcel numbers), 274 - 000010,
273011256, 274 - 001112,274- 001113,274- 001114,274- 00131 001353
001453, 1460000019000, and 1460000019602 (see attached map marked Exhibit "A ")
situated in the City of Dublin, State of Ohio, is hereby rezoned ID -2, Research Flex
District, and shall be subject to regulations and procedures contained in Ordinance
No. 21 -70 (Chapter 153 of the Codified Ordinances), the City of Dublin Zoning Code
and amendments thereto.
Section 3. The following described real estate (parcel numbers) 273 - 005939 and
273 - 001897 (see attached map marked Exhibit "A ") situated in the City of Dublin,
State of Ohio, is hereby rezoned ID -2, Research Flex District on western portions of
the parcels and ID -1, Research Office District on eastern portions of the parcel as
delineated by the future arterial road established in the adopted Economic
Development Zone Plan, and shall be subject to regulations and procedures contained
in Ordinance No. 21 -70 (Chapter 153 of the Codified Ordinances), the City of Dublin
Zoning Code and amendments thereto.
Section 4. The following described real estate (parcel numbers) 274 - 001006, 274-
001007, 274 - 001008, 274 - 001009,275 - 000001,275- 00000 and 275-000005 (see
attached map marked Exhibit "A') situated in the City of Dublin, State of Ohio, is
hereby rezoned ID -3, Research Assembly District, and shall be subject to regulations
and procedures contained in Ordinance No. 21 -70 (Chapter 153 of the Codified
Ordinances), the City of Dublin Zoning Code and amendments thereto.
Section 5 . The following described real estate (parcel number) 274 - 000660 (see
attached map marked Exhibit "A ") situated in the City of Dublin, State of Ohio, is
hereby rezoned ID -4, Research Mixed Use on western portions of the parcel and ID-
RECORD OF ORDINANCES
Ordinance No.
36- 11(Amended)
Page 2 of 2
Passed 20
2, Research Flex District on eastern portions of the parcel as delineated by the north
extension of the eastern property line of parcel 272000134, and shall be subject to
regulations and procedures contained in Ordinance No. 21 -70 (Chapter 153 of the
Codified Ordinances), the City of Dublin Zoning Code and amendments thereto.
Section 6 . The following described real estate (parcel number) 273 - 011256, 274-
000132,274- 000133, 274 - 000134, 274 - 000135,274- 000138,27 00
000149, 274- 000150 and 274 - 000895 (see attached map marked Exhibit "A ") situated
in the City of Dublin, State of Ohio, is hereby rezoned ID -5, Research Recreation
District and shall be subject to regulations and procedures contained in Ordinance No.
21 -70 (Chapter 153 of the Codified Ordinances), the City of Dublin Zoning Code and
amendments thereto.
Section 7. Application, Exhibit 'B ", including the list of contiguous and affected
property owners, and the recommendations of the Planning and Zoning Commission,
Exhibit "C ", are all incorporated into and made an official part of this Ordinance, and
said real estate shall be developed and used in accordance therewith.
Section 8. This Ordinance shall take effect and be in force from and after the earliest
period allowed by law.
Passed this day of -2011.
Mayor - Presiding Officer
Attest:
Clerk of Council
n Ifflo. �
""MPR K
ORDINANCE 36- 11(Amended)
FIRST READING MATERIALS
FOLLOW
Office of the City Manager
5200 Emerald Parkway • Dublin, OH 43017 -1090
CM OF DUBLIN- Phone: 614 - 410 -4400 • Fax: 614 - 410 -4490
To: Dublin City Council
From: Marsha I. Grigsby, City Manager
Date: June 9, 2011
Memo
Initiated By: Dana McDaniel, Deputy City Manager /Director of Economic Development
Re: Ordinance 36 -11 - Rezoning Approximately 62 Parcels from R, Rural
District; R -1, Restricted Suburban Residential District; RI, Restricted
Industrial District; LI, Limited Industrial District; GI, General Industrial
District; SO, Suburban Office and Institutional District; PUD, Planned Unit
Development District; PIP, Planned Industrial Park District; PCD, Planned
Commerce District and HDP, High Density POD District to ID -1, Research
Office District; ID -2, Research Flex District; ID -3, Research Assembly
District and ID -4, Research Mixed Use District. (COIC /EAZ Innovation
District Area Rezoning) (Case 11 -012Z)
Summary
As the third phase of planning efforts for the Economic Advancement Zone (EAZ) within the
Central Ohio Innovation Corridor (COIL), Ordinance 36 -11 rezones 62 parcels located within the
area between Avery Road and U.S. 33 on the east, Shier Rings Road on the south, Houchard Road
on the west and SR 161 to the north. The proposed zoning implements the 2007 Dublin
Community Plan as recently refined by the EAZ Plan.
Review by the Planning and Zoning Commission
Proposed zoning changes were reviewed by the Planning and Zoning Commission on May 19,
2011. Public input included a request to adjust the proposed district designation for the SportsOhio
complex on Cosgray Road. As recommended by the Commission, the 73 -acre development (not
including the eastern 32.5 acres used for soccer fields) has been moved from the Research Flex (ID-
2) District to the Research Assembly (ID -3) District to match the general building types of the
sports complex. The Commission recommended that City Council approve the EAZ area rezoning
with modifications.
Background
During the first reading of the proposed Innovation District Code amendment [Ordinance 32-
11(Amended)] at City Council, representatives for the property owner also requested that the
complex be allowed to retain its current Planned Industrial Park (PIP) zoning or that most of the
complex be placed within the ID -3 District.
Based upon proposed Code modifications to the Innovation Districts, the elements of the
SportsOhio PIP development text have been effectively addressed as part of the Research Flex (ID-
2) District. Placement of SportsOhio in the ID -2 District will meet the future development needs
for the facility while matching the future redevelopment expectations for the area.
Memo re. Ord. 36 -11 - COIC /EAZ Innovation District Area Rezoning
June 9, 2011
Page 2 of 2
Recommendation
Planning and Economic Development recommend City Council approval of Ordinance 36 -11 at the
June 27, 2011 meeting with the proposed modifications to place the SportsOhio recreation facility
within the ID -2 District, consistent with the Economic Advancement Zone Plan.
.�r�� Shier
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sand Use and
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Seto sis8 (Ongs M,
Dulnl't4 0010 48016.
ptwf*1 a14.41a4�
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February 2009
I. PLEASE CHECK THE TYPE OF APPLICATION:
❑ Informal Review ❑ Final Plat
(Section 152.085)
❑ Concept Plan ❑ Conditional Use
(Section 153.056(A)(1)) (Section 153.236)
❑ Preliminary Development Plan / Rezoning ❑ Corridor Development District (CDD)
(Section 153.053) (Section 153.115)
❑ Final Development Plan
(Section 153.053(E))
❑ Amended Final Development Plan
(Section 153.053(E))
® Standard District Rezoning
(Section 153.018)
❑ Preliminary Plat
(Section 152.015)
❑ Corridor Development District (CDD) Sign
(Section 153.115)
❑ Minor Subdivision
[] Right -ot -Way Encroachment
❑ Other (Please Specify):
Please utilize the applicable Supplemental Application Requirements sheet for
additional submittal requirements that will need to accompany this application form.
II. PROPERTY INFORMATION: This section must be completed.
Property Addness(es): See Attached
Tax ID /Parcel Number(s) See Attached
Parcel Size(s) (Acres):
754 acres
Rural (R), Restricted suburban Residential (R -1), suburban Office & institutional (50), Restricted
Existing Land Use /Development: Industrial (RI), Limited Industrial (LI), General Industrial (GI), Planned Commerce District (PCD),
Planned Industrial Park (PIP). Planned Unit: D evelopment (P(lDL High. Density POD (HOP)
IF APPLICABLE, PLEAS COM PLETE THE FOLLOWING
Proposed Land Use /Development Research Office District (ID -1), Research Flex District (ID -2),
Research Assembly District (I13-3), Mixed Use Tech District (ID-4)
Total acres affected by application: 754 acres
Ill. CURRENT PROPERTY OWNER(S) Please attach additional sheets if needed
Name (Individual or Organization): See Att ached
Mailing Address:
(Street, City, state, Zip Code)
Daytime Telephone:
Email or Alternate Contact Information:
PLANNING AND ZONING COMMISSION APPLICATION
(Code Section 153.232)
Fax:
Page 1 of 3
IV. APPLICANT(S) This is the person(s) who is submitting the application if different than the property owner(s) listed in part III.
Please complete if applicable.
Name Marsha Grigsby, City Manager
Organization (Owner, Developer, Contractor, etc.): City of Dublin
Mailing Address:
(Street, Ci State, Zip Code) 5200 Emerald Parkway, Dublin 43017
.Daytime Telephone: 614- 410 -4706
Email or Alternate Contact Information
Applicant is also property owner: yes ❑ no
Fax. 614 -761 -6512
chusak@dublin.oh.us and ccombs@dublin.oh.us
V. REPRESENTATIVE(S) OF APPLICANT I PROPERTY OWNER This is the person(s) who is submitting the application
on behalf of the applicant listed in part IV or property owner listed in part III. Please complete if applicable.
Name: Claudia Husak, Planner II and Carson Combs, Senior Planner
Organization (Owner, Developer, Contractor, etc.): City of Dublin
Mailing address:
(Street, City, State, Zip Code) 5800 Shier Rings Road, Dublin 43017
Daytime Telephone: 614- 410 -4600
Fax: 614 - 410-4747
Email or Alternate Contact Information: chusak@dublin and ccombs@dublin.oh.us
VI.'AUTHORIZATION FOR OWNER'S APPLICANT or REPRESENTATIVE(S) If the applicant Is not the property owner,
this section must be completed and notarized.
I Marsha Grigsby, City Manager
the owner, hereby authorize
Claudia Husak Pla II a nd Ca Combs, Senior Planner to act as my applicant or
representative(s) in all matters pertaining to the processing and approval of this application, including modifying the project. I agree
to be bound by all representations and agreements made by the designated representative.
Signature of Current Property Owner: ��� Date: 9
I�I r_hnrlr 0i n h nv If fhn Aldlinri7affnn fnr f7ivnor'o Amnf instnf nr Ra is a ttar- had FI R 9 Sena rate tin P:[ MAn
Subscribed a q swam before me this - — day or 20//
State of . 6 1
County of IrYt.. Notary Public r
VII: AUTHORIZATION TO VISIT THE PROPERTY Site visits to the property by City , N
application. The Owner/Applicant, as noted below, hereby authorizes City representatives to vi
property described in this application.
LINDA L. GLICK
NOW Public, State of Ohio
h1y Cumnussalln Expires May 19, Jo11
Wes are essential to process this
otograph and post a notice on the
1 Claudia Husak, Planner II and Carson tombs, Senior Planner , the owner or authorized representative, hereby
authorize City representatives to visit, photograph and post a notice on the property described In this application.
Signature of applicant or authorized representative/ / !i Date:
Page 2of3
VIII. UTILITY DISCLAIMER The Owner /Applicant acknowledges the approval of this request for review by the Dublin Planning and
Zoning Commission and/or Dublin City Council does not constitute a guarantee or binding commitment that the City of Dublin will be able
to provide essential services such as water and sewer facilities when needed by said Owner /Applicant.
I Claudia Husak, Planner II and Carson Combs, Senior P lanner , the owner or authorized representative,
acknowledge that approval of this request does not constitute a guarantee or binding commitment that the City of Dublin will be able to
provide essential services such as water and sewer facilities when needed by said Owner /Applicant.
Signature of applicant or authorized representative: /� Dater
IX. APPLICANT'S AFFIDAVIT This section must be completed and notarized.
I Claudia Husak, Planner II and Carson Combs, Senior Planner . the owner or authorized representative, have
read and understand the contents of this application. The information contained in this application, attached exhibits and other
information submitted is complete and in all respects true and correct, to the best of my knowledge and belief.
Signature of applicant or authorized representative: Date:
Subscribed and sworn to before me thi da .20
State of &41110
nie,r,y
County of MAxe NV Notary Pub
? DM L MNShd
+tw N o t ary Pobk SIB of Olio
------- ,--- MY CAnlrrion EVAN W25-2012
E USE ONLY
ved: $o
Application No: 11 -012Z
P&Z Date(s):
P&Z Action:
/A
F
Map Zone: 4
Date Received: April 13, 2011
Received Sy: Claudia Husak
irst Reading):
City Council (Second Reading):
City Council Action:
Ordinance Number:
"type of Requeet: Rezoning
N, 9, 9, W (Clrclo) Side of: Located generally west of U.S. 33 in the area south of SR 161 and north of Shier
Rings Road between Avery and Houchard roads.
N, S, E, W (Circle) Side of Nearest Intersection:
Distance from Nearest Intersection:
Existing Zoning District:
Requested Zoning District: Research Office District (ID -1),
Research Flex District (ID -2),
Research Assembly District (ID -3),
Mixed Use Tech District (ID-4)
Page 3 of 3
Economic Advancement Zone: Area
Rezoning Site Addresses
PID
OWNER
PROPERTY
CITY, STATE, ZIP
1460000015000
CITY OF DUBLIN
ST RT 161
DUBLIN, OH 43016
1460000015603
CITY OF DUBLIN
ST RT 161
DUBLIN, OH 43016
1460006017000
7001 POST ROAD LLC
7001 POST ROAD
DUBLIN, OH 43018
1460000017001
CITY OF DUBLIN
POST ROAD
DUBLIN, OH 43016
1460000017603
CITY OF DUBLIN
POST RD
DUBLIN, OH 43016
1460000017613
CITY OF DUBLIN
POST ROAD
DUBLIN, OH 43016
1460000017623
CITY OF DUBLIN
POST ROAD
DUBLIN, OH 43016
1460000017633
CITY OF DUBLIN
POST ROAD
DUBLIN, OH 43016
1460000017643
CITY OF DUBLIN
POST ROAD
DUBLIN, OH 43016
1460000017653
CITY OF DUBLIN
POST ROAD
DUBLIN, OH 43016
1460000018000
CITY OF DUBLIN
SR 161
DUBLIN, OH 43016
1460000018603
CITY OF DUBLIN
ST RT 161
DUBLIN, OH 43016
1460000019000
PEWAMO LTD
ST RT 161
DUBLIN, OH 43016
1460000019502
CITY OF DUBLIN
ST RT 161
DUBLIN, OH 43016
273. 000302
WILLIAM L BAKER
6360 SHIER RINGS RD
DUBLIN, OH 43016
273. 000303
JON C KUNDTZ
6419 OLD "AVERY RD
DUBLIN, OH 43016
273 - 000304
NORMAN L MONSKA
6480 SHIER RINGS RD
DUBLIN, OH 43016
273. 000316
WILLIAM L BAKER
6390 SHIER RINGS RD
DUBLIN, OH 43016
273. 000317
1 A COMPANY
6430 SHIER RINGS RD
DUBLIN, OH 43016
273 - 000327
CORELOGIC ATTN: KAREN LYONS
6245 OLD AVERY RD
DUBLIN, OH 43016
273000330
MICHAEL D DRANiCHAK
6255 OLD AVERY RD
DUBLIN, OH 43016
273. 001896
CITY OF DUBLIN
EITERMAN RD
DUBLIN, OH 43016
273 - 001897
CITY OF DUBLIN
POST RO
DUBLIN, OH 43016
273 - 001897
CITY OF DUBLIN
POST RO
DUBLIN, OH 43016
273 - 001903
THE OHIO STATE UNIVERSITY, REAL ESTATE PROPERTY MGMT
EITERMAN RD
DUBLIN, OH 43016
273- 004516
NESTLES USA INC TAX 1C
6625 EITERMAN RD
DUBLIN, OH 43016
273 - 005595
LPS PROPERTY TAX SOLUTION STE 100
6355 OLD AVERY RD
DUBLIN, OH 43016
273. 005596
LPS PROPERTY TAX SOLUTION STE 100
6365 OLD AVERY RD
DUBLIN, OH 43016
273 - 005597
ANDERSON CONCRETE CORP
OLD AVERY RD
DUBLIN, OH 43016
273. 005598
SS DUBLIN LLC C/O PTA
6405 OLD AVERY RD
DUBLIN, OH 43016
273. 005939
STEELE LAND CO
EITERMAN RD
DUBLIN, OH 43016
273 - 008174
STEVE & SALLY YOUNG
EITERMAN RD
DUBLIN, OH 43016
273 - 008175
STEPHEN A YOUNG
EITERMAN RD
DUBLIN, OH 43016
273 - 008176
STEVE & SALLY YOUNG
EITERMAN RD
DUBLIN, OH 43016
273.009727
CORELOGIC ATTN: KAREN LYONS
6430 SHIER RINGS RD
DUBLIN, OH 43016
2.73- 011256
STEELE LAND CO
COMMERCIAL DR
DUBLIN, OH 43016
273. 011342
BUCKEYE CHECK CASHING INC
7003 POST RD
DUBLIN, OH 43016
274 - 000010
PEWAMO LTD
COSGRAY RD
DUBLIN, OH 43016
274 - 000130
33 /DUBLIN INDUSTRIAL PARK
6500 SHIER RINGS RD
DUBLIN, OH 43016
274. 000132
STEELE LAND CO
DUBLIN PARK DR
DUBLIN, OH 43016
274. 000133
STEELE LAND CO
6490 DUBLIN PARK DR
DUBLIN, OH 43016
274- 000134
STEELE LAND CO
DUBLIN PARK DR
DUBLIN, OH 43016
274 - 000135
STEELE LAND CO
DUBLIN PARK DR
DUBLIN, OH 43016
274 - 000136
CITY OF DUBLIN
7001 DUBLIN PARK DR
DUBLIN, OH 43016
274. 000139
ROBINSON
6500 DUBLIN PARK DR
DUBLIN, OH 43016
274- 000149
STEELE LAND CO
DUBLIN PARK DR
DUBLIN, OH 43016
274. 000150
STEELE LAND CO
6100 DUBLIN PARK DR
DUBLIN, 01-1 43016
274. 000660
SR ASSOCIATES
COSGRAY RD
DUBLIN, OH 43016
274. 000660
SR ASSOCIATES
COSGRAY RD
DUBLIN, OH 43016
274. 000895
STEELE LAND CO
6480 DUBLIN PARK DR
DUBLIN, OH 43016
274.001006
CITY OF DUBLIN
6259 COSGRAY RD
DUBLIN, OH 43016
274. 001007
CITY OF DUBLIN
COSGRAY RD
DUBLIN, OH 43016
274 - 001008
CITY OF DUBLIN
COSGRAY RD
DUBLIN, OH 43016
274. 001009
CITY OF DUBLIN
COSGRAY RD
DUBLIN, OH 43016
274.001112
ANTHONY GIOFFRE
EITERMAN RD
DUBLIN, OH 43016
274. 001113
GIOFFRE ANTHONY
6262 EITERMAN RD
DUBLIN, OH 43016
274.001114
JOHN RIEGLE
6600 SHIER RINGS RD
DUBLIN, OH 43016
274- 001114
JOHN RIEGLE
6600 SHIER RINGS RD
DUBLIN, OH 43016
274 - 001115
JON RIEGLE
SHIER RINGS RD
DUBLIN, OH 43016
274. 001312
TOWNSHIP OF WASHINGTON
6200 EITERMAN RD
DUBLIN, OH 43016
274.001353
LS DUBLIN REALTY LLC
SHIER RINGS RD
DUBLIN, OH 43016
274. 001453
COSTNER CONSULTING CO
DUBLIN PLAIN CITY RD
DUBLIN, OH 43016
275 - 000001
CITY OF DUBLIN
DUBLIN PLAIN CITY RD
DUBLIN, OH 43016
275. 000002
CITY OF DUBLIN
HOUCHARD RD
DUBLIN, OH 43016
275. 000005
COLUMBUS SOUTHERN POWER, TAX DEPT 27TH FL
WILCOX RD
DUBLIN, OH 43016
AFFECTED PROPERTY OWNERS
33 /DUBLIN INDUSTRIAL PARK
6223 AVERY RD
DUBLIN, OH 43016
33 /DUBLIN INDUSTRIAL PARK
6500 SHIER RINGS RD
DUBLIN, OH 43016
ANDERSON CONCRETE CORP
PO BOX 398
COLUMBUS, OH 43216
SH 725 LLC
6245 OLD AVERY RD
DUBLIN, OH 43016
JON C KUNDTZ
6327 Memorial Dr
Dublin, OH 43017
MICHAEL D DRANICHAK
5964 GLENFINNAN CT
DUBLIN, OH 43017
NANOLAB INC
6625 EITERMAN RD
DUBLIN, OH 43016
CORELOGIC COMMERCIAL
1400 CORPORATE DR
IRVING, TX 75038
BUCKEYE CHECK CASHING
INC
7001 POST RD STE 200
DUBLIN, OH 43016
I A COMPANY
6223 AVERY RD
DUBLIN, OH 43016
JON C KUNDTZ
PO BOX 96
DUBLIN, OH 43017
DRANICHAK MICHAEL D
6255 OLD AVERY RD
DUBLIN, OH 43016
NORMAN L MONSKA
6480 SHIER RINGS RD
DUBLIN, OH 43016
STEELE LAND CO
6295 COSGRAY RD
DUBLIN, OH 43016
THE OHIO STATE UNIVERSITY
REAL ESTATE PROPERTY WILLIAM L BAKER
MGMT PO BOX 536
53 W 11TH AVE CAMBRIDGE, OH 43725
COLUMBUS, OH 43201
ANTHONY GIOFFRE
6262 EITERMAN RD
DUBLIN, OH 43016
7001 POST ROAD LLC
7001 POST RD STE 120
DUBLIN, OH 43016
CORELOGIC
KAREN LYONS
2500 WESTFIELD DR STE 102
ELGIN, IL 60124
JOHN RIEGLE
4600 ARROWHEAD RD
POWELL, OH 43065
LPS PROPERTY TAX SOLUTION
STE 100
3100 NEW YORK DR
PASADENA, CA 91107
NESTLES USA INC
TAX IC
1 CHECKERBOARD SQ
SAINT LOUIS, MO 63164
SS DUBLIN LLC
6405 OLD AVERY RD
DUBLIN, OH 43016
STEPHEN & SALLY YOUNG
2469 LANE RD
COLUMBUS, OH 43220
WILLIAM L BAKER
550 RIDGEWOOD LN
CAMBRIDGE, OH 43725
COSTNER CONSULTING CO
6344 CRAGIE HILL CT
DUBLIN, OH 43017
GIOFFRE ANTHONY JOHN RIEGLE LS DUBLIN REALTY LLC
6262 EITERMAN RD 4600 ARROWHEAD RD 635 BROOKSEDGE BLVD
DUBLIN, OH 43016 POWELL, OH 43065 WESTERVILLE, OH 43081
FISHEL INVESTMENTS LLC RGM INVESTMENTS LTD JEFFREY T BECKMAN
3500 E ELLSWORTH RD 3500 E ELLSWORTH RD 4441 WYANDOTTE WOODS
ANN ARBOR MI 48108 ANN ARBOR MI 48108 BLVD
DUBLIN OH 43016
SAVKO BROS PROPERTIES DAN TERRIBLE NEW YORK CENTRAL LINES
VI LLC REBECCA TERRIBLE LLC
4636 SHUSTER RD 4915 SEALOVER HOLLOW RD 500 WATER ST (C910)
COLUMBUS OH 43214 PHILO OH 43771 JACKSONVILLE, FL 32202
NEW YORK CENTRAL LINES JDC DEVELOPMENTS LTD ROGER J VOWELL
TAX DEPT 5303 W VIENNA RD 5451 TINAPPLE RD
500 WATER ST (J -910) CLIO MI 48420 HILLIARD OH 43026
JACKSONVILLE, FL 32202
BATES PROPERTY
MANAGEMENT DENNIS THIERGARTNER
5500 STANLEY STEAMER 5801 CHATTERFIELD DR
PKWY DUBLIN OH 43017
DUBLIN, OH 43016 -1210
DENISE JEWETT
5987 COSGRAY RD
DUBLIN OH 43016
SUBSIDIARY DEVELOPMENT RESTITUYO JOSE A ROZGO PAUL B
CORP MALAVE WANDA I ROZGO KIMBERLY A
5987 COSGRAY RD 6045 BARONSCOURT WY 6053 BARONSCOURT WY
DUBLIN, OH 43016 DUBLIN, OH 43016 DUBLIN, OH 43016
ADJACENT PROPERTY OWNERS
GREGORY L PINNEY
WELDON HOLDING CO
RALPH E SMUCKER
BRIAN E PINNEY
1335 DUBLIN RD STE 201D
154 N CHILLICOTHE ST
121 MICHAELS ST
COLUMBUS, OH 43215
PLAIN CITY OH 43064
PLAIN CITY OH 43064
6969 INDUSTRIAL PARKWAY
OFFICE OF GENERAL
WIRCHANSKI JOHN L
LLC
COUNSEL
160 FRANKLIN ST
ATTN: MAXINE MITCHELL
OHIOHEALTH DEBBIE
DUBLIN 43017 -1107
1660 US HWY 42 NE
REYNARD
LONDON OH 43140 -9337
180 E BROAD ST FL 34
BAC TAX SERVICES CORP
MARY SEGNER
VICKERS JOHN L
TX- 975 -02 -01
1827 AMSTERDAM CT
1911 JEWETT RD
2375 N GLENVILLE DR
LAS VEGAS, NV 89156
POWELL OH 43065
RICHARDSON, TX 75082
CORELOGIC
STRAIT REAL ESTATE LLC
PHILIP S HOLBROOK
KAREN LYONS
2573 SWISHER CREEK DR
MARCIA M HOLBROOK
2500 WESTFIELD DR STE 102
BLACKLICK, OH 43004
294 LELAND AVE
ELGIN, IL 60124
COLUMBUS OH 43214
POST - HYLANDS CO
BAKER RENTALS
POST - HYLANDS CO
3129 BARRY TRACY CT
3319 E LIVINGSTON AVE
3322 CEMETERY RD
DUBLIN, OH 43017
COLUMBUS, OH 43227 -1923
HILLIARD OH 43026
FISHEL INVESTMENTS LLC RGM INVESTMENTS LTD JEFFREY T BECKMAN
3500 E ELLSWORTH RD 3500 E ELLSWORTH RD 4441 WYANDOTTE WOODS
ANN ARBOR MI 48108 ANN ARBOR MI 48108 BLVD
DUBLIN OH 43016
SAVKO BROS PROPERTIES DAN TERRIBLE NEW YORK CENTRAL LINES
VI LLC REBECCA TERRIBLE LLC
4636 SHUSTER RD 4915 SEALOVER HOLLOW RD 500 WATER ST (C910)
COLUMBUS OH 43214 PHILO OH 43771 JACKSONVILLE, FL 32202
NEW YORK CENTRAL LINES JDC DEVELOPMENTS LTD ROGER J VOWELL
TAX DEPT 5303 W VIENNA RD 5451 TINAPPLE RD
500 WATER ST (J -910) CLIO MI 48420 HILLIARD OH 43026
JACKSONVILLE, FL 32202
BATES PROPERTY
MANAGEMENT DENNIS THIERGARTNER
5500 STANLEY STEAMER 5801 CHATTERFIELD DR
PKWY DUBLIN OH 43017
DUBLIN, OH 43016 -1210
DENISE JEWETT
5987 COSGRAY RD
DUBLIN OH 43016
SUBSIDIARY DEVELOPMENT RESTITUYO JOSE A ROZGO PAUL B
CORP MALAVE WANDA I ROZGO KIMBERLY A
5987 COSGRAY RD 6045 BARONSCOURT WY 6053 BARONSCOURT WY
DUBLIN, OH 43016 DUBLIN, OH 43016 DUBLIN, OH 43016
32- 11(AMENDED) JUNE 13, 2011 DRAFT
EAZ INNOVATION DISTRICTS
§ 153.037 DISTRICT PURPOSE AND INTENT
(A) Purpose. The Innovation District's requirements and standards are intended to provide
four distinct zoning districts to implement the City's vision and goals in creating the
Economic Advancement Zone as a critical component of the Central Ohio Innovation
Corridor (COIC). The EAZ is envisioned as an important technology and research
business center that will encourage the development and operation of suburban
technology and office park campuses and promote individual sites for development
attracting high -tech and related uses to the city. These requirements and standards are
meant to foster the orderly growth and development of these uses as well as promote
the development of commercial, service, and residential uses in appropriately
designated areas that serve the primary users in the districts. The goal is to create
zoning districts that set development requirements to ensure that buildings and uses in
the districts will adhere to high - quality, uniform design standards while addressing the
unique needs of specialized industries and uses. At the same time, these requirements
give a competitive advantage to the EAZ by providing a streamlined process for
reviewing development proposals.
(B) Standard Districts. All Innovation Districts are standard zoning districts under Section
153.016(A) of the Dublin City Code and shall constitute separate and distinct zoning
classifications.
(C) Conflicts. If these requirements conflict in any manner with the City of Dublin
Codified Ordinances, the provisions of the Districts shall prevail. All matters not
covered by the districts and their requirements shall be regulated by the requirements
and standards contained in the City of Dublin Zoning Code.
(D) Severability. If any provision or provisions of this Ordinance or the application
thereof to any zoning lot, building or other structure or tract of land are eclared by a
court of competent jurisdiction to be invalid or ineffective in whole or in part or to be
inapplicable to any person or situation, the effect of such decision shall be limited to
the provision or provisions which are expressly stated in the decision to be invalid or
ineffective to the zoning lot, building or other structure or tract of land immediately
involved. All other provisions of this Ordinance shall continue to be separate and
fully effective, and the application of any such provision to other persons or situations
shall not be affected.
(E) Establishment of Districts. There are hereby created four Innovation District zoning
classifications within the EAZ: Research Office (ID-1); Research Flex (ID-2);
Research Assembly (ID-4); and Mixed Use Tech (ID-4).
(F) Zoning Amendments. A request to zone or rezone land to any Innovation District
designation shall be made in accordance with Section 153.234 of the Dublin City
Code, Zoning Text and Map Amendments.
(G) Applicability. Any development proposed to occur on land designated as ID-1, ID-2,
ID -3, and ID -4 shall be required to meet the requirements of the Innovation Districts.
(1) Continuance ofExisting Structures. Where a lawful structure exists at the
effective date of this amendment that does not comply with the requirements
of this Code because of restrictions such as front property line occupation, lot
coverage, required build zone, buildable area, height or other requirements
related to the structure, that structure may be continued as an Existing
Structure as long as it meets the requirements of Section 153.059(A)(11).
Not withstanding the provisions of Section 153.004, the following shall apply
to buildings and structures within the Innovation Districts.
(2) Expansion ofExisting Structures. Existing structures may be extended,
enlarged, altered, remodeled or modernized only after approval by the
Administrative Review Team (ART) upon finding that all of the following
conditions are met:
Ordinance 32- 11(AMENDED)
DRAFT INNOVATION DISTRICTS CODE
(a) That the Existing Structure meets all height, area and/or parking and
loading provisions that were applicable immediately prior to the
rezoning of the property on which it is located into an Innovation
District.
(b) That the enlargement or extension is limited to the same parcel on
which the Existing Structure was located on at the time of the
adoption of this amendment
(c) That the improvement does not interfere with the use of other
properties in the vicinity.
(d) That the enlargement or extension does not exceed 50 percent of the
GFA of the Existing Structure at the time of the adoption of this
amendment.
(3) Compliance with Parking Requirements. Any Existing Structure which does
not have the minimum number of parking spaces or loading areas as required
by this Code, and which thereafter provides additional parking and/or loading
spaces in conjunction with an improvement as permitted in Section
153.059(A)(1 1)(b), shall be required to meet the minimum number of parking
spaces as required by the District in which it is located.
(4) Reconstruction or Movement. Should an Existing Structure be destroyed to
an extent of more than 60 percent of its replacement value, exclusive of the
foundation, that Existing Structure shall be reconstructed only in conformance
with the provisions of this Code. Existing Structures destroyed to an extent
equal to or less than 60 percent of its replacement value, exclusive of the
foundation, may be reconstructed in the location that existed prior to the
adoption of this amendment. Should the property /building owner or lessee
demolish more than 50 percent of the gross square footage of an Existing
Structure, all improvements on the property must be constructed in
accordance and/or brought into conformance with the requirements of this
Code. All permitted reconstruction shall be started within 12 months of
destruction and be continued until completion.
(5) Existing Uses. The long range implementation of the Economic Advancement
Zone Plan requires sensitive treatment of existing uses that represent
significant investment in the City of Dublin. It is the intent of this section to
permit existing uses to continue and to be considered conforming to this
Code, even if the use is not otherwise permitted in the District or building
type, provided that the following requirements are met:
(a) Continuation of Use. All uses that were permitted or conditional uses
under the zoning of a property immediately prior to its rezoning into
an Innovation District shall continue to be allowed as permitted or
conditional uses on the property in addition to those permitted and
conditional uses under the applicable Innovation District, provided
that at least one of the permitted or conditional uses under the prior
zoning has been operated in an Existing Structure on the property
within 12 months prior to the rezoning of the property into the
Innovation District.
(b) Expansion ofExisting Uses. In addition to the provisions of paragraph
(a) above, any Existing Use may be extended throughout any building
or parts of a building which were manifestly arranged or designed for
that use at the time of adoption or amendment of this Code, but the
use shall not be extended to occupy any land outside the building
except as permitted by the ART in Section 153.059(A)(11) above.
(c) Abandonment of Existing Uses. If an Existing Use is abandoned for
any reason for a period of more than 12 months, any subsequent use
Page 2 of 44
Ordinance 32- 11(AMENDED)
DRAFT INNOVATION DISTRICTS CODE
shall conform to the requirements of this Code. With regard to a
multi - tenant building, the term "Existing Use" shall mean all of the
existing uses in that building.
(d) Determination ofAbandonment. An existing use shall be determined
by the Director to be abandoned if one or more of the following
conditions exist:
(1) Utilities such as water, gas and electricity to the property
have been disconnected;
(2) The property, buildings and/or grounds have fallen into
disrepair;
(3) Signs or other indications as to the presence of the us have
been removed;
(4) Equipment or fixtures necessary for the operation of the use
have been removed; or
(5) Other actions, which in the opinion of the Director constitute
an intention on the part of the property owner or lessee to
abandon the use.
(IT) Districtlntent. As part of the Economic Advancement Zone, the following shall be the
general intent of the Innovation Districts:
(4) Research Office (ID -1) District. The purpose of the Research Office District
is to provide for the integration of large format research and office uses in
multi -story buildings. Uses within the ID -1 District may include a mix of
office, research, laboratory, clean manufacturing, assembly, and other uses
incidental to office, technology and research uses. ITigher- intensity sites in
this district include those with higher freeway and major arterial visibility.
Architecture should include taller buildings and be provided at a higher level
of quality, and parking structures should be considered where feasible to
maximize development potential for the district This district may include
manufacturing of a lower intensity nature conducted in a manner and with a
character that does not create significant negative effects. Clean
manufacturing and assembly should be incidental to a larger office /research
facility and/or should be constructed at a higher level of architectural quality
expected in this highly visible district
(2) Research Support Buffer. The Research Support Buffer identifies those
portions of the Economic Advancement Zone where conditions are most
favorable for the future incorporation of commercial support services for
businesses, employees and area residents. Based upon analysis of area traffic
levels, expected growth and existing and planned road networks, a buffer area
1,300 feet from the west right -of -way line for Avery Road was determined to
be the most visible areas with interchange adjacency and access to major
arterials that are located at the entry point to the EAZ. The buffer is intended
to provide opportunity for appropriately sited support uses that can be
supported by employment and through traffic to enhance Dublin's
marketability of the EAZ. The adopted EAZ Plan further identifies similar
buffer areas north of SR 161 that will address future needs in that portion of
the EAZ. With conditional review of commercial support uses, the buffer
reduces the potential for future land use conflict and will allow for greater
public review of support uses.
(3) Research Flex (ID -2) District. The purpose of the Research Flex District is to
provide for the integration of small to medium -size research and office uses in
flexible building construction with smaller footprints and lower building
heights than the ID-1 District This District focuses on, but is not limited to,
the provision of flexible space that can accommodate a broad range of
Page 3 of 44
Ordinance 32- 11(AMENDED)
DRAFT INNOVATION DISTRICTS CODE
changing business and research needs as businesses grow and change.
Construction in this district is focused on smaller sites for single users or
larger tract development with multiple buildings housing a variety of
companies. Greater attention to architectural detail and quality should be
expected similar to the ID-1 District.
(4) Research Assembly (ID -3) District. The ID-3 District is intended to provide
for a greater emphasis on large format buildings and sites. Located at the
western extents of the EAZ, development focus in this area is intended for
clean manufacturing and assembly at a higher intensity or scale. Uses are not
expected to create significant impacts, and architecture is expected to
accommodate uses with greater focus on manufacturing and assembly.
Development within the ID -3 District may include uses and design quality
appropriate to the ID-1 or ID-2 Districts but require less stringent architectural
requirements.
(5) Research Mixed Use (ID -4) District. The ID-4 District provides opportunities
for a limited mix of uses in close proximity to employment, recreational
amenities and existing neighborhoods. This district is intended for smaller
scale research uses, housing and office options either horizontally or vertically
integrated as a coordinated mix of uses. Residential options should provide
housing choices for employees within the Innovation Districts within easy
walking or biking distance. Integration of offices and small support uses can
provide a transition to adjacent land uses.
§ 153.038 DISTRICT USES
(A) Rezoning to the Innovation Districts, as described below, shall be accomplished in
accordance with the procedures of §153.234. The four Districts shall be designated on
the Official Zoning Map for the City of Dublin as:
(1) Research Office (ID-1) with a Research Support Buffer;
(2) Research Flex (ID-2);
(3) Research Assembly (ID-3); and
(4) Research Mixed Use (ID-4).
(B) Uses in the Innovation Districts are shown on the following table. Descriptions and
characteristics of use categories can be found in §153.067(B) — Use Definitions.
Additional development requirements for particular uses are contained in §153.038(C)
as referenced below within the "Use Specific Standards" column.
(1) Permitted Uses. Uses denoted as "P" in Table 153.038(B)(4), Table of Uses,
indicate that the use is allowed by right, subject to compliance with the Use
Specific Requirements referenced in the Table of Uses and all other
applicable provisions of the Zoning Code.
(2) Conditional Uses. Uses denoted as "C" in Table 153.038(B)(4), Table of
Uses, indicate that the land use is allowed only upon approval of a conditional
use permit as required by §153.236, compliance with Use Specific
Requirements referenced in the Table of Uses and all other applicable
provisions of the Zoning Code.
(3) Size or Time Limited Uses. Uses denoted with an "S" or `°T" in Table
153.038(B)(4), Table of Uses, indicate special limits regarding size or time
duration of the use and are subject to compliance with the Use Specific
Requirements referenced in the Table of Uses and all other applicable
provisions of the Zoning Code.
Page 4 of 44
Ordinance 32- 11(AMENDED)
DRAFT INNOVATION DISTRICTS CODE
(4) Table of Uses.
P= Permitted C= Conditional Size Limited T =Time Limited
PRINCIPAL
Office
STANDARDS
Commercial Uses ID -1 ID -2 ID -3 ID -4
Animal Care- General Services
C
153.038(C)(1)
Animal Care- Veterinary Offices
C
153.038(C)(1)
AnimalCare- Veterinary Urgent Care
and Hospitals
C
153.038(C)(1)
Conference Center
P
P
153.038(C)(2)
Data Center
C
P
P
Eating and Drinking
C
153.038(C)(3)
Entertainment and Recreation- Indoor
C
P
153.038(C)(4)
Entertainment and Recreation-
Outdoor
p
153.038(C)(4)
Exercise and Fitness
C
P
P
153.038(C)(4)
Fueling /Service Station
C
153.038(C)(5)
Hotel
P
P
Office- General
P
P
P
P
Office- Call Centers
P
P
P
Office - Flex
P
P
P
P
153.038(C)(6)
Office- Medical
P
P
P
P
Parking Structures
P
153.038(C)(7)
Personal, Repair and Rental Services
C
153.038(C)(8)
Retail
C
153.038(C)(8)
Transportation- Park- and -Ride
P
P
P
153.038(C)(9)
Civic, Public & Institutional Uses
ID -1
ID -2
ID -3
ID -4
Day Care
C
P
P
153.038(0)(10)
Educational Facility
P
P
P
153.038(0)(11)
High School
P
P
P
153.038(0)(11)
Government Services- General
P
P
P
Government Services- Safety
P
P
Government Services- Service
P
P
Hospital
P
P
P
Library, Museum or Gallery
C
153.038(0)(12)
Religious or Public Assembly
P
153.038(0)(13)
Parks and Open Space
P
P
P
P
Transportation— Transit Station
P
P
P
Industrial Uses
ID -1
ID -2
ID -3
ID -4
Construction and Contract Service
p
p
Manufacturing and Assembly
C
P
153.038(0)(14)
Mini - Storage
153.038(0)(15)
Research and Development
P
P
P
P
Utilities- District Energy Plant
P
P
P
153.038(C)(16)
Utilities- Renewable Energy Facilities
C
153.038(0)(17)
Utilities- Electric Substation
P
153.038(0)(18)
Utilities- Essential Services
P
P
P
P
Utilities- Wireless Communications
See Dublin Code Chapter 99
153.038(C)(19
Warehousing and Distribution
C
P
153.038(C)(20
Residential Uses
ID -1
ID-2
ID -3
ID -4
Dwelling- Single Family
153.038(C)(21
Dwelling- Townhome
P
153.038(C)(22
Dwelling- Live -Work
C
P
153.038(C)(22
Dwelling - Multiple Family
P
153.038(C)(22
= Research Support Buffer ONLY
Page 5 of 44
Ordinance 32- 11(AMENDED)
DRAFT INNOVATION DISTRICTS CODE
P= Permitted C= Conditional Sdize Limited T=Time Limited
Accessory uses are permitted only in connection with a permitted or approved conditional use on the same property andmust be clearly
subordinate and incidental to that use. No accessory use may be operated when a permitted or conditional use does not exist on the
property. Permitted principal uses are permitted as accessory uses
ACCESSORY/TEMTORARY
Office
Use 1 '1
Commercial Uses ID-1 ID-2 ID-3 ID-4
Bicycle Facilities
P
P
P
P
153.038(C)(23)
Child Day Care
P
P
P
P
153.038(C)(10)
Community Activity
P, T
P, T
P, T
P, T
153.038(C)(24)
Construction Trailer /Office
P, T
P, T
P, T
P, T
153.038(C)(25)
Corporate Residences
P
P
P
Drive- In/Drive -Thru
C
153.038(C)(26)
Dwelling Rental or Sales Office
P
153.038(C)(27)
Eating and Drinking
P
P
P
P
153.038(C)(3)
Entertainment and Recreation- Indoor
P
P
P
153.038(C)(4)
Exercise and Fitness
P
P
P
P
153.038(C)(4)
Helipad/Heliport
P
C
153.038(C)(28)
Home Occupation
P
153.038(C)(29)
Outdoor Display /Seasonal Sales
C, T
153.038(C)(30)
Parking Structures
P
P
153.038(C)(7)
Personal, Repair and Rental Services
P. S
P, S
P, S
153.038(C)(8)
Retail
P, S
P, S
P, S
153.038(C)(8)
Transportation - Park and Ride
P
P
153.038(C)(9)
Transportation - Transit Stop
P
P
P
P
Utilities - Essential Services
P
P
P
P
Utilities - Renewable Energy Equipment
P
P
P
P
153.038(C)(31)
Utilities - Renewable Wind Equipment
C
C
C
C
153.038(C)(31)
Utilities - Wireless Communications
See Dublin Code Chapter 99
Vehicle Charging Stations
P
P
P
P
Warehousing and Distribution
P, S
P, S
P, S
= Research Support Buffer ONLY
(C) Use Specific Standards
The following requirements shall apply in addition to all other applicable development
regulations for specific types of uses in the Innovation Districts:
(1) Animal Care- General Services
Animal Care - Veterinary Offices
Animal Care - Veterinary Urgent Care and Hospitals
Principal uses are limited to the Research Support Buffer within the ID-1
District as a stand -alone use or as part of a larger retail center. Conditional use
approval must be obtained as required by Section 153.236. All activities shall
be conducted indoors. No outdoor animal exercise or activity areas shall be
permitted. Boarding of animals shall only be permitted for the ongoing care of
animals in treatment and must be provided within the principal structure.
(2) Conference Centers. Facilities may be either freestanding or included within
permitted hotels. Uses include accessory components such as banquet
facilities and restaurants.
(3) Eating and Drinking. Principal uses are limited to the Research Support
Buffer within the ID -1 District as a stand -alone use or as part of a larger retail
center. Conditional use approval must be obtained as required by Section
153.236. As an integrated use on the ground floor of another principal use,
facilities shall not exceed a cumulative total of 15 percent of the gross floor
area of the ground floor. The following requirements shall apply for outdoor
seating:
Page 6 of 44
Ordinance 32- 11(AMENDED)
DRAFT INNOVATION DISTRICTS CODE
(a) Speakers for amplified sound must not operate at a level greater than
that to provide background music;
(b) Advertising on furniture is prohibited;
(c) A secure, enclosed area must be provided for the storage of furniture
when not in use that will not interfere with pedestrian movement
(4) Entertainment and Recreation- Indoor
Entertainment and Recreation - Outdoor
Exercise and Fitness.
Principal uses are permitted in the ID-2 District. Within the ID -1 District uses
are limited to the Research Support Buffer as a stand -alone use or as part of a
larger retail center, subject to conditional use approval as required by Section
153.236. No use shall exceed 20,000 square feet of gross floor area unless the
property was previously zoned for recreational uses prior to the effective date
of this ordinance. Accessory uses shall not exceed 10 percent of the gross
floor area of the principal use.
(5) Fueling/Service Station. Principal uses are limited to the Research Support
Buffer within the ID -1 District as a stand -alone use or as part of a larger retail
center. Conditional use approval must be obtained as required by Section
153.236. The following requirements shall also apply:
(a) Facilities shall be located no less than 200 feet from any intersection,
as measured from the corner property pin.
(b) Each fueling stations /pump shall be designed to accommodate a
minimum of three vehicles (one at pump and two waiting).
(c) Under canopy lighting should be recessed to avoid glare and light
trespass.
(d) All canopies shall be clad in materials to match the primary structure,
and multiple canopies are preferred over one continuous roof form.
(e) Convenience store components shall be located along the public right -
of -way and provide entry and orientation to the public street.
(f) Accessory items for fueling stations such as waste receptacles should
be located between stations. Vending machines and outdoor sales and
displays must obtain separate approval as required by this Section.
(g) All inoperable vehicles must be parked in a defined service area
providing screening in accordance with §153.133 - Minimum
Landscape Requirements.
(h) Each fueling /service station shall be adequately buffered from
adjacent properties as required by Section 153.133.
(6) 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.
(7) Parking Structures. All parking structures shall meet the requirements of
§153.040(J).
(8) Personal, Repair and Rental Services.
Retail.
Principal uses are limited to the Research Support Buffer within the ID-1
District as a stand -alone use or as part of a larger retail center. Conditional use
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approval must be obtained as required by Section 153.236. As ground -floor
accessories to a larger permitted use, integrated establishments shall not
exceed 10,000 square feet or 20 percent of the ground floor of the structure,
whichever is smaller.
(9) Transportation- Park - and - Rides. Park and ride facilities shall provide only
one shelter per bus route.
(10) Day Care. Principal uses are permitted within the ID-2 District and are
limited to the Research Support Buffer within the ID -1 District as a stand-
alone use or as part of a larger retail center subject to conditional use approval
as required by Section 153.236. As accessories to a larger permitted use,
integrated establishments shall not exceed 15,000 square feet of gross floor
area and shall comply with the requirements of O.R.S. §5104.011
(11) Educational Facility.
High Schools.
Uses shall have no rooms for the regular housing or sleeping of students.
Educational programs and/or uses should also have a defined mission to
engage in technology or entrepreneurial programs.
(12) Library, Museum or Gallery. Principal uses are limited to the Research
Support Buffer within the ID -1 District as a stand -alone use or as part of a
larger retail center. Conditional use approval must be obtained as required by
Section 153.236. Incidental sales relating to the facility are permitted.
(13) Religious or Public Assembly. Only uses on sites existing as of the effective
date of this amendment are permitted. Once removed, no further Religious or
Public Assembly uses shall be permitted.
(14) Manufacturing & Assembly. Any auxiliary showroom areas associated with
the primary use shall not exceed 10 percent of the gross floor area of the
principal structure.
(15) Mini - Storage. Only uses existing as of the effective date of this amendment
are permitted. Once removed, no further Mini- Storage facilities shall be
permitted.
(16) Utilities- District Energy Plant. The incidental sales of electrical energy to
public utilities are permitted.
(17) 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.
(18) Utilities - Electric Substation. Electric substations shall be located at least 700
feet from all residential districts or residential subarea of a planned
development district.
(19) Utilities - Wireless Communications. For regulations governing wireless
communication uses, Chapter 99 of the Dublin Codified Ordinances shall
apply.
(20) 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.
(21) Dwelling- Single Family. Only residential uses existing as of the effective date
of this amendment are permitted. Once removed, no further single- family
dwelling shall be permitted.
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(22) Dwelling, Live -Work,
Dwelling, Townhome and Dwelling, Multi family. Live - workunits may
include up to two non - resident employees, and the non - residential use must be
owned or operated by a resident of the live -work dwelling unit. In all cases,
gross density for live -work, townhome or multi - family development shall not
exceed 10 units per acre.
(23) Bicycle Facilities. Facilities shall be provided in accordance with
§153.040(H)
(24) Community Activity. Community activities shall be conducted in accordance
with §153.156.
(25) Construction Trailer /Office. All construction trailers and offices must obtain
required permits and comply with setbacks applicable to the principal
structures for sites upon which the construction will occur. Trailers /Offices
may be located on site no more than 30 days prior to the commencement of
construction activity and must be removed no later than 60 days following
occupancy.
(26) Drive- In/Drive -Thru. Facilities are not permitted within the ID-2, ID-3 or ID-
4 Districts. Principal uses are limited to the Research Support Buffer within
the ID -1 District as a stand -alone use or as part of a larger retail center.
Conditional use approval must be obtained as required by Section 153.236,
and must comply with the following requirements:
(a) Reductions may be requested by the applicant and approved pursuant
to §153.041(E)(6) - Administrative Departures if a lower need can be
adequately demonstrated.
(b) Stacking may not impede on -site or off -site traffic movement or
circulation.
(c) All menu boards, speakers or service windows must be located on the
side or rear of the principal structure.
(27) Dwelling Rental or Sales Office. Rental or sales offices within the ID-4
District must comply with setbacks applicable to principal structures on the
property and must be conducted in compliance with all applicable Code
requirements for model homes and sales.
(28) Helipad/Heliport. Proposed facilities must comply with the provisions of
§153.094.
(2-9) Home Occupation. Within the ID -4 District, all home occupations shall
comply with applicable provisions of §153.073 and the following:
(a) Uses must be conducted completely within the residence or an
accessory building and shall not exceed 25 percent of the gross floor
area of the dwelling.
(b) No retail sales from the premises are permitted and the exterior of
structures shall not be modified to accommodate the use.
(c) No display or signs for the home occupation shall be visible from the
street.
(d) No employees are permitted other than those persons residing within
the dwelling.
(e) No equipment shall be used that creates noise, vibration, sound,
smoke, dust, odors, heat, glare, x -ray or electrical disturbance that is
discernable to adjacent dwellings or at the property line.
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(f) Uses requiring licenses from the State or City shall maintain licenses
at all times and shall operate in compliance at all times.
(g) Home occupations shall not include or involve motor vehicle or
equipment repair, sale of weapons or hazardous materials or other
activities that would constitute a nuisance within a residential area.
(30) Outdoor Display /Seasonal Sales. Outdoor displays and/or seasonal sales must
be associated with the primary use of the property and comply with the
provisions of §153.099.
(31) Utilities - Renewable Energy Equipment.
Utilities- Renewable Wind Equipment.
Incorporation of renewable energy for individual uses or groups of uses
within the EAZ is highly encouraged subject to the following:
(a) Ground- mounted equipment for the collection of geothermal energy
is permitted only to the side or rear of the principal structure, and
equipment must be adequately screened.
(b) Ground- mounted equipment for the collection of solar energy (PV or
thermal) is permitted to the side or rear of the principal structure and
shall comply with applicable setback requirements.
(c) Rooftop and wall - mounted equipment for the collection of PV or
thermal solar energy is permitted, and may encroach up to 18 inches
beyond the maximum permitted height of the principal structure.
Screening of visible structural supports without interfering in the
operation of the units may be required to meet the intent of the
Zoning Code.
(d) Ground- mounted equipment for the collection of wind energy must be
located to the rear of the principal structure. Both building - mounted
and ground- mounted equipment are subject to conditional use
approval as required by Section 153.236.
(D) Similar Uses or Uses Not Addressed
(1) In those situations where a use is not specifically addressed but could
reasonably be interpreted as similar in character to a use listed in the District,
the Director may determine that the use is similar to the uses in the District,
either as a permitted or a conditional use.
(2) The Director shall base the decision on a finding that the proposed use
satisfies all of the following:
(a) Is consistent with the Intent of this section and with the development
intent for each District, as described on Section 153.037(G) and this
Code.
(b) Will not impair the present or potential use of other properties within
the same District in the vicinity.
(c) The operation, scale and characteristics of the proposed use are no
greater than those listed in the District, in terms of aesthetics, traffic
generated, noise, potential nuisances, and other impacts related to
community health, safety and welfare.
(d) Will not adversely affect the Economic Advancement Zone elements
of the Community Plan.
(3) Once a finding of similar use is made, it shall comply with all applicable Code
provisions, review and approval requirements and district regulations that
apply to that use.
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(4) The Director's determination shall be in writing and sent to the applicant. The
applicant may either appeal the decision to the Board of Zoning Appeals in
accordance with the provisions of this Code, or submit an application for an
amendment to the Code.
§ 153.039 INNOVATION DISTRICT REQUIREMENTS
(A) Lot 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) Minimum Lot Size. The size of lots within the Innovation Districts
shall meet the following:
District
Minimum Lot Size
— Zoning
ID -1
3 acres
ID -2
2 acres
ID-3
3 acres
ID -4
No minimum
(b) Maximum Lot Coverage. Lot coverage for structures and impervious
surfaces shall not exceed the following. In the case of recreational
facilities, maximum lot coverage shall be calculated comprehensively
and not on a parcel -by- parcel basis.
Zoning District
Maximum Lot Coverage
ID-1
70%
ID-2
75%
ID-3
70%
ID-4
75%
(c) Building Height. The height of principal and accessory structures
shall be limited based upon setback requirements of this District and
as limited by the Height Regulating Plan in the Community Plan's
Economic Advancement Zone Plan. All structures greater than 68 feet
in height shall require conditional use approval in accordance with
Section 153.236.
(d) 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 be 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 based on the roadway type as
identified by the EAZ Transportation Plan.
Street Type
Required Front Setback
Arterials
50 feet
Collectors
35 feet
Local
30 feet
(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.
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Building Height
Side/Rear Building Setbacks
ID -1
ID -2
ID -3
ID -4
_ <17 feet
30 feet
15 feet
30 feet
15 feet
> 17 —34 feet
35 feet
20 feet
35 feet
20 feet
>34 — 51 feet
50 feet
35 feet
50 feet
35 feet
>51 feet
75 feet
50 feet
75 feet
50 feet
Required side and rear setbacks for principal and accessory structures
for non - residential uses shall in no case be less than 75 feet from a
limited access right -of -way and 30 feet from any residential zoning
district or a residential subarea of a planned development district as
listed in § 153.016 unless developed as part of the ID -4 District.
(d) Side Pavement Setbacks. Required side yard setbacks for pavement,
which includes open storage, service and loading areas, shall be at
least 15 feet, except for common access drives or shared service
courts. Required side pavement setbacks shall be at least 30 feet from
any residential zoning district or a residential subarea of a planned
development district as listed in § L53.016 .
(e) Rear Pavement Setbacks. Required rear yard setbacks for pavement,
which includes open storage, service and loading areas, shall be at
least 25 feet, except for common access drives or shared service
courts. Required rear pavement setbacks shall be at least 75 feet from
limited access right -of -way and 50 feet from any residential zoning
district or a residential subarea of a planned development district as
listed in § 153.016
(B) Additional Outdoor Requirements
(1) Outdoor Operations. Uses shall operate entirely within an enclosed structure,
unless it is determined by the Director that proposed outdoor 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. Areas devoted to the storage of materials, supplies, equipment or
products outside of a permitted structure shall not exceed the following:
An area equal to five percent of the GFA of the primary building when
the GFA is less than 225,000 square feet; or
ii. An area equal to two and one -half percent of the GFA of the primary
building when the GFA is more than 225,000 square feet.
(3) Off-Site Impacts. Uses must be conducted in a manner harmonious with the
surrounding area and comply with minim 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 12 feet. Walls, fences or landscape screening shall have 100
percent opacity to effectively conceal service and loading operations from an
adjoining public right -of -way and from any residential zoning district or a
residential subarea of a planned development district as listed in § 153.016
Compliance with the provisions of §153.133(C) shall also be required.
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(5) All storage areas and structures for outdoor mechanical equipment must be
screened so as not to be visible from the street and from pedestrian circulation
areas, or recessed within the footprint of the building.
(C) Architectural Requirements
(1) Design Purpose. The Innovation Districts utilize architecture as a key
component for establishing a specific character for the area. Structures within
the Innovation Districts are expected to have a forward - looking,
contemporary architectural expression that is typically associated with
technology and research uses. Buildings within the Innovation Districts shall
reflect the high standard of development that is found throughout the
community while seeking to accommodate the unique nature of uses within
the Districts. All development in the Innovation Districts shall be required to
meet the objective architectural requirements of this Section unless a
modification is approved, as provided herein. These requirements are intended
to encourage creative architectural design while setting a level of expectation
for development.
(2) Architectural Intent. All structures within the Innovation Districts 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 and overall style and character. Buildings may
utilize any combination of exterior materials from the list of permitted
materials, however, in all cases, these 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. Concealed fasteners are highly encouraged.
(a) ID -1. The Research Office District is intended to focus on larger
buildings with multiple stories. As a district with high visibility
focused on office -type construction, greater attention to architectural
style and variety will be expected that other portions of the Economic
Advancement Zone. Elements of the ID-1 District that are within the
Research Support Buffer may have a greater focus on retail and
mixed use construction, but should utilize the same attention to
quality and detail as other technology - related structures.
(b) ID -2. The Research Flex District is expected to have a greater focus
on smaller footprint buildings that effectively blend office and
industrial design together in a manner that pays attention to quality
and detail. The high quality level of the Research Office District is
desired; however, review of projects in the ID-2 District will
recognize that the increased emphasis on industrial -type components
will warrant greater architectural flexibility to meet the needs of the
market segment. In the case of recreational facilities within the ID -2
District, the general intent of the ID-3 District shall be applied.
(c) ID -3. As the most remote district of the EAZ, the Research Assembly
District is planned for more intensive industrial activity. With larger
footprint manufacturing expected as a focus, a high level of quality is
expected. The level of architectural detail and variation expected in
this district will be lessened to meet the needs of clean manufacturing
operations and smaller flex construction with different price points.
(d) ID -4. Located adjacent to park amenities and existing residential
uses, architecture should provide for high quality combination of
office, residential and mixed architecture that effectively conveys the
contemporary nature of the EAZ and provides for a more pedestrian -
focused environment.
(3) Applicability. Architectural requirements as specified by this Section shall
apply to new construction. Design of additions to structures existing as of the
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date of this amendment may coordinate with architecture of the existing
structure, but to the extent possible shall meet the requirements of this
Section.
(4) Critical Design Components. Architecture within the Innovation Districts
should incorporate design technique and the application of building
methodology that will result in architecture that is unique and diverse, while
fitting into a general category of style. In particular, development will be
evaluated according to the following criteria:
(a) The visual and functional components of the building shall be
complementary to the contemporary design style selected for the
Innovation Districts and any adjacent users.
(b) The design expression is to be a modern application that is
appropriate to high end technology or research uses. The design is
consistent with the look and feel of a high -end technology or research
uses where applicable. Consideration shall be given to the unique
nature of the use or the interior arrangement of uses and activities
within the structure.
(c) All buildings are to use durable, long - lasting materials constructed
with solid craftsmanship that will provide longevity.
(5) Elements of Contemporary Style. Building design within the EAZ should
clearly address in any appropriate combination, the following list of critical
elements that embody the contemporary style.
(a) Innovative use and presentation of building materials;
(b) Utilize opaque, translucent and transparent materials to create fagade
compositions;
(c) Make use of textures, protrusions, recesses, overhangs and other
features that make use of shadow;
(d) Design beyond the basic box by integrating added shapes, recesses,
curvilinear forms, angles, non - conventional shapes, cantilevers,
independent planes and by using special architectural features;
(e) Avoid materials that are strongly associated with traditional
residential architecture such as ashlar stone patterns, stressed or
tumbled brick, brick that has been flashed to give it an older, non
uniform appearance and lap wood siding; and
(f) Emphasize natural light and sustainable building techniques.
(6) Applying the Pattern Book Architectural requirements of the Innovation
Districts and applicable review procedures highlight the most important site
and building development issues. The provisions of the Districts recognize
that design details not included in these requirements are best left to the
inventive discretion of architects, land planners, and owners. Nevertheless,
acceptance and implementation of the broader design themes of the EAZ are
vital to the success of the City. Architectural provisions of the EAZ Plan
should be used to provide additional clarification and guidance. The
architectural pattern book portion of the plan illustrates acceptable levels of
architectural expression and can be used to find cost - effective design methods
by which to balance visual quality and project cost.
(7) Building Variation.
(a) Elevations. All sides of a principal structure shall display a
compatible level of quality and architectural interest, particularly
those highly visible to the public. Each street facing elevation for
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principal structures on corner and through lots shall be required to
vary the design of the facade. The structure's architectural features
and treatments shall be distributed through all of the facades.
(b) Architectural Variation. All building facades shall include
architectural design elements that will provide greater visual interest
and a consistent level of quality. Single - material, monolithic wall
planes with lack of detail shall be avoided. This is particularly
applicable to large footprint buildings with long, uninterrupted walls.
Elements may include, but are not limited to the following:
Recessing and projecting of wall planes. Variations in depth shall
be a minimum of 12 inches.
ii. Architectural features that compose an aesthetically pleasing
composition that reinforces the building character;
(a) Overhangs, columns, arcades and recessed entries;
(b) Architectural sunscreens, plant grids and green wall systems,
trellises, arbors or pergolas; and
(c) Reveals, projecting ribs and offsets or insets 18 inches or
greater in depth.
iii. Variations in roof area and wall heights along the top of building
walls and eave lines to create visual interest.
(7) Architectural Detail. All building facades facing public streets or residential
districts shall incorporate architectural details, textures and/or design
techniques that provide greater visual interest.
(8) Fenestration. Building walls facing public streets or residential districts shall
incorporate adequate changes in architectural fenestration to effectively avoid
blank and undifferentiated elevations while balancing the needs of internal
space needs and operations. To achieve this objective, the following shall be
observed:
(a) Windowless exterior walls are prohibited.
(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.
(9) 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.
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(10) 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 when
appropriate.
(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 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 conserving 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.
(d) Low pitched, long span metal panel roofs commonly found on pre -
engineered metal buildings are discouraged 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.
(11) Materials. At least 80 percent of exterior walls shall be constructed of one or
more of the primary materials listed below:
(a) Primary Materials
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.
ii. Glass. Transparent, tinted, reflective, coated, opaque, translucent,
and textured glass, as well as glass block, is permitted.
iii. 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.
iv. Pre- Cast Concrete Pre -cast concrete panels developed with
shadow lines, reveals, textural changes, color variations and/or
exposed aggregate are acceptable.
V. Architectural Metal Smooth face, textured face and corrugated
type insulated or un- insulated metal panels are acceptable.
Careful attention to how the panels are adjoined, detailed at
corners and attached is required. Long span, high profile fluted or
ribbed metal panels, are prohibited from use in the ID-1, ID -2 and
ID -4 Districts. Use of fluted or ribbed metal panels shall be
limited to no more than 65 percent of the exterior in the ID-3
District. Use of fluted or ribbed metal panels for recreational uses
shall be limited to no more than 85 percent of the exterior in the
ID -2 District and shall include a minimum of 1/3 of the front
elevation as split face block or other material of equal or greater
quality.
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vi. Synthetics. Synthetic siding materials such as fiber cement siding
and EIFS are acceptable if carefully integrated into the building's
design and detailed with a high level of shadow lines and reveals.
vii. Concrete Masonry Units. Architectural Masonry Units with
special aggregates and fmishes are acceptable. Split face masonry
units may be acceptable if combined with other masonry products
to raise the level of visual quality.
viii. 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.
ix. Other primary building materials may be approved by the
Architectural Review Team (ART) if demonstrated to be of
similar quality to the permitted primary materials.
(b) Secondary Materials.
Any primary material listed above may be considered as a
secondary material.
ii. Gypsum Fiber Reinforced Concrete (GFRC). Fiber reinforced
concrete products may be used for trim or architectural features.
iii. Frost- Proof Ceramic Tile. Porcelain or other frost -proof ceramic
tiles may be used as accents or to create special features.
iv. 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 rust or corrosion. Use of corrugated or long span, high -
profile fluted or ribbed metal panels is prohibited.
V. Split Faced Block Split -faced block shall be used in limited
quantities for components like foundations or site walls.
vi. EIFS. Exterior Insulated Finishing Systems may be used to add
three dimensional features to the walls.
vii. Other secondary building materials may be approved if
demonstrated to be of similar quality to the permitted secondary
materials.
(12) Color. Structures shall incorporate combinations of color that will provide
visual interest while being 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.
(b) Accent Colors. Building trim and/or detailing may utilize brighter
accent colors to create visual interest, enhance wayfmding 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.
(13) Accessory Structures. Attached or detached accessory structures shall be
constructed similar in design, style, quality and appearance with identical
materials as the principal structure.
§ 153.040 SITE DEVELOPMENT REQUIREMENTS
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(A) Fences.
Fences within the Innovation Districts will comply with Sections 153.078 to 153.083
of the Zoning Code. For the purposes of outdoor recreational uses, fences necessary
for safety and security purposes may be greater than four feet in height.
(B) Landscape Requirements.
Unless otherwise specified in this Section, all other applicable requirements of
Sections 153.134 to 153.148 shall be met.
(1) Intent. The general intent of the Innovation Districts is to provide landscaping
that meets the general objectives of the Zoning Code while specifically
targeting design character recommended in the EAZ Plan. Landscaping
should emphasize a naturalized appearance and blend with the design of
public rights -of -way, while demarking areas of more formal design where
people will gather and use space.
(2) Character Elements. Site landscaping shall comply with the general character
and design components as prescribed by the EAZ Plan.
(3) Property Perimeter and Parking Lot Buffering. To meet the intended
landscape character for the Innovation Districts to provide a more naturalized
appearance, required screening additional deciduous trees, shrubs and grasses
shall be used to augment screening and visually soften the appearance of
required evergreen screening.
(4) Use ofMounding. The general design of sites shall avoid the use of uniform
mounding to meet screening and buffering requirements. Integration of
mounding as one form of screening should focus on landforms of varying
width and height that will achieve a more natural and less "engineered"
appearance.
(5) Interior Landscape Requirements. All landscape islands must include a
minimum width of 10 feet from back to back of curb. All islands must be a
minimum of 180 square feet in area. Parking lot islands shall be designed in a
manner so as to be distributed as evenly as possible throughout paved parking
areas without being required in the interior of service courts and loading dock
areas.
(6) Street Trees. One, two -inch caliper street tree shall be provided for each 35-
foot interval of public or private street frontage and along entry driveways
exceeding 200 feet in length. To achieve the character of the EAZ, trees shall
be planted in informal clusters along public arterials and collectors as defined
in the EAZ Plan. Entry drives and local streets may include more uniform
spacing.
(7) Open Space Plantings. One deciduous tree must be planted for each 1,000
square feet of open space (areas not part of lot coverage). Trees must have a
minimum caliper of two inches at the time of planting. Groupings or clusters
of trees are preferred, planted at intervals necessary to ensure their survival.
(8) Parking Lot Plantings. To help reduce excessive heat build -up and emissions
from large areas of hard surfacing, landscape areas must be provided within
parking lots designed for a capacity of 40 cars or more. Landscape islands
with a surface area equal to five percent of the area of the paved surface
(including all parking spaces, interior drives, loading docks, drop -off /pick -up
lanes, and access drives beyond the right -of -way) shall be provided in all
parking lots. The required landscape areas shall meet the following
requirements:
(a) All required landscaped areas shall consist of curbed islands or
peninsulas that are surrounded on at least two sides by pavement.
Landscaping on the perimeter of the parking lot shall not be counted
toward meeting this requirement.
Page 18 of 44
Ordinance 32- 11(AMENDED)
DRAFT INNOVATION DISTRICTS CODE
(b) A minimum of one broad leaf /deciduous tree shall be provided for
every 300 square feet of landscaped area required.
(c) The landscape areas may be located in "dead corners" or in landscape
islands so as to breakup expanses of parking spaces and to contribute
to orderly circulation of pedestrian or vehicular traffic in the parking
area.
(C) Tree Preservation.
All sites within the Innovation Districts are expected to retain and protect natural
features to the greatest extent possible as part of the development process. Sites shall
also comply with the procedures for Sections 153.140 to 153.149.
(D) Open Space and Greenways
(1) Development within the Innovation Districts shall include the dedication of
land or provision of public access easements for the purposes of establishing
key greenway connections in conformance with the EAZ Open Space Plan.
(2) For residential development within the Innovation Districts, dedication of
public open space shall be provided in accordance with Code requirements.
(3) All uses within the EAZ are highly encouraged to provide outdoor plazas,
squares or greens and public art accessible to the general public from the
public right -of -way.
(4) Open space areas shall be large enough and of proper dimensions so as to
constitute a useable area, with adequate access, through easements or other
similar arrangements.
(5) The inclusion of the following amenities are permitted and encouraged within
an open space where appropriate to the principal use: public art, sidewalk
cafes, food kiosks, ornamental fountains, drinking fountains, waterfalls,
sculpture, arbors or trellises, planted beds, clock pedestals, transit shelters,
awnings (not including canvas materials), canopies and similar structures.
(6) Any permanent open space developed in conjunction with a building or site
must be equipped for congregation and recreational opportunities by users of
the building and surrounding areas.
(7) Common/open space must be accessible to and visible from the street In no
instance shall the open space be more than three feet above or below the
adjoining right -of -way.
(E) Utilities
All utility lines including water supply, sanitary sewer service, electricity, telephone
and gas, and their connections or feeder lines shall be placed underground. Unless
otherwise dictated by the needs of the building, all utility connections shall be kept to
the rear or the side of the building, out of view or screened.
(F) Parking Requirements
(1) Parking shall comply with Sections 153.200 to 153.212, unless specifically
provided for herein. In the case of conflicts, regulations for the Innovation
Districts will prevail.
(2) Parking for employees and service shall be located along the side or rear of
the structure. Visitor parking may be located forward of the building for
wayfinding and access, but should be designed and located to limit its visual
appearance from the public right -of -way.
Page 19 of 44
Ordinance 32- 11(AMENDED)
DRAFT INNOVATION DISTRICTS CODE
(3) All employee and service parking areas shall be accessed from a rear alley or
side street where available.
(4) Sidewalks shall be provided on -site to link parking and the public sidewalk to
the entrance of the building.
(5) Parking and maneuvering areas shall meet the minimum requirements of the
Parking Space Dimensions table below:
Parking Pattern
Aislewidh
1alYay 2Way
Parking Space
Length WidF�
Total WKW
1-Way 2 -Way
Parallel
12R.
15R
25 ft.
9R
33R
36%
0-75 Degree
12R.
22 ft.
21 ft.
9R
48R
58R
76-90 Degree
12 R.
22 R.
19 ft.
9 R.
50 R
60 ft.
VA
:3
:22R Two -Way Aisle
:15ft. One -Way Aisle
%lie :d
:o
.e
v
Measured perpendicular to the
longitudinal space centerline.
Measured along the longitudinal
space centerline.
Total width of two tiers of parking
spaces plus maneuvering lane
Parking Space Dimensions
(6) The following Table of Parking Requirements lists the parking to be provided
for individual uses. The number of off - street parking spaces shall not exceed
these requirements, except as provided as a parking adjustment (see 6, below).
Table of Parking Requirements
Use
Parking Requirement
One space per 3 persons by seating capacity or maximum occupancy
(whichever is greater) in the largest assembly area or stadium
Where assembly areas are not present, 1 space per classroom and 1
Education
space per 300 sq. ft. of GFA of office area
Technical, vocational and trade schools: 1 space per each 3 students in
additionto the spaces required above
Multiple - family: 1.5 spaces per dwelling unit
Residential
Single - family: 2 spaces per dwelling unit.
Day Care
1 space per 10 client at licensed capacity
Live -Work
1.5 spaces per dwelling unit plus 1 space per 500 sq. ft. of GFA
Government and
1 space per 3 persons by seating capacity or maximum occupancy
Institutional
(whichever is greater) in the largest assembly area; in no assembly area
is provided, 2 spaces per 1,000 sq. ft. of GFA
Professional,
1 space per 350 sq. ft. of GFA
Medical, Office
Spaces required for offices
Medical Treatment
1 space per treatment room+ 1 space per in- patient bed+ additional
Facilities
spaces for office use
Personal Service
2 spaces per 1,000 sq. ft. of GFA
Retail Sales
3 spaces per 1,000 sq. ft. of GFA
1 space per 3 persons by occupancy or 1 space per 150 sq. ft. of GFA,
Restaurant,
whichever is greater
Entertainment and
Outdoor recreation areas shall submit a parking plan for approval by
Recreation
the ART detailing expected parking needs
Warehousing
1 space per 5,000 sq. ft. of GFA+ additional spaces for office use
Technology and
Industry
1 space per 1,000 sq. ft. of GFA plus additional spaces for office
Utility
1 space peruse
(G)
Parking Adjustments
Page 20 of 44
Ordinance 32- 11(AMENDED)
DRAFT INNOVATION DISTRICTS CODE
(1) Parking adjustments may be approved by the Administrative Review Team
(ART) or by the Planning and Zoning Commission as part of a site plan
review.
(2) Shared parking reduction. Fewer parking spaces may be permitted upon
approval of a shared parking analysis submitted by the owner demonstrating
that the spaces planned will be sufficient
(3) Deferred parking reduction: Construction of the required number of parking
spaces may be deferred if the following conditions are met:
(a) Areas proposed for deferred parking shall be shown on the site plan,
and shall be sufficient for construction of the required number of
parking spaces in accordance with the requirements of this section for
parking area design and other site development requirements of the
District.
(b) Alterations and construction of parking facilities within the deferred
parking area may be initiated by the owner or required by the City.
(c) Additional parking spaces may be approved, based on documented
evidence provided by the property owner or applicant demonstrating
that the parking will be required to accommodate the use on a typical
day.
(d) The parking requirements shall be waived for individual retail uses of
2,000 square feet or less and other uses that are determined by the
ART or Planning and Zoning Commission, as applicable, as
accessory to other principal uses, such as outdoor restaurant seating
adjacent to the street, day care uses, and other similar uses and
activities.
(4) Off - street parking requirements may be met in a shared parking lot located
within 300 feet of building /structure served.
(5) On- street parking directly fronting the lot shall count toward fulfilling the
parking requirement of that lot. Credit for parking spaces shall be given for
those spaces immediately in front of the property to which they apply that
have more than 50 percent of the length of the parking space within the lot or
building frontage.
(H) Bicycle Parking
(1) One bicycle parking space shall be required for every 15 parking spaces
required, or fraction thereof. In no case where bicycle parking is required no
fewer than four spaces shall be provided.
(2) Every effort should be made to provide clear pedestrian connectivity from the
public street to the main entrance of buildings. Clear path of travel through
parking areas should be designed in a manner to effectively minimize conflict
with vehicles.
(3) Bicycle parking shall be located within 100 feet of the entrance to a principal
structure. Parking may be located within the principal structure and should be
located where conflicts with pedestrian or vehicular travel are avoided.
(4) Bicycle parking racks, docks, or posts shall be designed and installed to
provide two points of contact to an individual bicycle frame when used as
intended. Enclosed locker -type facilities may be provided in lieu of open
racks. Racks and lockers must be designed to allow a bicycle to be locked to a
structure attached to the pavement, building, or other permanent structure.
Page 21 of 44
Ordinance 32- 11(AMENDED)
DRAFT INNOVATION DISTRICTS CODE
(5) Bicycle racks shall be installed according to the dimensional requirements set
forth by the bike rack manufacturer and the latest edition of the APBP Bicycle
Parking Guidelines, or similarly acceptable industry publication.
(6) A minimum five foot access aisle or maneuvering zone shall be provided in
each bicycle parking facility.
(I) Loading Areas
(1) Number. The minimum number of loading spaces shall be provided in
accordance with the Loading Space Requirements table below. Requirements
may be modified upon making the determination that another measure would
be more appropriate because of the number or type of deliveries experienced
by a particular business or use.
(2) Location. Loading /unloading areas and docks shall be prohibited in the front
yard. Loading or unloading spaces or docks are prohibited within 50 feet of
any residential use unless completely enclosed or screened from view in
accordance with the Zoning Code.
(3) Design Requirements.
(a) An alley or front service drive may be used where a single loading
space is required. In all cases, service vehicles must be able to
maneuver on -site without interfering with travel on a public street,
with off - street parking or the normal movement of vehicles and
pedestrians on -site.
(b) Loading spaces separate from docks shall be at least 12 feet wide, 30
feet long and 14 feet high for adequate clearance.
(c) No loading docks are permitted on front elevations facing the public
street.
(4) All service vehicles and/or fleet parking must be maintained within
appropriately screened areas and shall not be placed forward of the structure.
(.i) Parking Structures.
(1) Dimensions. Parking stall and driving aisles shall be in accordance with the
dimensional requirements as required by the City Engineer.
(2) Interior Circulation. The interior of the structure shall be designed in
accordance with the minimum requirements of the City Engineer and the
following:
(a) Entering traffic shall circulate in a counter - clockwise direction.
Opportunities for recirculation shall be provided.
(b) Maximum aisle length shall not exceed 400 feet without providing a
cross aisle.
(c) Cross aisles shall be a minimum of 18 feet and no greater than 24 feet
in width.
Page 22 of 44
Loading S
ace Requirements
10,000 to 20,000 s
. ft. of GFA
1 s ace
20,001 to 50,000 s
. ft. of GFA
2 spaces
50,001 to 100,000
sq. ft. of GFA
3 spaces plus 1 spaces for each additional
100,000 s . ft. GFA or part thereof
>100,000 s . ft. of GFA
5 spaces
(2) Location. Loading /unloading areas and docks shall be prohibited in the front
yard. Loading or unloading spaces or docks are prohibited within 50 feet of
any residential use unless completely enclosed or screened from view in
accordance with the Zoning Code.
(3) Design Requirements.
(a) An alley or front service drive may be used where a single loading
space is required. In all cases, service vehicles must be able to
maneuver on -site without interfering with travel on a public street,
with off - street parking or the normal movement of vehicles and
pedestrians on -site.
(b) Loading spaces separate from docks shall be at least 12 feet wide, 30
feet long and 14 feet high for adequate clearance.
(c) No loading docks are permitted on front elevations facing the public
street.
(4) All service vehicles and/or fleet parking must be maintained within
appropriately screened areas and shall not be placed forward of the structure.
(.i) Parking Structures.
(1) Dimensions. Parking stall and driving aisles shall be in accordance with the
dimensional requirements as required by the City Engineer.
(2) Interior Circulation. The interior of the structure shall be designed in
accordance with the minimum requirements of the City Engineer and the
following:
(a) Entering traffic shall circulate in a counter - clockwise direction.
Opportunities for recirculation shall be provided.
(b) Maximum aisle length shall not exceed 400 feet without providing a
cross aisle.
(c) Cross aisles shall be a minimum of 18 feet and no greater than 24 feet
in width.
Page 22 of 44
Ordinance 32- 11(AMENDED)
DRAFT INNOVATION DISTRICTS CODE
(d) Design of all parking structures shall include a minimum ceiling
clearance height of eight and one -half feet.
(3) Ingress /Egress Lanes. To provide for the orderly function of parking
structures, the following shall be required:
(a) Two smaller vehicle access openings are preferable to a single large
one.
(b) Storage areas for entering and exiting traffic shall be sufficiently long
to minimize backups of traffic onto surrounding streets or within the
garage.
(c) A minimum of two vehicle lengths of storage shall be provided
between the street and the garage entry gate, but more may be
required.
(d) One inbound lane shall be required each 300 spaces or fraction
thereof. One exit lane shall be provided for each 200 spaces, or
fraction thereof.
(e) Single entrance lanes from the street shall be 13 to 16 feet in width,
tapering down to 10 feet at the approach to the control equipment
Double entrance lanes shall be 24 feet wide.
(4) Lighting. The following minimum requirements shall be met for the lighting
of structured parking within the Innovation Districts:
(a) Light Trespass. There shall be no casting of glare or spillover lighting
outside of the parking structure. Garage lighting shall be concentrated
on aisles and ramps with spillover lighting to illuminate parking
stalls.
(b) Top Deck Lighting. Lighting on the upper level of a parking structure
shall utilize full cut -off fixtures and lower pole heights to eliminate
glare and visibility of pole mounted fixtures.
(c) Adherence to Guidelines. Except as otherwise provided to meet the
intent of these standards, all parking structure lighting shall comply
with Section 153.133 Exterior Lighting Requirements.
(5) General Design and Appearance. The design of freestanding or integrated
structures should comply with the following:
(a) The design intent for parking structures is to minimize the view of the
automobiles from the exterior and to have more variation in the
fagade than is typically found in parking structures.
(b) The parking structure shall be architecturally compatible with the
building it serves and utilize a variety of opening sizes, opening
locations, screens, building panels, colors and/or other approaches to
create a richer fagade composition.
(c) Sloped ramping shall be concealed from exterior view by interior
screens or other methods on the exterior fagade.
(d) No part of the structure shall exceed the height of the principal
structure it is intended to serve. Freestanding structures shall not
exceed the maximum building height of the District, without height
incentives.
Page 23 of 44
Ordinance 32- 11(AMENDED)
DRAFT INNOVATION DISTRICTS CODE
(e) Where a parking structure is within 40 feet of any existing principal
structure, that portion of the parking structure shall not exceed that
structure's eave or wall height.
(f) Individual parking structures shall not exceed 500 total parking
spaces unless demonstrated that architectural design techniques are
adequately implemented to reduce the overall mass and appearance of
the structure.
(g) Pedestrian and vehicular entries shall be clearly distinguished.
(h) Parking structures are encouraged that incorporate space for retail,
service or other commercial uses.
(7) Character and massing: Parking structure facades over 150 feet in length
shall incorporate architectural features that break the continuity of these long
facades through the following:
(a) Vertical facade changes: Incorporation of intervals of architectural
variation at least every 80 feet over the length of the applicable
facade, such as:
(1) Varying the arrangement, proportioning and /or design of
openings;
(2) Incorporating changes in architectural colors, textures,
details, materials or adding applied architectural features such
as screens or panels; and/or
(3) Projecting forward or recessing back portions or elements of
the parking structure facade.
(b) Horizontal facade changes:
(1) Stepping back the upper floors from the ground floor parking
structure facade;
(2) Changing materials, colors or textures between the parking
structure base and upper floors; and/or
(3) Including a continuous cornice line or pedestrian weather
protection element between the ground floor and upper floors.
(c) Views to the Interior. Facades of parking structures shall minimize
continuous horizontal parking floor openings. Any portion of a
parking structure ground floor with exposed parking areas adjacent to
a public street shall minimize views into the parking structure interior
through one or more of the following methods:
(1) Decorative trelliswork and/or architectural screening on the
parking structure facade, without compromising the open
parking structure ventilation requirements of any applicable
Code.
(2) Special architectural or artistic features.
(3) Alternative methods may be approved by the ART or
Planning and Zoning Commission, as applicable.
(4) Upon conversion of portions of a parking structure to a
pedestrian retail/commercial use, the ART or Planning and
Zoning Commission, as applicable, may approve the removal
of initially installed pedestrian screening material in order to
Page 24 of 44
Ordinance 32- 11(AMENDED)
DRAFT INNOVATION DISTRICTS CODE
allow maximum visibility and access to the converted
portions of the parking structure.
(5) In addition to the above, views into the upper floors of
parking structures shall be minimized through one or more of
the following methods:
(i) The use of planters integrated into the upper floors of
parking structure facade design.
(ii) Decorative trelliswork and/or architectural screening
on the parking structure's upper floor facades.
(iii) Upper parking floors designed with as a pattern of
more window -like openings on the parking structure
facade.
(I) Sustainable Parking Lot Design
(1) In order to promote environmentally sensitive design and construction of
parking lots, the following requirements apply:
(2) Permeable Surface for Paving
(a) Parking areas may be surfaced with permeable asphalt, permeable
concrete or turf blocks, subject to review by the City Engineer. If
approved by the City Engineer, the calculations for required
stormwater management and retention measures may be adjusted for
the use of this paving.
(b) Driveway aprons connecting parking lots to public roadways may not
be constructed with permeable materials.
(c) A maintenance plan, outlining responsible parties, procedures and
schedules for permeable pavement areas must be submitted and
approved by the City Engineer.
(4) Parking and circulation areas must meet pavement strength
specifications as determined by the Fire Marshal.
(3) Alternative Parking Space Dimensions.
(a) A property owner may request an adjustment to parking space
dimensions for no more than five percent of required spaces, based on
documentation of a formal policy or program to encourage the use of
compact vehicles by employees or visitors, as approved by the ART.
(b) Where alternative dimensions are approved, which would have the
effect of reducing the number of required spaces meeting the standard
dimensional requirements, the remaining standard spaces shall be
subject to the Deferred Parking requirements.
(4) Electric Car Parking Requirements
(a) Parking lots with 200 spaces or more are strongly encouraged to
provide at least one electric plug -in service point for every 200
parking spaces.
(b) Plug -in points must be associated with an individual parking space
and be installed according to appropriate design standards, as
approved by the ART.
(c) Plug -in points are exempt from the service structure screening
requirements outlined in Section 153.133.
Page 25 of 44
Ordinance 32- 11(AMENDED)
DRAFT INNOVATION DISTRICTS CODE
(5) Wheel stops or modified curb designs may be used in place of standard
curbing where alternative stormwater techniques such as bioswales or rain
gardens require surface drainage.
(L) Signs
Signs shall comply with Sections 153.150 — 153.164, unless specifically provided for
in the following section. In the case of conflicts, regulations for the Innovation
Districts will prevail.
(1) Table of Height, Area & Setbacks. The following table shall provide for the
implementation of sign requirements for the Innovation Districts:
(2) Table of Numbers. The following summarizes the number of signs permitted
within the Innovation Districts. The intent of the Districts is that each site is
permitted one monument, wall or projecting sign as its primary identification.
For designated uses an additional window sign can be used to identify main
entrances. An additional sign may be permitted in instances where support
services available to the public are integrated within the first floor of a
primary structure such as a large office complex. In no case shall more than
one sign identifying a particular business be oriented toward the same
property line.
SIGN TYPE
Wall
Monument
Window
Projecting Signs
• For multiple street frontages, one sign per frontage, not to exceed a total of 2 (provided
Signs
Signs
Signs
(wall or post- mounted)
Maximum
masarman
Maximum
Maximum
Minimum
Maximum
Maximum
Maximum
Minimum
Area
Height
Area
Height
Setback
Area
Area
Height
Setback
USES
(sq•m)
(m)
(sq. n)
(m)
(m)
(sq. m)
(sq. ft.)
(m)
(m)
Live -Work
6
15
Not
Not
Not
6
6
6
6
permitted
permitted
permitted
Schools, Civic,
Religious and
30
15
30
8
8
permitted
6
6
6
Daycare
Office and
50
15
50
8
8
6
Not
Not
Not
Research
permitted
permitted
permitted
General
Commerce
-First-floor
30
15
30
8
8
6
6
6
6
integrated
•Outparcel
50
15
50
8
8
6
Not
Not
Not
permitted
permitted
permitted
-Retail center
8o
15
50
8
8
6
Not
permitted .
Not
pernitted
Not
permitted
Manufacturing
50
15
50
8
8
6
Not
Not
Not
&Industry
permitted
permitted
permitted
Fueling /Service
See 153.161(L)
See 153.161(L)
See
See 153.161(L)
Stations
153.161(L)
Joint
Not
Not
50
8
8
6
Not
Not
Not
I
Identification
permitted
permitted
permitted
permitted
permitted
(2) Table of Numbers. The following summarizes the number of signs permitted
within the Innovation Districts. The intent of the Districts is that each site is
permitted one monument, wall or projecting sign as its primary identification.
For designated uses an additional window sign can be used to identify main
entrances. An additional sign may be permitted in instances where support
services available to the public are integrated within the first floor of a
primary structure such as a large office complex. In no case shall more than
one sign identifying a particular business be oriented toward the same
property line.
SIGN TYPE
NUMBER
• 1 sign per building or use.
• For multiple street frontages, one sign per frontage, not to exceed a total of 2 (provided
a minimum 100 feet of frontage on each street).
Wall Signs
. For multi-user buildings where tenants have individual entrances, 1 wall sign per tenant
space is permitted to a size as defined by the Sign Code.
• In larger office /research complexes with multiple building wings connectedby a shared
atrium, 1 wall sign may be permitted for each wing . to denote the primary tenant.
• 1 sign per lot or multiple lots if devoted to one specific use or user.
Monument Signs
. For multiple street frontages, 1 sign per frontage, not to exceed a total oft (provided a
mirdmum 100 feet of frontage on each street).
Window Signs
• 1 sign per business or use when the use has an individual entrance ( in addition to any
monument, wall or projecting sign).
Projecting Signs
. Generally limited to 1 per building or use.
(3) Multi - tenant Signs. No more than two tenant panels may be provided on one
monument sign. Tenant panels must include a frame to visually separate the
individual panels.
Page 26 of 44
Ordinance 32- 11(AMENDED)
DRAFT INNOVATION DISTRICTS CODE
(4) Wall Signs. Based upon the specific architecture of buildings, wall signs may
be administratively approved by the ART at a greater building height, not to
exceed the primary roof line.
(5) Secondary Image. Secondary images for signs within the Innovation Districts
may be designed up to 30 percent of the maximum permitted area of the sign
face.
(6) Colors. Within the Innovation Districts, signs shall be limited to the use of
three colors. Colors for trademarked logos shall be permitted; logos shall be
considered as one of the three permitted colors.
(7) Sign Types. To better accommodate contemporary architecture, sites
permitted multiple signs may utilize a combination of sign types.
(8) Interstate Signs. Corporate offices with frontage along U.S. 33 are permitted
an Interstate District sign as regulated by 153.161(A).
(M) Site Lighting.
The lighting requirements of Section 153.149 shall be met.
(N) Circulation and Access.
(1) Rights -of -way Dedication. Private development shall include the dedication of
rights -of -way for the future expansion and widening of public roads to serve
properties in accordance with the City's Thoroughfare Plan and/or the EAZ
Transportation Plan, whichever is greater.
(2) Site Access. All access from public rights -of -way shall be provided at
locations approved by the City for the purposes of access management and
safety. Cross access easements shall be provided for all shared driveways, and
all sites shall comply with the City's Administrative Policy for Intersection
Visibility Triangles at proposed access points.
(3) Construction Durability. All private drives, parking areas, pedestrian paths,
and sidewalks shall meet at least the minimum requirements established by
the City.
(4) Paths and Connections.
(a) Public access easements shall be provided in all cases where multi-
use paths are provided through a site and not along a public street.
(b) Installation of sidewalks and multi -use paths on site shall be made in
compliance with the EAZ Plan.
(c) Pedestrian access shall be provided from all building entrances to
public sidewalks along the street right -of -way. Continual maintenance
of all access on a site shall be the responsibility of the property
owner.
(d) A minimum 4 -foot sidewalk shall be required along the edge of all
parking lots on sides adjacent to buildings to adequately facilitate
pedestrian access into the building.
§ 153.041 SUSTAINABILITY AND DEVELOPMENT INCENTIVES
(A) Development Incentives. Development incentives are offered to induce applicants to
provide various amenities or other activities that add vitality, environmental
sensitivity and other activities consistent with the EAZ Plan and the Dublin
Community Plan. For each criteria that are met, either the maximum building height
Page 27 of 44
Ordinance 32- 11(AMENDED)
DRAFT INNOVATION DISTRICTS CODE
may be increased by one story (not to exceed two) or the maximum lot coverage
increased by five percent:
(1) The building is designed to qualify for a Leadership in Energy and
Environmental Design (LEED) Green Building Rating of gold or higher, or
other equivalent accepted rating system.
(2) The site and/or building uses innovative stormwater provisions, such as rain
gardens, green roofs, etc., to accommodate more than 50 percent of calculated
stormwater flow required to be controlled.
(3) Use of a parking structure for at least 75 percent of required parking.
§ 153.042 DEVELOPMENT APPROVAL PROCESS
(A) Process Purpose and Intent
The purpose of this Section is to provide adequate review of applications for rezoning
and/or development within the Innovation Districts. These procedures are intended to
create an efficient and predictable review process for projects within the Economic
Advancement Zone The timing for reviews and approvals ensure that the EAZ is
competitive with research and technology parks in other jurisdictions.
(1) Compatibility. It is the intent to ensure that development projects are
completed in a manner generally harmonious with surrounding properties and
without the endangerment of the health, safety, and general welfare of
existing, prospective, or future owners, users, surrounding and adjoining
properties, and the public.
(1) Coordination. These regulations and procedures are intended to ensure that
development has adequate and efficient provision of facilities and/or
infrastructure, land, rights -of -way, and easements, so as not to burden the
fiscal resources of the City. These provisions include the construction of
buildings and utilities, streets and sidewalks, landscaping, recreational open
spaces and other provisions meeting the standards of the City and the
Community Plan, as required for the public good.
(B) Process Summary
The following table provides an overview of the review procedures and requirements
used in this Section that apply to the Innovation Districts.
Review Procedure
Zoning Code
Reviewing Body
Application
Section
Zoning Districts
Rezoning
153.234
City Council
Rezoning applications for all Innovation
Districts.
Develo meat Plan Applications
Pre - Application
153. 042(D)
Administrative
Non - binding review of applications prior to
Review (optional)
Review Team
formal submission.
Application submitted prior to commencing
Development Plan
153. 042(E)
As Applicable (see
or modifying development on all or any
Application
below)
portion of property in the Innovation
Districts
Administrative Review
153.042(E)(5)
Applications that comply with all
Administrative
Review Team
requirements of the Innovation Districts
Administrative
.
153.042(E)(6)
Administrative Departures (See
Departures
es
153.042E 6
Development in any Innovation District that
Planning and
fails to meet one or more of the District
Site Plan
153.042(E)(7)
Zoning
requirements; denials of Administrative
Commission
Departues; review of conditions of ART
approval when requested by applican t.
Development Plan Appeals
City Council Appeal
153.042(E)(9)(e)
City Council
Site Plan denials by the Planning and
Zonmg Commission
Conditional Use Reviews
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(C) Pre - Application Meeting and Procedures
(1) Pre - Application Review. A request for a Pre- Application meeting shall be
made in writing to the City on a form provided by the City for that purpose.
The request shall also include, at a minimum, the following information:
(a) Ten copies of a site plan generally demonstrating the nature of the
proposed development.
(b) A list of each possible Administrative Departure, as provided for in
Section 153.042(E)(6). Proposed Administrative Departures shall also
be clearly noted on the required site plan.
(c) A fee as established by City Council.
(2) Scheduling. Upon written receipt of a request for a pre - application meeting,
the City shall schedule the meeting no later than 14 days from the date when
the request was submitted, unless a later date is otherwise mutually agreed to
by the applicant and the Director. The City shall notify the applicants in
writing or by email at least seven days prior to the meeting. The intent of the
Innovation District review process will be to schedule the pre - application
meeting as soon as practicable.
(3) Review Timeframe. Prior to the meeting, the City shall distribute the
submitted materials to other applicable City departments for input and
recommendations. Applicable departments shall be notified of the pre -
application meeting and shall be encouraged to send appropriate
representatives.
(4) Informal Feedback. During the pre - application meeting, the City shall provide
the developer with a non - binding and informal review of the development
proposal, and information on the procedures and policies of the City,
including application review procedures that may be used.
(D) Development Plan Applications and Procedures
(1) Development Plan Applications. Prior to the development of any property
within the, Innovation Districts, a Development Plan Application shall be
submitted to the City on a form prescribed by the City. The Development Plan
Application shall include the elements indicated in Section 153.042(E)(3).
Development Plan Applications shall not be subject to filing deadlines as
required for other development applications and may be submitted to the City
on any date during its normal hours of operation.
(2) Review Authorities. As part of the Development Plan review, the following
entities shall be involved in the application review as specified.
(a) Administrative Review Team. Development Plan Applications within
the ID -1, ID -2, ID -3 and ID -4 Districts shall be reviewed by the
Administrative Review Team (ART). The ART shall consist of the
following members or their designated representatives, and others
appointed by the City Manager as deemed necessary, either as
permanent or temporary members. The City may contract with
qualified architectural consultants to assist with the determination for
compliance with architectural provisions of the Innovation Districts
and the EAZ Plan.
(1) Director (Chair)
(2) City Engineer
(3) Fire Chief
Page 29 of 44
Planning and
Conditional Uses as required in the
Conditional Use
153.236
Zoning
Commission
Innovation Districts
(C) Pre - Application Meeting and Procedures
(1) Pre - Application Review. A request for a Pre- Application meeting shall be
made in writing to the City on a form provided by the City for that purpose.
The request shall also include, at a minimum, the following information:
(a) Ten copies of a site plan generally demonstrating the nature of the
proposed development.
(b) A list of each possible Administrative Departure, as provided for in
Section 153.042(E)(6). Proposed Administrative Departures shall also
be clearly noted on the required site plan.
(c) A fee as established by City Council.
(2) Scheduling. Upon written receipt of a request for a pre - application meeting,
the City shall schedule the meeting no later than 14 days from the date when
the request was submitted, unless a later date is otherwise mutually agreed to
by the applicant and the Director. The City shall notify the applicants in
writing or by email at least seven days prior to the meeting. The intent of the
Innovation District review process will be to schedule the pre - application
meeting as soon as practicable.
(3) Review Timeframe. Prior to the meeting, the City shall distribute the
submitted materials to other applicable City departments for input and
recommendations. Applicable departments shall be notified of the pre -
application meeting and shall be encouraged to send appropriate
representatives.
(4) Informal Feedback. During the pre - application meeting, the City shall provide
the developer with a non - binding and informal review of the development
proposal, and information on the procedures and policies of the City,
including application review procedures that may be used.
(D) Development Plan Applications and Procedures
(1) Development Plan Applications. Prior to the development of any property
within the, Innovation Districts, a Development Plan Application shall be
submitted to the City on a form prescribed by the City. The Development Plan
Application shall include the elements indicated in Section 153.042(E)(3).
Development Plan Applications shall not be subject to filing deadlines as
required for other development applications and may be submitted to the City
on any date during its normal hours of operation.
(2) Review Authorities. As part of the Development Plan review, the following
entities shall be involved in the application review as specified.
(a) Administrative Review Team. Development Plan Applications within
the ID -1, ID -2, ID -3 and ID -4 Districts shall be reviewed by the
Administrative Review Team (ART). The ART shall consist of the
following members or their designated representatives, and others
appointed by the City Manager as deemed necessary, either as
permanent or temporary members. The City may contract with
qualified architectural consultants to assist with the determination for
compliance with architectural provisions of the Innovation Districts
and the EAZ Plan.
(1) Director (Chair)
(2) City Engineer
(3) Fire Chief
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(4) Parks & Open Space Director
(5) Chief Building Official
(b) Planning and Zoning Commission. Applicants may submit
Development Plan applications for Site Plan approval by the Planning
and Zoning Commission in accordance with the procedures of Section
153.042(E)(7) under the following conditions:
(1) Approvals of the ART that include conditions for which the
applicant wishes reconsideration.
(2) Development Plan applications within the Innovation
Districts that fail to meet one or more of the requirements of
the applicable District and are not eligible for an
Administrative Departure.
(3) Administrative Departures denied by the ART.
(3) Contents of Development Plan Applications. The Development Plan
Application shall include the maps, plans, designs, and supplementary
documents itemized below. One copy of all required materials, including a
site plan, shall also be submitted in appropriate digital formats, as determined
by the City. The information submitted shall include the following:
(a) Site plans as required by the City, unless some materials are deemed
unnecessary by the Director based on the nature and scale of the
proposed development.
(b) Payment of a fee as established by City Council.
(c) A description of any requests for Administrative Departures as
permitted in Section 153.042(E)(6) listed in writing and clearly noted
on the required site plan, including a description of the nature of the
Administrative Departure, the specific provisions from which the
Administrative Departure is being sought, how the application meets
the requirements for approval under Section 153.042 (E)(6)(e)(3), and
other necessary illustrative materials describing the request.
(d) Site plans as required by the City, unless some materials are deemed
unnecessary by the Director based on the nature and scale of the
proposed development.
(4) Public Notices: Written notice regarding applications received for
Administrative Review or Site Plan approval shall be sent to the applicant,
owner, and parcels of land within 300 feet of the property under
consideration, as listed on the County Auditor's current tax list within ten
days from the receipt of a complete application. The notice shall, at a
minimum, indicate the property that is the subject of the request, describe the
nature of the request, and indicate when and where written comments will be
received concerning the request and, when applicable, the time, date and
location of the Planning and Zoning Commission meeting at which the
application will be considered.
(5) Administrative Reviews
(a) Upon receipt, the Development Plan application shall be distributed
to the Administrative Review Team (ART) for review.
(b) The ART shall be responsible for reviewing all Development Plan
applications and providing written input regarding the proposed
development's compliance with the applicable requirements of the
District.
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(c) The ART shall meet as necessary to consider the Development Plan
Application. Applicants shall be given not less than 5 days notice of
the ART review meeting, and may be required by the Director to
attend any meetings of the ART.
(d) During the course of a Development Plan Application review, the
City shall schedule at least one meeting with the applicant to review
the application. The applicant shall be given the opportunity to revise
the application in response to the ART's comments.
(e) Within 28 days from the filing of the Development Plan Application,
unless otherwise agreed by the applicant and the City in writing, the
ART shall be required to take one of the following actions:
(1) Approve the Development Plan application when all of the
requirements of the Innovation Districts and the intent of the
EAZ Plan are met, including Administrative Departures as
may be granted in accordance with Section 153.042(E)(6)(f).
(2) Issue a decision to permit the applicant to subject the
Development Plan application to Site Plan approval by the
Planning and Zoning Commission upon a determination by
the ART that:
(i) The application does not meet all of the requirements
of the District and the standards of Section
153.042(E)(8) or the intent of the EAZ Plan;
(ii) The application does not meet the requirements for
the granting of Administrative Departures; or
(iii) The proposal has the potential for significant
community impact that requires additional public
review.
(f) Following the approval of an Administrative Review the applicant
may apply for a Certificate of Zoning Plan Approval and building
permit, consistent with approved Development Plan.
(g) A report shall be provided periodically to the City Council and
Planning and Zoning Commission of Administrative Approvals by
the ART.
(6) Administrative Departures
(a) Purpose: In certain instances strict enforcement of zoning and
development requirements of the District may be either unreasonable
or impractical. Therefore, a procedure for Administrative Departures
from these regulations is provided to allow the flexibility necessary to
adapt to changed or unusual conditions, both known and unforeseen,
under circumstances that do not involve a change of the permitted use
of the land or structure.
(b) Procedures: The ART shall be permitted to hear and grant requests
for Administrative Departures that may modify the requirements in
the Innovation Districts within the standards provided in subsection
(e), below.
(c) Application: A request for Administrative Departures may be
submitted with a Development Plan application or at any time after
the approval of a Development Plan application. If requested as part
of a Development Plan application, the request shall be processed and
reviewed concurrently with the Development Plan application.
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(d) Review of these requests shall be subject to the same timing
requirements that apply to Development Plan applications.
(e) Review by the Administrative Review Team (ART):
(1) Requests. Requests for Administrative Departures shall be
submitted to the ART for review in accordance with the
procedures for Administrative Reviews.
(2) Review Criteria. The ART shall grant a request for an
Administrative Departures provided the request meets the
general purpose and intent of the District and one or more of
the following criteria:
Is not so substantial in nature or degree that it
represents a major divergence from the intent of
requirements of the District;
ii. Is necessitated by a condition related to the site,
rather than simply as a means to reduce costs or a
matter of general convenience;
iii. If approved, would maintain the specific purpose of
the requirements and conditions of the regulation that
is the subject of the request; or
iv. Is limited to that necessary to account for special site
conditions or development requirements specific to
an individual user.
(3) Examples. The following is illustrative, but not inclusive, of
what may be considered as Administrative Departures:
Changes to required building setbacks to account for
individual site conditions.
ii. Substitution of plant materials specified in the
landscape plan with comparable materials of an equal
or greater size.
iii. Change of building materials to a comparable or
higher quality.
(f) Approvals ofAdministrative Departures: Following the approval of
an Administrative Departure, the applicant may proceed with
applications for a Certificate of Zoning Plan Approval and building
permit, consistent with the approved Development Plan.
(7) Site Plan Reviews of Development Plan Applications
(a) Intent and Applicability: In order to balance the need to accommodate
unique uses with the desire to ensure the presence of high - quality and
orderly development within the District, Development Plan
applications shall be reviewed by the Planning and Zoning
Commission for a Site Plan approval as provided in Section
153.042(D)(5)(e)(2) and the conditions of this Section.
(b) Authority and Limitations: Site Plan approval of Development Plan
applications reviewed by the ART shall apply only to those portions
of the plan failing to meet the requirements of the District. The
Commission shall not have the authority to change any part of the
Development Plan application that otherwise meets the development
requirements of the District and/or has received an Administrative
Review approval.
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(c) Application Deadline: The applicant shall make a written request to
the Director for Site Plan approval no later than ten days following
the date when the ART's decision on the Development Plan
application is issued. The hearing before the Planning and Zoning
Commission shall occur no later than 30 days following the receipt of
the applicant's written request by the Director.
(d) Site Plan Approval Procedures: The Planning and Zoning
Commission shall approve, approve with conditions, or disapprove
the applicable elements of the Development Plan using the standards
of Section 153.042(E)(8). The decision shall be made within 56 days
of submission to a meeting of the Commission, unless otherwise
agreed by the applicant and the City in writing.
(e) Appeals: Development Plan applications disapproved by the Planning
and Zoning Commission may be appealed by the applicant to City
Council, which shall hear the appeal no later than 28 days following
the date of the Commission's decision, unless otherwise agreed by the
applicant and the City in writing.
(8) Development Plan Standards ofApproval: In addition to meeting all other
requirements of the District, a Development Plan application shall only be
approved by the ART or Planning and Zoning Commission, as applicable, if
the requirements of the District and the following criteria are met:
(a) Site Design Characteristics
(1) All elements of the site design shall be harmoniously and
efficiently organized in relation to topography, the size and
type of lot, the character of adjoining property, and the type
and size of buildings.
(2) The site shall be developed so as not to impede the normal
and orderly development or improvement of surrounding
property for uses permitted by the District.
(3) All buildings or groups of buildings shall be arranged so as to
permit emergency vehicle access by some practicable means
to all vehicles.
(4) Every structure or dwelling unit shall be provided with
adequate means of ingress and egress via public streets and
walkways.
(b) Environmental Standards
(1) The landscape shall be preserved in its natural state, insofar
as practicable, by minimizing tree and soil removal, alteration
to the natural drainage courses, and the amount of cutting,
filling and grading. Natural features and the site topography
shall be incorporated into the proposed site design to the
maximum extent practical.
(2) Landscaping buffers and/or greenbelts may be required
beyond those otherwise required in the District to ensure that
proposed uses will be adequately buffered from one another
and from surounding public and private property.
(c) Vehicular and Pedestrian Circulation
(1) The expected volume of traffic to be generated by the
proposed use shall not adversely affect existing roads and the
circulation thereon.
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DRAFT INNOVATION DISTRICTS CODE
(2) Driveways shall be located to minimize conflict with traffic
operations on the adjoining road. The number of driveways
shall be the minimum needed to provide reasonable access to
the site.
(3) The arrangement of public or common ways for vehicular and
pedestrian circulation shall respect the pattern of existing or
planned streets and pedestrian or bicycle pathways in the
area.
(4) Safe, convenient, uncongested and well- defined vehicular and
pedestrian circulation within and to the site shall be provided.
Drives, streets and other elements shall be designed to
promote safe and efficient traffic operations within the site
and at its access points.
(e) Public Services. The scale and design of the proposed development
shall facilitate the adequate provision of services currently furnished
by or that may be required of the City or other public agency
including, but not limited to, fire and police protection, stormwater
management, sanitary sewage removal and treatment, recreational
activities, traffic control, and administrative services.
(f) The general purposes and spirit of this Chapter and the various
provisions and components of the Community Plan, including the
EAZ Plan.
(E) Modifications to Approved Development Plans:
(1) The Director may authorize minor modifications to an approved Development
Plan that are required to correct any undetected errors, that are consistent with
the purpose of the approved application, or that are necessary to ensure
orderly and efficient development. Minor modifications shall be limited to:
(a) Adjustments in lot lines, provided no additional lots are created and
required setbacks are maintained;
(b) Adjustments in the location of and layout of parking lots, provided
perimeter setbacks, yards and buffers are maintained;
(c) Modifications of building footprints up to 10 percent in total floor
area of the originally approved building, building height(s) or floor
plans, that do not alter the character or intensity of the use;
(d) Substitution of landscaping materials specified in the landscape plan
with comparable materials of an equal or greater size;
(e) Redesigning and /or relocating stormwater management facilities
provided that general character and stormwater capacities are
maintained;
(f) Adjusting and/or relocating landscape mounds, provided that the
same level and quality of screening is maintained;
(g) Minor modifications to the sign face, landscaping and lighting,
provided the other sign requirements of the final development plan
are maintained;
(h) Minor changes in building material or colors that are similar to and
have the same general appearance comparable to or of a higher
quality as the material approved on the final development plan.
(i) Changes required by outside agencies such as the County, State, or
Federal departments.
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DRAFT INNOVATION DISTRICTS CODE
(j) Other minor modifications deemed by the Director that do not alter
the basic design or any specific conditions imposed as part of the
original approval.
(2) Any modifications to be made to an approved Development Plan that are not
deemed minor by the Director shall require the filing and approval of a
Development Plan Application in accordance with this Section.
§ 153.043 DEFINITIONS
(A) Use Definitions
For the purposes of § §153.037 through 153.042, the following definitions shall apply.
Other terms defined in Chapter 153 shall have the same meanings when applied to
with the Innovation Districts unless inconsistent with the terms in §§153.037 through
153.042.
Commercial Uses
(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
and the treatment of animals' illnesses, injuries, or physical ailments,
but shall not including crematory services.
(2) Conference Center. A facility containing over 50,000 square feet of gross
floor area and designed to accommodate and support meetings or conferences.
The facility may be either freestanding or incorporated into a hotel or office
facility, and that may include eating and drinking facilities.
(3) 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.
(4) Eating and Drinking. A facility that prepares or serves food or beverages
directly to the public for on- or off - premise consumption. This use includes
but is not limited to sit down or take -out restaurants, cafes or coffee shops, ice
cream parlors, and may also include uses such as taverns, brewpubs, or wine
bars if the operator obtains all required liquor licenses.
(5) 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.
(6) Entertainment and Recreation- Outdoor. An outdoor facility or area
providing opportunities for physical exercise, physical training or
improvement of health for the general public or members of an organization.
(7) Fueling /Service Station. A facility used primarily for the sale of automobile
fuels, oils or accessories. Services may include maintenance and lubrication
of automobiles and replacement or installation of minor parts and accessories
but shall not include major repair work such as engine or transmission
replacement, body and fender repair or spray painting. This use includes the
retail sales of convenience goods and vehicle charging stations.
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(8) Hotel. A building or series of buildings providing accommodations to the
traveling public in habitable units for compensation, and includes but is not
limited to both short -stay and extended stay facilities. This use includes the
provision of related services such as eating and drinking, meeting rooms, and
the sale of convenience goods.
(9) 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) 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.
(11) 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.
(12) 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.
(13) Retail. Afacility or area for the 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.
(14) 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 Uses
(14) Day Care. A facility for the provision of care and supervision outside the
home for minor children or adults, provided the supervision is less than 24
hours per day and the facility is licensed by the State of Ohio.
(15) District Energy Plant. A facility that is not a public utility and that generates
electrical energy for distribution to a defined area containing 10 or more
structures.
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(16) 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.
(17) High School. A facility providing education to students from 9" through 12"'
grades using a curriculum recognized by the State of Ohio and including
related assembly, sports and activity areas, but not facilities regularly used for
the housing or sleeping of students.
(18) 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.
(19) Hospital. Any medical facility that is capable of retaining patients overnight.
(20) Library, Museum, Gallery. Facilities containing collections of books,
manuscripts, and similar materials for study and reading, or exhibiting works
of art or objects in one or more of the arts and sciences.
(21) Religious or Public Assembly. A facility in which the public or members of an
organization gather to engage in collective activities, which may include
worship, study, relaxation, service activities, assembly space, or recreation,
and whose activities are not primarily commercial in nature. This use includes
but is not limited to churches, mosques, synagogues, temples, clubs, meeting
halls, and social organizations.
(22) 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.
(23) Transit Station. A facility where public transit vehicles load and unload
patrons, and where patrons may transfer from between public transit lines,
when that is the principal use of the property. This use does not include park
and ride or ride - sharing facilities, or transit repair or maintenance facilities.
Industrial Uses
(24) 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.
(25) Manufacturing and Assembly. A facility used for the fabrication, assembly,
finishing, packaging or processing of components and/or fmished goods.
(26) Mini - Storage. A facility of leased or owned structures available to the general
public for the storage of goods.
(27) Motor Vehicle Repair, Major. Afacility or area where major mechanical
(engine, transmission or other major mechanical systems) and body work is
conducted on vehicles and/or trailers.
(28) Research and Development. A facility or area for conducting scientific
research, synthesis, analysis, investigation, testing, or experimentation, and
including the fabrication of prototypes, assembly, mixing and preparation of
equipment and components incidental or necessary to the conduct of such
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activities. Research and development includes 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.
(29) 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.
(30) Warehousing and Distribution. Facilities and accessory uses for the mass
storage and movement of goods as well as transportation, logistics,
maintenance and fleet parking.
Residential Uses
(31) Dwelling, Single- Family. A structure arranged or designed to be occupied by
one family, the structure having only one dwelling unit.
(32) Dwelling, Townhouse. A structure consisting of a series of three or more
dwelling units attached to each other through the use of shared party walls on
one or both sides, with each unit having a ground floor and a separate
entrance.
(33) Dwelling, Live -Work A structure with dwelling units associated with a
commercial component usually located on, but not limited to, the first floor.
The predominant character of the structure is intended to be harmonious with
residential areas.
(34) Dwelling, Multiple family. A structure arranged or intended for four or more
households living independently of each other in separate dwelling units, any
two or more of which may be provided with a common entrance or hall.
Accessory/Temporary Uses
Accessory uses are permitted only in connection with a permitted or 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 conditional use does not exist on
the property. Accessory or temporary uses not defined herein shall otherwise refer to
principal use definitions within this Section.
(35) Day Care. Day care, as defined in §153.042 when accessory to a principal use
of the property.
(36) Bicycle Facility. Equipment and structures including bicycle racks, lockers,
and showers to assist either recreational or commuter cyclists.
Page 38 of 44
Ordinance 32- 11(AMENDED)
DRAFT INNOVATION DISTRICTS CODE
(37) 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.
(38) Construction Trailer /Office. A trailer or portable building used to provide
work space for construction staff during the construction of a building or
facility.
(39) Corporate Residences. An accessory use integrated as part of a principal or
accessory structure available in conjunction with a nonresidential use that
provides housing for personnel or visitors and is not available to the general
public.
(40) Drive- in/Drive -thru. A structure or building feature, including but not limited
to a service window, automated device, or other equipment that is designed to
provide for sales and service to patrons who remain in their motor vehicles,
including driveways and driving aisles by which patrons reach the structure or
building feature, when accessory to a principal use of the property.
(41) Eating & Drinking. Eating or drinking as defined in § 153.067(A)(3) when
accessory to a principal use of the property, and when the facilities are
designed and intended for use primarily by residents or occupants of the
principal use of the property.
(42) Entertainment and Recreation- Indoor. A facility providing entertainrnent or
recreation activities within an enclosed structure. This use includes, but is not
limited to theaters, bowling alleys, clubs, game centers, gymnasiums, health
clubs and climbing wall centers. This use includes Eating and Drinking as an
incidental component.
(43) Exercise and Fitness. A facility or area providing opportunities for exercise or
fitness for the general public or members of an organization, including but not
limited to health or exercise rooms and swimming pools, when accessory to a
1 principal use of the property.
(44) Helipad/Heliport. An aviation accessory devoted to the landing, takeoff
and/or storing of helicopters.
(45) Home Occupation. A business or occupation incidental and subordinate to a
principal residential use conducted within a dwelling. Examples include but
are not limited to: artist's studio, office, teaching, or consultancy.
(46) Outdoor Display /Seasonal Sales. The display of goods outside the principal
structure on the site for the purpose of marketing or sales for a temporary
period of time not to exceed three months in any calendar year, when
accessory to a principal use of the property.
(47) 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.
(48) Retail. Retail, general, as defined in §153.042, when accessory to a principal
use of the property.
(49) 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.
(50) Transportation- 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.
Page 39 of 44
Ordinance 32- 11(AMENDED)
DRAFT INNOVATION DISTRICTS CODE
(51) Utilities- 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, electric substations, telecommunication lines or fiber
optic equipment, gas regulator stations, green infrastructure, and storm
drainage pipes and structures when accessory to a principal use of the
property. This use does not include major utilities such as water or sewer
treatment plants, electric generating plants, or other facilities that are primary
rather than accessory uses of the sites on which they are located.
(52) Utilities- Renewable Energy Equipment. Equipment for the collection of solar,
geothermal energy or other forms of renewable energy 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 conditional
principal use of the property.
(53) 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 conditional principal use of the property. Includes both
building mounted and ground mounted units.
(54) Utilities - Wireless Communication. Wireless communications facilities and
related terms are defined in §99.04.
(55) 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 conditional principal use of the
property.
(B) Definition of Other Terms
The following terms shall have the following meanings when applied in the
Innovation Districts, even if the same term has a different definition elsewhere in
Chapter 153 when applied in other districts. Terns defined elsewhere in Chapter 153
and not included in the list below shall have the meanings assigned to them elsewhere
in Chapter 153.
(1) Construction Sign: A sign that identifies the owners, lenders, contractors,
architects, and engineers of a project under construction, as well as the project
itself.
(2) Day: Calendar day.
(3) Director: The Director of Land Use & Long Range Planning of the City of
Dublin.
(4) Gross FloorArea (GEA): The sum of the gross horizontal area of the several
floors of the building measured from the exterior faces of the exterior walls or
from the center line of walls separating two structures. The gross floor area of
a building shall include the basement floor area only if more than one -half of
the basement height is above finish lot grade. Gross floor area shall not
include interior balconies or mezzanines. Any space devoted to off - street
parking or loading shall not be included in floor area. Areas of basements
(except as provided above), breezeways, porches, or attached garages are not
included.
(5) Street Wall: An opaque, freestanding wall built along the frontage line, or
along the same building line as the building facade.
(6) Transparency: The ability to see through with clarity. An opening in the
building wall allowing light and views between interior and exterior.
Measured as glass area for buildings and as open area for parking structures.
Page 40 of 44
Ordinance 32- 11(AMENDED)
DRAFT INNOVATION DISTRICTS CODE
Section 2. That Appendix I of the Dublin Zoning Code regarding the required
development plan submission criteria for the Innovation Districts is added as follows:
APPENDIX L• INNOVATION DISTRICT PROCESS AND SUBMISSION MATERIALS
REQUIRED PLAN DATA
TITLE BLOCK &NARRATIVE DATA
Site plan scale — Site size 3 acres or more - 1 inch = 100 ft.
(engineer's scale). Sheet Site size of less than 3 acres - not less than 1 inch = 50 ft.
size shall be at least 24 x If a large development is shown in sections on multiple sheets, then a
Winches composite sheet shall be included
Title block
Scale & north arrow
Sheet number /title
Name, address & telephone number of the applicant & firm or individual
who prepared the plans with seal
Date(s) of submission & any revisions (month, day, year)
Location map drawn to a separate scale with north - point, showing surrounding land, water features,
zoning & streets within a quarter mile
Address & common description of property & complete legal description
SITE DATA
Dimensions of land & total acreage including net acreage (minus rights -of -way and submerged land)
& total acreage
Zoning on the site & all adjacent properties
Existing lot lines, building lines, structures, parking areas & other improvements on the site & within
100 feet of the site
Topography on the site &.within 100 feet of the site at one -foot contour intervals, referenced to a
U.S.G.S. NAVG 1988 datum
All existing & proposed easements including type
UTILITY DATA
Location of existing drainage courses, floodplains, streams, & wetlands with elevations
Storm water drainage & retention /detention requirements of Chapter 53 of the Dublin City Codes
Location of sanitary sewers & septic systems, existing & proposed
Location & size of existing & proposed water mains, well sites, water service & fire hydrants
Location of above & below ground gas, electric & telephone lines, existing &. proposed
Location of transformers & utility boxes
BUILDING DATA
Proposed lot lines, lot dimensions, property lines, setback dimensions, structures, & other
improvements on the site & within 100 feet of the site
Location, height, & outside dimensions of all proposed main and accessory buildings or structures
Building floor plans & total floor area, including number & height of stories
Building facade elevations for all sides, drawn at an appropriate scale
Calculations for transparency requirements (as applicable)
Description of exterior building materials & colors (samples may be required)
VEHICLE AND PEDESTRIAN CIRCULATION DATA
Locations, widths, rights -of -way, curve radii & centerlines of existing & proposed roadways & access
points, access easements, on and adjacent the site
Location and dimensions of acceleration, deceleration, & passing lanes
Driveways & intersections within 250 feet of site
Traffic regulatory signs & pavement markings
Calculations for required number of parking & loading spaces
Location and dimensions of parking spaces, islands, circulation aisles & loading spaces
Designation of fire lanes
Location, width and materials for proposed sidewalks & non - motorized paths within the site or on
rights -of -way or easements
LANDSCAPE AND OPEN SPACE DATA
Location, sizes, & types of existing trees 6 inches or greater in diameter, measured at 3'% ft. off the
ground & the general location of all other existing plant materials, with an identification of materials to
be removed & materials to be preserved
Description of methods to preserve existing landscaping
Landscape plan, including location & type of all proposed shrubs, trees, & other live plant material
Page 41 of 44
Ordinance 32- 11(AMENDED)
DRAFT INNOVATION DISTRICTS CODE
RE QUIRED DATA
Planting list for proposed landscape materials with caliper size or height of material, method of
installation, dates of plant installation, botanical & common names, & quantity
Landscape maintenance schedule
Location, size, height & material of construction for all obscuring wall(s) or berm(s) with
cross - sections, where required
Location & size of recreation & open space areas
Indication of type of recreation facilities or other improvements (parking, paths, etc.) proposed for
recreation or open space areas
SITE IMPROVEMENTS
Location, type, size, height & lighting of all proposed signs
Size, location, height & method of shielding for all site & building lighting
Location of trash receptacle(s) & transformer pad(s) & method of screening
Extent of any outdoor sales or display area and proposed screening
Location, height, & outside dimensions of all storage areas & facilities
Density calculations by type of residential unit (dwelling units per acre)
Garage &/or carport locations & details, if proposed
Location, dimensions, floor plans & elevations of common building(s) (e.g., recreation, laundry, etc.), if
applicable
Swimming pool fence detail, including height and type of fence, if applicable.
Assessment of potential impacts from the use, processing or movement of hazardous materials or
chemicals, if applicable.
Swimming pool fencing detail, including height & type of fence, if applicable
Assessment of potential impacts from the use, processing, or movement of hazardous materials or
chemicals, if applicable
KEY
�tl
Section 3. That Section 153.014(D) regarding annexation to Dublin is amended to read as
follows:
(D) Annexed Terntory. Territory annexed to the municipality after the effective date of the
Zoning Ordinance shall be automatically rezoned to the R, Rural District or in the case
for property located within the area bounded by U.S. 33 and Avery Road on the east,
Shier Rings Road on the south, Houchard Road on the west and SR 161 to the north,
including additional service agreement areas west of U.S. 33 north of SR 161, to the
appropriate Innovation District (ID-1, ID -2, ID-3 or ID-4) in accordance with the
adopted Economic Advancement Zone Plan and related EAZ Zoning Plan as soon as
such property is accepted by City Council.
Page 42 of 44
Ordinance 32- 11(AMENDED)
DRAFT INNOVATION DISTRICTS CODE
Section 4. That the Standard Zoning Districts Table in §153.016(A) be amended to
incorporate the four Innovation Districts as follows:
NAME
SYMBOL
Industrial Districts
Restricted Industrial
RI
Limited Industrial
LI
General Industrial
GI
Office, Laboratory & Research
OLR
Innovation Districts:
Research Office
ID -1
Research Flex
ID -2
Research Assembly
ID -3
Mixed Use Tech
ID -4
Technology Flex
IF
Section 5. 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 and the Innovation Districts in §153.039.
Section 6. 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
IF, Technology Flex District
ID-1, Innovation District (Research Office)
ID-3, Innovation District (Research Assembly)
Excavation and Quarry
Oil and Gas
Exceptional Uses
Section 7. That §153.071(B)(4)(f) be added as follows:
(b) Structures, parking driveways, vehicular use areas, service areas,
pedestrian areas and other hard - surfaces or paved areas shall not
cover more than 75% of the total lot area within the following zoning
districts:
ID-2, Innovation District (Research Flex)
ID-4, Innovation District (Mixed Use Tech)
Section 8. That the "Zoning District and Approval Procedures" table in Section 99.05(B)
regarding Wireless Communications be amended to include the Innovation Districts as
follows:
Page 43 of 44
Ordinance 32- 11(AMENDED)
DRAFT INNOVATION DISTRICTS CODE
Zoning
District
Co- Location
New Tower
(multi -user)
New Tower
(single user)
Alternative
Structure
Temporary
Facilities
Innovation
Districts
ID-1
Administrative
Not Permitted
Not Permitted
Administrative
See §99.10
ID-2
Administrative
Administrative
Not Permitted
Administrative
See §99.10
ID-3
Administrative
Administrative
Conditional Use
Administrative
See §99.10
ID-4
Not Permitted
Not Permitted
Not Permitted
Administrative
See §99.10
Section 9. This Ordinance shall take effect on the earliest date provided by law.
Passed this day of 1 2011.
Mayor — Presiding Officer
ATTEST:
Clerk of Council
Page 44 of 44
DRAFT
The Planning and Zoning Commission took the following action at this meeting:
1. COIC Economic Advancement Zone Area Rezoning Zoning Map Amendment
11-012Z
Proposal:
PLANNING AND ZONING COMMISSION
RECORD OF ACTION
CITY OF DUBLIN.
District, RI, Restricted Industrial District, LI, Limited Industrial District,
Laridg.eand
MAY 19, 2011
Long Range Planning
District, PUD, Planned Unit Development District, PIP, Planned
5B Shier -Rings Road
Industrial Park, PCD, Planned Commerce District, and High Density
Dubin. Ohio 43016.1136
POD District (COIC) to Research Office (ID -1) District, Research Flex
Phone / TDC: 61 x410.4600
(ID -2) District, Research Assembly (ID -3) District and Mixed Use Tech
F 61 x410.4747
at
(ID -4) District for "quick -to- build" development within the Economic
Web Site:..doblin.oh.os
Advancement Zone as part of the Central Ohio Innovation
Creating a L egacy
Corridor.
DRAFT
The Planning and Zoning Commission took the following action at this meeting:
1. COIC Economic Advancement Zone Area Rezoning Zoning Map Amendment
11-012Z
Proposal:
Rezoning 64 parcels comprising an area of approximately 754
acres from R, Rural District, R -1, Restricted Suburban Residential
District, RI, Restricted Industrial District, LI, Limited Industrial District,
GI, General Industrial District, SO, Suburban Office and Institutional
District, PUD, Planned Unit Development District, PIP, Planned
Industrial Park, PCD, Planned Commerce District, and High Density
POD District (COIC) to Research Office (ID -1) District, Research Flex
(ID -2) District, Research Assembly (ID -3) District and Mixed Use Tech
(ID -4) District for "quick -to- build" development within the Economic
Advancement Zone as part of the Central Ohio Innovation
Corridor.
Request:
Review and recommendation of approval of a Zoning Map
amendment under the provisions of Code Sections 153.232 and
153.234.
Location:
Located generally west of U.S. 33 in the area south of SR 161 and
north of Shier Rings Road between Avery and Houchard roads.
Affected Parcels:
273 - 000302, 273- 000303, 273 - 000304, 273 - 000316, 273 - 000317, 273-
000327, 273 - 000330, 273 - 001896, 273 - 001897, 273 - 001903, 273-
004516, 273- 005595, 273 - 005596, 273- 005597, 273 - 005598, 273-
005939, 273 - 008174, 273 - 008175, 273 - 008176, 273 - 009727, 273-
011256, 273 - 011342, 274- 000010, 274 - 000130, 274- 000132, 274-
000133, 274 - 000134, 274 - 000135, 274 - 000138, 274 - 000139, 274-
000149, 274 - 000150, 274 - 000660, 274- 000895, 274 - 001006, 274-
001007, 274 - 001008, 274 - 001009, 274-001112, 274-001113, 274-
001114, 274-001115, 274- 001312, 274- 001353, 274- 001453, 275-
000001, 275- 000002, 275- 000005, 1460000018000, 1460000017001,
1460000017633, 1460000017613, 1460000017623, 1460000015000,
1460000017603, 1460000015603, 1460000017603, 1460000017643,
1460000017001, 1460000018603, 1460000017000, 1460000017653,
1460000019000,1460000019602
Page 1 of 2
1. COIC Economic Adv
11-012Z
Applicant:
Planning Contacts:
Contact Information
PLANNING AND ZONING COMMISSION
RECORD OF ACTION
MAY 19, 2011
ancement Zone Area Rezoning Zoning Map Amendment
Marsha I. Grigsby, City Manager, City of Dublin.
Carson C. Combs, AICP, ASLA, Senior Planner and
Claudia D. Husak, AICP, Planner II.
(614) 410 -4600, ccombs@dublin.oh.us and chusak@dublin.oh.us
MOTION: To recommend approval to City Council of this Zoning Map Amendment with the
change as amended on the Zoning Map.
VOTE: 5-0.
RESULT: Approval will be recommended to City Council of this Zoning Map Amendment.
STAFF CERTIFICATION
Carson C. Combs, AICP, ASLA
Senior Planner
Page 2 of 2
Dublin Planning and Zoning Commission
May] 9, 2011 — Minutes
Page 1 of 3
DRAFT
1. COIC Economic Advancement Zone Area Rezoning Zoning Map Amendment
11 -012 Z
Ms. Amorose Groomes introduced this application to amend the Dublin Zoning Map to reflect a
rezoning of 64 parcels from zoning districts R, R -1, SO, PUD, PCD, PIP, RI, LI, GI, and High Density
Pod to Research Office (ID -1) District, Research Flex (ID -2) District, Research Assembly (ID -3)
District and Research Mixed Use (ID -4) District. The rezoning including approximately 754 acres is
part of the Economic Advancement Zone (EAZ) within the Central Ohio Innovation Corridor
(COIC). She stated that the Commission will need to make a recommendation to City Council.
Carson Combs presented this application. He explained that the zoning request is a follow -up to
the recently approved EAZ Plan and EAZ Innovation District code amendment. He said the
purpose of the districts is to foster "quick -to- build" construction of office and research uses
throughout the area. He said the Future Land Use Map adopted in 2007 designated the area for
this type of development. Mr. Combs said that the existing zoning includes a diverse range of
categories. The purpose of the request is to consolidate zoning categories based upon the
adopted Plan and the four identified districts.
Mr. Combs said that the first district along U.S. 33 is intended for larger research and office uses,
moving further west, the districts change to include flexible space to accommodate growing
companies and a wide range of uses. He said that larger assembly uses are planned for western
portions of the EAZ. He said the Mixed Use district is focused on areas near Darree Fields and
existing neighborhoods so that people can walk to the park amenities and to work. He said the
district includes a mix of residential, office and live -work uses. Mr. Combs described areas near
the interchanges as being targeted for support uses such as retail that can provide amenities for
employees. He said the comprehensive EAZ Plan intends for the area to be placed within
established district structure.
Mr. Combs noted that one property owner request was received since the application was
forwarded to the Commission. He said the property owner along Cosgray Road requests
modifying the proposed district from ID -2 (Research Flex) to ID -3 (Research Assembly). Mr.
Combs concluded that the application is consistent with the Community Plan and the EAZ Plan
recently approved by the Commission. He said that the proposed map changes will pre -zone
properties to facilitate development and Planning recommends approval to City Council of this
City- sponsored area rezoning.
Ms. Amorose Groomes invited public comments regarding this application.
Ben W. Hale, Attorney, 37 West Broad Street, said he represents SportsOhio who requests that
their facilities be placed into the ID -3 classification. He said that Mr. Shepherd also owns a 30-
acre parcel to the east that the new main road will bisect. He said the proposed zoning for that
parcel is okay because it maintains consistency along the sides of the road. He noted that the
facility includes the Chiller, soccer and other buildings constructed for recreational uses. He
explained that the ID -3 District seemed more consistent with the existing building types and uses.
Mr. Hale said that the architectural intent of the ID -2 District would require higher standards that
would not work for this type of recreational development. He said that although the ID -3
buildings would be more expensive, they could be built.
Brian Stan, 6477 Eiterman Road, administrator for the First Apostolic Church of Dublin said that
the proposed development would be a good thing for the church. He said that plans for the
area encompassed the church, which is in Washington Township. He asked if the church would
be annexed or if there were plans to move the congregation to another site.
Dublin Planning and Zoning Commission
May] 9, 2011 — Minutes
Page 2 of 3
DRAFT
Ms. Amorose Groomes explained that the Zoning Map Amendment is for long -term planning.
She said that any existing structures would remain and would not be affected. She said that
annexations would be initiated by property owners and assured him that plans do not have an
immediate impact on the church, unless the church decided to no longer be there and
redevelop the site. Ms. Amorose Groomes said the EAZ Plan involved longer visioning and would
not hinder uses from proceeding as it exists today.
Jeff Winegarten, 7455 Cosgray Road, referred to the map and inquired why his property at the
corner of Cosgray Road and SR 161 had been removed (was not indicated as being rezoned).
Mr. Combs explained that the properties being rezoned are those currently within the City of
Dublin. He noted that his and other properties within Washington Township must comply with
township zoning regulations until such time as they are annexed into Dublin.
Ms. Amorose Groomes explained that the Commission does not have the authority to rezone
properties not within the municipality. She explained that the overall future zoning plan includes
Mr. Winegarten's property, but that it cannot be included as part of this zoning request.
Mr. Winegarten said that his property was included within the visioning process, but that they
were not asked if they wanted to be zoned. He asked if other properties along Cosgray Road
were already in the City of Dublin.
Ms. Amorose Groomes said that those properties colored on the map are today within the City
of Dublin.
Mr. Winegarten said he had no complaints and understood he can come back later. He noted
that some of his neighbors did not want to be annexed. He noted that his real concern was for
road improvements and its proximity that would impact his property and home.
Ms. Amorose Groomes encouraged property owners to stay engaged in the process and to
provide input. She noted that the Commission was only voting to make a recommendation to
City Council on the rezoning request.
Joe Budde asked Planning to comment on Mr. Hale's request about changing the delineation
from ID -2 to D -3.
Mr. Combs said discussions were held this week with Mr. Shepherd. Based on the operation and
use of the facility and how each is used to fund the next portion of the recreational plan, he said
that Planning was comfortable zoning the facility to ID -3. He said that with redevelopment in the
future, the site can be modified into the ID -2 District.
Ms. Amorose Groomes confirmed that in the ID -3 District, they could continue to build the
buildings in a similar fashion as the existing structures. She said SportsOhio was a fantastic facility
and she would like them to be able to continue in that fashion in an affordable way. She
confirmed with the Commissioners that there was support to change the designation to ID -3.
She asked if any hardships would be created with the EAZ Plan or other related work.
Mr. Combs said he thought the request was satisfactory. He said they would adjust the zoning
request as it moves to City Council.
Dublin Planning and Zoning Commission
May] 9, 2011 — Minutes
Page 3 of 3
DRAFT
Ms. Amorose Groomes asked if a condition would be necessary in the motion for the change, or
would it be an administrative change.
Steve Langworthy suggested the motion indicate that the plan will be modified as requested by
Mr. Hale.
Motion and Vote
Mr. Zimmerman made the motion to recommend approval to City Council of this Zoning Map
Amendment as discussed. Mr. Fishman seconded the motion.
The vote was as follows: Ms. Kramb, yes; Mr. Budde, yes; Ms. Amorose Groomes, yes; Mr.
Fishman, yes; and Mr. Zimmerman, yes. (Approved 5 -0.)
City of Dublin Planning and Zoning Commission
IDF DUBLIN.
Planning Report
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Thursday, May 19, 2011
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Zoning Map Amendment -COIC Economic Advancement Zone
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Case Summary
Agenda Number:
2
Case Number:
11 -012Z
Proposal:
Rezoning 64 parcels comprising an area of approximately 754 acres Tom R, Rural
District, R -1, Restricted Suburban Residential District, RI, Restricted Industrial District,
LI, Limited Industrial District, GI, General Industrial District, SO, Suburban Office and
Institutional District, END, Planned Unit Development District, PIP, Planned Industrial
Park, PCO Planned Commerce District, and High Density POD District (COIC) to
Research Office (ID-1) District, Research Flex (ID-2) District, Research Assembly (ID-
3) District and Mixed Use Tech (1a4) District for" quick - habuild" development within
the Economic Advancement Zone as part of the Central Ohio Innovation
Corridor.
Location:
Located generally west of U.S. 33 in the area south of SR 161 and north of Shier
Rings Road between Avery and Houchard roads.
Affected Parcels:
273 03-02, 27&0 3-03, 27 3-0003-04, 27&00O316, 27 3-000317, 273 -0000327, 273
DODDER, 273 1896, 27 3-001897, 273 1903, 27 3-004516, 273 -005595, 27 3-005596,
273-005597, 273{075598, 273-005939, 273-008174, 273008175, 273 -008176, 273
009727, 273-011256, 27 3-011342, 274-001 Q 274 000130, 274 -000132, 274 000133,
274-170134, 274 0135, 274 -000138, 274 003139, 274 003149, 274 -003150, 274 -
003660, 274-170395, 274 001036, 274-171007, 274 001038, 274 -001009, 274001112,
274-031113, 274 - 171114, 274-001115, 274 001312, 274 001353, 274 -001453, 275-
003031, 275-003002, 275 03305, 1460030318070, 1460303017001, 1460030317633,
1 46030031 761 3, 1460003017623, 1460030315003, 1460300317603, 1460030015603,
1460300317603, 1460003017643, 14600 0317001, 1460300318603, 1460030017003,
146CO03017653, 1460030010703, 1 4600303 1 9 60 2
Request:
Review and recommendation of approval to City Council of a Zoning Map
amendment under the provisions of zoning Code Sections 153.232 and 153.234.
Applicant:
Marsha I. Grigsby, City Manager, City of Dublin.
Planning Contacts:
Carson C. Combs, AICP, ASLA, Senior Planner and
Claudia D. Husak, AICP, Planner II.
Contact Information:
(614) 4104600, ccombs @dublln.oh.us and chusak @dublln.oh.us
Planning
Recommendation:
Approval. Planning is requesting a recommendation for approval to City Council
to align zoning designations with The EAZ Plan and zoning Code provisions.
City of Dims in I PI
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City of Dublin I Planning and Zoning Commission
Case 11 -012Z I Zoning Map Amendment
COIC Economic Advancement Zone Area Zoning
Thursday, May 19, 2011 1 Page 3 of 6
Facts
Site Area
The parcels to be rezoned are generally located west of U.S. 33 between
Shier Rings Road to the south, Houchard Road to the west, Avery Road to
the east and SR 161 to the north.
The parcels identified for inclusion as part of the EAZ Innovation Districts are
zoned Rural (R) District, Restricted Suburban Residential (R -1) District,
Restricted Industrial (RI) District, Limited Industrial (LI) District, General
Industrial (GI) District, Suburban Office and Institutional (SO) District, Planned
Unit Development (PUD) District, Planned Industrial Park (PIP) District,
Planned Commerce (PCD) District, and High Density Pod (HDP) District.
The purpose of the rezoning is to provide zoning for properties and permit
administrative development approval in a manner that coordinates with
the intent of plans and development regulations for the area. Completion
of the rezoning will allow properties to be ready for development and allow
the City and property owners to market the area as a unique part of the
Central Ohio Innovation Corridor.
Surrounding uses include a broad range of residential, agricultural and
commercial zoning designations to the north in Jerome Township. Areas to
the west are generally zoned for agricultural /residential uses within
Washington Township, with the Ballantrae and Shier Oaks subdivisions to the
south.
Areas near the intersection of Avery Road and Shier Rings Road include
industrial properties that are being zoned as part of the Technology Flex
District. Across U.S. 33 are located a diverse mix of office, institutional and
retail uses loc within multiple Planned Commerce Districts.
Case Background City Council directed the expedited completion of a plan and zoning
requirements for the Economic Advancement Zone as part of the Central
Ohio Innovation Corridor designated for the administrative approval for
"quick -to- build" projects. The EAZ Plan recently reviewed by the Commission
is an implementation document intended to consider future infrastructure
and design needs to market and brand the area, appropriately plan capital
needs, and foster increased development activity. The related EAZ
Innovation District Code amendment was the second major project phase
reviewed by the Commission that establishes the zoning requirements for the
area that align plan and regulatory elements.
The EAZ area rezoning is the final phase in a three step process to prepare
the area for development. A recommendation from the Commission will be
forwarded to Council, who has directed that all steps be completed and
adopted by July, 2011.
Surrounding Zoning
and Uses
City of Dublin I Planning and Zoning Commission
Case 11 -012Z I Zoning Map Amendment
COIC Economic Advancement Zone Area Zoning
Thursday, May 19, 2011 1 Page 4 of 6
Facts
Case History
Proposal
Economic Advancement Zone Plan
On April 7 and April 21, 2011, Planning presented the Economic
Advancement Zone Plan to the Planning and Zoning Commission for
discussion. Following minor modifications, the Commission recommended
adoption of the Plan. City Council completed the first reading of Ordinance
22 -11 to amend the Dublin Community Plan and adopt the EAZ Plan as a
refinement to the U.S. 33 Corridor Area Plan in Chapter 3. On May 23, City
Council is expected to adopt the planning document, which would
become effective in 30 days.
EAZ Innovation Districts Code
On April 21 and May 5, 2011, the Commission reviewed proposed Zoning
Code modifications to alter the existing COIC Districts to better coordinate
with the EAZ Plan. These regulations address a shift toward more suburban -
like development patterns to contrast with urban development intensities
and form expected in the Bridge Street Corridor. As part of the COIC,
zoning requirements for the Innovation Districts addresses the style and form
of development proposed in the EAZ Plan. The Commission recommended
approval of the Innovation Districts, which will be heard for first reading at
City Council on May 23, 2011.
EAZ Area Rezoning
This phase of the EAZ project will align the zoning designations for properties
with developed areas plans and codes. Future annexations of land within
the EAZ will be directly zoned into the appropriate Innovation District based
upon the adopted EAZ Plan and Zoning District Plan.
This is a request for review and recommendation of approval to City Council
of a Zoning Map amendment involving 64 parcels comprising an area of
approximately 764 acres that includes a variety of zoning districts, as noted
on this Report's cover page. The area rezoning will rezone properties into
four newly created Innovation Districts for the Economic Advancement
Zone; the Research Office (ID -1) District, Research Flex (ID -2) District,
Research Assembly (ID -3) District and Mixed Use Tech (ID -4) District. The four
districts are consistent with the EAZ Plan.
All non - conforming uses and structures will be subject to the requirements of
Section 153.004(C) of the Dublin Zoning Code. Planning recommends
approval of this rezoning.
City of Dublin I Planning and Zoning Commission
Case 11 -012Z I Zoning Map Amendment
COIC Economic Advancement Zone Area Zoning
Thursday, May 19, 2011 1 Page 5 of b
Details
Research Office
(ID -1) District
Research Flex
(ID -2) District
Research Assembly
(ID -3) District
Mixed Use
Technology
(ID -4) District
Zoning Map Amendment
The ID -1 District is intended for properties with higher visibility generally
between U.S. 33 and the future interstate reliever connecting Industrial
Parkway to Shier Rings Road. The District will permit higher development
intensities with a greater attention to architectural detail and a more
office -like appearance typical along Dublin's interstate frontages. This
district includes a Research Support Buffer designated 1,300 feet from
Avery Road that provides the option for conditional use approval of
support uses such as retail, restaurants and other amenities for employees.
This District is in the center of the EAZ where properties have secondary
access and visibility or are closer to residential areas. They are targeted for
flexible construction that can accommodate a changing mix of office,
research, wet lab, warehouse, assembly and clean manufacturing space
for growing companies. Buildings within this area are expected to have a
high quality materials and architectural appearance with lower -scale
buildings.
The Research Assembly District is located at the western extent of the EAZ.
Located farther from major arterials and freeway access, these more
remote sites are closely associated with rail access and can complement
industrial areas to the north along Industrial Parkway. These less visible sites
are intended to focus on larger assembly and research manufacturing uses
with a moderate level of architectural complexity and detail.
The Mixed Use Technology District Areas covers areas proximate to Darree
Fields and north of the Shier Oaks Subdivision. This portion of the EAZ is
intended to provide for a range of housing and office options, including
live -work units that will establish residences and unique office space
opportunities in a supporting role and a walkable distance to other portions
of the EAZ.
City of Dublin I Planning and Zoning Commission
Case 11 -012Z I Zoning Map Amendment
COIC Economic Advancement Zone Area Zoning
Thursday, May 19, 2011 1 Page 6 or 6
Analysis Zoning Map 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 proposed amendment, provide input where necessary,
and vote on the proposal. The draft Zoning Map amendment will be
forwarded to City Council for final review and action.
Compatibility with
all applicable land
use policies for the
City.
Future Land Use. The Future Land Use Map in the Community Plan identifies
the area for office, research and development uses, usually at high
densities, with development up to 16,500 square feet per acre. The
proposed rezoning will achieve the objectives of the Community Plan
within the refined framework of the Economic Advancement Zone Plan as
adopted by City Council. The plan, upon which the rezoning request is
based, provides a more detailed look at future development character
and relates land uses with development intensity and architectural quality
within the framework of an administrative review process.
Central Ohio Innovation Corridor. The Economic Advancement Zone is
one of the key business neighborhoods that comprise the COIC. The
adopted plan for the area includes a tiered approach focused on
research office, research flex and research assembly uses. The proposed
zoning of properties directly implements the plans and zoning districts
created through an extensive public process.
Recommendation Adoption of Zoning Map Amendment
Approval As part of efforts to align zoning with the Community Plan and coordinate
development regulations with efforts to promote the Central Ohio
Innovation Corridor, the proposed area zoning will simplify the adopted
Zoning Map and enhance the use and marketability of properties.
Planning recommends approval to City Council of this proposed area
zoning request.
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• Focus on quick -to -build research and
application uses with unique development
character
• Offering engineered facilitation and
opportunities for local business ideas
through the Dublin Entrepreneurial Center
at 7003 Post Road
• Administrative zoning and permitting
approvals with an emphasis on sustainable
building and design methods
• Focus on a range of technology- related
businesses ranging from R &D startups
through clean manufacturing and production
EAZ INNOVATION DISTRICT CODE - AS APPROVED BY PZC
BLUE =EAZ MODIFICATIONS BLACK= EXISTING CODE
Ordinance XX -11
AN ORDINANCE AMENDING SECTIONS 153.037 TO 153.043 OF THE CITY
OF DUBLIN CODIFIED ORDINANCES (ZONING CODE) TO MODIFY THE
CENTRAL OHIO INNOVATION CENTER ZONING DISTRICTS AS THE
INNOVATION DISTRICTS.
(CASE NO. 11- 011ADM)
WHEREAS, it is necessary from time to time to amend Dublin's Zoning Code to protect the
health, safety and welfare of the citizens of the City of Dublin; and
WHEREAS, proposed Sections 153.037- 153.043 of the Dublin Codified Ordinances modify the
Central Ohio Innovation Center Zoning Districts with appropriate requirements, standards, and
procedures to govern development within the COIC Economic Advancement Zone (EAZ) in
accordance with the adopted EAZ Plan and amendment to the 2007 Dublin Community Plan; and
WHEREAS, the purpose of this Code is to provide for and regulate an area devoted to
technology and research businesses that will encourage the development and operation of
suburban technology and office park campuses attracting high -tech and related uses to the city;
and
WHEREAS, the City's desired goal is to create zoning districts that set high quality design and
development requirements to ensure that buildings and uses in the districts will adhere to uniform
provisions that address the unique needs of specialized industries and uses while ensuring
consistency with the high quality image of city; and
WHEREAS, these requirements give a competitive advantage to the Economic Advancement
Zone by providing a streamlined process for reviewing development proposals, and
WHEREAS, the Planning and Zoning Commission reviewed the proposed Ordinance on May 5,
2011, and recommended its adoption 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 . Sections 153.037 — 153.043 are hereby modified as follows:
EAZ INNOVATION DISTRICT CODE - AS APPROVED BY PZC
BLUE =EAZ MODIFICATIONS BLACK= EXISTING CODE
EAZ INNOVATION DISTRICTS
§ 153.037 DISTRICT PURPOSE AND INTENT
(A) Purpose. The Innovation District's requirements and standards are intended to provide
four distinct zoning districts to implement the City's vision and goals in creating the
Economic Advancement Zone as a critical component of the Central Ohio Innovation
Corridor (COIC). The EAZ is envisioned as an important technology and research
business center that will encourage the development and operation of suburban
technology and office park campuses and promote individual sites for development
attracting high -tech and related uses to the city. These requirements and standards are
meant to foster the orderly growth and development of these uses as well as promote the
development of commercial, service, and residential uses in appropriately designated
areas that serve the primary users in the districts. The goal is to create zoning districts
that set development requirements to ensure that buildings and uses in the districts will
adhere to high - quality, uniform design standards while addressing the unique needs of
specialized industries and uses. At the same time, these requirements give a competitive
advantage to the EAZ by providing a streamlined process for reviewing development
proposals.
(B) Standard Districts. All Innovation Districts shall be considered standard zoning districts
under Section 153.016(A) of the Dublin City Code and shall constitute separate and
distinct zoning classifications.
(C) Conflicts. If these requirements conflict in any manner with the City of Dublin Codified
Ordinances, the provisions of the Districts shall prevail. All matters not covered by the
districts and their requirements shall be regulated by the requirements and standards
contained in the City of Dublin Zoning Code.
(D) Establishment of Districts. There are hereby created four Innovation District zoning
classifications within the EAZ: Research Office (ID -1); Research Flex (ID -2); Research
Assembly (ID -4); and Mixed Use Tech (ID -4).
(E) Zoning -4 mendments. A request to zone or rezone land to any Innovation District
designation shall be made in accordance with Section 153.234 of the Dublin City Code,
Zoning Text and Map Amendments.
(F) Applicability. Any development proposed to occur on land designated as ID -1, ID -2, ID-
3, and ID -4 shall be required to meet the requirements of the Innovation Districts.
(G) District Intent. As part of the Economic Advancement Zone, the following shall be the
general intent of the Innovation Districts:
(4) Research Office (ID-1) District. The purpose of the Research Office District is to
provide for the integration of large format research and office uses in multi -story
buildings. Uses within the ID -1 District may include a mix of office, research,
laboratory, clean manufacturing, assembly, and other uses incidental to office,
technology and research uses. Iligher- intensity sites in this district include those
with higher freeway and major arterial visibility. Architecture should be
provided at a higher level of quality, and parking structures should be considered
where feasible to maximize development potential for the district. This district
EAZ INNOVATION DISTRICT CODE - AS APPROVED BY PZC
BLUE =EAZ MODIFICATIONS BLACK= EXISTING CODE
may include manufacturing of a lower intensity nature conducted in a manner
and with a character that does not create significant negative impacts. Such clean
manufacturing and assembly should be incidental to a larger office /research
facility and /or should be constructed at a higher level of architectural quality
expected in this highly visible district. This district also provides an opportunity
for targeted areas of support services and retail amenities, as determined
according to the adopted Economic Advancement Zone Plan.
(5) Research Support Buffer. The Research Support Buffer identifies those portions
of the Economic Advancement Zone where conditions are most favorable for the
future incorporation of commercial support services for businesses, employees
and area residents. Based upon analysis of area traffic levels, expected growth
and existing and planned road networks, a buffer area 1,300 feet from the west
right -of -way line for Avery Road was determined to be the most visible areas
with interchange adjacency and access to major arterials that are located at the
entry point to the EAZ. The buffer is intended to provide opportunity for
appropriately sited support uses that can be supported by employment and
through traffic to enhance Dublin's marketability of the EAZ. The adopted EAZ
Plan further identifies similar buffer areas north of SR 161 that will address
future needs in that portion of the EAZ. With conditional review of commercial
support uses, the buffer reduces the potential for future land use conflict and will
allow for greater public review of support uses.
(6) Research Flex (ID -2) District. The purpose of the Research Flex District is to
provide for the integration of small to medium -size research and office uses in
flexible building construction with smaller footprints and lower building heights
than the ID-1 District. This District focuses on, but is not limited to the provision
of flexible space that can accommodate a broad range of changing business and
research needs as businesses grow and change. Construction in this district is
focused on smaller sites for single users or larger tract development with multiple
buildings housing a variety of companies. Greater attention to architectural detail
and quality should be expected similar to the ID -1 District.
(7) Research Assembly (ID -3) District. The ID-3 District is intended to provide for a
greater emphasis on large - format buildings and sites. Located at the western
extents of the EAZ, development focus in this area is intended for clean
manufacturing and assembly at a higher intensity or scale. Uses are not expected
to create significant impacts, and architecture is expected to have a more
industrial- focused appearance. Development within the ID -3 District may include
uses and design quality appropriate to the ID -1 or ID -2 Districts but require less
stringent architectural requirements.
(8) Research Mixed Use (ID -4) District. The ID-4 District provides opportunities for
a limited mix of uses in close proximity to employment, recreational amenities
and existing neighborhoods. This district is intended for smaller scale research
uses, housing and office options either horizontally or vertically integrated as a
coordinated mix of uses. Residential options should provide housing choices for
employees within the Innovation Districts within easy walking or biking
distance. Integration of offices and small support uses can provide a transition to
adjacent land uses.
EAZ INNOVATION DISTRICT CODE - AS APPROVED BY PZC
BLUE =EAZ MODIFICATIONS BLACK= EXISTING CODE
§ 153.038 DISTRICT USES
(A) Rezoning to the Innovation Districts, as described below, shall be accomplished in
accordance with the procedures of §153.234. The four Districts shall be designated on the
Official Zoning Map for the City of Dublin as:
(1) Research Office (ID -1) with a Research Support Buffer;
(2) Research Flex (ID-2);
(3) Research Assembly (ID-3); and
(4) Research Mixed Use (ID-4).
(B) Uses in the Innovation Districts are shown on the following table. Descriptions and
characteristics of use categories can be found in §153.067(B) — Use Definitions.
Additional development requirements for particular uses are contained in §153.038(0) as
referenced below within the "Use Specific Standards" column.
(1) Permitted Uses. Uses denoted as "P" in Table 153.038(B)(4) indicate that the
use is allowed by right, subject to compliance with the use - specific requirements
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 153.038(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 requirements 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
153.038(B)(4) indicate special limits regarding size or time duration of the use
and are subject to compliance with the use - specific requirements 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 Sdize Limited T=Time Limited
Office Research Research Research MixUse USE PRIMARY USES SPECIFIC
Commercial Uses ID-1 ID-2 ID-3 ID-4
Animal Care- General Services
C
153.038(C)(1)
Animal Care- Veterinary Offices
C
153.038(C)(1)
Animal Care- Veterinary Urgent Care and
C
153.038(C)(1)
Conference Center
P
P
153.038(C)(2)
Data Center
C
P
P
Eating and Drinking
C
153.038(C)(3)
EAZ INNOVATION DISTRICT CODE - AS APPROVED BY PZC
BLUE =EAZ MODIFICATIONS BLACK= EXISTING CODE
P= Permitted C= Conditional S — Size Limited T=Time Limited
Office Research Research Research MixUse USE PRIMARY USES SPECIFIC
Entertainment and Recreation - Indoor C P 153.038(C)(4)
Exercise and Fitness
C
P
P
153.038(C)(4)
Fueling/Service Station
C
153.038(C)(5)
Hotel
P
Office- General
P
P
P
P
Office- Call Centers
P
P
P
Office - Flex
P
P
P
P
153.038(C)(6J
Office- Medical
P
P
P
P
Parking Structures
P
153.038(C)(7)
Personal, Repair and Rental Services
C
153.038(C)(8)
Retail
C
153.038(C)(8)
Transportation- Park - and -Ride
P
P
P
153.038(C)(9)
Civic, Public & Institutional Uses
ID-1
ID-2
ID-3
ID-4
Day Care
C
P
P
153.038(C)(10)
Educational Facility
P
P
P
153.038(C)(11)
High School
P
P
P
153.038(C)(11)
Government Services- General
P
P
P
Government Services- Safety
P
P
Government Services- Service
P
?
Hospital
P
P
Library, Museum or Gallery
C
153.038(C)(12)
Religious or Public Assembly
P
153.038(C)(13)
Parks and Open Space ace
P
P
P
Transportation — Transit Station
P
P
Industrial Uses
ID-1
ID-"
ID -4
Construction and Contract Service Trades
P
r
Manufacturing and Assembly
C
P
153.038(C)(14)
Mini -Story e
153.038(C)(15)
Research and Development
P
P
P
P
Utiilities- DistrictEner Plant
P
P
P
153.038(C)(16)
Utilities- Renewable Energy Facilities
C
153.038(C)(17)
Utilities- Electric Substation
P
153.038(C)(18)
Utilities- Essential Services
P
P
P
P
Utilities- Wireless Communications
See Dublin Code Chapter 99
153.038(C)(19)
Warehousing and Distribution
C
P
153.038(C)(20)
Residential Uses
ID-1
ID-2
ID-3
ID-4
Dwelling- Single Family
153.038(C)(21)
Dwelling- Townhome
P
153.038(C)(22)
Dwelling- Live -Work
C
P
153.038(C)(22)
Dwelling- Multiple Family
P
153.038(C)(22)
=Research Support Buffer ONLY
EAZ INNOVATION DISTRICT CODE - AS APPROVED BY PZC
BLUE =EAZ MODIFICATIONS BLACK= EXISTING CODE
P= Permitted G 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 maybe operated when a permitted or approved conditional use does not exist on
the 2roperLy. Permitted primary uses are Qenrnitted as accessory uses
Research Research Research MixUse USE SPECIFIC
ACCESSORY/TEMTORARY USES Office Flex Assembly Tech STANDARDS
Commercial Uses ID-1 ID-2 ID-3 ID-4
Bicycle Facilities
P
P
P
P
153.038(C)(23)
Child Day Care
P
P
P
P
153.038(C)(10)
Community Activity
P, T
P, T
P, T
P, T
153.038(C)(24)
Construction Trailer /Office
P, T
P, T
P, T
P, T
153.038(C)(25)
Corporate Residences
P
P
P
Drive- In/Drive -Thru
C
153.038(C)(26)
Dwelling Rental or Sales Office
P
153.038(C)(27)
Eating and Drinking
P
P
P
P
153.038(C)(3)
Entertainment and Recreation- Indoor
P
P
P
153.038(C)(4)
Exercise and Fitness
P
P
P
P
153.038(C)(4)
Helipad/Heliport
P
C
153.038(C)(28)
Home Occupation
P
153.038(C)(29)
Outdoor Display /Seasonal Sales
C, T
153.038(C)(30)
Parking Structures
P
P
153.038(C)(7)
Personal, Repair and Rental Services
P. S
P, S
P, S
153.038(C)(8)
Retail
P, S
P, S
P, S
153.038(C)(8)
Transportation- Park and Ride
P
P
153.038(C)(9)
Transportation- Transit Stop
P
P
P
P
Utilities- Essential Services
P
P
P
P
Utilities, Renewable Energy Equipment
P
P
P
P
153.038(C)(31)
Utilities, Renewable Wind Equipment
C
C
C
C
153.038(C)(31)
Utilities- Wireless Communications
See Dublin Code Chapter 99
Vehicle Charging Stations
P
P
P
P
Warehousing and Distribution
P, S
P, S
P, S
= Research Support Buffer ONLY
(C) Use Specific Standards
The following requirements shall apply in addition to all other applicable development
regulations for specific types of uses in the Innovation Districts:
(1) Animal Care - General Services
Animal Care- Veterinary Offices
Animal Care- Veterinary Urgent Care and Hospitals
Primary Uses are limited to the Research Support Buffer within the ID -1 District
as a stand -alone use or as part of a larger retail center. Conditional Use approval
must be obtained as required by Section 153.236. All activities shall be
conducted indoors. No outdoor animal exercise or activity areas shall be
permitted. The Boarding of animals shall only be permitted for the ongoing care
of animals in treatment and must be provided within the principal structure.
EAZ INNOVATION DISTRICT CODE - AS APPROVED BY PZC
BLUE =EAZ MODIFICATIONS BLACK= EXISTING CODE
(2) Conference Centers. Facilities may be either freestanding or be included with
permitted hotels. Uses include accessory components such as banquet facilities
and restaurants.
(3) Eating and Drinking. Primary Uses are limited to the Research Support Buffer
within the ID -1 District as a stand -alone use or as part of a larger retail center.
Conditional Use approval must be obtained as required by Section 153.236. As
an integrated use on the ground floor of another primary use, facilities shall not
exceed a cumulative total of 15% of the gross floor area of the ground floor.
The following requirements shall also apply for outdoor seating:
(a) Speakers for amplified sound must not operate at a level greater than that
to provide background music;
(b) Advertising on furniture is prohibited;
(c) A secure, enclosed area must be provided for the storage of furniture
when not in use that will not interfere with pedestrian movement.
(4) Entertainment and Recreation- Indoor.
Exercise and Fitness.
Primary Uses are permitted in the ID -2 District and within the ID -1 District are
limited to the Research Support Buffer as a stand -alone use or as part of a larger
retail center, subject to Conditional Use approval as required by Section 153.236.
No use shall exceed 20,000 square feet of gross floor area. Accessory uses shall
not exceed 10% of the gross floor area of the primary use.
(5) Fueling /Service Station. Primary Uses are limited to the Research Support Buffer
within the ID -1 District as a stand -alone use or as part of a larger retail center.
Conditional Use approval must be obtained as required by Section 153.236. The
following requirements shall also apply:
(a) Facilities shall be located no less than 200 feet from any intersection, as
measured from the corner property pin.
(b) Each fueling stations /pump shall be designed to accommodate a
minimum of three vehicles (one at pump and two waiting).
(c) Under canopy lighting should be recessed to avoid glare and light
trespass.
(d) All canopies shall be clad in materials to match the primary structure,
and multiple canopies are preferred over one continuous roof form.
(e) Convenience store components shall be located along the public right -of
—way and provide entry and orientation to the public street.
(f) Accessory items for fueling stations such as waste receptacles should be
located between stations. Vending machines and outdoor sales and
displays must obtain separate approval as required by this Section.
EAZ INNOVATION DISTRICT CODE - AS APPROVED BY PZC
BLUE =EAZ MODIFICATIONS BLACK= EXISTING CODE
(g) All inoperable vehicles must be parked in a defined service area
providing screening in accordance with §153.133 - Minimum Landscape
Requirements.
(h) Each fueling /service station shall be adequately buffered from adjacent
properties as required by Section 153.133.
(6) 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.
(7) Parking Structures. All parking structures shall meet the requirements of
§153.040(7)
(S) Personal, Repair and Rental Services.
Retail.
Primary Uses are limited to the Research Support Buffer within the ID -1 District
as a stand -alone use or as part of a larger retail center. Conditional Use approval
must be obtained as required by Section 153.236. As ground -floor accessories to
a larger permitted use, integrated establishments shall not exceed 10,000 square
feet or 20 percent of the ground floor of the structure, which ever is smaller.
(9) Transportation- Park -and- Rides. Park and ride facilities shall provide only one
shelter per bus route.
(10) Day Care. Primary Uses are permitted within the ID -2 District and are limited to
the Research Support Buffer within the ID -1 District as a stand -alone use or as
part of a larger retail center subject to Conditional Use approval as required by
Section 153.236. As accessories to a larger permitted use, integrated
establishments shall not exceed 15,000 square feet of gross floor area and shall
comply with the requirements of O.R.S. §5104.011
(11) Educational Facility
High Schools.
Uses shall have no rooms for the regular housing or sleeping of students.
Educational programs and /or uses should also have a defined mission to engage
in technology or entrepreneurial programs.
(12) Library, Museum or Gallery. Primary Uses are limited to the Research Support
Buffer within the ID -1 District as a stand -alone use or as part of a larger retail
center. Conditional Use approval must be obtained as required by Section
153.236. Incidental sales relating to the facility are permitted.
(13) Religious or Public Assembly. Only uses existing as of the effective date of this
ordinance are permitted. Once removed, no further Religious or Public Assembly
uses shall be permitted.
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(14) Manufacturing & Assembly. Any auxiliary showroom areas associated with the
primary use shall not exceed 10 percent of the gross floor area of the principal
structure.
(15) Mini - Storage. Only uses existing as of the effective date of this ordinance are
permitted. Once removed, no further Mini- Storage facilities shall be permitted.
(16) Utilities- District Energy Plant. The incidental sales of electrical energy to
public utilities are permitted.
(17) 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.
(18) Utilities - Electric Substation. Electric substations shall be located at least 700
feet from all residential districts or residential subarea of a planned development
district.
(19) Utilities - Wireless Communications. For regulations governing wireless
communication uses, Chapter 99 of the Dublin Codified Ordinances shall apply.
(20) 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.
(21) 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.
(22) Dwelling, Live -Work,
Dwelling, Townhome and Dwelling, Multi family. Live -work units may include
up to two non - resident employees, and the non - residential use must be owned or
operated by a resident of the live -work dwelling unit. In all cases, gross density
for live -work, townhome or multi - family development shall not exceed 10 units
per acre. [owner- occupied v. lease options to be addressed at council].
(23) Bicycle Facilities. Facilities shall be provided in accordance with §153.040(H)
(24) Community Activity. Community activities shall be conducted in accordance
with §153.156.
(25) Construction Trailer /Office. All construction trailers and offices must obtain
required permits and comply with setbacks applicable to the principal structures
for sites upon which the construction will occur. Trailers /Offices may be located
on site no more than 30 days prior to the commencement of construction activity
and must be removed no later than 60 days following occupancy.
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(26) Drive- In/Drive -Thru. Facilities are not permitted within the ID-2, ID-3 or ID-4
Districts. Primary Uses are limited to the Research Support Buffer within the ID-
1 District as a stand -alone use or as part of a larger retail center. Conditional Use
approval must be obtained as required by Section 153.236 including the
following requirements:
(a) Each lane shall provide six vehicle stacking spaces a minimum 20 feet in
length (including window spaces). Reductions may be requested by the
applicant and approved pursuant to §153.041(E)(6) - Administrative
Departure if a lower need can be adequately demonstrated.
(b) Stacking may not impede on -site or off -site traffic movement or
circulation.
(c) All menu boards, speakers or service windows must be located on the
side or rear of the principal structure.
(27) Dwelling Rental or Sales Office. Rental or sales offices within the ID-4 District
must comply with setbacks applicable to principal structures on the property and
must be conducted in compliance with all applicable Code requirements for
model homes and sales.
(28) Helipad/Heliport. Proposed facilities must comply with the provisions of
§153.094.
(29) Home Occupation. Within the ID -4 District, all home occupations shall comply
with applicable provisions of § 153.073 and the following: (In all cases, the most
stringent requirement shall apply.)
(a) Uses must be conducted indoors within the residence or an accessory
building and shall not exceed 25 percent of the gross floor area of the
dwelling.
(b) No retail sales from the premises are permitted and the exterior of
structures shall not be modified to accommodate the use.
(c) No display or signs for the home occupation shall be visible from the
street.
(d) No employees are permitted other than those persons residing within the
dwelling.
(e) No equipment shall be used that creates noise, vibration, sound, smoke,
dust, odors, heat, glare, x -ray or electrical disturbance that is discernable
to adjacent dwellings or at the property line.
(f) Uses requiring licenses from the State or City shall maintain licenses at
all times and shall operate in compliance at all times.
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(g) Home occupations shall not include or involve motor vehicle or
equipment repair, sale of weapons or hazardous materials or other
activities that would constitute a nuisance within a residential area.
(30) Outdoor Display /Seasonal Sales. Outdoor displays and/or seasonal sales must be
associated with the primary use of the property and comply with the provisions
of §153.099.
(31) Utilities- Renewable Energy Equipment.
Utilities - Renewable Wind Equipment.
Incorporation of renewable energy for individual uses or groups of uses within
the EAZ is highly encouraged subject to the following.
(a) Ground- mounted equipment for the collection of geothermal energy is
permitted only to the side or rear of the principal structure, and
equipment must be adequately screened.
(b) Ground- mounted equipment for the collection of solar energy (PV or
thermal) is permitted to the side or rear of the principal structure and
shall comply with applicable setback requirements.
(c) Rooftop and wall - mounted equipment for the collection of PV or thermal
solar energy is permitted, and may encroach up to 18 inches beyond the
maximum permitted height of the principal structure. Screening of
visible structural supports without interfering in the operation of the units
may be required to meet the intent of the Zoning Code.
(d) Ground- mounted equipment for the collection of wind energy is
permitted to the rear of the principal structure. Both building- mounted
and ground - mounted equipment are subject to Conditional Use approval
as required by Section 153.236.
(D) Similar Uses or Uses Not Addressed
(1) In those situations where a use is not specifically addressed but could reasonably
be interpreted as similar in character to a use listed in the District, the Director
may determine that the use is similar to the uses in the District, either as a
Permitted or a Conditional Use.
(2) The Director shall base the decision on a finding that the proposed use satisfies
all of the following:
(a) Is consistent with the Intent of this section and with the development
intent for each District, as described on Section 153.037 (D) and this
Code.
(b) Will not impair the present or potential use of other properties within the
same District in the vicinity.
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(c) The operation, scale and characteristics of the proposed use are no
greater than those listed in the District, in terms of aesthetics, traffic
generated, noise, potential nuisances, and other impacts related to
community health, safety and welfare.
(d) Will not adversely affect the Community Plan or the Economic
Advancement Zone Plan.
(3) Once a finding of similar use is made, it shall comply with all applicable Code
provisions, review and approval requirements and district regulations that apply
to that use.
(4) The Director's determination shall be in writing and sent to the applicant. The
applicant may either appeal the decision to the Board of Zoning Appeals in
accordance with the provisions of this Code, or submit an application for an
amendment to the Code.
§ 153.039 INNOVATION DISTRICT REQUIREMENTS
(A) Lot 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) Minimum Lot Size. The size of lots within the Innovation Districts shall
meet the following:
Zoning District
Minimum Lot Size
ID-1
3 acres
ID -2
2 acres
ID -3
3 acres
ID-4
No minimum
(b) Maximum Lot Coverage. Lot coverage for structures and impervious
surfaces shall not exceed the following:
Zoning District
Maximum Lot Coverage
ID-1
70%
ID -2
75%
ID -3
70%
ID -4
75 %
(c) Building Height. The height of principal and accessory structures shall
be limited based upon setback requirements of this District and as limited
by the adopted Height Regulating Plan in the Economic Advancement
Zone Plan. All structures greater than 68 feet in height shall require
Conditional Use approval in accordance with Section 153.236.
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(d) 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) Front yards. The required front yard setback for principal and accessory
structures shall be determined based on the roadway type as identified by
the adopted EAZ Transportation Plan.
Street Type
Required Front Setback
Arterials
50 feet
Collectors
35 feet
Local
30 feet
(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.
Zoning District
I13-1
113-2
113-3
1134
Building Height
Side /Rear
Building
Setback
Side /Rear
Building
Setback
Side /Rear
Building
Setback
Side/Rear
Building
Setback
_Q7 feet
30 feet
15 feet
30 feet
15 feet
>17 — 34 feet
35 feet
20 feet
35 feet
20 feet
>34 — 51 feet
50 feet
35 feet
50 feet
35 feet
>51 feet
75 feet
50 feet
75 feet
50 feet
Required side and rear setbacks for principal and accessory structures for
non - residential uses shall in no case be less than 75 feet from a limited
access right -of -way and 30 feet from any residential zoning district or a
residential subarea of a planned development district as listed in
§153.016, unless developed in a coordinated manner as part of the ID -4
District.
(d) Side Pavement Setbacks. Required side yard setbacks for pavement,
which includes open storage, service and loading areas, shall be at least
20 feet, except for common access drives or shared service courts.
Required side pavement setbacks shall be at least 30 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
30 feet, except for common access drives or shared service courts.
Required rear pavement setbacks shall be at least 75 feet from limited
access right -of -way and 50 feet from any residential zoning district or a
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residential subarea of a planned development district as listed in
§153.016
(B) 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.
Areas devoted to the storage of materials, supplies, equipment or products
outside of a permitted structure shall not exceed the following:
i. An area equal to 5 percent of the GFA of the primary building when the
GFA is less than 225,000 square feet; or
ii. An area equal to 2.5 percent of the GFA of the primary building when
the GFA is more than 225,000 square feet.
(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
minimi 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 a planned
development district as listed in § 153.016 . Compliance with the provisions of
§153.133(C) shall also be required.
(5) All storage areas and structures for outdoor mechanical equipment must be
screened so as not to be visible from the street and from pedestrian circulation
areas, or recessed within the footprint of the building.
(C) Architectural Requirements
{4} Design Purpose. The Innovation Districts utilize architecture as a key component
for establishing a specific character for the area. Structures within the Innovation
Districts are expected to have a forward- looking, contemporary architectural
expression that is compatible with technology and research uses. Buildings
within the Innovation Districts shall reflect the high standard of development that
is found throughout the community while seeking to accommodate the unique
nature of uses within the Districts. All development in the Innovation Districts
shall be required to meet the objective architectural standards of this Section
unless a modification is approved, as provided herein. These requirements are
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intended to encourage creative architectural design while setting a level of
expectation for development.
(2) Architectural Intent. All structures within the Innovation Districts 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 and overall style and character. Buildings may utilize any combination
of exterior materials from the list of permitted materials however, in all cases,
such materials shall be applied in a manner that provides well - detailed and
aesthetically pleasing facade surfaces. Characteristics of a well - detailed fagade
include, but are not limited to, deliberate joint patterns, finished edge detailing,
and durable, rust and fade resistant finishes. Concealed fasteners are highly
encouraged.
(A) ID -1. The Research Office District is intended to focus on larger
buildings with multiple stories. As a district with high visibility focused
on office -type construction, greater attention to architectural style and
variety will be expected that other portions of the Economic
Advancement Zone. Elements of the ID -1 District that are within the
Research Support Buffer may have a greater focus on retail and mixed
use construction, but should utilize the same attention to quality and
detail as other technology - related structures.
(B) ID -2. The Research Flex District is expected to have a greater focus on
smaller footprint buildings that effectively blend office and industrial
design together in a manner that pays attention to quality and detail. The
high quality level of the Research Office District is desired; however,
administration of the ID -2 District will recognize that the increased
emphasis on industrial -type components will warrant greater
architectural flexibility to meet the needs of the market segment.
(C) ID-3. As the most remote district of the EAZ, the Research Assembly
District is planned for more intensive industrial activity. With larger
footprint manufacturing expected as a focus, a high level of quality is
expected. The level of architectural detail and variation expected in this
district will be lessened to meet the needs of clean manufacturing
operations and smaller flex construction with different price points.
(3) Critical Design Components. Architecture within the Innovation Districts should
incorporate design technique and the application of building methodology that
will result in architecture that is very unique and diverse, while fitting into a
general category of style. In particular, development will be evaluated according
to the following criteria;
(A) The visual and functional components of the building shall be
complimentary to the contemporary design style selected for the
Innovation Districts and any adjacent users.
(B) The design expression is to be a modern application that is appropriate to
high end technology or research uses. The design is consistent with the
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look and feel of a high -end technology or research uses where applicable.
Consideration shall be given to the unique nature of the use or the
interior arrangement of uses and activities within the structure.
(C) All buildings are to use durable, long - lasting materials constructed with
solid craftsmanship that will provide longevity.
(4) Elements of Contemporary Style. Building design within the EAZ should clearly
address in any appropriate combination, the following list of critical elements
that embody the contemporary style.
(A) Innovative usage and presentation of building materials;
(B) Utilize opaque, translucent and transparent materials to create facade
compositions;
(C) Make use of textures, protrusions, recesses, overhangs and other features
that make use of shadow;
(D) Design beyond the basic box by integrating added shapes, recesses,
curvilinear forms, angles, non - conventional shapes, cantilevers,
independent planes and by using special architectural features;
(E) Avoid materials that are strongly associated with traditional residential
architecture such as ashlar stone patterns, stressed or tumbled brick, brick
that has been flashed to give it an older, non uniform appearance and lap
wood siding;
(F) Emphasize natural light and sustainable building techniques.
(5) Applying the Pattern Book
Architectural requirements of the Innovation Districts and applicable review
procedures highlight the most important site and building development issues.
The provisions of the Districts recognize that design details not included in these
requirements are best left to the inventive discretion of individual architects, land
planners, and owners. Nevertheless, acceptance and implementation of the
broader design themes of the EAZ are vital to the success of the City.
Architecture in the EAZ Plan serves as a supplement to provide clarification and
guidance. The architectural pattern book portion of the document illustrates
acceptable levels of architectural expression and can be used to find cost -
effective design methods by which to balance visual quality and project cost.
(6) Building Variation.
(A) Elevations. All sides of a principal structure shall display a compatible
level of quality and architectural interest, particularly those highly visible
to the public. Each street facing elevation for principal buildings on
corner and through lots shall be required to vary the design of the fagade.
The building's architectural features and treatments shall be distributed
through all of the facades.
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(B) Architectural Variation. All building facades 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. This is particularly applicable to large footprint
buildings with long, uninterrupted walls. Elements may include, but are
not limited to the following:
(a) Recessing and projecting of wall planes. Variations in depth
shall be a minimum of 12 inches.
(1) Architectural features that compose an aesthetically pleasing
composition that reinforces the building character;
(a) Overhangs, columns, arcades and recessed entries;
(b) Architectural sunscreens, plant grids and green wall
systems, trellises, arbors or pergolas; and
(c) Reveals, projecting ribs and offsets or insets 18 inches or
greater in depth.
(2) Variations in roof area and wall heights along the top of building
walls and eave lines to create visual interest.
(7) Architectural Detail. All building facades facing public streets or residential
districts shall incorporate architectural details, textures and /or design techniques
that provide greater visual interest:
(8) Fenestration. Building walls facing public streets or residential districts shall
incorporate adequate changes in architectural fenestration to effectively avoid
blank and undifferentiated elevations while balancing the needs of internal space
needs and operations.
(a) Windowless exterior walls are prohibited.
(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.
(9) 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.
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(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.
(11) 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 when
appropriate.
(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. In cases where required screening will
negatively impact the visual character of the building, consideration for
painting mechanicals to match may be given.
(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.
(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.
(12) Materials. At least eighty percent of exterior walls shall be constructed of one or
more of the primary materials listed below:
(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, as well as glass block, is
permitted.
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(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, textured face and corrugated
type insulated or un- insulated metal panels are acceptable.
Careful attention to how the panels are adjoined, detailed at
corners and attached is required. Long span, high profile fluted
or ribbed metal panels, often found in pre- engineered buildings,
are prohibited from use in the ID -1, ID -2 and ID -4 Districts. Use
of fluted or ribbed metal panels shall be limited to no more than
65 percent of the exterior.
(6) Synthetics Synthetic siding materials such as fiber cement 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 by the
Architectural Review Team (ART) if demonstrated to be of
similar quality to the permitted primary materials.
(b) Secondary Materials.
(1) Any primary material listed above may be considered as a
secondary material.
(2) Gypsum Fiber Reinforced Concrete (GFRC). Fiber reinforced
concrete products may be used for trim or architectural features.
(3) Frost- Proof Ceramic Tile. Porcelain or other frost -proof ceramic
tiles may be used as accents or to create special features.
(4) 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
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prevent rust or corrosion. Use of corrugated or long span, high -
profile fluted or ribbed metal panels is prohibited.
ESj Split Faced Block Split faced block shall be used in limited
quantities for components like foundations or site walls.
(6) EIFS. Exterior Insulated Finishing Systems may be used to add
three dimensional features to the walls.
(7) 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 while being 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.
(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.
(5) Accessory Structures. Attached or detached accessory structures shall be
constructed similar in design, style, quality and appearance with identical
materials as the principal structure.
§ 153.040 SITE DEVELOPMENT REQUIREMENTS
(A) Fences.
Fences within the Innovation Districts will comply with Sections 153.078 — 153.083 of
the Zoning Code.
(B) Landscape Requirements.
Unless otherwise specified in this Section, all other applicable requirements of Section
153.134 to 153.148 shall be met.
(1) Intent. The general intent of the Innovation Districts is to provide landscaping
that meets the general objectives of the Zoning Code while specifically targeting
design character recommended in the EAZ Plan. Landscaping should emphasize
a naturalized appearance and blend with the design of public rights -of -way, while
demarking areas of more formal design where people will gather and use space.
(2) Character Elements. Site Landscaping shall comply with the general character
and design components as prescribed by the adopted Economic Advancement
Zone Plan.
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(3) Property Perimeter and Parking Lot Buffering. To meet the intended landscape
character for the Innovation Districts to provide a more naturalized appearance,
required screening additional deciduous trees, shrubs and grasses shall be used to
augment screening and visually soften the appearance of required evergreen
screening.
(4) Use ofMounding. The general design of sites shall avoid the use of uniform
mounding to meet screening and buffering requirements. Integration of
mounding as one form of screening should focus on landforms of varying width
and height that will achieve a more natural and less "engineered" appearance.
(5) Interior Landscape Requirements. All landscape islands within the EAZ must
include a minimum width of ten feet from back to back of curb. All islands must
be a minimum of 180 square feet in area. Parking lot islands shall be designed in
a manner so as to be distributed as evenly as possible throughout paved parking
areas without being required in the interior of service courts and loading dock
areas.
(6) Street Trees. One 2 -inch caliper street tree shall be provided afld 18pated at for
each 35 -foot interval of public or private street frontage and along entry
driveways exceeding 200 feet in length. To achieve the character of the EAZ,
trees shall be planted in informal clusters along public arterials and collectors as
defined in the EAZ Plan. Entry drives and local streets may include more
uniform spacing.
(7) Open Space Plantings. One deciduous tree must be planted for each 1,000 square
feet of open space (areas not taken up by parking or building). Trees must have a
minimum caliper of 2 inches at the time of planting. Groupings or clusters of
trees are preferred, planted at intervals necessary to ensure their survival.
(8) Parking Lot Plantings. To help reduce excessive heat build -up and emissions
from large areas of hard surfacing, landscape areas must be provided within
parking lots designed for a capacity of 40 cars or more. Landscape islands with a
surface area equal to 5 percent of the area of the paved surface (including all
parking spaces, interior drives, loading docks, drop -off /pick -up lanes, and access
drives beyond the right -of -way) shall be provided in all parking lots. The
required landscape areas shall meet the following requirements:
(a) All required landscaped areas shall consist of curbed islands or peninsulas
that are surrounded on at least two sides by pavement. Landscaping on the
Perimeter of the parking lot shall not be counted toward meeting this
requirement.
(b) A minimum of one broad leaf /deciduous tree shall be provided for every 300
square feet of landscaped area required.
(c) The landscape areas may be located in "dead corners" or in landscape islands
so as to break up expanses of parking spaces and to contribute to orderly
circulation of pedestrian or vehicular traffic in the parking area.
(B) Tree Preservation.
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EAZ INNOVATION DISTRICT CODE - AS APPROVED BY PZC
BLUE =EAZ MODIFICATIONS BLACK= EXISTING CODE
All sites within the Innovation Districts are expected to retain and protect natural features
to the greatest extent possible as part of the development process. Sites shall also comply
with the procedures for Sections 153.140 to 153.149. With a focus on sustainable
planning and design in the Innovation Districts, waivers to the City's Tree Preservation
regulations are not recommended.
(B) Open Space and Greenways
(1) Development within the Innovation Districts shall include the dedication of land
or provision of public access easements for the purposes of establishing key
greenway connections in conformance with the adopted EAZ Open Space Plan.
(2) For residential development within the Innovation Districts, dedication of public
open space shall be provided in accordance with Code requirements.
(3) All uses within the EAZ are highly encouraged to provide outdoor space and
public art accessible to the general public.
(4) Open space areas shall be large enough and of proper dimensions so as to
constitute a useable area, with adequate access, through easements or other
similar arrangements.
(5) The inclusion of the following amenities are permitted and encouraged within an
open space where appropriate to the principal use: sidewalk cafes, food kiosks,
ornamental fountains, drinking fountains, waterfalls, sculpture, arbors or trellises,
planted beds, clock pedestals, transit shelters, awnings (not including canvas
materials), canopies and similar structures.
(6) Any permanent open space developed in conjunction with a building or site must
be equipped for congregation and recreational opportunities by users of the
building and surrounding areas.
(7) Common /open space must be accessible to and visible from the street. In no
instance shall the open space be more than three feet above or below the
adjoining right -of -way.
(C) Utilities
All utility lines including water supply, sanitary sewer service, electricity, telephone and
gas, and their connections or feeder lines shall be placed underground. Unless otherwise
dictated by the needs of the building, all utility connections shall be kept to the rear or the
side of the building, out of view or screened.
(F) Parking Requirements
(1) Parking shall comply with Sections 153.200 — 153.212, unless specifically
provided for herein. In the case of conflicts, regulations for the Innovation
Districts will prevail.
(2) Parking for employees and service shall be located at the side or rear of the
structure. Visitor parking may be located forward of the building for wayfinding
22
EAZ INNOVATION DISTRICT CODE - AS APPROVED BY PZC
BLUE =EAZ MODIFICATIONS BLACK= EXISTING CODE
and access, but should be designed to limit its visual appearance from the public
right -of -way.
(3) All parking areas shall be accessed etily from a rear alley or side street where
available.
(4) Sidewalks shall be provided on -site to link parking and the public sidewalk to the
entrance of the building.
(5) Parking and maneuvering areas shall meet the minimum requirements of the
Parking Space Dimensions table below:
Parking Pattern
Aisle Width
1-W ay 2 -Way
Parking Space
Length Widths
Total WkW
1-W ay 2 -Way
Parallel
12 ft.
15 ft.
25 ft.
9 ft.
33 ft.
36 ft.
0-75 Degree
12ft.
22 ft.
21 ft.
9ft.
48ft.
58 ft.
76-90 Degree
12ft.
22 ft.
19 ft.
9ft.
50 ft.
60 ft.
:22 Two-WayAnde
:15ft. One -Way Aisle -
%k :z
:o
•u
w
Measured perpendicular to the
longitudinal space centerline.
Measured along the longitudinal
space centerline.
Total width of two tiers of parking
spaces plus maneuvering lane
Parking Space Dimensions
(6) The following Table of Parking Requirements lists the parking to be provided for
individual uses. The number of off - street parking spaces shall not exceed these
requirements, except as provided as a parking adjustment (see 6, below).
Table of Parking Requirements
Use
Parking Requirement
One space per 3 persons by seating capacity or maximum
occupancy (whichever is greater) in the largest assembly
area or stadium.
Where assembly areas are not present, 1 space per
Education
classroom and 1 space per 300 s.f.GFA of office area.
Technical, vocational and trade schools: 1 space per each 3
students in addition to the spaces required above.
Residential
1.5 spaces per dwelling unit for multi - family,
2.0 spaces per dwelling unit for single-family.
Day Care
1 space per 10 children or elders at licensed capacit
Live -Work
1.5 spaces per dwelling unit plus 1 space per 500 feet of
GFA
One space per 3 persons by seating capacity or maximum
Government and
occupancy (whichever is greater) in the largest assembly
Institutional
area, in no assembly area is provided, 2 spaces per 1,000
s . ft. of GFA.
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EAZ INNOVATION DISTRICT CODE - AS APPROVED BY PZC
BLUE =EAZ MODIFICATIONS BLACK= EXISTING CODE
Table of Parking Requirements
Use
Parking Requirement
Professional,
1 space per 350 square feet of GFA.
Medical, Office
Medical
Spaces required for offices
Treatment
1 space per treatment room + 1 space per in- patient bed +
Facilities
additional spaces for office use.
Personal Service
2 s aces per 1,000 sq. ft. of GFA
Retail Sales
1 3 spaces per 1,000 sq. ft. of GFA
Restaurant,
One space per 3 persons by occupancy or 1 space per 150
Entertainment
s.f. of GFA whichever is greater
Outdoor recreation areas shall submit a parking plan for
and Recreation
approval by the ART detailing expected parking needs
Warehousing
1 space per 5,000 sq. ft. of GFA + additional spaces for
office use.
Technology and
1 space per 1,000 sq. ft. GFA plus additional spaces for
Indust
office.
Utilit
Ones ace er use
(G) Parking Adjustments
(a) Parking adjustments may be approved by the Administrative Review
Team (ART) or by the Planning and Zoning Commission as part of a site
plan review.
(b) Shared parking reduction. Fewer parking spaces may be permitted upon
approval of a shared parking analysis submitted by the owner
demonstrating that the spaces planned will be sufficient.
(c) Deferred parking reduction: Construction of the required number of
parking spaces may be deferred if the following conditions are met:
(1) Areas proposed for deferred parking shall be shown on the site
plan, and shall be sufficient for construction of the required
number of parking spaces in accordance with the requirements of
this section for parking area design and other site development
requirements of the District.
(2) Alterations and construction of parking facilities within the
deferred parking area may be initiated by the owner or required
by the City.
(d) Additional parking spaces may be approved, based on documented
evidence provided by the property owner or applicant demonstrating that
the parking will be required to accommodate the use on a typical day.
(e) The parking requirements shall be waived for individual retail uses of
2,000 square feet or less, and uses that are determined by the ART or
Planning and Zoning Commission, as applicable, as accessory to other
principal uses, such as that portion of outdoor restaurant seating adjacent
to the street, day care uses, and other similar uses and activities.
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EAZ INNOVATION DISTRICT CODE - AS APPROVED BY PZC
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(7) Off -street parking requirements may be met in a shared parking lot located within
300 feet of building /structure served.
(8) On- street parking directly fronting the lot shall count toward fulfilling the
parking requirement of that lot. Credit for parking spaces shall be given for those
spaces immediately in front of the property to which they apply that have more
than 50% of the length of the parking space within the lot or building frontage.
(IT) Bicycle Parking
(1) One bicycle parking space shall be required for every fifteen parking spaces
required, or fraction thereof. In no case where bicycle parking is required shall
less than four spaces be provided.
(2) Every effort should be made to provide clear pedestrian connectivity from the
public street to the main entrance of buildings. Clear path of travel through
parking areas should be designed in a manner to effectively minimize conflict
with vehicles.
(3) Bicycle parking shall be located within 100 feet of the entrance to a principal
structure. Parking may be located within the principal structure and should be
located where conflicts with pedestrian or vehicular travel are avoided.
(4) Bicycle parking racks, docks, or posts shall be designed and installed to provide
two points of contact to an individual bicycle frame when used as intended.
Enclosed locker -type facilities may be provided in lieu of open racks. Racks and
lockers must be designed to allow a bicycle to be locked to a structure attached to
the pavement, building, or other permanent structure.
(5) Bicycle racks shall be installed according to the dimensional requirements set
forth by the bike rack manufacturer and the latest edition of the APBP Bicycle
Parking Guidelines, or similarly acceptable industry publication.
(6) A minimum five (5) foot access aisle or maneuvering zone shall be provided in
each bicycle parking facility.
(I) Loading Areas
(1) Number. The minimum number of loading spaces shall be provided in
accordance with the Loading Space Requirements table below. Requirements
may be modified upon making the determination that another measure would be
more appropriate because of the number or type of deliveries experienced by a
particular business or use.
Loading Space Requirements
10,000 to 20,000 s.f. GFA
1 space
20,001 to 50,000 s.f. GFA
2 spaces
50,001 to 100,000 s.f. GFA
3 spaces plus 1 spaces for each additional one
hundred thousand 100,000 s.f. or part thereof
>100,000 s.f. GFA
5 spaces
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EAZ INNOVATION DISTRICT CODE - AS APPROVED BY PZC
BLUE =EAZ MODIFICATIONS BLACK= EXISTING CODE
(2) Location. Loading /unloading areas and docks shall be prohibited in the front
yard. Loading or unloading spaces or docks are prohibited within 50 feet of any
residential use unless completely enclosed or screened from view at no less than
six feet in height.
(3) Design Requirements. The following are minimum requirements for the
planning and implementation of loading spaces and docks:
(a) An alley or front service drive may be used where a single loading space
is required. In all cases, service vehicles must be able to maneuver on-
site without interfering with travel on a public street, with off - street
parking or the normal movement of vehicles and pedestrians on -site.
(b) Loading spaces separate from docks shall be at least 12 feet wide, 30 feet
long and 14 feet high for adequate clearance.
(c) Any loading dock located along any side of a building which faces a
public street or highway shall be screened from view. No loading docks
are permitted on front elevations facing the public street.
(4) All service vehicles and/or fleet parking must be maintained within appropriately
screened areas and shall not be placed forward of the structure.
(.i) Parking Structures.
(1) Dimensions. Parking stall and driving aisles shall be in accordance with the
dimensional requirements as required by the City Engineer. For 90- degree
parking spaces, parking stalls shall be a minimum of 81/2 feet wide by 18 feet
deep.
(2) Interior Circulation. The interior of the structure shall be designed in accordance
with the minimum requirements of the City Engineer and the following:
(a) Entering traffic shall circulate in a counter - clockwise direction.
Opportunities for recirculation shall be provided.
(b) Maximum aisle length shall not exceed 400 feet without providing a
cross aisle.
(c) Cross aisles shall be a minimum of 18 feet and no greater than 24 feet in
width.
(d) Design of all parking structures shall include a minimum ceiling
clearance height of 8 '/2 feet.
(3) Ingress /Egress Lanes. To provide for the orderly function of parking structures,
the following shall be required:
(a) Two smaller vehicle access openings are preferable to a single large one.
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EAZ INNOVATION DISTRICT CODE — AS APPROVED BY PZC
BLUE =EAZ MODIFICATIONS BLACK= EXISTING CODE
(b) Storage areas for entering and exiting traffic shall be sufficiently long to
minimize backups of traffic onto surrounding streets or within the
garage.
(c) A minimum of two vehicle lengths of storage shall be provided between
the street and the garage entry gate, but more may be required.
(d) One inbound lane shall be required each 300 spaces or fraction thereof.
One exit lane shall be provided for each 200 spaces, or fraction thereof.
(fl Single entrance lanes from the street shall be 13 to 16 feet in width,
tapering down to 10 feet at the approach to the control equipment.
Double entrance lanes shall be 24 feet wide.
(4) Lighting. The following minimum requirements shall be met for the lighting of
structured parking within the Innovation Districts:
(a) Light Trespass. There shall be no casting of glare or spillover lighting
outside of the parking structure. Garage lighting shall be concentrated on
aisles and ramps with spillover lighting to illuminate parking stalls.
(b) Top Deck Lighting. Lighting on the upper level of a parking structure
shall utilize full cut -off fixtures and lower pole heights to eliminate glare
and visibility of pole mounted fixtures.
(sj Adherence to Guidelines. Except as otherwise provided to meet the
intent of these standards, all parking structure lighting shall comply with
Section 153.133 Exterior Lighting Requirements.
(5) General Design and Appearance. The design of freestanding or integrated
structures should comply with the following:
(a) The design intent for parking structures is to minimize the view of the
automobiles from the exterior and to have more variation in the facade
than is typically found in parking structures.
(b) The parking structure shall be architecturally compatible with the
building it serves and utilize a variety of opening sizes, opening
locations, screens, building panels, colors and/or other approaches to
create a richer fagade composition.
(c) Sloped ramping shall be concealed from the exterior. It should all be
internal or concealed by screens or other methods on the exterior fagade.
(d) No part of the structure shall exceed the height of the principal building
it is intended to serve. Freestanding structures shall not exceed the
maximum building height of the District, without height incentives.
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EAZ INNOVATION DISTRICT CODE - AS APPROVED BY PZC
BLUE =EAZ MODIFICATIONS BLACK= EXISTING CODE
(
(e) Where a parking structure is within 40 feet of any existing principal
building, that portion of the parking structure shall not exceed that
building's eave or wall height.
(f) Individual parking structures shall not exceed 500 total parking spaces
unless demonstrated that architectural design techniques are adequately
implemented to reduce the overall mass and appearance of the structure.
(g) Pedestrian and vehicular entries shall be clearly distinguished.
(h) Parking structures are encouraged that incorporate space for retail,
service or other commercial uses.
Character and massing: Parking structure facades over 150 feet in length shall
incorporate architectural features that break the continuity of these long facades
through the following:
(a) Vertical facade changes: Incorporation of intervals of architectural
variation at least every 80 feet over the length of the applicable facade,
such as:
(1) Varying the arrangement, proportioning and /or design of
openings;
(2) Incorporating changes in architectural colors, textures, details,
materials or adding applied architectural features such as screens
or panels; and /or
(3) Projecting forward or recessing back portions or elements of the
parking structure facade.
(b) Horizontalfacade changes:
(1) Stepping back the upper floors from the ground floor parking
structure facade;
(2) Changing materials, colors or textures between the parking
structure base and upper floors; and/or
(3) Including a continuous cornice line or pedestrian weather
protection element between the ground floor and upper floors.
(c) Views to the Interior. Facades of parking structures shall minimize
continuous horizontal parking floor openings. Any portion of a parking
structure ground floor with exposed parking areas adjacent to a public
street shall minimize views into the parking structure interior through
one or more of the following methods:
(1) Decorative trelliswork and/or architectural screening on the
parking structure facade, without compromising the open
28
EAZ INNOVATION DISTRICT CODE - AS APPROVED BY PZC
parking structure ventilation requirements of any applicable
Code.
(2) Special architectural or artistic features.
(3) Alternative methods may be approved by the ART or Planning
and Zoning Commission, as applicable.
(4) Upon conversion of portions of a parking structure to a
pedestrian retail /commercial use, the ART or Planning and
Zoning Commission, as applicable, may approve the removal of
initially installed pedestrian screening material in order to allow
maximum visibility and access to the converted portions of the
parking structure.
(5) In addition to the above, views into the upper floors of parking
structures shall be minimized through one or more of the
following methods:
(a) The use of planters integrated into the upper floors of
parking structure facade design.
(b) Decorative trelliswork and/or architectural screening on
the parking structure's upper floor facades.
BLUE =EAZ MODIFICATIONS BLACK= EXISTING CODE
(c) Upper parking floors designed with as a pattern of more
window -like openings on the parking structure facade.
(K)
Sustainable Parking Lot Design
(A)
(B)
In order to promote environrnentally sensitive design and construction of parking
lots, the following requirements apply:
Permeable Surface for Paving
(1) Parking areas may be surfaced with permeable asphalt, permeable
concrete or turf blocks, subject to review by the City Engineer. If
approved by the City Engineer, the calculations for required stormwater
management and retention measures may be adjusted for the use of this
paving.
(2) Driveway aprons connecting parking lots to public roadways may not be
constructed with permeable materials.
(3) A maintenance plan, outlining responsible parties, procedures and
schedules for permeable pavement areas must be submitted and approved
by the City Engineer.
(4) Parking and circulation areas must meet pavement strength specifications
as determined by the Fire Marshal.
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EAZ INNOVATION DISTRICT CODE - AS APPROVED BY PZC
BLUE =EAZ MODIFICATIONS BLACK= EXISTING CODE
(C) Alternative Parking Space Dimensions.
(1) A property owner may request an adjustment to parking space
dimensions for no more than 5 percent of required spaces, based on
documentation of a formal policy or program to encourage the use of
compact vehicles by employees or visitors, as approved by the
Administrative Official.
(2) Where alternative dimensions are approved, which would have the effect
of reducing the number of required spaces meeting the standard
dimensional requirements, the remaining standard spaces shall be subject
to the Deferred Parking requirements.
(D) Electric Car Parking Requirements
(1) Parking lots with 200 spaces or more are strongly encouraged to provide
at least one electric plug -in service point for every 200 parking spaces.
(2) Plug -in points must be associated with an individual parking space and
be installed according to appropriate design standards, as approved by
the Administrative Official.
(3) Plug -in points are exempt from the service structure screening
requirements outlined in Section 153.133.
(E) Wheel stops or modified curb designs may be used in place of standard curbing
where alternative stormwater techniques such as bioswales or rain gardens
require surface drainage.
(L) Signs
Signs shall comply with Sections 153.150 — 153.164, unless specifically provided for in
the following section. In the case of conflicts, regulations for the Innovation Districts
will prevail.
(A) Table ofHeight, Area & Setbacks. The following table shall provide for the
implementation of sign requirements for the Innovation Districts:
USES
Wall
Monument
Window
Projecting Signs
Signs
Signs
Signs
wall or post- mounted
Maximum
Maximum
Maximum
Maximum
Minimum
Maximum
Maximum
Maximum
Minimum
Area
Height
Area
Height
Setback
Area
Area
Height
Setback
( s q. ft.
(s q. ft.
(s q. ft.
(s q. ft.
(s q. ft.
(s q. ft.
(s q. ft.
(s q. ft.
(s q. ft.
Live -Work
6
15
Not
Not
Not
6
6
6
6
p ermitted
permitted
permitted
Schools, Civic,
30
15
30
8
8
Not
6
6
6
Churches and
permitted
Daycare
Office and
50
15
50
8
8
6
Not
Not
Not
Research
permitte d
ermitted
ermitted
General
Commerce.
-First-floor
30
15
30
8
8
6
6
6
6
inte rated
30
EAZ INNOVATION DISTRICT CODE - AS APPROVED BY PZC
BLUE =EAZ MODIFICATIONS BLACK= EXISTING CODE
•outparcel
50
15
50
8
8
6
Not
Not
Not
sign per tenant space is permitted to a size as defined by the Sign Code.
• In larger office /research complexes with multiple building wings connected
by a shared atrium, one wall sign may be permitted for each wing to denote
permitted
permitted
permitted
-retail center
80
15
50
8
8
6
Not
Not
Not
ermitted
permitted
permitted
Manufacturing
50
15
50
8
8
6
Not
Not
Not
& Industry
permitted
permitted
permitted
Fueling /Service
See 153.161(L)
See 153.161(L)
See
See 153.161(L)
Stations
153.161 L
Joint
Not
Not
50
8
8
6
Not
Not
Not
Identification
permitted
permitted
1
1
1
1 permitted
permitted
I permitted
(B) Table of Numbers. The following summarizes the number of signs permitted
within the Innovation Districts. The intent of the Districts is that each site is
permitted one monument, wall or projecting sign as its primary identification.
For designated uses an additional window sign can be used to identify main
entrances. An additional sign may be permitted in instances where support
services available to the public are integrated within the first floor of a primary
structure such as a large office complex. In no case shall more than one sign
identifying a particular business be oriented toward the same property line.
SIGN TYPE
NUMBER
Wall Signs
One sign per building or use.
• For multiple street frontages, one sign per frontage, not to exceed a total of
two (provided a minimum 100 feet of frontage on each street).
• For multi -user buildings where tenants have individual entrances, one wall
sign per tenant space is permitted to a size as defined by the Sign Code.
• In larger office /research complexes with multiple building wings connected
by a shared atrium, one wall sign may be permitted for each wing to denote
the primary tenant
Monument Signs
One sign per lot or multiple lots if devoted to one specific use or user.
• For multiple street frontages, one sign per frontage, not to exceed a total of
two (provided a minimum 100 feet of frontage on each street).
Window Signs
One sign per business or use when the use has an individual entrance ( in
addition to any monument, wall or projecting si
Projecting Signs
Generally limited to one per building or use.
(C) Multi- tenant Signs. No more than two tenant panels may be provided on one
monument sign. Signs with multiple tenants must include a frame to visually
separate the individual panels.
(D) Wall Signs. Based upon the specific architecture of buildings, wall signs may be
administratively approved at a greater building height, not to exceed the primary
roof line.
(E) Secondary Image. Secondary images for signs within the Innovation Districts
may be designed up to 30 percent of the maximum permitted area of the sign
face.
(F) Colors. Within the Innovation Districts, signs shall be limited to the use of three
colors. Colors for trademarked logos shall be permitted; logos shall be
considered as one of the three permitted colors.
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EAZ INNOVATION DISTRICT CODE - AS APPROVED BY PZC
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(G) Sign Types. To better accommodate contemporary architecture, sites permitted
multiple signs may utilize a combination of sign types.
(IT) Interstate Signs. Corporate offices with frontage along U.S. 33 are permitted an
Interstate District sign as regulated by 153.161(A).
(M) Site Lighting. The lighting requirements of Section 153.149 shall be met.
(N) Circulation and Access.
(1) Rights -of -way Dedication. Private development shall include the dedication of
rights -of -way for the future expansion and widening of public roads to serve
properties in accordance with the City's adopted Thoroughfare Plan and/or
adopted plans for the EAZ, whichever is greater.
(2) Site Access. All access from public rights -of -way shall be provided at locations
approved by the City for the purposes of access management and safety. Cross
access easements shall be provided for all shared driveways, and all sites shall
comply with the City's Administrative Policy for Intersection Visibility Triangles
at proposed access points.
(3) Construction Durability. All private drives, parking areas, pedestrian paths, and
sidewalks shall meet or exceed the minimum requirements established by the
City.
(4) Paths and Connections.
(a) Public access easements shall be provided in all cases where multi -use
paths are provided through a site and not along a public street.
(b) Installation of sidewalks and multi -use paths on site shall be made in
compliance with the adopted EAZ Plan.
(c) Pedestrian access shall be provided from all building entrances to public
sidewalks along the street right -of -way. Continual maintenance of all
access on a site shall be the responsibility of the property owner.
(d) A minimum 4 -foot sidewalk shall be required along the edge of all
parking lots on sides adjacent to buildings to adequately facilitate
pedestrian access into the building.
§ 153.041 SUSTAINABILITY AND DEVELOPMENT INCENTIVES
(A) Development Incentives. Development incentives are offered to induce applicants to
provide various amenities or other activities that add vitality, environrnental sensitivity
and other activities consistent with the EAZ Plan and the Dublin Community Plan. For
each criteria that are met, either the maximum building height may be increased by one
story (not to exceed two) or the maximum lot coverage increased by five percent:
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EAZ INNOVATION DISTRICT CODE - AS APPROVED BY PZC
BLUE =EAZ MODIFICATIONS BLACK= EXISTING CODE
(1) The building is designed to qualify for a Leadership in Energy and
Environmental Design (LEED) Green Building Rating of gold or higher, or other
equivalent accepted rating system.
(2) The site and/or building uses innovative storm water provisions, such as rain
gardens, green roofs, etc, to accommodate more than 50% of calculated storm
water flow required to be controlled.
(3) Use of a parking structure for at least 75% of required parking.
§ 153.042 DEVELOPMENT APPROVAL PROCESS
(A) Process Purpose and Intent
The purpose of this Section is to provide adequate review of applications for rezoning
and/or development within the Innovation Districts. These procedures are intended to
create an efficient and predictable review process for projects within the Economic
Advancement Zone The timing for reviews and approvals ensure that the EAZ is
competitive with research and technology parks in other jurisdictions.
(1) Compatibility. It is the intent to ensure that development projects are completed
in a manner generally harmonious with surrounding properties and without the
endangerment of the health, safety, and general welfare of existing, prospective,
or future owners, users, surrounding and adjoining properties, and the public.
(1) Coordination. These regulations and procedures are intended to ensure that
development has adequate and efficient provision of facilities and/or
infrastructure, land, rights -of -way, and easements, so as not to burden the fiscal
resources of the City. These provisions include the construction of buildings and
utilities, streets and sidewalks, landscaping, recreational open spaces, and other
provisions meeting the standards of the City and the Community Plan, as
required for the public good.
(B) Process Summary
The following table provides an overview of the review procedures and requirements
used in this Section that apply to the Innovation Districts.
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EAZ INNOVATION DISTRICT CODE - AS APPROVED BY PZC
BLUE =EAZ MODIFICATIONS BLACK= EXISTING CODE
Review
Zoning Code
Reviewing
Application
Procedure
Section
Body
Zoning Districts
Rezoning
153.234
City Council
Rezoning applications for all
I nnovation Districts.
Develo ment Plan Appli cations
Pre - Application
153.042(D)
Administrative
Non - binding review of applications
Review (optional)
Review Team
prior to formal submission.
Application submitted prior to
Development Plan
153.042(E)
As Applicable
commencing or modifying
Application
(see below)
development on all or any portion of
p roperty in the Innovation Districts
Administrative
Applications that comply with all
Review
153.042(E)(5)
Administrative
requirements of the Innovation
Review Team
Districts
Administrative
153.042(E)(6)
Administrative Departures (See
Departures
153.042
Development in any Innovation
Planning and
District that fails to meet one or more
Site Plan
153.042(E)(7)
Zoning
of the District requirements; denials
Commission
of Administrative Departures; review
of conditions of ART approval when
requested by applicant.
Development Plan ApReals
City Council
153.042(E)(9)(e)
City Council
Site Plan denials by the Planning
Appeal
and Zoning Commission
Conditional Use Reviews
Planning and
Conditional Uses as required in the
Conditional Use
153.236
Zoning
Innovation Districts
Commission
(C) Pre - Application Meeting and Procedures
(1) Pre Application Review. A request for aPre- Application meeting shall be made
in writing to the City on a form provided by the City for that purpose. The
request shall also include, at a minimum, the following information:
(a) Ten copies of a site plan generally demonstrating the nature of the
proposed development.
(b) A list of each possible Administrative Departure, as provided for in
Section 153.042(E)(6). Proposed Administrative Departures shall also be
clearly noted on the required site plan.
(C) A fee as established by City Council.
(2) Scheduling. Upon written receipt of the Pre- Application Meeting request, the
City shall schedule the meeting no later than 14 days from the date when the
request was submitted unless otherwise mutually agreed to by the applicant and
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the Director. The City shall notify the applicants in writing or by email at least
seven days prior to the meeting. The intent of the Innovation District review
process will be to schedule the Pre - Application meeting as soon as practicable.
(3) Review Timeframe. Prior to the meeting, the City shall distribute the submitted
materials to other applicable City departments for input and recommendations.
Applicable departments shall be notified of the Pre - application Review meeting.
Representatives of those departments shall be encouraged to attend.
(4) Informal Feedback During the Pre - Application Reuiew meeting, the City shall
provide the developer with a non - binding and informal review of the
development proposal, and information on the procedures and policies of the
City, including application review procedures that may be used.
(D) Development Plan Applications and Procedures
(1) Development Plan Applications. Prior to the development of any property within
the, Innovation Districts, a Development Plan Application shall be submitted to
the City on a form prescribed by the City. The Development Plan Application
shall include the elements indicated in Section 153.042(E)(3). Development Plan
Applications shall not be subject to filing deadlines as required for other
development applications and may be submitted to the City on any date during its
normal hours of operation.
(2) Review Authorities. As part of the Development Plan review, the following
entities shall be involved in the application review as specified.
(a) Administrative Review Team. Development Plan Applications within the
ID -1, ID -2, ID -3 and ID -4 Districts shall be reviewed by the
Administrative Review Team (ART). The ART shall consist of the
following members or their designated representatives, and others
appointed by the City Manager as deemed necessary, either as permanent
or temporary members. The City may contract with qualified
architectural consultants to determine compliance with architectural
provisions of the Innovation Districts and the adopted EAZ Plan.
(1) Director (Chair)
(2) City Engineer
(3) Fire Chief
(4) Parks & Open Space Director
(5) Chief Building Official
(b) Planning and Zoning Commission. Applicants may submit Development
Plan applications for Site Plan approval by the Planning and Zoning
Commission in accordance with the procedures of Section 153.042(E)(7)
under the foll owing conditions:
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(1) Approvals of the ART that include conditions for which the
applicant wishes reconsideration.
(2) Development Plan applications within the Innovation Districts
that fail to meet one or more of the requirements of the
applicable District and are not eligible for an Administrative
Departure.
(3) Administrative Departures denied by the ART.
(3) Contents of Development Plan Applications. The Development Plan Application
shall include the maps, plans, designs, and supplementary documents itemized
below. One copy of all required materials, including a site plan, shall also be
submitted in appropriate digital formats, as determined by the City. The
information submitted shall include the following:
(a) An application form, completed in full by the applicant, including a
detailed description of the proposed development project and use.
(b) Payment of a fee as established by 4ke-City Council.
(c) A description of any requests for Administrative Departures as permitted
in Section 153.042(E)(6) listed in writing and clearly noted on the
required site plan, including a description of the nature of the
Administrative Departure, the specific provisions from which the
Administrative Departure is being sought, how the application meets the
requirements for approval under Section 153.042 (E)(6)(e)(3), and other
necessary illustrative materials describing the request.
(d) Ten copies of site plans meeting the requirements of Appendix I of the
Zoning Code, unless deemed unnecessary by the Director based on the
nature and scale of the proposed development.
(4) Public Notices: Written notice regarding applications received for Administrative
Review or Site Plan approval shall be sent to the applicant, owner, and parcels of
land within 300 feet of the property under consideration, as listed on the County
Auditor's current tax list within ten days from the receipt of a complete
application. The notice shall, at a minimum, indicate the property that is the
subject of the request, describe the nature of the request, and indicate when and
where written comments will be received concerning the request and, in the case
of a Site Plan approval, the time, date and location of the Planning and Zoning
Commission meeting at which the application will be considered.
(5) Administrative Reviews
(a) Upon receipt, the Development Plan application shall be distributed to
the Administrative Review Team (ART) for review.
(b) The ART shall be responsible for reviewing all Development Plan
applications and providing written input regarding the proposed
development's compliance with the applicable requirements of the
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District.
(c) The ART shall meet as necessary to consider the Development Plan
Application. Applicants shall be given not less than 5 days notice of the
ART review meeting, and may be required by the Director to attend any
meetings of the ART.
(d) During the course of a Development Plan Application review, the City
shall schedule at least one meeting with the applicant to review the
application. The applicant shall be given the opportunity to revise the
application in response to the ART'S comments.
(e) Within 28 days from the filing of the Development Plan Application,
unless otherwise agreed by the applicant and the City in writing, the
ART shall be required to take one of the following actions:
(1) Approve the Development Plan application when all of the
requirements of the Innovation Districts and the intent of the
EAZ Plan are met, including Administrative Departures as may
be granted in accordance with Section 153.042(E)(6)(f).
(2) Issue a decision to permit the applicant to subject the
Development Plan application to Site Plan approval by the
Planning and Zoning Commission upon a determination that:
(a) The application does not meet all of the requirements of
the District and the standards of Section 153.042(E)(8)
or the intent of the EAZ Plan; or
(b) The application does not meet the requirements for the
granting of Administrative Departures.
(f) Following the approval of an Administrative Review the applicant may
apply for a Certificate of Zoning Plan Approval and building permit,
consistent with approved Development Plan.
(g) A report shall be provided periodically to the City Council and Planning
and Zoning Commission of Administrative Approvals by the ART.
(6) Administrative Departures
(a) Purpose: In certain instances strict enforcement of zoning and
development requirements of the District may be either unreasonable or
impractical. Therefore, a procedure for Administrative Departures from
these regulations is provided to allow the flexibility necessary to adapt to
changed or unusual conditions, both known and unforeseen, under
circumstances that do not involve a change of the permitted use of the
land or structure.
(b) Procedures: The ART shall be permitted to hear and grant requests for
Administrative Departures that may modify the requirements in the
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Innovation Districts within the standards provided in subsection (e),
below.
(c) Application: A request for Administrative Departures may be submitted
with a Development Plan application or at any time after the approval of
a Development Plan application. If requested as part of a Development
Plan application, the request shall be processed and reviewed
concurrently with the Development Plan application.
(d) Review of these requests shall be subject to the same timing
requirements that apply to Development Plan applications.
(e) Review by the Administrative Review Team (ART):
(1) Requests. Requests for Administrative Departures shall be
submitted to the ART for review in accordance with the
procedures for Administrative Reviews.
(2) Review Criteria, The ART shall grant a request for an
Administrative Departures provided the request meets the
general purpose and intent of the District and one or more of the
following criteria:
(a) Is not so substantial in nature or degree that it represents
a major divergence from the intent of requirements of
the District;
(b) Is necessitated by a condition related to the site, rather
than simply as a means to reduce costs or a matter of
general convenience;
(c) If approved, would maintain the specific purpose of the
requirements and conditions of the regulation that is the
subject of the request; and
(d) Is limited to that necessary to account for special site
conditions or development requirements specific to an
individual user.
(3) Examples. The following is illustrative, but not inclusive, of
what may be considered as Administrative Departures:
(a) Changes to required building setbacks to account for
individual site conditions.
(b) Substitution of plant materials specified in the landscape
plan with comparable materials of an equal or greater
size.
(c) Change of building materials to a comparable or higher
quality.
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(f) Approvals ofAdministrative Departures: Following the approval of an
Administrative Departure, the applicant may proceed with the process for
Administrative Review leading to a Certificate of Zoning Plan Approval
and building permit, consistent with approved Development Plan.
(7) Site Plan Reviews of Development Plan Applications
(a) Intent and Applicability: In order to balance the need to accommodate
unique uses with the desire to ensure the presence of high - quality and
orderly development within the District, Development Plan applications
shall be reviewed by the Planning and Zoning Commission for a Site
Plan approval under the conditions of this Section.
(b) Authority and Limitations: Site Plan approval of Development Plan
applications shall apply only to those portions of the plan failing to meet
the requirements of the District. The Commission shall not have the
authority to change any part of the Development Plan application that
otherwise meets the development requirements of the District and/or has
received an Administrative Review approval.
(c) Application Deadline: The applicant shall make a written request to the
Director for Site Plan approval no later than ten days following the date
when the ART's decision on the Development Plan application is issued.
The hearing before the Planning and Zoning Commission shall occur no
later than 30 days following the receipt of the applicant's written request
by the Director.
(d) Site Plan Approval Procedures: The Planning and Zoning Commission
shall approve, approve with conditions, or disapprove the applicable
elements of the Development Plan using the standards of Section
153.042(E)(8). The decision shall be made within 55 days of submission
to a meeting of the Commission, unless otherwise agreed by the
applicant and the City in writing.
(e) Appeals: Development Plan applications disapproved by the Planning
and Zoning Commission may be appealed by the applicant to City
Council, which shall hear the appeal no later than 28 days following the
date of the Commission's decision, unless otherwise agreed by the
applicant and the City in writing.
(8) Development Plan Standards of Approval: In addition to meeting all other
requirements of the District, a Development Plan application shall only be
approved by the ART or Planning and Zoning Commission, as applicable, if the
requirements of the District and the following criteria are met:
(a) Site Design Characteristics
(1) All elements of the site design shall be harmoniously and
efficiently organized in relation to topography, the size and type
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of lot, the character of adjoining property, and the type and size
of buildings.
(2) The site shall be developed so as not to impede the normal and
orderly development or improvement of surrounding property
for uses permitted by the District.
(3) All buildings or groups of buildings shall be arranged so as to
permit emergency vehicle access by some practicable means to
all vehicles.
(4) Every structure or dwelling unit shall be provided with adequate
means of ingress and egress via public streets and walkways.
(b) Environmental Standards
(1) The landscape shall be preserved in its natural state, insofar as
practicable, by minimizing tree and soil removal, alteration to the
natural drainage courses, and the amount of cutting, filling and
grading. Natural features and the site topography shall be
incorporated into the proposed site design to the maximum
extent practical.
(2) Landscaping buffers and/or greenbelts may be required beyond
those otherwise required in the District to ensure that proposed
uses will be adequately buffered from one another and from
surrounding public and private property.
(c) Vehicular and Pedestrian Circulation
(1) The expected volume of traffic to be generated by the proposed
use shall not adversely affect existing roads and the circulation
thereon.
(2) Driveways shall be located to minimize conflict with traffic
operations on the adjoining road. The number of driveways shall
be the minimum needed to provide reasonable access to the site.
(3) The arrangement of public or common ways for vehicular and
pedestrian circulation shall respect the pattern of existing or
planned streets and pedestrian or bicycle pathways in the area.
(4) Safe, convenient, uncongested and well - defined vehicular and
pedestrian circulation within and to the site shall be provided.
Drives, streets and other elements shall be designed to promote
safe and efficient traffic operations within the site and at its
access points.
(d) Stormwater and Erosion Controls
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(1) Stormwater management system and facilities shall preserve the
natural drainage characteristics and enhance the aesthetics of the
site to the maximum extent possible, and shall not substantially
reduce or increase the natural retention or storage capacity of any
wetland, water body, or water course, or cause alterations which
could increase flooding or water pollution on or off the site.
(2) Stormwater management facilities may be incorporated into the
open space portions of a development site.
(3) Areas of natural drainage such as swales, wetlands, or ponds
shall be protected and preserved insofar as practical in their
natural state to provide areas for natural habitat preserve
drainage patterns and maintain the natural characteristics of the
land.
(4) Efforts shall be made to reduce/minimize the amount of
impervious surfaces, such as using infiltration basins trenches or
dry wells grassed (vegetated) waterways or swales, or rain
gardens in yards or parking lots.
(e) Public Services. The scale and design of the proposed development shall
facilitate the adequate provision of services currently furnished by or that
may be required of the City or other public agency including, but not
limited to, fire and police protection, stormwater management, sanitary
sewage removal and treatment, recreational activities, traffic control, and
administrative services.
(f) The general purposes and spirit of this Chapter and the various
provisions and components of the Community Plan, including the EAZ
Area Plan.
(E) Modifications to Approved Development Plans:
(1) The Director may authorize minor modifications to an approved Development
Plan that are required to correct any undetected errors, that are consistent with the
purpose of the approved application, or that are necessary to ensure orderly and
efficient development. Minor modifications shall be limited to:
(a) Adjustments in lot lines, provided no additional lots are created and
required setbacks are maintained;
(b) Adjustments in the location of and layout of parking lots, provided
perimeter setbacks, yards and buffers are maintained;
(c) Modifications of building footprints up to 10% in total floor area of the
originally approved building, building height(s) or floor plans, that do
not alter the character or intensity of the use;
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(d) Substitution of landscaping materials specified in the landscape plan
with comparable materials of an equal or greater size;
(e) Redesigning and/or relocating stormwater management facilities
provided that general character and stormwater capacities are
maintained;
(f) Adjusting and/or relocating landscape mounds, provided that the same
level and quality of screening is maintained;
(g) Minor modifications to the sign face, landscaping and lighting, provided
the other sign requirements of the final development plan are
maintained;
(h) Minor changes in building material or colors that are similar to and have
the same general appearance comparable to or of a higher quality as the
material approved on the final development plan.
(i) Changes required by outside agencies such as the County, State, or
Federal departments.
(j) Other minor modifications deemed by the Director that do not alter the
basic design or any specific conditions imposed as part of the original
approval.
(2) Any modifications to be made to an approved Development Plan that are not
deemed minor by the Director shall require the filing and approval of a
Development Plan Application in accordance with this Section.
§ 153.043 DEFINITIONS
(A) Use Definitions
For the purposes of § §153.037 through 153.042, the following definitions shall apply.
Other terms defined in Chapter 153 shall have the same meanings when applied to with
the Innovation Districts unless inconsistent with the terms in § §153.037 through 153.042.
Commercial Uses
(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
and the treatment of animals' illnesses, injuries, or physical ailments, but
shall not including crematory services.
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(2) Conference Center. A facility containing over 50,000 square feet of gross floor
area and designed to accommodate and support meetings or conferences. The
facility may be either freestanding or incorporated into a hotel or office facility,
and that may include eating and drinking facilities.
(3) 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.
(4) Eating and Drinking. A facility that prepares or serves food or beverages directly
to the public for on- or off - premise consumption. This use includes but is not
limited to sit down or take -out restaurants, cafes or coffee shops, ice cream
parlors, and may also include uses such as taverns, brewpubs, or wine bars if the
operator obtains all required liquor licenses.
(5) 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.
(6) Fueling /Service Station. A facility used primarily for the sale of automobile
fuels, oils or accessories. Services may include maintenance and lubrication of
automobiles and replacement or installation of minor parts and accessories but
shall not include major repair work such as engine or transmission replacement,
body and fender repair or spray painting. This use includes the retail sales of
convenience goods and vehicle charging stations.
(7) Hotel. A building or series of buildings providing accommodations to the
traveling public in habitable units for compensation, and includes but is not
limited to both short-stay and extended stay facilities. This use includes the
provision of related services such as eating and drinking, meeting rooms, and the
sale of convenience goods.
(S) 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.
(9) 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.
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(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.
(10) 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.
(11) 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.
(12) Retail. A facility or area for the 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.
(13) 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 Uses
(14) Day Care. A facility for the provision of care and supervision outside the home
for minor children or adults, provided the supervision is less than 24 hours per
day and the facility is licensed by the State of Ohio.
(1 S) District Energy Plant. A facility that is not a public utility and that generates
electrical energy for distribution to a defined area containing 10 or more
structures.
(16) 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.
(17) High School. A facility providing education to students from 9" through 12
grades using a curriculum recognized by the State of Ohio and including related
assembly, sports and activity areas, but not facilities regularly used for the
housing or sleeping of students.
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(18) 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.
(19) Hospital. Any medical facility that is capable of retaining patients overnight.
(20) Library, Museum, Gallery. Facilities containing collections of books,
manuscripts, and similar materials for study and reading, or exhibiting works of
art or objects in one or more of the arts and sciences.
(21) Religious or Public Assembly. A facility in which the public or members of an
organization gather to engage in collective activities, which may include worship,
study, relaxation, service activities, assembly space, or recreation, and whose
activities are not primarily commercial in nature. This use includes but is not
limited to churches, mosques, synagogues, temples, clubs, meeting halls, and
social organizations.
(22) 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.
(23) Transit Station. A facility where public transit vehicles load and unload patrons,
and where patrons may transfer from between public transit lines, when that is
the principal use of the property. This use does not include park and ride or ride -
sharing facilities, or transit repair or maintenance facilities.
Industrial Uses
(24) 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.
(25) Manufacturing and Assembly. A facility used for the fabrication, assembly,
finishing, packaging or processing of components and/or finished goods.
(26) Mini - Storage. A facility of leased or owned structures available to the general
public for the storage of goods.
(27) 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.
(28) Research and Development. A facility or area for conducting scientific research,
synthesis, analysis, investigation, testing, or experimentation, and including the
fabrication of prototypes, assembly, mixing and preparation of equipment and
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components incidental or necessary to the conduct of such activities. Research
and development includes 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.
(29) 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) Warehousing and Distribution. Facilities and accessory uses for the mass storage
and movement of goods as well as transportation, logistics, maintenance and fleet
parking.
Residential Uses
(20) Dwelling, Single- Family. A building arranged or designed to be occupied by one
family, the structure having only one dwelling unit.
(21) Dwelling, Townhouse. A building consisting of a series of three or more dwelling
units attached to each other through the use of shared party walls on one or both
sides, with each unit having a ground floor and a separate entrance.
(22) Dwelling, Live -Work A building with dwelling units associated with a
commercial component usually located on, but not limited to, the first floor. The
predominant character of the building is intended to be harmonious with
residential areas.
(23) Dwelling, Multiple family. A building arranged or intended for four or more
households living independently of each other in separate dwelling units, any two
or more of which may be provided with a common entrance or hall.
Accessory /Temporary Uses
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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. Accessory or temporary uses not defined herein shall otherwise
refer to primary use definitions within this Section.
(30) Day Care. -Day care, as defined in § 153.042 when accessory to a principal use of
the property.
(24) Bicycle Facility. Equipment and structures including bicycle racks, lockers, and
showers to assist either recreational or commuter cyclists.
(25) 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.
(26) Construction Trailer /Off ce. 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.
(27) 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.
(28) Drive- in/Drive -thru. A structure or building feature, including but not limited to
a service window, automated device, or other equipment that is designed to
provide for sales and service to patrons who remain in their motor vehicles,
including driveways and driving aisles by which patrons reach the structure or
building feature, when accessory to a principal use of the property.
(29) Eating & Drinking. Eating or drinking as defined in §153.067(A)(3) when
accessory to a principal use of the property, and when the facilities are designed
and intended for use primarily by residents or occupants of the principal use of
the property.
(30) Entertainment and Recreation- Indoor. A facility providing entertainment or
recreation activities within an enclosed structure. This use includes, but is not
limited to theaters, bowling alleys, clubs, game centers, gymnasiums, health
clubs and climbing wall centers. This use includes Eating and Drinking as an
incidental component.
(31) Exercise and Fitness. A facility or area providing opportunities for exercise or
fitness for the general public or members of an organization, including but not
limited to health or exercise rooms and swimming pools, when accessory to a 1
principal use of the property.
(32) Helipad/Heliport. An aviation accessory devoted to the landing, takeoff and /or
storing of helicopters.
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(33) Home Occupation. A business or occupation incidental and subordinate to a
principal residential use conducted within a dwelling. Examples include but are
not limited to: artist's studio, office, teaching, or consultancy.
(34) Outdoor Display /Seasonal Sales. The display of goods outside the principal
structure on the site for the purpose of marketing or sales for a temporary period
of time not to exceed three months in any calendar year, when accessory to a
principal use of the property.
(35) 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.
(36) Retail. Retail, general, as defined in §153.042, when accessory to a principal use
of the property.
(37) 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.
(38) Transportation- 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.
(39) Utilities- 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, electric substations, telecommunication lines or fiber
optic equipment, gas regulator stations, green infrastructure, and storm drainage
pipes and structures when accessory to a principal use of the property. This use
does not include major utilities such as water or sewer treatment plants, electric
generating plants, or other facilities that are primary rather than accessory uses of
the sites on which they are located.
(40) Utilities- Renewable Energy Equipment. Equipment for the collection of solar,
geothermal energy or other forms of renewable energy 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.
(41) 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.
(42) Utilities- Wireless Communication. Wireless communications facilities and
related terms are defined in §99.04.
48
EAZ INNOVATION DISTRICT CODE - AS APPROVED BY PZC
BLUE =EAZ MODIFICATIONS BLACK= EXISTING CODE
(43) 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.
(B) Definition of Other Terms
The following terms shall have the following meanings when applied in the Innovation
Districts, even if the same term has a different definition elsewhere in Chapter 153 when
applied in other districts. Terms defined elsewhere in Chapter 153 and not included in the
list below shall have the meanings assigned to them elsewhere in Chapter 153.
(44) Construction Sign: A sign that identifies the owners, lenders, contractors,
architects, and engineers of a project under construction, as well as the project
itself.
(45) Day: Calendar day.
(46) Director: The Director of Land Use & Long Range Planning of the City of
Dublin.
(47) Gross Floor Area (GFA): The sum of the gross horizontal area of the several
floors of the building measured from the exterior faces of the exterior walls or
from the center line of walls separating two buildings. The gross floor area of a
building shall include the basement floor area only if more than one -half of the
basement height is above finish lot grade. Gross floor area shall not include
interior balconies or mezzanines. Any space devoted to off - street parking or
loading shall not be included in floor area. Areas of basements (except as
provided above), breezeways, porches, or attached garages are not included.
(48) Street Wall: An opaque, freestanding wall built along the frontage line, or along
the same building line as the building facade.
(49) Transparency: The ability to see through with clarity. An opening in the building
wall allowing light and views between interior and exterior. Measured as glass
area for buildings and as open area for parking structures.
49
EAZ INNOVATION DISTRICT CODE - AS APPROVED BY PZC
BLUE =EAZ MODIFICATIONS BLACK= EXISTING CODE
Section 2. That Appendix I of the Dublin Zoning Code regarding the required development plan
submission criteria for the Innovation Districts is added as follows:
APPENDIX I: INNOVATION DISTRICT PROCESS AND SUBMISSION MATERIALS
REQUIRED
TITLE BLOCK &NARRATIVE DATA
Site plan scale — (engineer's Site size 3 acres or more - 1 inch = 100 ft.
• scale). Sheet size shall be at Site size of less than 3 acres - not less than 1 inch = 50 ft.
least 24 x 36 inches If a large development is shown in sections on multiple sheets, then a composite
sheet shall be included
Scale & north arrow
Sheet number /title
• Title block Name, address &. telephone number of the applicant & firm or individual who
prepared the plans with seal
Date(s) of submission & any revisions (month, day, year)
• Location map drawn to a separate scale with north - point, showing surrounding land, water features, zoning &
streets within a quarter mile
• Address & common description of property & complete legal description
SITE DATA
• Dimensions of land & total acreage including net acreage (minus rights -of -way and submerged land) & total
acreage
• Zoning on the site & all adjacent properties
• Existing lot lines, building lines, structures, parking areas & other improvements on the site & within 100 feet of the
site
• Topography on the site & within 100 feet of the site at one -foot contour intervals, referenced to a U.S.G.S. NAVG
1988 datum
• All existing & proposed easements including type
UTILITY DATA
• Location of existing drainage courses, floodplains, streams, & wetlands with elevations
• Storm water drainage & retention /detention requirements of Chapter 53 of the Dublin City Codes
• Location of sanitary sewers & septic systems, existing & proposed
• Location & size of existing & proposed water mains, well sites, water service Mire hydrants
• Location of above & below ground gas, electric & telephone lines, existing & proposed
• Location of transformers & utility boxes
BUILDING DATA
• Proposed lot lines, lot dimensions, property lines, setback dimensions, structures, & other improvements on the
site & within 100 feet of the site
• Location, height, & outside dimensions of all proposed main and accessory buildings or structures
• Building floor plans & total floor area, including number & height of stories
• Building facade elevations for all sides, drawn at an appropriate scale
• Calculations for transparency requirements (as applicable)
•
Description of exterior building materials & colors (samples may be required
VEHICLE AND PEDESTRIAN CIRCULATION DATA
• Locations, widths, rights -of -way, curve radii & centerlines of existing & proposed roadways & access points, access
easements, on and adjacent the site
• Location and dimensions of acceleration, deceleration, & passing lanes
• Driveways & intersections within 250 feet of site
• Traffic regulatory signs & pavement markings
• Calculations for required number of parking & loading spaces
• Location and dimensions of parking spaces, islands, circulation aisles & loading spaces
• Designation of fire lanes
• Location, width and materials for proposed sidewalks & non - motorized paths within the site or on rights -of -way or
easements
LANDSCAPE AND OPEN SPACE DATA
50
EAZ INNOVATION DISTRICT CODE - AS APPROVED BY PZC
BLUE =EAZ MODIFICATIONS BLACK= EXISTING CODE
REQUIRED
• Location, sizes, & types of existing trees 6 inches or greater in diameter, measured at 3'% ft. off the ground & the
general location of all other existing plant materials, with an identification of materials to be removed & materials to
be preserved
• Description of methods to preserve existing landscaping
• Landscape plan, including location & type of all proposed shrubs, trees, & other live plant material
• Planting list for proposed landscape materials with caliper size or height of material, method of installation, dates of
plant installation, botanical & common names, & quantity
• Landscape maintenance schedule
• Location, size, height & material of construction for all obscuring wall(s) or berm(s) with cross - sections, where
required
• Location & size of recreation & open space areas
• Indication of type of recreation facilities or other improvements (parking, paths, etc.) proposed for recreation or
open space areas
SITE IMPROVEMENTS _
• Location, type, size, height & lighting of all proposed signs
• Size, location, height & method of shielding for all site & building lighting
• Location of trash receptacle(s) & transformer pad(s) & method of screening
• Extent of any outdoor sales or display area and proposed screening
• Location, height, & outside dimensions of all storage areas & facilities
• Density calculations by type of residential unit (dwelling units per acre)
• Garage &/or carport locations & details, if proposed
• Location, dimensions, floor plans &. elevations of common building(s) (e.g., recreation, laundry, etc.), if applicable
• Swimming pool fence detail, including height and type of fence, if applicable.
• Assessment of potential impacts from the use, processing or movement of hazardous materials or chemicals, if
applicable.
• Swimming pool fencing detail, including height & type of fence, if applicable
• Assessment of potential impacts from the use, processing, or movement of hazardous materials or chemicals, if
applicable
51
EAZ INNOVATION DISTRICT CODE - AS APPROVED BY PZC
BLUE =EAZ MODIFICATIONS BLACK= EXISTING CODE
KEY
�, m
Section 3. That Section 153.014(D) regarding annexation to Dublin is amended to read as
follows:
(D) Annexed Territory. Territory annexed to the municipality after the effective date of the
Zoning Ordinance shall be automatically rezoned to the R, Rural District or in the case
for property located within the area bounded by SR 161 on the north, US 33 and Avery
Road on the east, Shier Rings Road on the south and Houchard Road on the west to the
appropriate Innovation District (ID -1, ID-2, ID -3 or ID -4) in accordance with the adopted
Economic Advancement Zone Plan and related Zoning Plan as soon as such property is
accepted by City Council.
Section 4. That the Standard Zoning Districts Table in §153.016(A) be amended to incorporate
the four Innovation Districts as follows:
NAME
SYMBOL
Industrial Districts
Restricted Industrial
RI
Limited Industrial
LI
General Industrial
GI
Office, Laboratory & Research
OLR
Innovation Districts:
Research Office
ID-1
Research Flex
ID-2
Research Assembly
ID-3
Mixed Use Tech
ID-4
52
EAZ INNOVATION DISTRICT CODE - AS APPROVED BY PZC
BLUE =EAZ MODIFICATIONS BLACK= EXISTING CODE
Technology Flex I TF
Section 5. 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 and the Innovation Districts in §153.039.
Section 6. 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
OUR, Office Laboratory & Research District
TF, Technology Flex District
ID-1, Innovation District (Research Office)
ID -3, Innovation District (Research Assembly)
Excavation and Quarry
Oil and Gas
Exceptional Uses
Section 7. That §153.071(B)(4)(f) be added as follows:
(b) Structures, parking driveways, vehicular use areas, service areas,
pedestrian areas and other hard - surfaces or paved areas shall not cover
more than 75% of the total lot area within the following zoning districts:
ID-2, Innovation District (Research Flex)
ID-4, Innovation District (Mixed Use Tech)
Section 8. That the "Zoning District and Approval Procedures" table in Section 99.05(B)
regarding Wireless Communications be amended to include the Innovation Districts as follows:
Zoning
District
Co- Location
New Tower
(multi -user)
New Tower
(single user)
Alternative
Structure
Temporary
Facilities
Innovation
Districts
ID -1
Administrative
Not Permitted
Not Permitted
Administrative
See 99.10
ID -2
Administrative
Administrative
Not Permitted
Administrative
See §99.10
53
EAZ INNOVATION DISTRICT CODE - AS APPROVED BY PZC
BLUE =EAZ MODIFICATIONS
ID -3 Administrative Administrativ
ID -4 Not Permitted Not Permitted
BLACK= EXISTING CODE
Not Permitted I Administrative I See &99.10
Section 9. This Ordinance shall take effect on the earliest date provided by law.
Passed this day of
2011.
Mayor — Presiding Officer
ATTEST:
Clerk of Council
54
The Planning and Zoning Commission took the following action at this meeting:
COIC Economic Advancement Zone (EAZ) Code Modifications
11 -011 ADM Zoning Code Amendment
Proposal: Modifications to Zoning Code Sections 153.037 thru 153.043 to
update regulations for "quick -to- build" projects and to coordinate
the Zoning Code with elements of the EAZ Plan.
Request: Review and recommendation of approval of a Zoning Code
amendment under the provisions of Sections 153.232 and 153.234.
Applicant: Marsha I. Grigsby, City Manager, City of Dublin.
Planning Contact: Carson C. Combs, AICP, ASLA, Senior Planner.
Contact Information: (614) 410 -4669, ccombs @dublin.oh.us
MOTION: To recommend approval to City Council of this Zoning Code amendment with
modifications as requested and discussed at the meeting by the Commission.
VOTE: 6-1.
RESULT: Approval of this proposed Zoning Code Amendment will be recommended to
City Council.
STAF CERTIFICAT N
Carson Combs, AICP, ASLA
Senior Planner
PLANNING AND ZONING COMMISSION
RECORD OF ACTION
CITY OF DUBLIN.
Land Use and
MAY 5, 2011
Long Range Planning
5800 Storer -Rings Road
Dublin. Ohio 43016 -1236
Phone /TDD: 614- 410 -4600
Fax: 614410-0747
Web Site: w .dublin.oh.us
Cm ftng a Legacy
The Planning and Zoning Commission took the following action at this meeting:
COIC Economic Advancement Zone (EAZ) Code Modifications
11 -011 ADM Zoning Code Amendment
Proposal: Modifications to Zoning Code Sections 153.037 thru 153.043 to
update regulations for "quick -to- build" projects and to coordinate
the Zoning Code with elements of the EAZ Plan.
Request: Review and recommendation of approval of a Zoning Code
amendment under the provisions of Sections 153.232 and 153.234.
Applicant: Marsha I. Grigsby, City Manager, City of Dublin.
Planning Contact: Carson C. Combs, AICP, ASLA, Senior Planner.
Contact Information: (614) 410 -4669, ccombs @dublin.oh.us
MOTION: To recommend approval to City Council of this Zoning Code amendment with
modifications as requested and discussed at the meeting by the Commission.
VOTE: 6-1.
RESULT: Approval of this proposed Zoning Code Amendment will be recommended to
City Council.
STAF CERTIFICAT N
Carson Combs, AICP, ASLA
Senior Planner
Dublin Planning and Zoning Commission
May 5, 2011 -Min u tes
Page 1 of 7
1. COIC Economic Advancement Zone (EAZ) Code Modifications
11- 011ADM Zoning Code Amendment
Chris Amorose Groomes said the application involves modifications to the Dublin Zoning Code
to update regulations for quick -to -build projects and to coordinate the Zoning Code with
elements of the EAZ plan. She said the commission will need to make a re recommendation to
City Council for final action.
Carson Combs said that from the previous discussion, a few minor changes have been made to
the district uses. He said that "exercise and fitness" and "recreation and entertainment' have
been added to the ID -2 District. He said that daycare had also been modified to include adult
components. Mr. Combs also noted that call centers were added to the ID -2 District since those
uses are generally larger and would be more appropriate along the freeway. He said that the
ID -2 District also now includes Live -Work units as a development option. Fueling station standards
were also modified to address issues from the last meeting. He noted that canopy requirements
were less restrictive, and that any store component or kiosk would need to be placed to create
a building edge at the street.
Mr. Combs said that given prior discussion about Live -Work units, further refinement of the
definition is needed to consider leasing and employee levels. He said that a cap on density for
those types of development is included. He said that home occupations are limited to 25
percent of the dwelling with its purpose to be more for home offices. The home occupation
does not include additional employees and is focused on the resident being able to work from
home.
Renewable Energy - Wind Turbines
Mr. Combs said that the draft includes height limitations of 150 feet for commercial wind
turbines, based upon the example near Sawmill Road. He said that Planning would like to require
that everything greater than 68 feet (as noted in the setbacks table) would be required to
obtain conditional use approval from the Planning Commission.
John Hardt agreed and said that the wind turbine should be a conditional use. He said that
some areas are adjacent to residential areas and should be reviewed. He said that they are so
obtrusive and rare that additional review would not be harmful.
Dana McDaniel agreed and asked if it is possible to limit its use to certain areas that are closer to
the highway or out along the fringe. He said he is thinking of turbines under a certain height. He
said there are examples of turbines being integrated into lighting. He said he agrees with a
conditional use if it is in the ID -1 and ID -3 Districts, which are not near residential.
Todd Zimmerman said that examples can be found in downtown Boston on rooftops and
integrated into the landscape. He pointed out that the ID -1 District does have some areas along
Shier Rings Road adjacent to residential uses.
Richard Taylor said he has the same concerns about visual impact and noise. He said that some
commercial uses may not be happy with turbines nearby and said he agrees with the idea of
making turbines a conditional use.
Mr. Zimmerman inquired about the difference between turbines that are mounted on a building
instead of those that are mounted on a pedestal.
Mr. McDaniel said that Dublin is striving to be sustainable, so that progress must be made in the
Code. He said that he would like to embrace lower -scale types. He said that wind turbines are
an important option for gaining LEED certification points.
Dublin Planning and Zoning Commission
May 5, 2011 -Min u tes
Page 2 of 7
Mr. Hardt asked if the suggest was to tie restrictions to the relative height rather than the height
of the primary structure.
Ms. Kramb asked if the average height on a roof could be looked at to determine what is
desired.
Mr. Taylor said that one or two turbines may not bother people, but questioned if more were
installed.
Warren Fishman said that Dublin does not want to inhibit the ability for a business to install these.
He asked how many businesses the turbine at Sawmill Road powered.
Mr. McDaniel said that making the free - standing turbines a conditional use could be one
solution. He said that models for onsite electric tend to generally be smaller in scale. He noted
that the turbine at Sawmill just powered the one business.
Mr. Zimmerman said he is for placing small turbines on buildings. He said the way they are
placed with architecture can make them look like art in many cases.
Mr. Hardt said the difficulty is that they are engineered on an individual basis. He said that based
on the desired electrical output and the location, the manufacturer engineers the turbine and
generators to meet the requirements. He said that the Commission should look at it first. Ms.
Amorose Groomes said that if permitted, it would be difficult to control and could get unsightly.
Mr. McDaniel said that you may have cases where one additional LEED point is needed. He said
he would like to come back with a sustainability package at some point.
Mr. Fishman asked if the turbine would go through the architectural review process. He
suggested placing a conditional use on the larger turbines and allowing architectural review on
smaller models.
Mr. Hardt questioned where to draw the line and said that conditional use for all turbines would
be better.
Ms. Amorose Groomes said the Commission would like to see all cases until there is a comfort
level achieved. In the future it could become a permitted use. She said that as part of a
sustainability package waiving fees should be considered.
Joe Budde said the cost of the application is less than the cost of bringing people in from out of
town to discuss the application. He suggested requiring an application after a certain number of
the smaller turbines. He noted that there was a suggestion made to require all turbines over a
certain height to be reviewed.
Mr. McDaniel said he would prefer to research the subject and bring back more information. He
suggested removing wind turbines from the ordinance and bringing it back later.
Ms. Kramb said to make it a conditional use
Mr. Combs suggested that the roof mounted options are generally acceptable; however,
commercial turbines should have public review. He said the residential -scale models usually
have a pole height of 25 to 45 feet in height and could be addressed through setback
requirements.
Dublin Planning and Zoning Commission
May 5, 2011 -Min u tes
Page 3 of 7
Mr. Hardt said the ground mounted units should have full conditional use review. He said there
may be some way to codify allowable rooftop units, but did not know enough to suggest
language. He said if it is a conditional use until the Commission is comfortable with the results,
the process can be changed later.
Ms. Amorose Groomes said they should be conditional uses for now, and once the Commission is
comfortable, a code amendment can be made to make them permitted. She noted that solar
is not an issue.
Ms. Kramb reinforced that the solar panels are okay and that the use table should be refined to
address solar and wind separately. Mr. Combs said the two will be differentiated.
Architectural Requirements
Mr. Combs noted that specific examples of architectural detailing have been removed from the
code because they are not consistent with the contemporary style proposed for the Economic
Advancement Zone. He noted that architectural requirements for office components had been
removed because of incompatibility with the intent for flex construction.
Mr. Combs noted some language regarding the painting out mechanical units if the screening
elements would create a significant design issue. He said that architectural metal is expected as
the predominant type of metal application and that ribbed or corrugated metal panels are
limited to restricted use (65 percent) only in the ID -3 District.
Mr. Combs said that other sections regarding transparency have been removed because they
are not compatible with the purpose and development form of the new Districts.
Landscape Requirements
Mr. Combs said Planning reviewed landscape elements of the Zoning Code by considering what
is appropriate or needs modified to achieve the desired character for the EAZ. He said that
perimeter property screening and vehicular use screening are two areas where total opacity is
required. He said that the idea of uniform evergreen plantings does not achieve the desired
effect, and the proposed language requires additional deciduous shrubs, trees and grasses to
blend more successfully. Mr. Combs noted that uniform mounding is also not allowed and must
be designed with varied heights and widths to provide a more natural appearance. He also said
that tree calipers were reduced based on the last discussion and that tree preservation waivers
are also not encouraged.
Mr. Combs noted that parking requirements have been modified to include Live -Work
residences. The proposed code would require 1.5 spaces for the residential component plus 1
per 500 square feet for commercial activity. He noted that bicycle parking has also been
simplified to require one space per 15 vehicle spaces (with a minimum of four on a site). He said
the changes match the intent for the EAZ to be completely bike - friendly. He pointed out that the
clearance height for parking structures was also increased to 8.5 feet as requested and that
sections regarding liner retail and display have been removed because of the changed
development character /focus for the area. He said it would be encouraged, but not required
when likely structures would be constructed on a stand -alone office campus.
Mr. Combs noted that significant changes were made to the sign portions of the Innovation
Code, including new tables. He said the types of signs and square footage has been updated
to be more user - friendly and consistent with what is typically desired on projects. He said the
general rule is one monument or wall sign per use or lot. He said in some cases, window or
projecting signs may be allowed. He also said that monument and wall signs are limited to two
Dublin Planning and Zoning Commission
May 5, 2011 -Min u tes
Page 4 of 7
tenant panels to reduce clutter, and that panels must be framed for separation on the sign
face.
Mr. Combs said language has been proposed to increase flexibility in many areas. Secondary
images are increased from 20 to 30 percent to enhance logos and corporate identity. He said
colors are also modified to permit colors in trademarked logos. He said the code would also
allow sign types to be mixed, and that properties with frontage on U.S. 33 would also be
permitted to do interstate signs consistent with 1 -270 properties.
Mr. Combs said that development incentives have been modified to allow options to increase
lot coverage and building height. Based on the criteria, up to two incentives could be
achieved. He said that over time, additional incentives will be added to encourage companies
to do more.
Review Process
Mr. Combs said that when a project is desired in the EAZ, a preliminary meeting is set with the
Architectural Review Team (ART) to go through the process and concepts. When a formal
development plan application is submitted, the ART reviews the project and approvals go
directly to building permits as an expedited project. He said there are a number of avenues by
which the Planning and Zoning Commission will be involved. He said the Commission will review
conditional use applications, instances where the ART approves projects with conditions not
agreed upon by the applicant, as well as other cases where the project do not meet
regulations. Following any needed approvals from the Commission, the project can then go
forward to building permits. He said that the ART provisions have also been modified to include
provisions for an architectural consultant to add expertise in the review process when necessary.
Definitions & Other
Mr. Combs said that the Live -Work definition has also been updated, and the Appendix has
been upgraded to include a process chart. He said that based on the Code criteria, Planning
recommends approval of the Innovation District code.
General Discussion
Ms. Amorose Groomes asked if anyone would like to speak in respect to the application. [There
were no comments.]
Mr. Combs clarified for Mr. Hardt that the setback chart had been modified to relocate freeway
setbacks to provisions for the side and rear yards because buildings will not be oriented to the
freeway as a front yard application.
Mr. Hardt questioned provisions for roof top equipment being painted. He said he did not agree
with that when electrical equipment and other things can get placed on the side.
Ms. Amorose Groomes asked if there are instances where mechanical screening is incompatible
with the architecture, and Mr. Combs said it is possible.
Mr. Hardt said that the term mechanical equipment generally is interpreted as components with
motors and fans. (Not necessarily a vent stack.) Mr. Combs said that the reference can be
deleted.
Mr. Hardt asked about the change to concealed fasteners in paragraph two and ribbed metal.
Mr. Combs noted that in the ID -3 there is some provision for the use of ribbed metal. That
material use would not include concealed fasteners, but the language has been modified to
require horizontal orientation.
Dublin Planning and Zoning Commission
May 5, 2011 -Min u tes
Page 5 of 7
Mr. Hardt said he does not agree with either change and that the material should not be
allowed. He said he does not think the metal should be horizontal and that all fasteners should
be concealed. He said that the material is one of the cheapest and is visually inferior. He noted
that references to pre- engineered metal buildings on page 22 should not be singled out and
should be removed.
Ms. Amorose Groomes asked if there are materials that cannot be fastened by concealed
fasteners. Mr. Combs clarified that typical ribbed metal panels used in industrial construction
does not have concealed fasteners. The sheeting is attached using metal screws with rubber
washers to create a water seal. She said the screws are painted to match the metal.
Ms. Amorose Groomes asked why the code indicates that the material is only allowed to be
used horizontally.
Ms. Kramb said that provisions to allow ribbed metal in the ID -3 district up to 65 percent seems
high.
Ms. Amorose Groomes questioned whether the buildings would end up being nearly 100
percent if there are many service doors.
Mr. McDaniel reminded the Commission that areas of the EAZ are intended to attract industrial
or assembly uses. He said that deviating from the material impacts competitive costs and will
affect viability. He said the application of the material is intended for approximately 250 acres
that are less visible, but the material will still be used in a quality manner and be reviewed.
Ms. Kramb said there are review rights but if the building meets code, how are you going to tell
them no.
Mr. McDaniel said there is still review authority on how the building is going to look at the end of
the day. He said that setback requirements and landscaping will also help enhance the
buildings. He said the goal is to build structures like Hidaka on Shier Rings Road.
Mr. Combs added that the applicant has to meet the architectural components of both the
code and plan. He said the ART will look at the general quality level in each district, and
buildings are required to implement architectural elements to break up the use of such
materials.
Mr. Taylor said that the material can be skillfully used and be attractive. He said he does not
necessarily understand to what Mr. Hardt objects. He said he does not have a problem with
fasteners. He noted that the goal is not to use materials to make the most amount of building at
the cheapest cost, but to use less expensive materials in ways that are architecturally attractive.
Mr. McDaniel agreed.
Mr. Zimmerman pointed out that the landscaping at Hidaka helps to take focus off the building.
He said the building addition that was previously completed was very well done.
Ms. Amorose Groomes said the use of metal does not have to be applied horizontally and may
actually look better vertically. She asked what the difference in cost for architectural metal
versus metal sheeting.
Mr. Hardt said he had sent Mr. McDaniel an email pointing out five distinctions between the
metal that included a difference in finish, the edges of the panels, its application and the way
corners are treated. He said that the cost depends on what is desired. He said that something
Dublin Planning and Zoning Commission
May 5, 2011 -Min u tes
Page b of 7
designed with a deliberate joint pattern for aesthetics is different than putting together
something where the joints just fall where it does.
Ms. Amorose Groomes asked the Commission about their level of comfort in the ID -3 District and
the use of metal.
Mr. Budde said he is comfortable with it as proposed.
Mr. Fishman said if the landscaping is done right and the joints are in the right place, it is okay in
that district.
Ms. Amorose Groomes said the buildings will have to meet architectural standards and maybe
the standards state the placing of the joints. She said there seems to be general consensus.
The Commission moved on and Ms. Amorose Groomes noted that the sign table should include
square feet to identify sign area.
Ms. Kramb said that language for colors and secondary images on signs is not clear and should
be modified.
Mr. Combs said the intent is that a trademarked logo could be used, but the remainder of the
sign should comply with normal color limitations.
Mr. Hardt said if there is a multicolored logo, three additional colors could be a lot of various
colors. He said the colors in the logo should collectively count as a color so that only two more
colors are allowed.
Ms. Kramb also requested that sidewalk requirements are clarified to note that a four foot
sidewalk is required along the side of the parking lot adjacent to the building.
Mr. Hardt questioned what disciplines will be involved in the ART review. He asked whether
anyone would be trained in architectural aesthetics and building materials.
Mr. Langworthy said that the director level positions listed for the ART are supported by many
support staff with individual disciplines and areas of expertise. He said that the code includes
provisions to contract with architectural consultants that can be called upon depending upon
the situation.
Mr. Hardt said he does not think that the approach will work because of conflicts.
Mr. Langworthy said that is why there will be multiple architects; if one has a conflict another can
be chosen.
Mr. McDaniel said he took a look at the skill base the City has and he feels that architectural
design expertise is not adequately built into the staff. He said the vision is to set up three or four
contacts that can be used on an as- needed basis.
Mr. Langworthy said that method was used for particle therapy. If we feel that any architect is
not qualified to address an issue, we can utilize someone else available to us.
Mr. Hardt questioned why someone is not already on staff with that type of expertise.
Mr. McDaniel said he prefers to contract it out because he cannot add to staffing levels and
would like to have a more diverse level of expertise.
Dublin Planning and Zoning Commission
May 5, 2011 -Min u tes
Page 7 of 7
Mr. Hardt said the idea of having people on call that have a special expertise in the area is a
good concept. He went on to say that the concept was flawed in practice and would result in
Architects being put into situations where they had t0 critique the work of developers,
prospective clients, colleagues and competitors. He pointed out that such architects would risk
disagreements with Planning and the Development staff in a community they hoped to do
business in. He said consequently, he believed that the City would have difficulty finding
qualified architects willing to undertake that duty. He said he does not support Mr. McDaniel's
proposed arrangement.
Ms. Kramb said in theory it is a good idea, as a tax payer it is bad. She said there is a process
(Planning Commission review) that has developed wonderful buildings that is free and is working.
Mr. McDaniel said he respects the Commission and wants to build a better level of trust and
confidence. He said that staff has been tasked with speeding up the process. He said he likes
the idea of volunteer architects, but those individuals cannot be available at the schedule
needed for the administrative approval process. He said that hiring a staff position is also subject
to funding.
Mr. Fishman said at one point there was a group of volunteer architects for large projects, the
problem was the volunteers cannot speak their true thoughts because it will prevent them from
getting work in the future.
Mr. Hardt said the application language only talks about a site plan; Mr. Combs clarified that the
Appendix provides a full list of submission requirements that must be submitted.
Mr. Zimmerman noted that in the definitions, references to non - medical care should be
removed when talking about adult daycare uses.
Mr. Combs suggested incidental medical care, and Mr. McDaniel noted that it could be
removed.
Ms. Amorose Groomes asked if there were additional discussion items anyone would like to bring
forward.
Motion and Vote
Mr. Taylor made a motion to approve this application with changes to be administered by staff.
Mr. Zimmerman seconded the motion.
The vote was as follows: Ms. Kramb, yes; Mr. Budde, yes; Ms. Amorose Groomes, yes; Mr. Hardt,
no; Mr. Fishman, yes; Mr. Zimmerman, yes; and Mr. Taylor, yes. (Approved 6 - 1.)
The Planning and Zoning Commission took the following action at this meeting:
5. COIC Economic Advancement Zone (EAZ) Code Modifications
11 -011 ADM Zoning Code Amendment
Proposal: Modifications to Zoning Code Sections 153.037 thru 153.043 to
update regulations for "quick -to- build" projects and to coordinate
the Zoning Code with elements of the EAZ Plan.
Request: Review and recommendation of approval of a Zoning Code
amendment under the provisions of Sections 153.232 and 153.234.
Applicant: Marsha I. Grigsby, City Manager, City of Dublin.
Planning Contact: Carson Combs, AICP, ASLA, Senior Planner.
Contact Information: (614) 410 -4669, ccombs @dublin.oh.us
MOTION: To table this Zoning Code Amendment.
VOTE: 7-0.
RESULT: This Zoning Code Amendment was tabled.
STAFF CERTIFICATION
Carson Combs, AICP, ASLA
Senior Planner
PLANNING AND ZONING COMMISSION
RECORD OF DISCUSSION
CITY OF DUBLIN_
APRIL 21, 2011
lased Use and
Long laws, Planning
5800 Shier -Rings Road
Dublin. Ohio 43016 -1236
Phone / TDD: 614- 410.4600
Far: 614- 410.4747
Web Site: wwwdublin.oh.us
Creating a Legacy
The Planning and Zoning Commission took the following action at this meeting:
5. COIC Economic Advancement Zone (EAZ) Code Modifications
11 -011 ADM Zoning Code Amendment
Proposal: Modifications to Zoning Code Sections 153.037 thru 153.043 to
update regulations for "quick -to- build" projects and to coordinate
the Zoning Code with elements of the EAZ Plan.
Request: Review and recommendation of approval of a Zoning Code
amendment under the provisions of Sections 153.232 and 153.234.
Applicant: Marsha I. Grigsby, City Manager, City of Dublin.
Planning Contact: Carson Combs, AICP, ASLA, Senior Planner.
Contact Information: (614) 410 -4669, ccombs @dublin.oh.us
MOTION: To table this Zoning Code Amendment.
VOTE: 7-0.
RESULT: This Zoning Code Amendment was tabled.
STAFF CERTIFICATION
Carson Combs, AICP, ASLA
Senior Planner
Dublin Planning and Zoning Commission
April 21, 2011 - Meeting Minutes
Page 1 of 10
5. COIC Economic Advancement Zone (EAZ) Code Modifications
11- 011ADM Zoning Code Amendment
Chris Amorose Groomes introduced this application involving modifications to the Dublin Zoning
Code to coordinate with the Economic Advancement Zone Plan and to update regulations for
"quick -to- build" projects within the area. She said the Commission needed to make a
recommendation to City Council for final action.
Carson Combs presented the proposed ordinance based off of the existing COIC Districts within
the Code. He said the draft, that includes strikethroughs and colors to show the modifications, is
intended to match the EAZ Plan recommended earlier by the Commission. He said that the
code provisions are the second phase of the EAZ project and that Planning requests a
recommendation to City Council. He clarified that the purpose of the review is to look at the
major policy directives contained within the Code and ensure that the intent of the EAZ Plan is
being carried out. He said that Planning will continue to refine details and technical language
through the review by City Council. Mr. Combs said that the timeline includes the opportunity to
return to the Commission at its next meeting if the review of the document is not completed this
evening.
Section 153.037: District Purpose & Intent
Mr. Combs said that the proposed Code includes four districts that have evolved from the
original code. He said that focus on this area of the city has shifted to a more suburban
development pattern that will contrast work in the Bridge Street Corridor and provide a range of
development options within the Central Ohio Innovation Corridor. He said that the Code
includes four Innovation Districts based on the land use component of the EAZ Plan. He said the
ID -1 District focuses on larger office and research uses, with more flexible space and larger
industrial and clean assembly spaces as one moves to the west. Mr. Combs said that the fourth
district near Darree Fields is targeted for mixed development that includes a range of residential
and office options.
Mr. Combs said that the general zoning plan is based on the land use component within the EAZ
Plan. He said it includes a Research Support Buffer identified by hatching that, based on
analysis, is the most likely area to provide additional support services such as retail. He said the
use tables in the Code address this zone.
Mr. Taylor asked if the intent for the ID -1 District was to allow height to be maximized or if this is an
area where height would push for larger buildings. He suggested that the language be
modified to indicate that the area is where the tallest buildings should go.
Mr. Combs said that the intent is for higher intensity buildings that are multiple stories. He said
much like the hospital, properties with frontage along U.S. 33 should have more intense
development that maximizes freeway access, but it does not preclude smaller buildings.
John Hardt suggested removing references to expectations for industrial -like architecture. He
said that while expected, referencing it may not be in the City's best interest.
Section 153.038: District Uses
Mr. Combs said the use table is being coordinated with work for the Technology Flex District and
the Bridge Street Corridor. He said the table reflects a tier of uses that range from a focus on
office along the freeway to more assembly -type uses to the west. He said that the plan allows
for integrated retail throughout the EAZ that could include an office building with space in the
first floor for supporting uses such as coffee shops or copy stores. He said that the market would
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April 21, 2011 - Meeting Minutes
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significantly limit those uses, and that stand -alone retail or retail centers could be requested from
the Commission in areas contemplated near major entrances along the freeway.
Mr. Combs explained that the table includes additional use standards that can provide further
limitations tailored to a particular land use and its issues.
Mr. Taylor asked why the use table did not specifically indicate "not permitted," and Jennifer
Readler explained that if the table does not specifically indicate a use as "permitted" or
"conditional" the expectation is that the use will not be allowed.
Todd Zimmerman suggested that Child Daycare be modified to include adult daycare as a
needed amenity for employees needing to drop off relatives during the day.
Mr. Taylor suggested that language for Fueling Stations include a specific distance from the
intersection. He said the greater the distance, the better.
Mr. Combs clarified that with support services, the intent is to not have a gas station as the
entryway feature at a primary gateway for the EAZ. He said the text can be clarified.
Mr. Taylor referred to the use regulations for Fueling Stations and said language regarding
columns should be more flexible to allow designs such as tempered glass panels or something
with a more industrial look. He said a column size should not be required.
Ms. Amorose Groomes noted language regarding the outdoor storage of vehicles. She said that
the Commission had previously discussed the issue and suggested incorporating that language.
Mr. Combs said that the issue was discussed as part of the Technology Flex District Code for
motor vehicle repair facilities.
Mr. Hardt asked whether the intent was to allow vehicle service to happen, or if the code is
limited to fueling stations.
Mr. Combs said the definition would allow for incidental repair.
Mr. Taylor said once the area develops, he would not have a problem with having a place to
repair your car while at work in the EAZ.
Mr. Fishman suggested including language that inoperable vehicles should not sit outside.
Mr. Combs noted that Fueling Stations would be considered as a conditional use and would
require review from the Commission. He said issues raised could be addressed on a case -by-
case basis during that review.
Amy Kramb said that the use regulations regarding employees for Live -Work Dwelling were
conflicting. She said that the difference between Live -Work Dwelling and Home Occupations
were not clear. (Mr. Taylor agreed.)
Mr. Combs said the intent is to allow for combinations of office and residential units within the ID-
4 District. He said that unlike a home occupation that does not allow outside employees, the
live -work space would include a more defined commercial space that could include a minimal
number of outside employees. He said that home occupations such as a home office are
permitted in residences throughout the city as long as criteria are met. Examples are limiting
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April 21, 2011 - Meeting Minutes
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traffic to no more than levels customary for a residential neighborhood and prohibiting any
identification signs. He said that a home office, IT consulting and piano lessons are common
types of home occupations. He said the Live -Work unit includes a more formalized commercial
space linked to a residence. Mr. Combs said Planning will clarify the definitions to address issues
like signs and traffic.
Gary Gunderman clarified that Home Occupation as currently addressed in the Zoning Code
allows for 25 percent of any floor in the residence.
Mr. Fishman asked if the owner of a Live -Work building could live upstairs and lease the work
space. He said limitations could impact the value of the property. He said he would not build a
building that would limit the uses. He said it would be difficult to enforce.
Mr. Hardt said the advantage of Live -Work arrangements is that other provisions such as parking
can be altered. He said not as many spaces are provided because it is assumed the proprietor
goes downstairs to go to work. Leasing the space would have impacts.
Mr. Taylor said he did not see this type of use in the EAZ, but rather in Historic Dublin. (Mr. Combs
agreed, but said that the Code is intended to provide options to serve the needs of employees
in the EAZ.)
Dana McDaniel agreed that the market will drive uses and that the idea of having that option
near an employment center has merit. He said the idea of having living and support next to the
center is important. He noted that technology support uses could succeed in this type of
environment. Mr. McDaniel agreed to consider greater flexibility.
Joe Budde said there was a big trend for people to work out of their home and not provide
them with workspace any longer. He said they can work virtually.
Mr. Fishman said that the goal usually is to grow a business from a live work atmosphere. He said
requiring the space to be sold when moving forward takes away flexibility.
Mr. Hardt asked if the drive -thru stacking was different than the general Code provisions. He
said that he recalled different requirements based on the type of use.
Mr. Combs said the current Code requires eight spaces, and Mr. Gunderman noted that
proposed modifications to the Parking Code did consider more specific requirements.
Ms. Kramb recommended using the largest requirement because of a limited expectation for
drive- thrus. She said another example like McDonalds or Wendy's at Perimeter is not desired. Ms.
Amorose Groomes said the requirement should be broken down. She said there is no use
requiring the ATM too have many spaces.
Mr. Combs asked whether the issue should be addressed as part of this ordinance or in the
general Code. Mr. Hardt and Mr. Gunderman agreed that if it just pointed to the General Code,
it could be modified as part of a larger discussion.
Mr. Hardt asked for a clarification of Section 153.094; Mr. Combs explained that for helipads, the
section includes the process and requirements to obtain a Special Permit.
Mr. Taylor referenced Renewable Energy Equipment and questioned why solar panels were
limited by location. He said solar panels are rapidly improving and that where solar energy may
Dublin Planning and Zoning Commission
April 21, 2011 - Meeting Minutes
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be available may not always include the side or rear of the building. He said that panels could
be architecturally incorporated as part of a desired high -tech look.
Mr. Taylor asked if the Code would allow for a building to be at maximum height with an
additional 40 feet for a wind tower. (Mr. Hardt asked for clarification if the height meant the
tower or to the tip of the turbine blades.)
Mr. Combs agreed to provide more flexibility as part of the architectural review and said that
additional refinements would be made.
Section 153.039: Innovation District Requirements
Mr. Combs said that lot sizes have been modified based on the general change in intent. He
said that lot coverage has been reduced from the existing Code. Instead of 80 percent, the
Code provides for either 70 or 75 percent, depending upon the type of architecture and use
expected. He said that building height refers to the Regulating Plan within the EAZ Plan and that
projected heights are lower near residential areas.
Mr. Combs said that setbacks are provided for the three roadway types identified in the EAZ
Plan. He said the Code is a sliding measurement, and the proposed number is more straight-
forward. He said the side and rear yard setbacks have also been modified to better fit a more
suburban -style site plan. He said that similar to the Technology Flex District, language is provided
to address outdoor storage.
Section 153.039(6): Architecture
Mr. Combs said the section begins with general intent statements. He said the Code calls for a
general style that matches the technology focus with high quality materials. He said that for
contemporary style, the Code spells out key elements that comprise that given type.
Mr. Taylor suggested that "Requirements are not intended to stifle innovative architectural
design" be stricken to provide language more positive in nature.
Mr. Combs noted that the code references the pattern book in the EAZ Plan and said it would
be applied as a general guideline to evaluate architecture.
Mr. Taylor suggested combining the general architectural requirements and critical design
components because of some redundancy. He also said that "contemporary style" should not
be capitalized.
Mr. Hardt referred to language regarding solids and voids. He said that as an architect he
understands that terms, but thinks it is impossible to design a void. He suggested that the
language be modified, and also noted that "green" should be replaced with "sustainable" or
like terminology. He said that wording on page 23 (paragraph 7) should be eliminated because
it was rather "recipe -ish."
Mr. Combs said the language is intended to be more generalized as options to consider. He
said that given the pattern book, the approach is more open and flexible. Mr. Combs said he
would eliminate the paragraph.
Mr. Hardt said that the appropriate place to change building materials is at the corner. He said
forcing a corner to be wrapped two feet by a change in building materials is not something
desired.
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April 21, 2011 - Meeting Minutes
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Ms. Amorose Groomes announced that this application was being reviewed a little out of order.
She said that public comment would be taken.
Mr. McDaniel said he wanted to make sure that the Commission was not avoiding to state
concerns. He said he wanted to avoid being overly specific or prescriptive.
Mr. Hardt said that language referring to "trim moldings and decorative window treatments"
may be overly specific and not result in a desired building character. He said that Planning
should wordsmith the issue.
Mr. McDaniel said he was not advocating overly prescriptive requirements.
Mr. Hardt referred to language on office components and said he was concerned that the
requirements would conflict with the notion of flexible architecture. He said that an advantage
of a building may be that office and manufacturing components could be moved around.
Building office components into the architecture is contrary to the idea of changeable space.
Mr. Hardt also noted that some components of the section on roofs were too indicative of
traditional architecture and conflicts with what is desired.
Mr. Combs said he agreed with those observations
Mr. Taylor requested that in the materials section that Hardi -plank be changed to a more
general term such as cementitious siding or fiber cement siding.
Mr. Hardt said that under the materials section, he was not a fan of deeply fluted, inexpensive
metal panels. He said he was curious why it was prohibited as a secondary material, but
allowed as a primary material.
Mr. Combs noted the error. He said the intent was to prohibit its use as a primary material in the
ID -1, ID -2 and ID -4 districts, but to allow it within the Research Assembly (ID -3) District.
Mr. Hardt said his preference was not to allow it at all, because it is used for pre- engineered
buildings. He said that it was sheet metal and did not hold up well as a material. He inquired as
to the opinion of the other Commissioners.
Ms. Amorose Groomes said the other Commissioners did not have extensive experience with
high profile fluted or ribbed metal panels.
Ms. Kramb asked if it was like standing seam metal siding that people stick on the side of their
barn. She asked what was considered secondary and noted that she would not want up to one
half of the building in that material.
Mr. Combs explained that primary materials were required for up to 80 percent of the building
elevations, so the use of secondary materials would be no greater than 20 percent. He said that
most of the construction in the Shier Rings Road area was conducted of that type of ribbed
metal sheeting.
Mr. Taylor said a pre- engineered building was a good example where the panels are used as a
semi - structural material with flutes that are used to provide rigidity. He said they are not
architectural panels.
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Mr. McDaniel said he wanted to make sure that the material used to construct a building like
Hidaka would not be prohibited. He said that was a type of building that the City would want to
embrace for flexible industrial uses. He said avoiding limitations on materials is preferred if quality
can be achieved.
Ms. Amorose Groomes asked if this would come back to the Commission for review. Mr. Combs
noted that a meeting was held with property owners last night. He said time is built into the
timetable for changes to be made.
Ms. Amorose Groomes asked for a clarification as to what the material is, how it's used, and
some images of the material.
Mr. Taylor said he believed that Mr. Hardt's is pointing out that the material is generally used on
inexpensive buildings as a cheap exterior material. He said that there are many examples of
great buildings that use unusual materials, and that the material could be used in innovative
and interesting ways as a secondary material.
Mr. Hardt said that it may turn out okay the way it is presented. He encouraged staff to seek out
the building on 1 -270 south of Roberts Road. He said the building is primarily gray dryvit and the
entrance on the corner is made of ribbed architectural metal. He said it was a great way to use
a very small amount of material to good effect. He said the aquatics building to the south on 1-
270 was also another good example.
Mr. Combs presented photographs showing examples of buildings at the desired level of quality
for the three districts. He said the plan is to provide a hierarchy of applied architecture.
Mr. Taylor said the examples are great. He pointed out that flexibility may be desired to allow for
building materials that are shiny. He said that muted colors would be used more often than not,
but an example like a porcelain panel with a shine might be nice.
Mr. Fishman suggested that a percentage limit should be placed on the use of split faced block
as a secondary material.
Mr. Combs reiterated that primary materials must be used for 80 percent, so it would be limited
to 20 percent or less.
Mr. Fishman referred to language on accessory structures and asked that "similar" materials be
defined. Mr. Hardt and Ms. Kramb recalled that the issue was addressed during discussions on
the Technology Flex District.
Mr. Combs said that it would be modified to say "similar in design with identical materials."
Mr. Taylor asked about the 3 -foot finished floor elevations on residential uses. He pointed out
that created a walk -up situation of about five steps, resulting in accessibility issues.
Mr. Combs explained that the requirement was from the existing COIC code. He clarified that
examples such as Franklin, Tennessee had homes with raised porches to create a more formal
entrance. He noted that the approach was more applicable to urban housing types.
Ms. Kramb said it might look a little unusual. She pointed out that the houses built near Cosgray
Road and Hayden Run looked out of place with the raised stoops.
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April 21, 2011 - Meeting Minutes
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Section 153.040: Site Development Requirements
Mr. Combs pointed out that sections referring to the Village Center and Community Center
Districts have been deleted from the current code. He moved on to site development
requirements and noted that proposed language addresses language necessary to adjust the
existing Codes to meet the general character and intent of the area. He said that the
naturalized landscape character for the area requires going beyond a single row of Taxus to
screen parking lots. The code includes flexibility to incorporate grasses and deciduous trees and
shrubs.
Mr. Combs said the previous code called for uniform street tree plantings that conflict with the
new character. He said that clusters and informal spacing is encouraged to give a more natural
appearance. He noted that parking lot requirements have also been adjusted for larger
landscape islands with better spacing.
Ms. Amorose Groomes said that island treatments should be considered closely because of
impact on snow removal and industrial uses. She said something buildable and maintainable is
needed, particularly in loading dock areas. She said minimum setbacks such as seven feet are
needed from plantings to the asphalt. She noted that with insufficient space, the plants die and
become an enforcement issue. She noted that issues like planting mixes in island treatments,
depth of soil and other survivability issues need to be discussed.
Ms. Amorose Groomes noted that requirements for 2.5 -inch caliper trees should be reduced to
two inches based on the results of studies. She said that more 2 -inch trees would be preferred in
open space areas so they would grow faster. She noted that sidewalks should be provided
adjacent to buildings to make the sites more functional. She said that anywhere parking abuts
the building, a four -foot sidewalk should be provided for access.
Ms. Amorose Groomes noted the requirement for broadleaf trees and questioned by other
species like Bald Cypress were not options.
Mr. Combs said that the requirement is from the previous code, but is probably focused toward
ensuring adequate shade in paved areas. He went on to note elements to address open space
connections and the encouragement of public spaces and art. He noted that the following
section on parking had been updated without significant change.
Mr. Taylor noted that the language should be clarified to note that parking should be located at
the side or rear of the structure.
Mr. Combs said that most parking is intended to be behind the front facade of the building. He
noted that the parking table was modified to address recent discussions with the Commission.
Calculations have been changed to gross floor area to improve zoning administration. He said
that sections to retroactively require the removal of parking areas were removed. Mr. Combs
also noted the focus on bicycles in the EAZ and said that standards were significantly enhanced.
Mr. Hardt asked if bicycle parking could be indoors; Mr. Combs clarified that as long as the
parking is provided, there is not an issue with it being indoors and protected.
Mr. Combs continued and said that the section on loading areas has been expanded. It
requires fleet parking to be behind the front of the building and requires adequate loading
circulation as to not impact traffic on public streets. He said that sections regarding pedestrian
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safety for parking structures have been removed. If property owners build a structure, the
property owner would be responsible to ensure adequate patron safety.
Mr. Combs continued with parking structures, noting that the existing Code for urbanized
development required liner retail space and /or displays to create a pedestrian environment
along the streetscape. He said that with a more suburban pattern, those elements would be
welcomed, but requirements are not appropriate.
Ms. Kramb referred to clearance heights for parking structures and wanted clarification
regarding ADA compliance. Mr. Hardt noted that the issue is more of a building issue than one
of zoning.
Ms. Amorose Groomes pointed out that Nationwide downtown had huge issues with their
parking garages because the equipment required to get on the top floor to remove the snow is
too tall.
Mr. Combs agreed. He move on and noted that additional work is need to complete the
section on signs. He requested input from the Commission to refine regulations.
Ms. Kramb said that incorporating bullets into the table would be helpful.
Ms. Amorose Groomes asked if the eight -foot setback should include language about
easements. She suggested that signs be set back further.
Mr. Combs said that Code requires a setback of eight feet as measured from the edge of right -
of -way. Paths are generally within the right -of -way or may include a minimal easement.
Mr. Hardt noted that the background color of multi- tenant sign panel inserts should match that
the frame color which would help clean up the appearance by de- emphasizing the frame
divisions between the panels.
Mr. Combs clarified that for wall signs the standard Code limits the placement of wall signs to
between "X' and "Y' feet. He said the proposed language would allow for alternate
placements through the architecture review to match the design of the building.
Mr. Hardt cautioned that someone will design a building with a tower purposely to raise their sign
height. He suggested language to not extend signs above the primary roof line.
Section 153.041: Sustainability and Development Incentives
Mr. Combs noted that the next section of the code was set up to create a consolidated
location for zoning incentives in the EAZ. He said the language came from the existing COIC
code, but as economic incentives are studied further, additional elements can be incorporated
into the code section.
Mr. Hardt asked if buildings had to be designed to qualify for LEED status, or if certification had to
be obtained. He said there are many developers deciding to build a sustainable building, but
don't want the costs of certification. He said a decision is probably necessary.
Mr. McDaniel said a recent incentive done with IGS, Cardinal Health, and Delta was for the City
to pay for the certification. He said they loved the fact that the City would recognize their LEED
certifications. He said they had to submit the certification before the check is issued. He said he
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April 21, 2011 - Meeting Minutes
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was still holding $75,000 of IGS Energy's incentive until they bring the certification. He said they
are attempting a LEED Platinum certification.
Mr. Taylor recalled when IGS Energy came before the Commission, they were specifically asked
which level they were going after, and their architect said LEED certified, which is the lowest
level.
Mr. McDaniel said they had even discussed abating costs associated with sustainability, but he
did not know if they would do it. He said he was hopeful that people will start to realize that it
makes sense to use the cost upfront for the long -term payback.
Mr. Fishman asked if plug -in ports for electric cars would be exempted from screening
requirements. He asked if the City would require electric car parking.
Mr. Combs explained that it is the equivalent of a bollard or post along the edge of a sidewalk.
Mr. McDaniel said he did not think they would advocate screening to ensure visibility and to
promote the technology. He said that parking requirements are not anticipated in the short -
term. He said that some companies are placing parking close to the building as an incentive to
employees.
Section 153.042: Development Approval Process
Mr. Combs said that the process will continue to work the same way. The property owner can
have a pre - application meeting with staff to review concepts, and then the formal
development plan is reviewed by the Architectural Review Team (ART). He said that the
Commission would review conditional uses, as well as administrative appeals and proposals not
meeting all the criteria.
Ms. Kramb noted that the review criteria required only meeting one of the criteria and that at
least one of them could be argued every time by an attorney saying they were limited by the
constraints of their site. She said that a slightly higher threshold was necessary.
Ms. Amorose Groomes suggested that two criteria be required.
Mr. Combs agreed they would review the language and look at alternatives.
Section 153.043: Definitions
Mr. Combs explained that the definitions were the same as for the Technology Flex District code
and the Bridge Street Corridor project.
Mr. Zimmerman said that the definition for child daycare should be modified to include adult
daycare, based on previous discussion.
Mr. Taylor questioned the inclusion of "entertainment" within the definition for Religious or Public
Assembly. He asked if that included a concert hall or theater or if that was the actual intent. He
said that clubs and meeting halls or social assembly would suggest something different, and that
clarification is warranted.
Mr. Combs agreed that better wording could be provided
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Appendix and Other Issues
Mr. Combs noted that the appendix included the table of submission requirements and a
flowchart outlining the approval process. He said the biggest outstanding component is the
modification to annexation process. He said that the proposed language would directly zone
properties into the Innovation Districts instead of placing them in a holding zone. He said this
would make properties immediately ready for development and reduce timelines.
Ms. Amorose Groomes invited public comment with respect to this application. [There was
none.]
Mr. McDaniel expressed thanks to the Commission for their hard work. He said he appreciated
their thoroughness and their willingness to work through issues throughout the process.
Mr. Combs noted that Planning would like to address all of the discussion items and bring the
code back at the next meeting for a recommendation. He requested that the case be tabled
to the next meeting.
Motion and Vote
Mr. Taylor made the motion to table this Zoning Code Amendment. Mr. Zimmerman seconded
the motion.
The vote was as follows: Ms. Kramb, yes; Mr. Budde, yes; Ms. Amorose Groomes, yes; Mr. Hardt,
yes; Mr. Fishman, yes, Mr. Zimmerman, yes; Mr. Taylor, yes. (Tabled 7 - 0.)
CITY OF DUBLIN.
Land gsn and
Long Range Manning
5800 Shier -Rings Rood
Dublin. Ohio 43016 -1236
Phone / TDD: 614.4104600
Fax: 614-4104747
Web Site:W .dublin.oh.us
Creating a Legacy
PLANNING AND ZONING COMMISSION
RECORD OF DISCUSSION
APRIL 21. 2011
The Planning and Zoning Commission took the following action at this meeting:
2. COIC Economic Advancement Zone (EAZ) Plan Community Plan Amendment
11- 010ADM
Proposal: An area plan defining the future development character of for
land within the general area of Shier -Rings Road to the south, Post
Road to the north, US 33, Avery Road to the east, and Houchard
Road to the west.
Request: Review and recommendation of approval of a Community Plan
amendment under the provisions of Zoning Code Sections 153.232
and 153.234.
Applicant: Marsha I. Grigsby, City Manager, City of Dublin.
Planning Contact: Carson Combs, AICP, ASLA, Senior Planner.
Contact Information: (614) 410 -4669, ccombs @dublin.oh.us
MOTION: To recommend approval to City Council of this Community Plan Amendment
adding the COIC Economic Advancement Zone (EAZ) plan as a refinement to
the 2007 Dublin Community Plan.
VOTE: 7-0.
RESULT: Approval of this Community Plan Amendment will be recommended to City
Council.
STAFF ER IFICATI
t
Carson Combs, AICP, ASLA
Senior Planner
Dublin Planning and Zoning Commission
April 21, 2011 - Meeting Minutes
Page 1 of 4
2. COIC Economic Advancement Zone (EAZ) Plan Community Plan Amendment
11- O10ADM
Ms. Amorose Groomes said this case to review the Economic Advancement Zone Plan as part of
the Community Plan to defining the future character within the general area of Shier Rings Road
to the south and Post Road to the north, US 33 and Avery Road to the east, and Houchard Road
to the west. She said the Commission will need to make a recommendation to City Council for
final action.
Carson Combs said at the last meeting the Commission reviewed the first eighty pages of the
document. The packet includes the last three sections including the landscaping elements,
streetscape /gateway design options and details, and the implementation chapter which
outlines the action items intended to carry out the Plan.
Mr. Combs said the first section outlines major objectives for landscaping, which focuses on
creating an informal character, given the presence of Glacier Ridge and the Golf Club of Dublin
and related naturalized areas. The Plan also includes general recommendations for site planning
and design so that property owners and developers have clear expectations that can be
carried forward to the Zoning Code.
Mr. Combs said the next section of the Plan includes gateways and entry features. He said a
map provides key locations to promote primary and secondary entrance treatments and
potential sites for public art. Mr. Combs said renderings in the plan provide an idea as to the
design character, including prototypes for signs and wayfinding elements, including directional
and street signs.
Mr. Combs said the last section focuses on how the vision for the EAZ should be implemented.
He said there are implementation topics that go beyond the sections of the Plan to address
elements such as sustainability, regulatory frameworks and working with property owners and
developers to promote the EAZ. He said that implementation also looks at the CIP, funding and
incentives as the Plan's implementation moves forward.
Ms. Amorose Groomes asked if there were anyone that would like to speak to this application.
Jeff Weingarden, 7455 Cosgray Road at the southwest corner of SR 161, asked about the future
of his property and the intersection. Mr. Combs said that both the Community Plan and the EAZ
Plan expect that SR 161 will be widened similar to Emerald Parkway out to Houchard Road. He
said that the EAZ Plan also indicates that Cosgray Road will be upgraded to an arterial level
based upon expected land uses (similar to the Thoroughfare Plan). He said that the EAZ Plan
calls for flex development in the vicinity of the intersection and that there is potential for denser,
multi -story development because of frontage along SR 161. He said properties to the north are
within Jerome Township and that projections in the Plan indicate the area will likely be research
support uses.
Mr. Weingarden said SRI 61 has been widened toward Cosgray and it tapers to a small area at
Cosgray. He said that they are surrounded by Jerome Township, Columbus, Amlin and Dublin
and asked who will control the area in the future.
Mr. Combs said that Dublin's exclusive service area extends to Houchard Road on the south side
of SR 161. He said that the City's establishes plans for this area, given the potential for extending
public services in the future. He said that Columbus has an exclusive service corridor on the west
side of Houchard Road to the Madison County line and that areas just north of SR 161 are part of
Dublin Planning and Zoning Commission
April 21, 2011 - Meeting Minutes
Page 2 of 4
a joint- service agreement between Columbus and Dublin. He said that the agreement clarifies
annexation and service issues, but it is up to the individual property owner to request annexation
into Dublin.
Mr. Weingarden said he learned today that the City of Dublin purchased three acres of land
along SR 161 east of Cosgray Road for a total of $600,000. He also asked if there was a plan to
move Cosgray Road.
Dana McDaniel, Deputy City Manager, stated that he is referring to the Powamo property and
that the purchase was to settle a lawsuit regarding right -of -way necessary to complete the SR
161 widening. He said the City had won on appeal and that the information was just released.
Mr. McDaniel said that the City is not proposing to shift Cosgray Road, but that a widening is
possible in the future, as indicated in the plans.
Jenny Weingarden said she heard that both SR 161 and Cosgray Road at some point will be
widened and that the improvements will impact their property. She said they met with Paul
Hammersmith and that the right -of -way would be within ten feet of their house. She asked why
their property was so unimportant that the road improvements would come that close to the
front porch on their historic home.
Mr. McDaniel said that any jurisdiction, whether Dublin, the county or State of Ohio, would need
to work through any property acquisition as part of a widening project.
Ms. Weingarden said they were told by previous owners that the right -of -way was already
purchased to within ten feet of the residence and that any widening could just happen to within
ten feet of the building. She said that a fatality occurred at that corner in 2006 and that it will be
even more an issue if the road is widened. She noted that the plan indicated a roundabout at
the intersection.
Ms. Amorose Groomes said the concerns are valid and assured them that if it is not owned by
the City, they would have to buy it and there would be a value assessed. She said that every
real estate transaction requires a survey and closing documents that would denote the location
of property lines. She said that issue is not the purview of the Commission.
Mr. Weingarden said they are concerned and can share a picture of a car resting on the
telephone guy wire on the property just six feet from the house. He said that the old Dublin
Woodship and a gas station used to be located at the east corner until a semi accident took
out the house. He agreed that they should have gotten the information when closing on the
home, but did not. Mr. Weingarden said if this plan goes forward there will be problems.
Ms. Amorose Groomes said that property acquisition would be considered by City Council, and
they will hear this testimony and said they are good about looking at what they need to acquire.
She asked if there were anyone else to speak.
John McCoughly, 6939 Shier Rings Road, said he is concerned with traffic on Shier Rings Road.
He said that coming to the meeting, someone passed him illegally and that traffic on the road is
getting out of control. He said he hopes future planning will address the problem.
Mr. Combs said that feedback from Ballantrae and Shier Oaks has clearly identified traffic issues
at Cosgray and along Shier Rings Road. He said the City is in the process of making
improvements at Cosgray and Shier Rings to address safety concerns. Mr. Combs said the EAZ
Dublin Planning and Zoning Commission
April 21, 2011 - Meeting Minutes
Page 3 of 4
Plan and the redirection of Shier Rings north to Industrial Parkway focuses on separating out
employment traffic from the local neighborhoods to reduce impact.
Mr. Combs noted that additional web input was received regarding a correction to a road
name and that a second person emphasized maintaining east -west connectivity through the
area. He noted that the final version of the plan would also show an optional connection where
Shier Rings is redirected, as well as showing other optional segments such as the connector
through Darree Fields and an alternative for Eiterman Road, depending upon the type and size
of future development.
Ms. Amorose Groomes asked if there were anyone else that would like to speak. [There were
none.]
Mr. Fishman said he assumes there are bike paths and bike lanes planned with the roads. Mr.
Combs said the Plan has a very comprehensive system of paths and bikelanes throughout the
EAZ. He said that the EAZ is a targeted area within the City where bike connectivity will be fully
promoted.
Mr. Budde said he really likes the plan and he commends them for the work. He said it is nicely
done.
Ms. Kramb said her only concern is on page 96 where it suggests billboard advertising. She said
that she does not want them in the Plan.
Mr. Combs said that during the process, options for how to market the COIC were being
contemplated, and that there is an existing billboard within the EAZ in the township. He said that
there are none proposed, but were proposing to use existing space within the EAZ to the City's
benefit.
Ms. Amorose Groomes said re- wording may be needed to get to the intent; Mr. McDaniel said it
will be removed.
Mr. Hardt said he likes the plan and appreciates the work that has gone into it. He said the
presentations have been very well put together and are appreciated.
Ms. Amorose Groomes said they have discussed landscape code updates for survivability
purposes in urban areas and for street trees and that the plan talks specifically about
landscaping. She said the Plan does not talk about the vision for tree plantings in urban areas,
including parking lot islands and plant materials around foundations. She said she would like to
see language of how those areas should be treated to encourage better plant survival.
Ms. Amorose Groomes said she would like to address the stripping and sale of top soil,
particularly for those areas where they Plan calls for indigenous materials. She said stripping top
soil prior to development is a common practice to make money, but would hinder the success
of more native materials.
Mr. Combs said that language could be considered as it moves to Council.
Mr. McDaniel said he agrees and suggested that these issues may be better addressed in the
landscape code as a city -wide issue. He said that staff could look at the issue.
Dublin Planning and Zoning Commission
April 21, 2011 - Meeting Minutes
Page 4 of 4
Ms. Amorose Groomes said it would be her preference, but the request has not progressed to
date. She asked that properties be subject to the general landscape code and screening
requirements.
Mr. Combs said the next phase of the EAZ project will include updating the Code for the EAZ.
He said the proposed Code will address any necessary changes or it will be referred through the
general Code.
Mr. Fishman said the issue was previously discussed and went nowhere. He said that
Councilman Reiner wanted top soil that was removed to be replaced as part of the process.
Ms. Amorose Groomes said that the soil profile is disturbed when you re- spread topsoil after
construction.
Mr. Combs said the intent of the Plan is for key environmental features such as riparian corridors,
tree rows or woodlots to be kept in place and not disturbed during construction. He said that
with most areas being agricultural, it is anticipated that many areas will be disturbed to address
storm water and other construction issues.
Ms. Amorose Groomes said if the issues can be taken care of as part of the general Code, she is
in agreement. She said that stripping of topsoil for the purpose of sales in this area should not be
permitted. She said this part of town has some of the richest top soil in the city and there is a
high market value if someone wants to exploit it. Mr. McDaniel said staff will study the issue
further.
Mr. Hardt said topsoil is a complex issue and he agrees with the idea that we don't want
someone to strip a large property clear. However, when you build on a site you cannot put a
building or parking lot on top of the topsoil, so there is a certain amount that must occur. He
said that the preference is to have a site balance where the same amount of soil that is picked
up is used on the property. Mr. Hardt said the landscape code is the appropriate place to
address the issue.
Ms. Amorose Groomes said it is important to determine the areas of the site that are important to
maintain areas not critical to the construction and to find a balance.
Motion and Vote
Mr. Taylor made a motion to approve and Mr. Zimmerman seconded. The vote was as follows:
Ms. Kramb, yes; Mr. Budde, yes; Ms. Amorose Groomes, yes; Mr. Hardt, yes; Mr. Fishman, yes; Mr.
Zimmerman, yes; and Mr. Taylor, yes. (Approved 7 -0.)
Ms. Amorose Groomes thanked Mr. Combs and said it was a very well done project.
The Planning and Zoning Commission took the following action at this meeting:
COIC Economic Advancement Zone (EAZ) Plan
11 -01 OADM Community Plan Amendment
Proposal: An area plan defining the future character of planning elements
for areas within the general area of Shier Rings Road to the south,
Post Road to the north, US 33 and Avery Road to the east, and
Houchard Road to the west.
Request: Review and recommendation of approval of a Community Plan
amendment under the provisions of Sections 153.232 and 153.234.
Applicant: Marsha I. Grigsby, City Manager, 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 proposed Community Plan Amendment as requested by Planning.
VOTE: 7-0.
RESULT: This proposed Community Plan Amendment was tabled.
STAFF ER IFICATI
Carson Combs, AICP, ASLA
Senior Planner
PLANNING AND ZONING COMMISSION
RECORD OF ACTION
CITY OF DUBLIN-
Land Use and
APRIL 7, 2011
Long Range Rlanning
58DD Shie,Rings Road
Dublin, Ohio 43016 -1236
Phone / MD: 614.41 0460D
Fax: 614410-4747
Web We www.dubllmoh.us
aaw6rW a :br
The Planning and Zoning Commission took the following action at this meeting:
COIC Economic Advancement Zone (EAZ) Plan
11 -01 OADM Community Plan Amendment
Proposal: An area plan defining the future character of planning elements
for areas within the general area of Shier Rings Road to the south,
Post Road to the north, US 33 and Avery Road to the east, and
Houchard Road to the west.
Request: Review and recommendation of approval of a Community Plan
amendment under the provisions of Sections 153.232 and 153.234.
Applicant: Marsha I. Grigsby, City Manager, 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 proposed Community Plan Amendment as requested by Planning.
VOTE: 7-0.
RESULT: This proposed Community Plan Amendment was tabled.
STAFF ER IFICATI
Carson Combs, AICP, ASLA
Senior Planner
Dublin Planning and Zoning Commission
April 7, 2011 -Minutes
Page 1 of 6
7. COIC Economic Advancement Zone (EAZ) Plan
11- 010ADM Community Plan Amendment
Chris Amorose Groomes introduced this request for review of an amendment to adopt the
Economic Advancement Zone Plan, an area plan as part of the Community Plan to define the
future character within the general area of Shier Rings Road to the south, Post Road to the north,
US 33 and Avery Road to the east, and Houchard Road to the west.
Carson Combs, who presented this request for review suggested that since the first iteration of
the Plan was 90 pages, they should review it section by section. He said the purpose of the
review was to give a recommendation to City Council on the Plan's adoption. He said the
Commission would focus on the general policy direction of the Plan and the mapping elements
to make sure that they are headed in the right direction. He explained that there would be
continual editing in terms of the content of the Plan and the text as they move forward.
Mr. Combs said Planning would like to continue to refine the language until it goes to City
Council. He said they were looking at an expedited timeframe, established by City Council. He
said it would be reviewed tonight and then carried over to the April 21 st meeting to finish the last
few sections. He said very quickly after that, they will start into the second phase which will be
taking another look at the COIC Code, and updating it to match the Plan, and then the
rezoning will follow right afterwards. He said some of the draft minutes from City Council were
provided in the packets to provide some of their tentative discussion at their last meeting. He
explained that he would provide highlights from each section they were reviewing, and
afterwards, the Commissioners could provide their comments.
Overview and Purpose (Pages 1 through 6)
Mr. Combs explained that this section was an orientation section for people outside of Dublin to
give an idea of Dublin as context to the region. He said it also talks briefly about the Central
Ohio Innovation Corridor (COIC) in a large picture and how the Economic Advancement Zone
(EAZ) is a key component of that. He said, it discusses the Entrepreneurial Center and the idea
of the City trying to speed or compress the development timeline in that particular area to try to
meet the needs of research firms. He said this section also outlines many of the commitments
the City has already made in this area. He said some of the biggest things were the property
acquisition and completion of a new water tank at Darree Fields and so the City is continually
putting efforts into making sure that the area is getting ready for development.
Mr. Combs said the purpose of the Plan is going to be to give development expectation for
people looking to acquire or develop property or as a business, looking for sites within the area.
He said we want to be able to say exactly what the City is looking for and what the expected
development character should be. He said the Plan will also be used to go back and look at
the Codes and make sure that the match up and are in line, so that we actually can get what
we need out of the administrative zoning process.
Mr. Combs said they are looking at the Plan for how we are going to extend infrastructure and
how we prioritize those with development. He said using the Plan to update the Codes and to
make sure that we are going to rezone the properties in accordance with that plan will be
done. He said once the planning process is done, they are looking at this to being a marketing
piece to help facilitate development of the area as well.
Mr. Combs invited Commissioners' comments or questions on this section.
Amy Kramb said after reading this, she thought it was a great business plan. She said if the intent
was to have something that could be given to people thinking about coming here and they
can learn all about what Dublin is doing, the intent has been met. She said she did not have
Dublin Planning and Zoning Commission
April 7, 2011 -Minutes
Page 2 of 6
any comments about this section. She said the target audience had been hit with the first few
sections.
Planning Process (Pages 7 -10)
Mr. Combs explained that this section was a brief overview of how Planning arrived at the Plan.
He said Planning was taking the Community Plan as a starting point. He said a significant
amount of work was done as part of the Area Planning process and Planning met specifically
with the residents of Ballantrae and others within that area. He said Planning found that they
already knew what the key issues were with regards to residential needs, and that was
translated to the public process carried through for this. He said Planning began by engaging
the property owners of some of the key parcels that they thought would be affected by some of
the road improvements. He said one of the things that were very different with this project was
that throughout the process, Planning had a project page on the web where everything was
posted so that the public had full access to the project as it carried through, and now with the
public review and adoption process.
[There were no Commission comments or questions regarding this section.]
Analyzing the EAZ (Pages 11 -14)
Mr. Combs summarized that that this section was a brief inventory analysis of the area. He said
the section covered four basic components, looking at an overview of the general access and
the location of the EAZ, a brief overview of the basic features in the area and the services, and
discussion of the idea of identity and needing to create something very different for the area
that would make the EAZ very marketable and identifiable, regionally.
[There were no Commission comments or questions regarding this section.]
Outlining Opportunities (Pages 15 - 18)
Mr. Combs explained that this section took the US 33 Area Plan and some of the major goals
outlined there and applied that to the Plan as a base point. The goals were creating a cohesive
employment center, maximizing the highly visible areas and land uses, making sure that the
housing choices are broadened, looking at streetscapes and pedestrian environment, making
sure natural features are kept as a framework, and making sure that high quality, but flexible
design standards that can accommodate the administrative process are kept.
[There were no Commission comments or questions regarding this section.]
Providing Land Use Direction (Pages 19 -27)
Mr. Combs said the first section dealt with the land use scenarios that were tested and taken to
the public to get some feedback. He said when they had the issues and identification phase,
the three concepts were taken back to receive specific feedback based on the roadway
networks and what they did to the land use patterns, access and visibility.
Mr. Combs said that in terms of the uses, Planning was looking at a tiered approach to
development, so the areas shown in the maroon color that have direct frontage onto US 33, are
more of Dublin's primary office type of architecture, higher building heights, and things that will
look more prominent and create the visibility. He said moving farther west, there are lower
building heights and a combination of office and different components with a little smaller
scale, and a little less prominent. Mr. Combs said given the secondary nature of those sites
quality architecture that would highlight that area and make it marketable was still important.
He said farther to the west, Planning is looking at more of the manufacturing and assembly uses
where we will get a lot of the larger footprint uses, they are going to have more of the overall
industrial appearance with perhaps some beefed up office components.
Dublin Planning and Zoning Commission
April 7, 2011 -Minutes
Page 3 of 6
Mr. Combs said the Plan also looks at the ability for creating some 'mixed -use tech area' which
would be a combination of office and residential uses in dark purple. He said by doing that, it
gets more housetops around the park area, so people can take advantage of that at all times
of day, and as well, it gives the additional ability to incorporate live -work as well as standalone
office as needed. He said they are also looking at a component of that along SR 161 to
augment and build off of some support services. Mr. Combs said the architecture could have a
variety of mix of both stand -alone residential live -work and office. He said also, looking at a
broad mix of diverse things that could go in to provide different types of housing units, so you
have choices no matter what type of employee you are, but then you have housing units in the
area and you can actually walk and bike to your job.
Mr. Combs said to address some of the neighborhood issues; they are also looking at a range of
building heights that would be appropriate. He said they looked at the comments received at
the last meeting and tried to refine that a little. He said in general, in areas south of Shier -Rings
Road, looking at two -story construction and then transitioning that moving towards US 33,
getting into three or four stories, and then along the freeway, four plus stories is the maximum
height that would be permitted. He said it allows a lot of flexibility. He said they have tried to
provide the ranges that would match some of the potential high bay construction that they
would see out in the assembly areas as well, as they think that would effectively transition away
from Shier Oaks and Ballantrae.
Mr. Combs invited Commissioners' comments or questions on this section.
Richard Taylor said he appreciated the increased sensitivity to the residential area.
John Hardt asked if the intent was specifically to regulate height purely based on the number of
stories.
Mr. Combs explained that they were looking as they write the Code to probably translate that to
a 14 -foot module with some ability to waiver from that. He said they would like to be able to tie
that plan to the Code, so as they are looking at it administratively, they can say, 'Okay, this is
appropriate or this clearly, is not, and if it is not, you actually need to shrink the building down to
an appropriate size for the adjacent uses, or find a different site.'
Mr. Hardt encouraged Mr. Combs to think carefully about that because some of these types of
buildings have requirements for floor -to -floor heights that are atypical. He said looking at it from
the perspective of designing these buildings; he would just argue that 15 feet might me a more
appropriate module, given the uses they are discussing. Mr. Combs said okay.
Mr. Zimmerman asked if on the Shier -Rings Road area they were still maintaining a two -lane road
system.
Mr. Combs said he would get to that in more detail, but the portion around Shier Oaks from
Cosgray Road to Eiterman Road, they were looking to downplay that and keep it more or less in
its current form. He said however, the part to the east, as that big reliever like Emerald Parkway,
would be two lanes in each direction.
Facilitating Access and Circulation (Pages 28 - 36)
Mr. Combs gave a brief overview of this section and invited the Commissioners' comments and
questions.
Mr. Hardt apologized for being off - topic, and referred to the arrow pointing northwest on the US
33 Interchange graphic. He pointed out that every vehicle that made that movement towards
Dublin Planning and Zoning Commission
April 7, 2011 -Minutes
Page 4 of 6
Marysville, Honda, and Scotts eventually made the opposite movement. He asked that
Engineering to please pay attention to the other direction too.
Mr. McDaniel agreed that was a challenge and had the same comment. He said the engineers
will say that US 33 can be widened coming eastbound, but you only get people to the problem
faster. He said there are four to five phases contemplated for the whole interchange
improvement for which the whole cost will probably be in the range of $50M to $60M dollars. He
said the first phase would be a flyover ramp to westbound and by doing that; it actually starts to
create better movement. He said actually, the widening of the eastbound is the last phase.
Mr. Hardt said that was exactly why he brought it up. He said people who believe that it would
only get people to the problem do not drive it.
Mr. McDaniel said they would agree to disagree on that as far as phasing construction went. He
said he agreed with Mr. Hardt.
Mr. Hardt said as soon as you get to the 1 -270 ramp, traffic lets up and everybody gets on his or
her way. He said the bottleneck was on US 33.
Incorporating Transit Options (Pages 37 -44)
Mr. Combs presented a summary of this section on transit. He said simultaneously, with the
Bridge Street Corridor project and the general framework plan for that, Planning identified the
idea for a transit corridor, so those were things that had to be worked through in detail to figure
out how to link the two pieces and how with the types of development in this area to
accomplish a phased approach. He said this section briefly covers COTA's role and regional
light rail and how the City fits into those ideas. Mr. Combs said in terms of passenger rail, State
and regionally, it looks at the Ohio Hub concept and the 3C Line concept and how Dublin
would fit into that as one of the secondary links between Columbus and to the Chicago -Fort
Wayne areas, up to Detroit. He said the freight rail implications for the CSX line in Dublin are also
discussed in this section.
[There were no Commission comments or questions regarding this section.]
Establishing the Groundwork (Pages 49 - 52)
Mr. Combs highlighted the Water and Sewer Map based on the existing and future road
networks they were looking for in the area. He explained that this section provided a brief
overview of services and provides mapping for the planned extensions water and sewer services
to the area.
[There were no Commission comments or questions regarding this section.]
Emphasizing the Cutting -Edge (Pages 49 -52)
Mr. Combs said this section focuses on all of the City's broadband and Wi -Fi. He said this was an
area they Planning was looking to promote the DubLink system, so having broadband to access
through DubLink throughout the entire area would be something to extend along the roadway
system. He said this section also discusses the Dublin Entrepreneurial Center (DEC) as being
cutting edge and how we are promoting business growth and new business ideas, developing
companies within Dublin.
[There were no Commission comments or questions regarding this section.]
Establishing Green Connection (Pages 53 -56)
Mr. Combs said in this section, the focus is building off existing area parks, linking them through
Dublin's stream corridors, making sure all residential areas can link into that system, and make
Dublin Planning and Zoning Commission
April 7, 2011 -Minutes
Page 5 of 6
sure that when natural features cannot be used, the roadways help to make sure that people
can traverse through a greenway corridor. He said the Plan clearly identifies major park
amenities and open spaces in the area, based on the South Fork Indian Run and the Cosgray
Ditch, looking at maintaining those as natural features, perhaps looking at stream
augmentation. Mr. Combs said the primary things that Planning was looking for in addition to
making sure long term, consistent with the Community Plan, that we are getting greenway links
along the railroad that can go from Kyleville to the Columbus corridor. He said looking at
getting area utilities into easements and downplay of the residential areas along Shier Oaks that
can actually create a greenway, pedestrian corridor into Darree Fields. He said based on the
road design for Eiterman Road, some greenway setbacks along the road should be included so
that there can be a north -south linkage so the whole area is well- connected.
[There were no Commission comments or questions regarding this section.]
Emphasizing Bikeways (Pages 57 - 59)
Mr. Combs said this section looks at this area as a special area to incorporate bike lanes on
major routes, multi -use paths for recreational access, and in neighborhood streets, looking at the
signed routes. He said the Plan incorporates a comprehensive look at how to overlay all of
those aspects. He said mapping was done by the Dublin Bicycle Advisory Task Force and
incorporated into the Plan.
[There were no Commission comments or questions regarding this section.]
Architectural Guide (Pages 60 -82)
Mr. Combs explained that architectural identity began by getting into the pattern book
component of the Plan. He said that the basic character Planning was looking for was more of
a contemporary style in this area, with a focus on glass, metal, and decorative or architectural
panels, looking to have a variety of building forms and shapes, consistent with technology and
innovation forms that create movements such as angles, geometric shapes, curvilinear forms,
and things that can provide a different variety of ideas of movement in terms of the
architecture. He said the details of architecture are divided in the Plan into four general building
types termed as benchmark buildings. He said also included are special design considerations
for large buildings and specifics on individual architectural components that they feel important
to the design aspects of the buildings. Mr. Combs said the next portion looked at the special
considerations for those large buildings. He presented a list of recommendations for part of the
Commission review to take into account when reviewing very large footprint. He said they
should make sure that there are enough of these to create a building that matches the overall
character and provides some visual quality.
Mr. Combs said that the architectural components portion looks at specific architectural
components that while not required, are things that Planning would like the architects in their
design to take into consideration as things that they can easily incorporate that would add to
the quality of the buildings. He said the first component was building form, the overall structure
components, focusing on entrances, color and texture, roof top mechanicals, roof shape,
shadow and sunscreen, window applications or fenestration, how glass is applied, and the use
of metal panels. Mr. Combs explained that those components would be used in conjunction
with the Code, to look at architecture to make sure they are meeting the overall intent of the
Plan. Mr. Combs said depending upon the specific district, further away from US 33, more
towards the manufacturing idea of the Plan, the idea was that there would be standards that
are more lenient.
Mr. Combs said that he would present the remaining sections of the Plan at the next meeting.
Dublin Planning and Zoning Commission
April 7, 2011 -Minutes
Page 6 of 6
Ms. Amorose Groomes said it was evident that Planning had been busy. She said it was a very
good looking document. She said the Commissioners looked forward to seeing some of the
technical data that is forthcoming.
Mr. Taylor said he thought it was tremendous. He pointed out that on the cover of his Plan, it
said Entrepreneurial again. Mr. Combs said that would be corrected next time it is seen by the
Commission.
Mr. Zimmerman complimented Mr. Combs's great presentation
Ms. Kramb noted typographical errors. She referred to Chapter 16, first page, where it said it was
intended for the developer. She said she thought it might insult the developers because it was
an architecture lesson that tells you what windows and entrances, and the purpose of all those
things, which if she were an architect, she would be insulted reading it, thinking you had to tell
her what those were for. She said she did not know who the intended audience was for that.
However, she said it gave a lot of good information. She reiterated that it was definitely a good
business plan for someone wanting to come there because they would fully understand what it
was they were doing and if what they wanted to do would fit.
Mr. Hardt said it was a great document and he appreciated all the work and the putting this
presentation together. He said regarding the architectural issues, he thought the language was
fantastic in terms of outlining what the intent was and what the goals are, and the imagery is
'right on the money' and these are fantastic examples. He said going forward he thought the
challenge is how to draft the next version of stuff to make sure this is what you get. He said
prescribing certain architectural features is not going to do it because none of these buildings
have anything in common from an architectural feature standpoint. He said it was really more
about the quality. He wished them good luck with that because he had not seen anyone pull it
off yet.
Ms. Amorose Groomes invited public input in regards to this application. [There was none.]
Ms. Amorose Groomes asked if the Commission could do anything else to make moving forward
with this simpler.
Mr. Combs said that they will return to the Commission with the remaining sections. He
encouraged additional comments to be sent to them. He explained that they were continually
revising this and making technical edits. He said if the Commission gets through the next section,
they will remain on schedule. He said at the next meeting, the Commission should be looking at
the first portion of the Code and the last portion of the Plan.
Ms. Amorose Groomes confirmed that a motion was needed to table this Code Amendment
Motion and Vote
Mr. Taylor made a motion to table this Community Plan Amendment as requested by Planning.
Mr. Zimmerman seconded the motion.
The vote was as follows: Mr. Fishman, yes; Ms. Amorose Groomes, yes; Mr. Budde, yes; Ms.
Kramb, yes; Mr. Hardt, yes; Mr. Zimmerman, yes; and Mr. Taylor, yes. (Tabled 7 -0.)
RECORD OF PROCEEDINGS
Minutes of Dublin City Council _Ming___
March 14, 2011
�CAayor Lecklider called the nday, March 14, 2011 Re ar Meeting of Dublin City
Council to order at 7:30 p . at the Dublin Municip
Vck(3 rt,t F ALLE NCE
d -Zuer er led the Pledge of Allegi ce
re Mayor Lecklider, Vice M or Salay, . mnicl- Zuercher
, Mr. Keenan and Mr. R ' er. ers present were .Gri gsby, Mr. Smit Interim Chief von g, Mr. Hahn, Ms. ranciall, Mr. Earman, r. Langworthy, Mr. ith, Ms. Gtlge , r. Combs, Mr. Richardr, Ms. Mart n, ar}d
I Mr. Whittington.
APPROVAL OF N /the
M r. Gerber m ed ap the minutes the / ebruary 1 , 2011.
Ms. Chinni ' uercheed the me ' n.
;7or mot' n: nid -Zue er, yes; yes; r. Gerber, yes:
Salay, ye L er, yes; Mr. Boring, yes.
Gerber moved ape minutes of the ebruary 28, 2011.
s. Chinnici- Zuercheed the motion. Vote 4n the motion: nici- Zuercher, yes; yes; Mr. Gerber, yeti Vice Mayor Salay, ye Lecklider, yes; Mr. ain; Mrs. Boring, s.
Dublin usiness Appreciation Day
Mayor Le der stated that Dublin woul bserve Bu/behaf n Day on
Thursda , March 17, 2011. in recog ' c n thereof, hation. Ms. Gilger
7 pamation the proclamation on beh of Dublin's busithat the
will be presented t a Dublin business uncil. CITIZEN COMMENTS There were no commen from citizens on items not
LEGISLATION /
"'STPOt�g/TABLED ITEM$ SCHEDULED FOR HEARING
SECOND READINGIPUBLIC HEARING - ORDINANCES
Ordinance 47-09
Rezoning Approximately 4.18 Acres, Located on the Northeast Corner of the
Intersection of Shier Rings Road and Eiterman Road, from R, Rural District to
HDP, High Density POD District within the Future Central Ohio Innovation
Center. (Case 08 -107Z)
Ms. Grigsby stated that the staff recommendation of approval, which was included in
Council's packets, was based upon the review and approval by the Planning and
Zoning Commission in 2009. However, Planning staff recognized that this site was
currently part of the overall COIC area and will be rezoned in the coming months as
part of a City - sponsored rezoning. The issue was further reviewed late last week. It
was determined that if the rezoning were approved tonight, a risk would exist from this
pant until the City - sponsored rezoning is brought forward — namely, that the developer
could act upon the high density zoning in place and available to the developer.
Therefore, staff considered the options available in regard to the rezoning.
1. The first option is to delay any action on the rezoning until July, when the City -
sponsored rezoning is brought forward.
2. The second option is to recommend denial of the rezoning.
3. The third option is to recommend a low- density POD zoning designation for the
property versus a high-density POD designation, and refer the legislation back
to the Planning and Zoning Commission.
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Staff has discussed these options with the attorneys representing the property owners
to learn if the applicant would accept a low- density POD zoning designation. If that is
the case, Council could approve the rezoning at this time. However, without the
applicant's willingness to accept the low- density designation, the application would
need to be referred back to the Commission. The attorneys and the property owner
have responded that they do not wish to accept the low- density POD zoning
designation. Therefore, the legislation cannot be adopted tonight and must go back to
the Commission for their review and approval of the low- density POD designation.
Staff is prepared to discuss tonight the reasons this small parcel is important to the
overall development of the COIC. Mr. Combs will also provide an update on the
Economic Advancement Zone planning process, and how it relates to this parcel.
Mr. Combs presented an overview. This site is located at the northeast comer of
Shier Rings and Eiterman Road. The larger area that is currently in the planning
process is the Economic Advancement Zone (EAZ), the boundaries of which are
generally Avery Road on the east, Houchard Road on the west, Shier Rings Road on
the south and SR 161 to the north. When the City originally began planning for the
interchange area with the innovation center concept, it was with a general idea of a
more suburban campus layout. Subsequent planning with some potential anchors for
the area drove the road development planning. Simultaneously, the City was involved
in a Community Plan update process, and the Future Land Use Map was adopted with
the category of high - density office research and development for most of the EAZ
area. There was some general area planning underway at the time, but staff was
essentially looking at the road network that was being driven by the anchor tenant.
Given that, staff also had to consider modifying the Code to implement an
administrative process. Both that Code and some additional planning work that was
done at the interchange at the time were focused on the concept of a much higher
density or more urban type of development
Since that time, with the recent economic changes and with the City's refocus on the
Bridge Street Corridor that will have a much higher density, part of the overall planning
process involves taking another look at not only the interchange area but the
remainder of the 1,100 acres. The focus is to determine how, within the context of the
larger SR 161 corridor, the City actually wants to plan infrastructure, including water
and sewer, but also the roadway system, and how that would impact land use patterns
in the future. Their recent work with consultants has redirected their previous focus
on the COIC at the interchange area as the larger employment corridor. They have
shifted the focus to an innovation corridor, including all of the 1 -270 and US 33
frontage. Within the EAZ on the west and of the corridor, staff has conducted planning
work around the interchange and has implemented the Entrepreneurial Center as one
of the key components to initiate that. With the inclusion of Bridge Street Corridor, the
focus is now on a significant shift in density and proposed development patterns.
Although the anticipation was originally for a much higher density in the EAZ, given the
level of intensity on Bridge Street, there is a need to balance the City's economic
portfolio and the ability to promote all types of future development. Therefore, staff is
re- evaluating the land use character and whether there is a need to consider a more
suburban pattern that can accommodate all types of users in the corridor. In addition,
an Administrative Code has also been implemented to enable a quicker approval
process to facilitate start of construction. Currently, the full rezoning process for
planned districts can take 12 or more months. The intent is to reduce that to one or
two months. There are three major components of the EAZ project:
• First, to adopt a plan for that area that recognizes all of the contextual changes
that have occurred over the past two years.
• With that plan, review the Administrative Code that is in place to see how it
should be modified to make sure that the Code matches the intent of the
planning document.
• Conduct an area rezoning of all the properties within that area. The area in
question has a variety of zoning categories, a significant portion of which
remains zoned as Rural for agricultural uses. When the plan : ' - '
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implemented, that entire area will be designated under the new zoning
classification, which will provide a consistent zoning for the entire 1,100 acres.
To date, staff has met with the property owners in a series of public open houses and
spoken with residents of the area residential neighborhoods. Throughout this process,
staff has maintained a project page on the web, to keep everyone apprised of the
most recent changes in the draft of the plan. The intent is to have this project
completed by July. Last month, staff provided Council a memo outlining the process.
In terms of the larger plan, staff is looking at the overall development character and
architectural standards that will give this area of the City a very unique character that
f is evocative of innovation and technology. With the landscape character, they are also
trying to make sure that the architecture fits into the larger context of the area,
primarily focusing on the links approach of Ballantrae, the naturalized wetlands of Red
Trabue and the Metro Park — blending the idea of man through architecture and nature
through the natural environmental into a larger development area. In terns of the land
use plan, staff is looking at a more tiered approach than existed previously. The areas
along the interchange are where they envision the higher profile office and research
uses. Within the area moving west toward the residential areas, they envision a more
flex type of development — a combination of office, laboratory, research and other
support functions. Further west along SR 161 there will be a focus on the clean
manufacturing and assembly uses, a comprehensive type of development that can
accommodate many types of companies. The tiered approach will enable the higher
profile buildings also to be built in the lower categories. To the south, the residential
-- areas will be consistent with the Community Plan. Along Hyland -Croy Road, the
mixed residential will help augment the employment center, which will enable people
who live there to walk or bike into the EAZ. In the areas designated in the peach
color, they are looking at a combination of potential office and residential uses.
Support services would be located around the interchange, the area of highest traffic
levels, which would support both the traffic and the employees entering/exiting the
EAZ. Typically, suburban development involves the traditional outparcel and small
neighborhood strip retail. In addition to those, staff will also try to ensure that the
typical vehicular-oriented uses can be appropriately included. They are trying to
encourage a more mixed -use type of development in this area, and throughout the
EAZ, to provide the ability to integrate some retail into the first floors.
He noted that as part of the public process, a couple of significant changes have been
proposed to the Thoroughfare Plan.
1. Realigning Shier Rings, directing it north up to Industrial Parkway, creating a
roadway similar to Emerald Parkway, that would mirror US 33. This would
facilitate the efficient movement of employees from the center of the EAZ to
both interchanges. This would serve through traffic and minimize impacts on
the neighborhoods.
2. Identifying a new entrance to Dames Fields, as development occurs in the area.
This will downplay the impact on the residential neighborhoods, create a more
formal entrance to the park, and integrate some of the new residential and
office components into the entry points.
3. Considering a new roadway network that would parallel SR 161, east to west,
which will provide the greatest level of connectivity within the employment
center.
In regard to the specific site involved in this application — at the northeast comer of
Shier Rings and Eiterman, the site is slightly more than four acres. There are
significant limitations on the site in terms of setbacks and a stream corridor protection
zone. The site is 50 percent developable. The future land use map calls for the site as
well as the larger area to be High Density Office Research and Development, which is
intended for a high intensity development, multiple stories, parking structure and
integrated commercial uses. Those were uses that were considered at the time the
City was looking at a more urban fabric for the area. The high - density POD zoning
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district that is requested tonight mirrors the classification within the Community Plan,
which provides for larger uses that would have support services. Initially, the delay on
this development request was to provide the City with time for the planning process
that was looking at significant changes for a more suburban development pattern in
this area as a balance to the plans for Bridge Street Corridor. Different road networks
and potential alignments were being considered, which would likely have significant
impact on this site. There were also concerns about the potential for retail in a high
density POD. Looking at the larger EAZ, initially it was believed that this request might
be workable, but there has been a change in the economic climate. This is a quite
removed site on two-lane roads. Dublin has sites close by that are zoned for retail that
have not been able to build, even though they have zoning and permits in place.
Regarding this site, the property owner has indicated that they want to be able to
market the property. However, the City does not have a mechanism to address retail.
Recent discussions have not resulted in an agreement with the property owner.
Although the application matches the designation in the Future Land Use Map, it does
not address the intent of the District or the general intent of the Area Plan. General
planning principles require consideration of the compatibility issues with the adjacent
neighborhood and the lack of supporting infrastructure (currently two-lane roads) for
potential retail use.
He indicated that staff therefore recommends disapproval of this rezoning request, and
allowing the City to proceed with its current planning process. An additional option for
Council is to consider a low density POD zoning for this site, which would allow all of
the general Office, Research and Development uses that are expected in this area,
but would limit the retail capability of the site.
Mrs. Boring asked if Council could table this ordinance again, as it has been tabled
previously.
Mr. Smith responded that Council could do so.
Mrs. Boring asked if Council disapproves this request, would there be additional fees
for a revised rezoning request?
Mr. Smith responded that if Council disapproves this zoning request, the first issue is
whether or not the applicant can file a rezoning earlier than one year. However, the
rezoning could be part of the City's rezoning of the entire area, so there would be no
additional fees involved for this applicant.
stated that the suggestion is that they consider low density POD for this property.
However, the site is currently 50 percent developable. With a low density POD, the
required setbacks would be twice as much, and there would basically be nothing left to
develop. A low density POD also has to be a minimum of ten acres; this site is four
acres. He has been personally supportive of staffs planning work on this area, and
he was also supportive of the original COIC. A couple of the projects in Dublin that
have been very well received — Cardinal Health and Dublin Methodist Hospital — were
the result of the regular discussions of a group that included the Planning staff,
Service Director, Fire Chief, Police Chief and Engineering. That process is now
institutionalized in the COIC Code and will be in the new Code that Planning staff is
generating. Successful development districts around the nation have stressed the
need for certainty of process, standards, and timely action. Without those elements,
the City cannot be competitive with other areas. Those three elements are in the
COIC. The standards in the COIC code are as high as or higher than any of the City's
PUDs or districts. Developers need to be certain of the rules. This particular
applicant has been extremely patient. They initially discussed this property with
Planning staff in 2006. At that time, staff indicated that, although the Community Plan
identifies the area as Residential, they believed the land use would be changing.
Subsequently, the COIC Code was approved, and their understanding was that the
City would rezone that entire area. However, in 2006, the only land rezoned was that
which the City owned, not the entire area. His client's position was that this application
was in compliance with the Plan, he was willing to accept all the City's standards and
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comply with the Code, and so he would go forward with his application in order that
they could proceed with marketing the property. Initial inquiries had determined that,
once it was zoned, business brokers were willing to list the property. They were
unwilling to work on property with undetermined uses and a yearlong rezoning
process. That was three years ago. His client does understand that there will now be
a revision to the Code. He personally believes that revision should be judged against
the Code currently in place, which he considers to be an excellent Code with excellent
standards and an excellent process. Hopefully, the major portion of that Code will be
retained in the new Code. The Planning Commission has approved their rezoning
request, which totally complies with the Community Plan and the applicant is
agreeable to all the standards. An issue has been raised that some of the uses may
change, and his client has indicated that as a condition of this rezoning, they will agree
not to file for any building permit or development plan until the end of June. Planning
staff has indicated that the City will have its new plan in place by that time. They
understand that this property will be part of the area rezoning the City will be
proposing. His dient has waited five years to proceed.
Mayor Lecklider stated that all of Council understands the applicant's frustration. He
asked staff if the intent of the new Economic Advancement Zone is that applications
would be considered and approved within a three -month period of time.
Mr. Combs responded that the administrative process of the COIC regulations would
be retained.
Mr. Hale noted that the COIC code indicates 60 days. Typically, during that time, the
applicant receives an indication of whether his application is favorable, but it actually
takes longer than that to work through the details to be able to file for a building permit.
Mayor Lecklider requested that staff address Mr. Hale's comments regarding the
relatively severe setbacks of a low density POD.
Mr. Combs responded that, as currently written, the Code primarily addresses larger
sites, a minimum of 10 acres, and requires larger setbacks. However, in this case,
that would not be an issue when the site is rezoned into that district. This is already
an established lot, and would only need to meet the site development requirements for
that lot. Given the small nature of the site, the Code provides an alternative for the
staff to consider an administrative departure, due to the fact that increasing the
setbacks to the required amount would create a practical difficulty, making the site
essentially undevelopable. This would address the concerns regarding rezoning to
that district. Staffs purpose for suggesting rezoning to that district is that it specifically
addresses retail uses. A high density POD provides the opportunity for any type of
retail use indicated in the presentation. A low density POD restricts the retail use to
integrated retail, which could be located on the first floor of a larger use, such as an
office. In consideration of the market conditions and the potential impact of high -
density retail on the neighborhoods to the south, a low density POD would seem to be
a good compromise.
Vice Mayor Salay stated that Mr. Hale indicates that his client's major issue is the
need to market their property with the high - density designation that will not work for
Dublin. Rather than risk Council's denial of their application, why wouldn't his client
prefer to accept what staff has offered and use that to market the property
accordingly? His client would have as much clarity on the type of uses permitted as is
possible. She does not understand what the issue is, unless it is that the applicant
wants a high density, which as staff has indicated, is not consistent with the overall
City's goals.
Mr. Hale stated that the new Code has not yet been written, so any comments are
somewhat speculative. His understanding of the Code is that, except for commercial,
the uses are quite similar in terms of the base of the land uses. For the high density
POD and low density POD, the primary difference is that the high density POD allows
a lot coverage of 80 percent, while a low density POD allows only 50 percent
coverage. This site is on the comer, has setbacks, has a creek and has side yard
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setbacks next to the church. Therefore, there would be 60 percent maximum lot
coverage on this site. It is not possible to reach the upper limits of the high density
POD. The applicant has also provided written assurance to the City that the buildings
would be next to the street, and that upfront parking would be limited to the side and
behind. Under the Code, the Planning Commission has the right under certain
circumstances to review development applications if the requirements are not met.
With the low- density POD requirements, this site would have nothing left to develop,
unless staff exercises a process for divergence.
Mr. Reiner stated that, in fairness, Mr. Combs was alluding to the small size of this
parcel and the likelihood that it would warrant what essentially would be a variance.
Therefore, he does not understand the applicant's reluctance to accept a low- density
designation, which should occur in approximately 90 days, given the risk of denial of
approval by Council.
Mr. Hate responded that it would more likely require four to five months.
Vice Mayor Salay asked for confirmation that this land is owned by a group of
individuals for investment purposes.
Joe Smiley. 8084 Winterhill Court Westerville. Ohio responded that is correct.
Unfortunately, they are being perceived negatively and have been asked why they are
pushing for this rezoning. They have been waiting for over five years and have done
all that the City has asked them to do. However, not one timetable provided to them
by the City has been met. Their request to speak with previous City Manager Terry
Foegler was denied. They have met with Mr. Langworthy, Mr. Smith and Mr. Combs.
They have worked with staff on letters, which staff indicated were acceptable and
which would enable their case to be scheduled for a Council hearing. The letters
accomplished nothing. Council has now asked the reason for their reluctance to be
rezoned low density. The low density zoning setback requirements for this four -acre lot
would be 150 feet from a primary road. When they initiated this process, the setback
from the stream was to be 50 feet; it is now 100 feet. Every day that they wait, their
development potential erodes. This greatly encumbers an interested developer. They
purchased this property because it was in Dublin, and they fully understood Dublin's
high development standards. In regard to the concern about retail, the market dictates
what needs to develop in this location. Their research indicates that the neighborhood
residents do not want to travel a long distance to pick up small items. There is a
concern about traffic in Dublin, yet this generates more traffic. When the COIC was
initially discussed, they were part of that discussion, were supportive of the plan, and
understood the direction it was going. He and his partners in this proposal represent
150 years of development experience. last week, they were under the impression
that the entire application was now satisfactory. On Thursday, they received a letter
from staff indicating that they would recommend approval to Council. On Friday
afternoon, they received a phone call from staff indicating that they would recommend
approval only if the applicant would accept a low density zoning designation. They
understand that staffs intent is to have the area rezoning completed in July. However,
the intent was also that the COIC would be in place in 2008 and that did not occur until
2009. They will work with the City going forward, but with each extension of the
timetable, more of their development potential erodes. They are now back to the
position they were in five years ago of not knowing what they will have until it is
presented to Council. They have attended several meetings on the new EAZ. Last
week, they asked what the uses would be, but were told the uses were not yet known.
They asked what the Code requirements were, but were told they have not been
written. They asked if this was the last opportunity for public comment on the EAZ;
they were told that it was. How can they comment on something that they cannot
review? They do know what the COIC high - density POD requirements are and what
low- density POD requirements are. If necessary, they will agree to another tabling of
their application, but it has now been five years and he is at a loss of what to do.
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Mayor Lecklider asked if they would be willing to forego any retail on this site except
for that which would be integrated within a larger development, which was portrayed in
the presentation.
Mr. Smiley responded that he would take that proposal back to the other partners for
review.
Ms. Chinnici- Zuercher stated that Council must have a formal commitment that staff
will meet the timelines that have been updated twice for completing this process. She
agrees with the Mayor that this case has not been managed well and should never
have taken this length of time. The COIC was completed years ago, and there has
been ample time to have completed this particular area.
Ms. Grigsby responded that is staffs intent. In the past, there was not an established
timeframe. The only variable in the current timeframe is associated with the Planning
Commission's review, depending on whether it requires one or more reviews. Aside
from that, the EAZ process is on schedule to meet the identified timeframe.
Ms. Chinnici - Zuercher stated that the Planning Commission should schedule a special
meeting if needed to complete this. She asks Council's support for that request.
i � Mrs. Boring stated that her concern is with the quality of the Code being presented to
i i the Commission. The timeframe assumes that what is presented to the Commission is
of high quality and ready to adopt.
Ms. Chinnici- Zuercher stated that she is making that assumption. is there a consultant
assisting staff with writing the Code for this area?
Mr. Combs responded that there are consultants assisting with graphics and with
analysis of the retail and industrial components.
�l Ms. Chinnici - Zuercher stated that Council would assume that the City Manager would
ensure the required quality level is present. There has been sufficient time to draft a
quality Code for the Commission's review.
Mr. Gerber agreed that the process for this case has been quite lengthy. He concurs
with Ms. Chinnici- Zuercher's recommendation that to ensure the process is completed
within the prescribed timeframe, the Commission should schedule a special meeting, if
necessary. He would support tabling this application to enable that process to be
completed.
Mr. Hale stated that if the current Code, which was approved unanimously by the
Commission and Council is the template for this Code, he is strongly supportive.
Ms. Chinnici - Zuercher stated that Council has not reviewed the Code and does not
know whether or not the same template was used.
Mr. Smiley added that, throughout this process, they have spoken with members of
the Ballantrae community. Other than one couple, they have not heard any concerns
expressed. They will be happy to meet with any residents who have concerns. He
noted that when they previously went before PZC, the rezoning of all the parcels was
not an option. However, if Council would prefer to table their request again, with the
assurance this would be accomplished within the defined timeframe, they are in
agreement.
Ms. Chinnici- Zuercher moved to table the ordinance. I)
j Mr. Gerber seconded the motion.
Vote on the motion Mrs. Boring, yes; Mr. Keenan, yes; Ms. Chinnici- Zuercher, yes;
Vice Mayor Salay, yes; Mr. Gerber, yes; Mayor Leckiider, yes; Mr. Reiner, yes. i
TRODUCTIOWFIRST — RDIN
Ordinance 12 -11
Authorizing the City agar to Enter into an Agr ment for the
3.824 Acres, More o ass, Fee Simple Interest om the Muirfiel 11 - 012Z
Zoning Map Amendment
COIC Economic Advancement Zone
Area Rezoning
PLANNING AND ZONING COMMISSION
RECORD OF DISCUSSION
CITY OF I ?III3I,IN,..
Lana use and MARCH 3, 2011
Long Range Planning
5800 Shier-Riag5 Road
Dublin. Ohio 43016.1236
Phone /TDD: 614- 4104600
Fax: 614'410 *474]
web Site: w Aw blin.oh.us
Creating a legacy
The Planning and Zoning Commission took no action on the following at this meeting:
2. COIC Economic Advancement Zone (EAZ) Plan Informal Discussion
11- 010ADM Area Planning & Implementation
Proposal: An area plan defining the future character of planning elements
for areas within the general area of Shier Rings Road to the
south, Post Road to the north, US 33 and Avery Road to the east,
and Houchard Road to the west.
Request: Update and informal discussion regarding the status of the
planning process and developing elements of the EAZ plan.
Applicant: Marsha I. Grigsby, City Manager, 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 presented an overview of the status of the planning process, anticipated
content, and timeline of the Economic Advancement Zone (EAZ) Plan. The presentation
introduced preliminary character studies and updated the Commission on major elements of the
plan including land use, thoroughfare, greenways and open space, bikeways, and future transit
options. Commission concerns included increased connectivity outside the planning area and
sensitivity to Darree Fields when reviewing transit options. The Commission complimented
Planning on efforts made to develop the plan.
STAFF CERTIFICATION
Carson Combs, AICP, ASLA
Senior Planner
Dublin Planning and Zoning Commission
March 3, 2011 —Minutes
Page 1 of 5
2. COIC Economic Advancement Zone (EAZ) Plan Informal Discussion
11- 010ADM Area Planning & Implementation
Ms. Amorose Groomes introduced this informal discussion regarding an Economic
Advancement Zone Plan defining the future character of planning elements within the general
area of Shier Rings Road to the south, Post Road to the north, US 33 and Avery Road to the east,
and Houchard Road to the west.
Carson Combs explained that previously, the Commission discussed the Shier -Rings area of the
Central Ohio Innovation Corridor and now, they were looking at the western end. He said when
the Commission first heard about the COIC and reviewed the Code associated with it, the focus
was on the particular area that included the particle therapy development. He said since that
time, they were starting to promote the whole I -270 and US 33 Corridor as a larger marketing
piece based on the analyses and input received from consultants who have research these types
of developments around the country. He said they had looked at different areas and how they
might break out based on the type of the development that we might see, the types of codes that
would be applied, how Dublin can market individual portions of the City to address business
needs, whether it is a larger type of office development with frontage onto I -270, or something
that needs to be quickly built based on research funding.
Mr. Combs said previous work focused on the interchange area which has also been called the
`Dublin Innovation Park' He said a large component of that was the establishment of the
successful Dublin Entrepreneurial Center which has received awards from the Economic
Development Council over the past two years. He said looking at the overall structure, they were
really looking at the piece of the puzzle where a business can actually come in quickly get
approval and begin construction. He explained they were not looking to change the review
structure, but to base the plan and regulations on the idea of quick to build. He said given this
objective and the economic change, it was decided to take another look at the 1,150 acres.
Mr. Combs said some of the work has been done on the interchange, Liggett Road has been
realigned, some of Industrial Parkway has been realigned, and some of the upgrades of Post
Road have been done. He said City Council has dedicated funding and time in infrastructure
improvements such as 2M gallon water tank at Darree Fields. He said the purpose of the
upgrade of that tank was to complete the water system there and to also allow the Post Road tank
to be removed along SR 161 because of the prime use of that land for future development.
Mr. Combs explained the Commission would see multiple components of this project over the
next few months. He said the first is to review and adopt a plan for the 1,150 acres. He said
when the Community Plan was done, they really looked at a very macro level and now, they are
trying to look at that in more detail in terms of the road network and all the infrastructure pieces
to figure out how we actually want to program and set priorities for future development. He said
in addition, the Code will need to be updated to reflect the changes to the plan. He said when
that is done then they will look to rezone properties in that area. Mr. Combs said beyond that,
staff will be working in a lot of other areas in terms of promoting the area. He said they are also
looking at a consolidated web portal that will put all the development information in one place,
to market the established plan with a quick process.
Dublin Planning and Zoning Commission
March 3, 2011 —Minutes
Page 2 of 5
Mr. Combs said in terms of the rezoning component the Commission will review at a future
meeting, they ensure once the Plan and Code is in place the properties are ready to develop and
that will require the appropriate zoning.
Mr. Combs said to date the work on the EAZ Plan included major public meetings that were held
at the end of last year. He said they have been working individually with key landowners that
will be impacted by some of the road layouts. He said in the near future, they are looking to hold
another round of meetings as they are getting close to the final plan. He explained project pages
on the City's homepage have been established for the EAZ and the Tech Flex Code projects so
the public can follow their progress at any time.
Mr. Combs said the process will have a tiered approach. He said the final draft of this Plan will
be seen in April by the Commission. He presented a timeline for the Plan and modifying the
Code and following up with the area rezoning for all the properties in that area.
Mr. Combs said the direction for the Plan received from the public input included more
contemporary architectural design and he gave the Dublin Methodist Hospital as an example of a
more naturalized and low impact landscape design. He said also given the proximity of the
Metro Parks, the links grass design in Ballantrae, and Dublin's naturalized greenways as a
method to balance that `man versus nature' approach to the area. He said when looking at the
big picture, this is an area where we are looking for a more suburban approach contrasted with
Bridge Street where they were looking for very high density urban -type of development.
Mr. Combs said other character elements the Commission will be seeing include building
materials, gateways, streetscape elements, way finding, and public art. He said the architecture
and materials portion of the plan will be integrated into a pattern book with examples.
Mr. Combs said along US 33 with high visibility, the expectation is to have higher profile, larger
primarily office focus buildings that would incorporate research and development. He said
farther west, along the residential areas and some existing development in the township, they
were looking at more of the office flex approach, smaller spaces of smaller scale, but flexible to
accommodate a wide variety of changeable uses so that they can actually hit the large corporate
uses, but then also accommodate the small to mid -size start-ups and growing businesses. He said
farther west, towards the rail line, transitioning the area into what would be more of the larger,
clean manufacturing and assembly type uses. Mr. Combs explained they were really trying to
accommodate the full scale of uses.
Mr. Combs said they also are looking at key areas around the interchanges where we might have
some research support, retail or other support uses to accommodate all of the employees coming
to this area He said in key areas also integrating similar to what the Community Plan called for,
integrating housing types in key areas so that people can live and walk or bike to, and providing
additional rooftops around the park areas as an amenity.
Mr. Combs said they were looking at the general scale. He said at this time, the Plan would be
linked to the Code so that as an administrative approval process, there is the ability to use
Dublin Planning and Zoning Commission
March 3, 2011 —Minutes
Page 3 of 5
elements of the plan to gauge whether a proposal are appropriate. He presented a chart showing
a tier of building heights allowed based on location and context.
Mr. Combs said another major component of the plan is its development impact on the
Thoroughfare Plan. He said a key element that came from the public review was realigning
Shier Rings Road and turning it north so a street layout similar to Emerald Parkway would be
create with a bypass for US 33. He said you could go from Emerald Parkway to the north to
Marysville. He said providing good access at both interchanges and understanding how the
residential areas might be better protected in the long term were key components.
Mr. Combs said in general, they were looking for a hierarchy of roads. He explained the level of
road shown in red was more like that of Emerald Parkway, and in green, more like Eiterman
Road section in Ballantrae with the taller grasses in the median and one lane in each direction.
He said the white, is internal to the development with two lanes with parking on street to create a
pedestrian oriented environment.
Mr. Combs said regarding greenway and open space they are looking at linking up the City's
major amenities at Darree Fields, Red Trabue, and the Golf Club of Dublin and making sure that
we have good pedestrian and greenway connections in between all of those components, and also
looking at the larger scale, ensuring the network established stretch into the larger network that
could take you from the EAZ, through Red Trabue and Coffman Park, to Historic Dublin and
beyond, and then also up to the Metro Park and back around, so we have regional connectivity
throughout Dublin.
Mr. Combs said one of the key elements they are trying to implement in this area of the City is
making it a test case for the work that the Bicycle Task Force is recommending. He said they are
proposing with the Plan in addition to the road construction, a hierarchy of commuter and
recreational bike path systems. He said the lines in red along the major thoroughfares would
include on- street bike lanes in each direction, looking at multi -uses paths providing cross or
parallel connectivity in key areas so there is an overlapping system of both commuter and
recreational access throughout the entire area.
Mr. Combs said regarding future transit, they are looking at the work at Bridge Street, visioning
out 50 plus years, what we actually want to accommodate or lay the groundwork for potential
integration. He said some of the proposed COTA routes were shown in the dashed red lines on
the map. He said we are working with them to potentially create some additional routes or short
term circulation through the EAZ. He said as we look long -term, intensify densities and more
traffic occurs, there is an opportunity to establish a rapid transit spine for buses that would have a
priority and linkage between the EAZ to Bridge Street. Mr. Combs said even longer term,
depending on the larger region, keeping open the option for light rail or commuter station in this
area so we can phase a transit options to extend farther west and hook up to what might happen
in Columbus.
Mr. Combs said this plan focuses on keeping our options open, making sure they coordinate with
the Bridge Street Plan and lay the larger groundwork for options that can happen in the future.
Dublin Planning and Zoning Commission
March 3, 2011 —Minutes
Page 4 of 5
He said they were looking at completing a final draft of this plan by the end of March, and
having it back to the Commission at the beginning of April to review in detail.
Ms. Amorose Groomes said these things were exciting to think about and that it will be very
interesting to see what happens in the future.
Ms. Amorose Groomes invited public comments regarding this informal discussion. [There was
none.]
Mr. Combs suggested that Commissioners make comments or bring up issues to be addressed by
Planning when this returns. He said also, emails or phone calls would be appreciated.
John Hardt said there was an insane amount of work that had been done, and it was great. He
said he appreciated everything the staff had done to put this together. He referred to the
conceptual Bikeway Plan and said it seemed that they were creating this incredible network of
bicycle and pedestrian routes inside this area with decent connectivity to the south to Ballantrae,
but the connectivity to the other side of US 33 and the rest of the City seemed lacking. He said
one connection was shown that did not go anywhere. He said there was connectivity that needs
to occur north of Hyland Croy to all the existing residential areas, into the Red Trabue Nature
Preserve, and to all the areas to the east. He said he was concerned about a network that shows
bicyclists put on SR 161 with sharrows. He said sharrows are great, but that is an approach used
to retrofit when there is no other choice. He said he expected to see them on High Street in the
campus area where adding bike lanes or other bike routes is impossible. He said with a brand
new road and every opportunity to add paths along it, asking people to navigate their way under
or around the US 33 interchange out into the roadway with cars seems really inadequate.
Mr. Combs agreed to look at it. He said the current lack of connectivity here is based on ODOT
and the Federal Regulations. He said he understood from the engineers we are not allowed to
provide pedestrian access through that area. He said based on the greenway, and where we
predict having municipal land we are anticipating having some kind of crossing under or over the
freeway, which is a challenge. He said they anticipated full bike path connectivity on Hyland
Croy, but it is now shown on the map currently. He said all that information can be added.
Steve Langworthy pointed out that some of this had to integrate with the work of the Bicycle
Advisory Task Force, and there are other elements to connect outside of the rectangle.
Mr. Hardt asked they make sure that the connections, especially on the northeast side of SR 33,
are thought through and finished. Mr. Langworthy pointed out some of that will result in policy
decisions yet to be made by City Council and more information is needed before they can
complete the picture.
Warren Fishman said he thought access was incredibly important. He said there was no way to
get to the hospital from this area by bicycle or as a pedestrian. He said sharrows are being
recommended by the Bicycle Advisory Task Force, but they have no other choice. He said it
was a budget issue too. He reiterated they really needed to look at this closely as far as walking
Dublin Planning and Zoning Commission
March 3, 2011 —Minutes
Page 5 of 5
and bicycle transportation within this district. He said a wonderful network of bike paths is
worthless if you cannot get to them or out of the area
Mr. Walter said he thought this was tremendous concept. He said the variety of overlays
included told a story to developers of what this is going to look like, and he thought from the
City's perspective, it shows a lot of foresight. He said he thought if they were steadfast about the
commitments that are depicted here, 75 years from now this will be a tremendous asset with
great buildings, and he thought the sooner it can begin the better. He said it was terrific.
Mr. Taylor said in reference to architectural style he thought it was an opportunity to make a
great pattern book. He said some wonderful photographs of some very progressive looking
buildings were given as examples. He said this was an opportunity to push for really exciting
architecture because the context is not Historic Dublin or a residential neighborhood, so there is a
chance to have some spectacular buildings.
Mr. Taylor said in the Plan, Darree Fields at one point is extended out to landscape, and then
later on there is the note `Transit Hub' there. He said he assumed that meant his grandkids
someday can ride bikes to the train station, take the train to Darree Fields, and then get there and
find only a transit hub. He asked if those two things coexisted in the future.
Mr. Combs said he hoped there would be coexistence. He said in terms of the rail line, when
looking at the area they have control over in the Corridor, you are looking at the Darree Field
frontage that could facilitate that kind of opportunity. He said they were looking long term, 50
plus years. He said the plan looks at phasing, so as things develop and transit options move
west, there is at least an option down the road for the City to take a look and decide what makes
sense to do the next phase.
Mr. Taylor confirmed the Plan was not suggesting Darree Fields be replaced with a transit hub.
Mr. Taylor referred to the Land Use Map and asked if there had been any public reaction to the
two designated three -story multifamily areas next to single family. Mr. Combs said not at this
point. He said the Community Plan and the proposed EAZ plan calls for mixed residential in
those areas, but additional feedback will be given as this continues.
Mr. Taylor said he thought the idea of three story buildings should be discussed with the adjacent
residents. Mr. Combs said the idea of that category is that given a chunk of the land, you have
the option to a mix of different product, so looking at making appropriate buffers and transitions
is something they would want to review.
Ms. Amorose Groomes acknowledged the amount of work completed and complimented staff.