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Ordinance 59-11
RECORD OF ORDINANCES Ordinance No. 59 -11 Passed 20 AN ORDINANCE REZONING APPROXIMATELY FOUR (4) ACRES LOCATED ON THE SOUTH SIDE OF WEST DUBLIN- GRANVILLE ROAD AT THE INTERSECTION WITH SHAMROCK BOULEVARD FROM PUD, PLANNED UNIT DEVELOPMENT DISTRICT (SHAMROCK CROSSING — SUBAREA B), TO PUD, PLANNED UNIT DEVELOPMENT DISTRICT (SHAMROCK CROSSING — SUBAREA B) (CASE 11- 057Z/PDP/FDP) NOW, THEREFORE, BE IT ORDAINED by the Council of the City of Dublin, of its elected members concurring, that: Section 1. The following described real estate, Parcel No. 273 - 012198 -80 (see attached map marked "Exhibit X), situated in the City of Dublin, State of Ohio, is hereby rezoned PUD, Planned Unit Development District, and shall be subject to regulations and procedures contained in Ordinance No. 21 -70 (Chapter 153 of the Codified Ordinances), the City of Dublin Zoning Code and amendments thereto. Section 2 . 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 there within. Section 3 . This Ordinance shall take effect and be in force from and after the earliest period allowed by law. Passed this �� dayof7l o0 el�2011. Mayor - Pre d g Officer ATTEST: C Clerk of Council Office of the City Manager City of Dublin Phone: 614-410 -4400 • Fax: b lin 4490 43017- Memo To: Members of Dublin City Council From: Marsha I. Grigsby, City Manager Date: November 10, 2011 Initiated By: Steve Langworthy, Director of Land Use and Long Range Planning Re: Ordinance 59 -11 — Rezoning Approximately 4 Acres Located on the South Side of West Dublin- Granville Road at the Intersection with Shamrock Boulevard from PUD, Planned Unit Development District (Shamrock Crossing — Subarea B), to PUD, Planned Unit Development District (Shamrock Crossing — Subarea B). (Case 11- 057Z /PDP /FDP) Summary Ordinance 59 -11 is a request for review and approval of a rezoning /preliminary development plan for four acres to PUD, Planned Unit Development District, modifying the development text regarding density, architecture, parking and landscaping for Subarea B of the Shamrock Crossing development. Background The Planning and Zoning Commission reviewed a Concept Plan application for a 123,800 square - foot mixed -use development on September 1, 2005. A formal Rezoning /Preliminary Development Plan for Shamrock Crossing PUD was approved by the Commission on December 7, 2006 and forwarded to City Council. On January 22, 2007, City Council approved Ordinance 01 -07, rezoning 24.12 acres for the Shamrock Crossing PUD to permit 136,000 square feet of development for retail, office and service - oriented uses. The current proposal includes greater density, but a less intensive use. One factor causing the rezoning was the need to accommodate the increased density and reduced parking based on the less intense use. In addition, the architecture for the original Shamrock Crossing PUD was specific to a planned retail use and needed to be altered for the current use. Description The site is undeveloped with frontage on West Dublin- Granville Road, Shamrock Boulevard, and Stoneridge Lane. The site slopes approximately 11 feet gradually from east to west. A group of mature trees is in the center of the site. There are drive openings on Shamrock Boulevard across from Sharp Lane, and on Stoneridge Lane across from the drive opening for the vacant Subarea B of the Sunrise Senior Living site. Sidewalks are along West Dublin - Granville Road and Stoneridge Lane. Development Text Existing Development Text and Plan The development text and preliminary development plan approved in 2007 specified that buildings be oriented close to roadways, with parking to the rear, to evoke the experience of a market or Memo re. Ordinance 59 -11 Rezoning with Preliminary Development Plan Shamrock Crossing PUD — Subarea B November 10, 2011 Page 2 of 3 village at the crest of a hill. The text also encouraged the creation of a focal point using strong architecture and landscape design at the intersection of Shamrock Boulevard and West Dublin - Granville Road. The preliminary development plan approved in 2007 depicted two, two -story buildings oriented to the street edge. The architecture had an appearance of different storefronts with a variety of building materials as well as extensive wall and roofline articulation and fenestration. A courtyard area at the northwest corner of the site was placed to create a "four- corners" design representative of a village center. Proposed Development Text and Plan The proposed development text modifies the requirements for density, parking, architecture, and landscaping. Density is determined through applicable Code provisions, such as required parking, landscaping, lot coverage and setbacks. Parking and loading will be governed by the Zoning Code, which is based on the number of rooms and the number of employees on the largest shift. Architecture remains street - oriented and compatible with pedestrian friendly design, but the text states the look and scale of the buildings are to be urban, rather than suburban. The proposed text encourages a more urban landscape treatment through the requirements for the parking lot landscaping, interior landscaping, foundation plantings and tree preservation /replacement requirements. Bridge Street Corridor Zoning: The site is in the Bridge Street Office District, which recognizes the area for great development potential and opportunities to connect with adjacent walkable districts. The proposed Bridge Street code provisions encourage urban architecture with buildings along the street edge and parking behind. Planning has worked with the applicant to incorporate a significant number of the proposed code requirements. These include placing the buildings close to the street, using urban landscape treatments, provisions related to tree preservation/ replacement, and architecture /building details. Preliminary/ Final Development Plan The preliminary/final development plan shows a 65,000- square -foot rehabilitation and nursing facility, oriented toward West Dublin Granville Road, with a covered drop off area and main entrance facing Shamrock Boulevard. A 130 space parking lot is to the side and rear of the principal building and incorporates tree lawn areas to meet the interior landscape requirement. A post and hedge street wall treatment is located along the edge of the parking lot on the Shamrock Boulevard and Stoneridge Lane frontages. The proposed landscape plan incorporates two existing trees, a 22 -inch Kentucky Coffeetree and a 22 -inch American Elm. A 75 -foot by 135 -foot area surrounding the location of the two preserved trees will be fenced off for evaluation of the preservation of additional trees. Full access driveways are located along Shamrock Boulevard and Stoneridge Lane. Direct access to West Dublin- Granville Road is not permitted. The proposed building is two stories with a single - story portion located south of the main entrance. There are three outdoor areas shown, consisting of an enclosed courtyard on the north and south side of the building as well as a larger open area on the northwest corner of the building to help activate the street. Memo re. Ordinance 59 -11 Rezoning with Preliminary Development Plan Shamrock Crossing PUD - Subarea B November 10, 2011 Page 3 of 3 Recommendation of the Planning and Zoning Commission The Planning and Zoning Commission reviewed this application at the October 20, 2011 meeting and recommended approval of the rezoning and preliminary development plan to City Council with the following five conditions, all of which have been incorporated into development text: 1) The development text be modified to define "protected tree" as trees that are independently viable in their current location and are in good or fair condition as indicated on the tree preservation plan; 2) The development text language regarding yards and setbacks be clarified; 3) The Architecture Section in the development text be modified to eliminate the requirements for local examples of installations and Section 5A reference compatibility with the Bridge Street Corridor Vision Plan; 4) The Roof Section be amended to add "where appropriate" for the style of the parapet roofs; and 5) The text be modified to limit the height of the signs to 15 feet. The Commission also approved the final development plan, including nine conditions, which will take effect with the rezoning Ordinance. The applicant is working with Planning to address the conditions: 1) The final plat is amended to reflect the removal of platted setbacks; 2) The applicant work with Planning to determine additional trees that can be saved; 3) The height of the ground sign and the height of the directional sign are to be reduced to meet the approved heights in the development text and the sign base ne no less than 12 inches in height; 4) The plans should be revised to clearly identify the square footage of required and provided landscape area; 5) The foundation plantings be adjusted to account for the location of the overhead canopies at the entrance /exits of the building; 6) The applicant should revise the gates for the fenced patios to not exceed four feet; 7) The approved stormwater facility and associated landscaping be completed on the adjacent Sunrise Senior Living site; 8) The retaining wall at the northwest corner of the site be built with stacked stone with a bookend treatment and built to retaining wall standards; and 9) The concrete bikepath joints be saw cut. Recommendation Staff recommends City Council approval of Ordinance 59 -11 at the second reading /public hearing on November 28, 2011. PCD L W 77d International �Q_ermain Lexus PUD Banker j L- West�GranviIIe Road [KS3 CC 0 Lan R -12 PUD PUD IPU 0 Lowe's PUD Lily -Mar Court \ / 1 I UD R -2 11- 057Z /PDP /FDP N Rezoning /Preliminary Development Plan/ City of Dublin Final Development Plan Planning Shamrock Crossing PUD, Subarea B - Heartland of Dublin mmmmmmmmmc====== Feet 4075 West Dublin- Granville Road 0 200 400 PUD C i dgecal ter PUD CITY OF DUBLIN- Land Use and Long Range Planning 5800 Shlet-Rings Road Dublin Ohio 43D16.1236 Phone/ TDD 614410.4600 Fox 614416a747 Web Site www dublin oh ui February 2009 PLANNING AND ZONING COMMISSION APPLICATION (Code Section 153 232) 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) ❑x 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 -of -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. PropertyAddress(es): 4075 W . Dublin - Granville Road, Dublin, OH 43017 Tax ID /Parcel Number(s): 273 - 012198 - 80 Parcel Size(s) (Acres): 4 acres Existing Land Use /Development: Vacant Land IF APPLICABLE, PLEASE COMPLETE THE FOLLOWING: Proposed Land Use /Development: 120 Bed Skilled Nursing Facility Total acres affected by application: 4 Acres Ill. CURRENT PROPERTY OWNER(S): Please attach additional sheets If needed. Name (Individual or Organization): Shamrock Crossing, LLC 565 Metro Place #480 Mailing Address: Dublin, Ohio 43017 (Street, City, State, zip Code) Daytime Telephone: 614 - 764 -9981 1 Fax: 614 - 764 -2207 Email or Alternate Contact Information: kevin @stavroff.com Ii - 0-/P/v / �P ECEIVED LAND USE & Page 1 of 3 LONG RANGE PLANNING AN 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: ManorCare Health Services, LLC Applicant is also property owner: yes ❑ no0 Organization (Owner, Developer, Contractor, etc.): In contract to purchase pending land use approval Mailing Address: 7361 Calhoun Place #300, Rockville, MD 20855 - 2765 (Street, City, State, Zip Code) Daytime Telephone: 240- 453 -8532 Fax: 240- 453 -8309 Email or Alternate Contact Information: dlanning @hcr- manorcare.com V. REPRESENTATIVE(S) OF APPLICANT f 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: Christopher Cline Organization (Owner, Developer, Contractor, etc.): Attorney Mailing Address: 300 W. Wilson Bridge Road. #300. Worthington, OH 43085 (Street, City, State, Zip Code) Daytime Telephone: 614 - 764 -0681 Fax: 614 -764 -0774 Email or Alternate Contact Information: ctc @bhmlaw.com VI. AUTHORIZATION FOR OWNER'S APPLICANT or REPRESENTATIVE(S): If the applicant is not the property owner, this section must be completed and notarized. 1 Shamrock Crossing, LLC the owner, hereby authorize Christopher Cline, Attorney 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: Kam-' `u Date: q /� (0/// Check this box if the Authorization for Owner's Applica t or Rere�itative(-i �s{ C = dnb,uw Subscribed and sworn before me this } ( ,—day o' IAlr7t1U111R11r State of Ohio 1, , County of Franklin Notary Pu I'rc '�� resNpli29�201� '� ,,, / / VII. AUTHORIZATION TO VISIT THE PROPER • -Sfte visits to the roperty by City epresentatives are essential to process this application. The Owner /Applicant, as noted below, hereby authorizes City representatives to visit, photograph and post a notice on the property described in this application. 1 Shamrock Crossing, LLC © , the owner or authorized representative, hereby authorize City representatives to visit, photograph and post a notice on the property described in this application. I Signature of applicant or authorized representative: / jt c ,,,, AA C ICA-W r I Date: g /� f✓ //f I Ocd 6 L .nuc 4 vi a i (7 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. 1 Shamrock Crossing, LLC , 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. 1 Signature of applicant or authorized representative: (`� rat c `'" I Date: ?� /� /(/ cw�f�2 ` ` IX. APPLICANT'S AFFIDAVIT: This section must be completed and notarized 1 Christopher Cline 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 this — L O day of _ 20 1 f State of Ohio County of Franklin Notary Public Jarim J. Weems Notary PU* SO My ComrrtWw Expim O 24.2015 FOR OFFICE USE ONLY A t cledu ` p c loo: Q ,, P&Z Date(s): + (� ZV �1 P &Z Action: nt �e'" ')� V i t C %rka1)i4'.' Re I Map Zone: Date Rec e ` Received Byn " � 110 7T City Council (First Reading): City Council (Second Reading): City Council Action: Ordinance Number: Type of Request: N S, , W (Circle) Side of: \ ( _ N, SO W (Circle) Side of Nearest Intersection: 5U 1�!A Distance from Nearest Intersection: L [ ' Existing Zoning District: Requested Zoning Distract: �. 1 m Page 3 of 3 Development Statement Heartland of Dublin 4075 West Dublin - Granville Road Subarea B, Shamrock Crossing PUD 4 acres; SE Corner Dublin - Granville Road & Shamrock Blvd Project Ovreview Demographic changes are occurring in the state of Ohio which have resulted in population shifts away from some geographic areas while growth is occurring in others. This has resulted in the Ohio Department of Health realigning 891 Skilled Nursing beds into Franklin County. A Certificate of Need (CON) has been granted to the applicant for a facility with 120 of those beds at this site four acre site. Forecasts show the Franklin County 65+ population growing by about 12% between 2009 and 2014 with the area within 10 miles of the site growing at the slightly higher rate of about 13.5 %. The facility will be owned and operated by ManorCare Health Services, LLC, a nationwide organization operating over 400 nursing facilities of different levels, with about 50 in Ohio. The building will be two storey structure 64,916 square feet in size with total impervious lot coverage being about 59 %. There will be 140 full time equivalent employees with 80 on the largest shift. The facility is medically rather than residentially oriented and as a result will have a higher wage level than traditional nursing homes. Annual payroll will be over $7M and the facility construction investment will be about $16M. The facility will have 131 parking total spaces with four handicapped spaces and two handicapped van accessible spaces. Parking requirements exceed current Dublin Parking Code which requires only 100 spaces. The larger number of parking spaces is based on the Applicant's experience with this type of facility. An employee bicycle rack is designed as part of the plan and there will be one electric car charging point. The facility will be a Medicare and Medicaid certified post -acute provider of rehabilitation services. The services will include intensive rehabilitation therapies, restorative care, respite care and traditional long term care. The facility will specialize in providing high acuity, post - hospital care. The majority of admissions will involve patients who are recovering from surgery, a serious injury or an acute illness, with the goal of returning to the community. A few examples are post surgical recovery, oncology care, joint replacement, orthopedic injuries, stroke /neurological conditions, and cardiac related problems. As hospitals continue to shorten patient stays, the responsibility for patient care in the post -acute timeframe increasingly shifts to Skilled Nursing Facilities, which are more like hospitals than traditional nursing homes. As a result, the staff requires a higher level of medical skill than traditional nursing homes of even a few years ago, and, the payroll is more robust as a result. Strategically, the goal of this application is to emulate the development which would result under the proposed Bridge Street Corridor Development Code. The rezoning text has incorporated standards of this new code where variances from current code are required to accomplish this objective. Development Statement Heartland of Dublin Page 1 of 5 Relationship to the Community Plan and the Bridge Street Vision The Planning Direction: In commenting on development in the Sawmill/SR 161 area the Community Plan noted that " a broad mix of land uses along State Route 161 and Sawmill Road have resulted in no clear identity for the area." Suggested solutions were to encourage development that established a "sense of place" by orienting buildings toward main streets, public courtyards and plazas to create a sense of identity and visual orientation. High quality architecture was to be used to define the street space and provide clear focal points of interest at the terminus of viewsheds. Parking areas were to be deemphasized and located to the rear or sides of buildings. Architecture and building setbacks were to impact the feel of the streetscape. This streetscape was characterized by the overriding requirement of being pedestrian oriented and encouraging pedestrian activity. The Bridge Street Vision adopted by Dublin City Council took the broad direction of the Community Plan a step forward with a Vision Statement supported by five Vision Principles. The Vision emphasized the importance of the Bridge Street Corridor as Dublin's centerpiece it's historical and cultural heart composed of highly walkable districts and neighborhoods. Within the corridor, the mixed use districts were the key to making Dublin a highly competitive place to live work and invest. This site is not in an identified mixed use district, but rather as a local visibility address corridor intended to serve as a gateway to the districts of high- value, walkable development "while also being walkable themselves." This area should create cultural connections with expanded civic uses and social connections with parks, squares and plazas. In terms of use, development should offer housing, jobs, shopping, recreation, transportation and other choices increasingly supported by changing demographics (emphasis added). In terms of appearance, development should use high quality urban design and architecture to draw out the unique sense of place in each center of walkable development. How this Proposal Responds to the Planning Direction: The Applicant believes this proposed rezoning and the Final Development Plan which implements it responds to all of the above imperatives from both the Community Plan and the Bridge Street Vision. The development standards bring the buildings close to Dublin Granville Road and provide a continuous fagade that reaches across nearly all of the available street frontage, providing a walkable, pedestrian friendly streetscape. There is no vehicular access to West Dublin Granville Road, the access drives to the parking areas are from Shamrock Boulevard and Stoneridge Lane. The landscaping requirements especially the parking lot landscaping standards are taken from the draft Bridge Street Code and similarly complement the pedestrian friendly feel of the balance of the site. An attractive landscaped public park area circumscribed by a circular stone retaining wall serves as a waypoint and gathering place on the pedestrian route along West Dublin Granville Road at the Shamrock Boulevard intersection. This park area mimics but quickly surpasses the entrance feature /park areas on the two western quadrants of the intersection. Adjacent to this public area at the northwest corner of the Heartland of Dublin facility is a more private Development Statement Heartland of Dublin Page 2 of 5 pedestrian plaza that provides a location where patients, staff and visitors can enjoy the outdoors and provide a visual pedestrian presence to the streetscape. The high quality architecture of the Heartland of Dublin facility is clearly urban and modern without sacrificing a traditional presence by its ample use of brick and stone arranged in vertical column elements. A tower element at the northwest corner of the facility enhances this presence and provides a significant terminal viewscape due to the natural location at the crest of the West Dublin Granville Road roadway grade progressing upward from the river valley below. Colors follow a historic palette as desired by the Bridge Street Code Classified as a civic use in the draft Bridge Street Code, the proposed two- storey 64,916 square foot Heartland of Dublin facility has its foundation in the changing demographics of the northwest central Ohio area which continues to experience growth, particularly in the aging segment of the population. This creates an increased community need for Skilled Nursing Facilities able to provide high acuity, post hospital care, for instance in surgical recovery, oncology care, joint replacement, orthopedic injuries, stroke /neurological conditions and cardiac related problems. In performing this role, the facility supports not only the community but also local and nearby hospitals and other medical facilities. The proposed facility forward - looking in terms of sustainable practices, providing initial onsite filtration of parking lot and site stormwater, even though not required on site, and also provides bicycle racks for commuting employees and an electric automobile charging point. Relationship to Existing and Future Land Uses This rezoning and Final Development Plan is presented at an interim stage while the City is moving aggressively towards a new form based code concept for the Bridge Street Corridor and leaving behind a traditional zoning code. Nonetheless, the proposed development embraces the new visions and standards while maintaining compatibility with existing land uses. In the draft Bridge Street Code the Skilled Nursing Facility use is defined as a hospital, a permitted civic use in the Bridge Street Office classification for this area. There are no inconsistencies with how the site relates to the new standards for the street system, community facilities, services, the open space system, or other public improvements. In terms of land use, the permitted uses repeat the currently zoned land uses, while adding hotel uses, an allowable use under the new code for this site. Overall, the Bridge Street Office designation for the area in the new code orients more toward office and institutional uses but also allows uses currently classified in retail commercial categories such as restaurants and hotels /motels so the permitted uses are generally similar, though the retail commercial component is diminished. The proposed structure and site development standards follow the development standards for a Civic Building in the draft Bridge Street Code. Relationship to Existing Land Use Character The land uses permitted in the rezoning are very similar to the existing land uses. These land uses, especially the proposed Skilled Nursing Facility, are clearly compatible with adjoining land uses. Particularly, the area on the south side of West Dublin Granville Road and along Stoneridge Lane is currently characterized by a concentration of medically oriented uses complementary to the proposed Skilled Nursing Facility. Two assisted living facilities on the Development Statement Heartland of Dublin Page 3 of 5 south side of Stoneridge Lane are similarly closely compatible to the proposed use. The institutional nature of the proposed use is also tolerant of nearby land uses of higher intensity, such as the retail uses to the west of Shamrock Boulevard and additionally will not inhibit more intensive development, should that be the direction events take, on the north side of West Dublin Granville Road. Consistency With the Development Text of the Planned District Because the Final Development Plan is presented in tandem with the Preliminary Development Plan (rezoning) the proposed development is fully consistent in all respects. Meeting the Criteria for Planned Districts(Dublin Code 153.052(B)) This proposed development, viewed in terms of existing zoning code, is essentially a minor modification of the development standards of one subarea (Subarea B) of an existing, approved Planned District the Shamrock Crossing Planned District. The primary changes are modifications to allowable building size and parking requirement formulas. These modifications were necessary as the existing Shamrock Crossing text, though allowing a range of uses, tended to provide development standards focused primarily on retail, and not the office or institutional permitted uses. Where necessary, provisions from the new Bridge Street Code were incorporated, for example in the Landscaping portion of the text. There is no change to the physical configuration of the affected subarea (Subarea B), roadways, access or engineering. As such, the Applicant feels the proposal continues to satisfy the criteria for Planned Districts based on the earlier approval. It is appropriate to note that the new Planned District text in this rezoning is expected to be an interim provision which will be replaced by the area rezoning currently underway, in which the entire Bridge Street Corridor will be rezoned under the new form based Bridge Street Corridor Development Code. If that in fact takes place, the Final Development Plan will be consistent with the new code. Until that event takes place, this rezoning text provides a viable zoning code for Subarea B which anticipates the direction of the new code. Meeting the Criteria for a Final Development Plan (Dublin Code 153.055(B). 1) As stated above, the Final Development Plan is presented along with the proposed Preliminary Development Plan and as a result the two plans are fully consistent in all respects. 2) The vehicular and pedestrian circulation for the subarea is dictated by Dublin Code and City engineering requirements and is fully adequate, efficient and functional for this site and the adjoining sites. 3) All utilities and other public services are present and adequate. Although no public open spaces are required of this use, a small but visible park area is provided at the southeast corner of Shamrock Boulevard and West Dubin Granville Road. The proposal also includes two private and fenced open space patio areas within the structure's footprint and a landscaped plaza at the northwest corner of the structure. Development Statement Heartland of Dublin Page 4 of 5 4) Although the site has approximately eleven feet of elevation change from east to west, through sensitive construction techniques the visual appearance of the facility minimizes this elevation change while meeting all applicable regulations in the code. 5) All lighting standards are met by the proposed plan. 6) The proposed signage meets the standards of the text and is appropriately sized considering the scale and design relationship with the structure. 7) The landscape plan follows the draft Bridge Street Corridor provisions and presents a high quality, pedestrian oriented appearance. Because of the required building orientation, and the imperatives of site grading because of the gradient, few existing trees are saved. However, the existing trees are generally ad hoc pioneer species arrivals often of undesirable invasive species and largely in undesirable condition with close - packed distribution. 8) Storm drainage has been finalized as part of previous development approvals and utilizes a joint detention/water quality facility located on the adjacent Sunrise Assisted Living site on the south side of Stoneridge Lane. This facility will fulfill all requirements of the code. 9) There will be only one development phase. September 15, 2011 Christopher T. Cline Attorney for Applicant 300 W. Wilson Bridge Road, Suite 100 Worthington, OH 43085 (614) 764 -0681 ctcAbhmlaw.com Development Statement Heartland of Dublin Page 5 of 5 11- 057Z /PDP /FDP Shamrock Crossing PUD Subarea B Heartland of Dublin 4075 W. Dublin Granville Rd Clocktower Real Estate, LLC 225 West Bridge Street Dublin, OH 43017 National Church Residences of Dublin II 2335 North Bank Road Columbus, OH 43220 Shamrock Crossing, LLC 565 Shamrock Place #480 Dublin, OH 43017 Jindal Abha 7949 Stonehurst Drive Dublin, OH 43017 Donnabelle, Scott TR PO Box 191 Dublin, OH 43017 Manor Care Health Services, LLC c/o Dave Lanning 7361 Calhoun Place #300 Rockville, MD 20855 -2765 Metsun Three Dublin OH Senior Living, LLC 7902 Westpark Drive Mclean, VA 22102 Stoneridge Medical Office Center LLC 4051 W. Dublin Granville Road Dublin, OH 43017 Whittington Capital, LLC Blaugrund — Herbert Law Firm Wendy's International, Inc. c/o Kevin McCauley c/o Christopher Cline 4288 W. Dublin Granville Road 565 Metro Place South #480 300 West Wilson Bridge Road Dublin, OH 43017 Dublin, OH 43017 Suite 100 Worthington, OH 43085 Rezoning Text (Preliminary Development Plan) Shamrock Crossing Subarea B Heartland of Dublin Version of September 7, 2011 Version of September 13, 2011 Version of September 16, 2011 Version of September 30, 2011 Version of October 28, 2011 changes from Planning Commission hearing October 20, 2011 Preamble The Shamrock Crossing PUD was created with specific architectural concepts for Subarea B that "evoked the character of traditional Irish towns," and included exemplars that were optimized for linear, attached, small shop retail usage despite the fact that a complete palate of retail, office and institutional uses were permitted uses. However, since the time of the Shamrock Crossing PUD, both market and planning considerations for the overall area have changed and this text is intended to respond to those changed expectations. Perhaps the overriding change is that the City of Dublin is contemplating a new vision for the entire Bridge Street Corridor that likely will include rezoning of this subarea as well as all other lands along SR 161 and south of I -270 to new zoning categories in an entirely new form -based zoning code. As a result this rezoning is presented in an environment of uncertainty and must balance current code provisions and processes with the probability that a new Bridge Street Corridor zoning code will ultimately be enacted and applied to this subarea, though the provisions of that code are not definitive at this time. This text will to a large degree follow the expected requirements of the new code to the extent feasible but will rely on current code as necessary, considering that a form based code does not literally translate to a standard zoning code such as is represented by this text. The ultimate goal of this text is straightforward however: To produce a new zoning text for Subarea B that will be compliant with the new form based code but will also function effectively should that new code not be enacted. Operative Text The current zoning requirements for Shamrock Crossing Subarea B are fully replaced by this text. 1) Permitted Uses a) The following uses shall be permitted within Subarea B: i) Those uses listed in City of Dublin Code Section 153.027(A), Neighborhood Commercial District, and Section 153.028(A), Community Commercial District. Sktamrock Crossing Subarea B Development Text As Submitted to City Council on November 14, 2011 Page 2 of 17 ii) Those uses listed in City of Dublin Zoning Code Section 153.026(A), Suburban Office and Institutional District to include skilled nursing facilities. b) The following uses shall be excepted from the permitted uses above and shall not be permitted anywhere within Subarea B at any time: i) auto service ii) auto repair iii) gas stations iv) tire and /or automobile battery stores v) muffler or brake shops vi) automobile dealers vii)lumber and other building materials dealers viii)heating and plumbing equipment dealers ix) electrical supply stores x) farm equipment stores xi) miscellaneous aircraft, marine, and automotive dealers xii)rooming and boarding houses xiii)funeral service xiv) sexually oriented business establishments c) The following uses shall be allowed as conditional uses in Subarea B, provided that they are approved in accordance with the requirements set forth in Section 153.236(C): i) Exterior dining patios in association with a permitted use. ii) A maximum of one (1) drive -thru shall be allowed as a conditional use in this subarea so long as it exists in association with a permitted use (other than an eating or drinking establishment) and there is not an approved drive -thru use in Subarea C. All drive -thrus shall be designed in a manner to integrate with the overall urban streetscape (e.g. internal to the site) to minimize any negative impact on pedestrian movement(s). 2) Densi There is no prescribed density for maximum square footages for structures. Density shall be determined by compliance with applicable code provisions governing development for the use involved such as required parking, landscaping, lot coverage and setbacks. 3) Lot Coverage a) Maximum impervious surface shall not exceed 70 %. b) Additional allowable semi pervious surface coverage is 10 %. i) Semi - pervious surface coverage is defined as a material which allows at least 40% absorption of water runoff into the ground such as pervious pavers, permeable asphalt and permeable concrete. Sktamrock Crossing Subarea B Development Text As Submitted to City Council on November 14, 2011 Page 3 of 17 4) Yard and Setbacks a) Along West Dublin - Granville Road there shall be a 15 foot building line which shall function as a traditional setback line for civic, public or institutional uses. For all other allowable uses the building line shall represent a maximum setback and all structures shall be located at or forward of the line. b) Along Shamrock Boulevard, there shall be a 20 foot building line which shall function as a traditional setback line for civic, public or institutional uses. For all other allowable uses this building line shall represent a maximum setback and all structures shall be located at or forward of the line. There is a 20 foot pavement setback along Shamrock Boulevard. c) Along Stoneridge Lane there shall be a 15 foot building setback line and a five foot pavement setback. d) All building and setback lines are measured from the edge of the right -of -way. e) There is no required setback from interior lot lines for either buildings or parking. I) There shall be a 15 foot building and pavement setback from the eastern boundary line of Subarea B. In the event a property owner within Subarea B enters into a cross access and/or joint parking agreement with the owner of the property located immediately to the east then there shall be no minimum pavement setback from the eastern boundary line of this subarea. 5) Architecture a) The architecture within Subarea B will be street - oriented and compatible with the Bridge Street Corridor Vision Plan. b) The maximum building height may not exceed five stories. Ground stories are to be a minimum of 12 feet and a maximum of 16 feet. Upper stories are to be a minimum of 9 feet and a maximum of 14 feet. c) Permitted primary exterior materials in Subarea B shall include high quality, durable, natural materials such as stone /synthetic stone, stucco /synthetic stucco, brick, glass, and wood or fiber cement siding with a minimum thickness of one half inch. Other high quality materials may be approved in the Final Development Plan with examples of successful, high quality installations. i) 80% of each fapade shall be constructed of primary materials, exclusive of windows and doors. ii) For individual facades over 1,000 square feet exclusive of windows and doors, more than one material shall be used to meet the 80% requirement. Sktamrock Crossing Subarea B Development Text As Submitted to City Council on November 14, 2011 Page 4 of 17 d) Secondary materials are limited to details and accents and include gypsum reinforced fiber concrete for trim and cornice elements; metal for beams, lintels, trim and ornamentation and exterior architectural metal panels and cladding. e) Exterior Insulation and Finishing Systems (EIFS) is permitted for trim only. I) Main building colors shall utilize any historic palettes from any major paint manufacturer. Other colors may be utilized for details and accents, not to exceed a total area larger than ten percent of the fapade surface area. g) Permitted roof materials include 300 pound or better dimensional asphalt composite shingles, wood shingles and shakes, metal tiles or standing seam, slate and ceramic tile. i) "Engineered" wood or slate may be approved in the Final Development Plan with examples of successful, high quality installations. h) Roofs: i) Buildings may have a pitched or sloped roof (whether hipped or gabled, full or appropriately affixed to a parapet wall). Roofs may provide open areas to house and permit the functionality of mechanical and other typical rooftop equipment. Parapet walls shall be encouraged to screen mechanical units and shall be consistent with the overall architectural theme. (1) The use of dormers, vertical vents, and other architectural treatments are encouraged. (2) Roof penetrations (fans, exhaust vents, etc) shall not be located on a principal frontage street and must be fully screened per code. ii) Buildings may have a parapet roof where appropriate with the architectural style. Parapets shall be high enough to screen the roof and any roof appurtenances from view from the street(s) and any adjacent building of similar height or lower. (1) Minimum height of the parapet is two feet and maximum height shall be no higher than is necessary for screening purposes. iii) Buildings may have a flat roof. (1) Eaves are required on all street facing facades. Eave depth shall be a minimum of 14 inches, as measured from the building fapade to the outside edge of the eave. Eave thickness shall be a minimum of eight inches measured at the outside edge of the eave, from the bottom of the eave to the top of the eave. iv) Buildings may have towers. One tower is allowed per building unless otherwise approved in the Final Development Plan. Towers may exceed the maximum building height the equivalent of the height of one additional upper floor of the building to which the tower is applied. The maximum width of the tower along any fapade is one -third the width of the front fapade or 20 feet whichever is less. Sktamrock Crossing Subarea B Development Text As Submitted to City Council on November 14, 2011 Page 5 of 17 i) Wall Articulation / Fenestration: i) Individual walls must be articulated with fenestration, pattern, or structural expression equally on all sides of each structure. ii) With the exception of enclosed service corridors, all buildings shall generally have a similar degree of exterior finish on all sides, though the composition and arrangement of materials may be different. Other than for necessary service areas, blank facades on the rear of any building shall not be permitted, but the articulation of such facades with recesses, fenestration, fences, pilasters, etc. shall be encouraged. iii) The amount of fenestration should be balanced with the amount of solid fapade. 6) Parking and Loading a) Parking and loading will be governed by Dublin Code § 153.200 et seq. b) Drive Thrus approved as a conditional use in this subarea shall provide stacking in accordance with the following rates per drive -thru lane: Bank -6, Pharmacy -4, Dry Cleaner -2, ATM -2, Photo Processing -2, Other -6. 7) Signs a) Signs shall be governed by Dublin Code §153.150, et seq., except as modified herein. In case of a conflict the provisions of this text will control. b) The colors used in a registered corporate trademark or symbol may be used in a logo on a permitted sign. In all cases, the logo shall count as one of the three permissible colors on a temporary or permanent sign or banner. Directional signs are permitted to include the name of the company or business as well as the logo provided together they do not exceed 20% of the maximum permitted area. c) Signs attached to principal structures shall be coordinated and fit appropriately with the architecture of the building. d) Number: i) One ground sign is permitted on each frontage, not to exceed two signs. Ground signs are to be located a minimum of 75 feet apart, as measured along the lot frontage; and one wall or projecting sign per building frontage or storefront. ii) One directional ground sign is permitted at points of entry or exit on each frontage which does not contain a ground sign. iii) For buildings with more than two stories, one additional wall sign is permitted for single tenant spaces occupying more than one full story above the ground floor. e) Size: Sktamrock Crossing Subarea B Development Text As Submitted to City Council on November 14, 2011 Page 6 of 17 i) Ground signs are limited to of 32 square feet in size, plus one square foot for each lineal foot of street frontage over 50 feet not to exceed 50 square feet. ii) Wall signs are not to exceed '/2 square foot per each lineal foot of building length facing a public street. For buildings more than two stories, an additional maximum 10 square feet of sign area is permitted to identify upper story uses with no tenant space on the ground floor. iii) Projecting signs are limited to 16 square feet in size. iv) Directional ground signs are not to exceed 4 square feet in size v) Directory signs are limited to one sign per principal structure located within 6 feet of the principal entrance. Directory signs are limited to 4 square feet in size and are to be mounted flat to the wall. vi) Location: Ground signs and directional signs shall be set back 8 feet from right - of -way or lot line. Projecting signs shall be located within 6 feet of the principal entrance of the storefront. vii)Height Ground signs shall not exceed 6 feet in height and directional ground signs shall not exceed 3 feet in height as measured from the established grade to the top of the sign or its frame /support. The height may not be artificially increased. Wall signs shall be located within the first story,shall not extend above the roof line, and will have a maximum height of 15 feet. 8) Exterior Lighting a) Dublin Code §153.149 shall apply to this zoning text except when specifically noted otherwise. b) Fixture Power and Efficiency shall be as follows: i) Maximum permitted initial lamp lumens per sq. ft. shall be 9.7 lumens/sq.ft. ii) Maximum lamp allowance shall be 44,000 lumens. iii) Minimum lumens per watt or energy consumed, as documented by manufacturers specifications or results of an independent laboratory, shall be 80 lumens /watt. c) Shielding: All exterior light sources and lamps that emit more than 900 lumens shall be concealed or shielded with an Illuminations Engineering Society of North America (IESNA) full cut -off style fixture with an angle not exceeding 90 degrees to minimize the potential for glare and unnecessary diffusion on adjacent property. No portion of the lamp, reflector, lens or refracting system may extend beyond the housing or shield, with the exception of pedestrian lighting. Sktamrock Crossing Subarea B Development Text As Submitted to City Council on November 14, 2011 Page 7 of 17 i) All light sources shall be designed, located and installed so the light source is not directly visible from any residential district. d) Lighting Uniformity: Lighting across a horizontal surface shall have an average range of one to three footcandles. e) Light Trespass: Light generated on site shall not add more than one footcandle to illumination levels at any point at grade level 10 feet beyond the property line. f) Light Poles: The base of light poles in parking areas shall be either flush with grade or mounted on a concrete foundation projecting no more than 36 inches above grade. The base of light poles in non - parking areas shall be either flush with grade or mounted on a concrete foundation projecting no more than six inches above grade. Light poles are to be located a minimum of 3 feet from edge of pavement or back of curb, whichever is greater. g) Wall Lighting i) Decorative incandescent lights 100 watts or lower and decorative LED lights 20 watts or lower do not require shielding and may be used to provide uplighting accents for buildings. ii) Ground or pole - mounted floodlights are not permitted for fapade lighting. h) Canopy Lighting i) All canopy lighting shall use recessed luminaire fixtures and must be designed and located so as to prevent glare onto adjacent properties. ii) No light source in a canopy structure may extend downward farther than the underside of the canopy ceiling. iii) Highly reflective material shall not be installed on the underside of the canopy. i) Pedestrian walkway ground lighting is exempted from the requirements of this section. 9) Stormwater Management All stormwater shall be managed as required by Chapter 53 of the Dublin City Code. Preferred stormwater management strategies and best practices which are consistent with the intent to establish a sustainable, urban environment are encouraged. 10) Landscapina And Tree Preservation a) General i) The provisions of Dublin City Code §§ 153.132 through 148 and the approved Urban Street Tree List of recommended trees shall apply in Subarea B unless specifically modified or waived as part of the Final Development Plan. Sktamrock Crossing Subarea B Development Text As Submitted to City Council on November 14, 2011 Page 8 of 17 ii) Each application for development or redevelopment shall include a landscape plan showing compliance with the provisions of this section. Landscape plans shall avoid the removal of desirable trees in good or fair condition where alternatives are available. iii) No landscaping shall be required to be installed, and no tree shall be required to be preserved on any portion of Subarea B which is required to be occupied by a principal structure pursuant to the standards of this text. Protected Trees, as defined in §153.140, removed from any other area of a lot shall be replaced in accordance with §153.146 except as provided by 10(g). iv) Existing trees which are incorporated into the landscape plan shall be protected during construction as required by § 153.145. v) In all areas where landscaping is required, a minimum of 50% of the surface area of the landscape bed shall be covered by living materials, rather than bark, mulch, gravel or other non - living materials within four years after installation. Areas included in rain gardens or other vegetated site features to meet storm water management requirements are excluded from this requirement with prior approval from the Director. vi) Areas included in rain gardens or vegetated site features created to meet storm water management requirements may be counted towards any required landscaping if landscaped to meet the requirements. vii) All irrigation systems shall be designed, installed, and operated to minimize run -off and over -spray of irrigation water onto roadways, sidewalks, and adjacent properties, and shall be installed with rain sensors to turn the system off during rainy conditions. viii) Shrubs and plants that exceed two and one -half feet in mature height are prohibited in required sight visibility triangles for site access points as defined in Appendix C to Dublin Code Chapter 153 and are prohibited in required sight visibility triangles for street intersections as defined by the City Engineer. ix) If two or more conflicting landscape requirements apply to the same area, only the one requiring the most landscaping shall apply. x) When ten or more trees are required, not more than 30% shall be the same species without approval from the City Forester. b) Street Trees. Street Trees will be planted and preserved in the public property along the adjoining public streets (West Dublin - Granville Road, Shamrock Boulevard, and Stoneridge Lane) in accordance with the following requirements. These requirements only apply at the time the site is developed or redeveloped subject to these requirements. Sktamrock Crossing Subarea B Development Text As Submitted to City Council on November 14, 2011 Page 9 of 17 No site with existing street trees shall be required to adhere to the following requirements unless they are required to be removed consistent with an approved plan. i) A minimum of one, two and one -half inch caliper tree per 40 linear feet of street frontage. Refer to table in 10(b)(ii)(4) for street tree spacing requirements based on tree size and site characteristics. ii) Species and Size (1) Street trees shall be from the approved Urban Street Tree List for Dublin, Ohio (on file with Planning) or other species approved by the City Forester. Street tree shall be a mix of species which have a similar mature height and form in order to avoid creating a monoculture. (2) The minimum trunk caliper measured at six - inches above the ground for all street trees shall be no less than two and one -half inches. Existing trees in good or fair condition may be used to satisfy these requirements with prior approval of the City Forester. (3) Small tree species may be used in planting zones only where overhead utility lines exist. (4) Street trees shall be spaced as set forth below unless modified by the City Forester based on unusual site conditions or obstructions: iii) Maintenance and Replacement by property Owner (1) The property owner shall be required to maintain the street trees for one year after the trees are planted and to replace any tree which fails to survive or does not exhibit normal growth characteristics of health and vigor, as determined by the City Forester, within that one -year period. The one -year period after the approval of the City Forester shall begin at each planting and shall recommence as trees are replaced. (2) Upon completion of a street tree planting, the landscape contractor shall contact the City Forester for a preliminary inspection. A final inspection shall be made at the end of the one -year period. All trees not exhibiting a healthy, vigorous growing condition, as determined by the City Forester's inspection, shall be promptly replaced at the expense of the property owner. Small Medium Large Requirement Tree Tree Tree Spacing range between trees 20 -25 ft. 30 -35 ft. 40 -45 ft. Minimum distance between trunk and edge of street and between trunk and edge of 3 ft. 3 ft. 3 ft. sidewalk Minimum distance from intersection 20 ft. 20 ft. 20 ft. Minimum distance from fire hydrant and 10 ft. 10 ft. 10 ft. utility pole May be planted within 10 lateral feet of overhead utilities Yes Yes No. iii) Maintenance and Replacement by property Owner (1) The property owner shall be required to maintain the street trees for one year after the trees are planted and to replace any tree which fails to survive or does not exhibit normal growth characteristics of health and vigor, as determined by the City Forester, within that one -year period. The one -year period after the approval of the City Forester shall begin at each planting and shall recommence as trees are replaced. (2) Upon completion of a street tree planting, the landscape contractor shall contact the City Forester for a preliminary inspection. A final inspection shall be made at the end of the one -year period. All trees not exhibiting a healthy, vigorous growing condition, as determined by the City Forester's inspection, shall be promptly replaced at the expense of the property owner. Sktamrock Crossing Subarea B Development Text As Submitted to City Council on November 14, 2011 Page 10 of 17 c) Parking Lot Landscaping. All surface parking lots containing ten or more parking spaces and all vehicular use and circulation areas for drive - in/drive thrus shall provide the following landscaping. i) Street Frontage (1) Where a surface parking lot is located over 20 feet but not more than 40 feet from any street right -of -way, in addition to the required street trees, the developer shall install at least one tree per 40 lineal feet, or fraction thereof, of parking lot boundary facing the public street and at least three deciduous or evergreen shrubs or evergreens per 25 lineal feet, or fraction thereof, of parking lot boundary facing the public street, with a mature height of at least three feet. Required landscaping shall be installed within five feet of the edge of the parking lot. (2) Where a surface parking lot is located within 20 feet from any street right -of -way, the developer shall install a street wall in accordance with 10(n) below. The developer shall install at least three deciduous or evergreen shrubs per 25 lineal feet, or fraction thereof, of parking lot boundary facing the public street, and trees are permitted to be installed but not required. (3) Where a surface parking lot is located within 20 feet from the West Dublin - Granville Road frontage, the developer shall install a masonry or wrought iron street wall in accordance with 10(n) below. The developer shall install at least three deciduous or evergreen shrubs per 25 lineal feet, or fractions thereof, of parking lot boundary facing the public street, and trees are permitted to be installed but not required. d) Interior Landscaping i) In addition to required street frontage landscaping described in subsection 10(c) above, a minimum of 5% of the interior parking lot area, calculated as the total of the area in all parking spaces and drive aisles, shall be landscaped. ii) Interior landscape areas shall be landscaped with one or more of the following options. (1) Option A: Landscape Peninsula or Island — the minimum width of a landscape peninsula or island shall be ten feet; the minimum area shall be 150 square feet. One tree shall be planted for every 12 parking spaces with a maximum run of 12 parking spaces permitted without a tree island. If the peninsula or island area is less than 200 square feet, structural soil shall extend five feet beyond the edge of the peninsula or island into the adjacent pavement. All islands and peninsulas shall be excavated to a depth of three feet. A normal sandy loam soil or other suitable growing medium shall be used in the excavated tree opening. (2) Option B: Interior Tree Lawn — The minimum width of an interior tree lawn is ten feet; the minimum area shall be 300 square feet. One tree shall be planted every 12 parking spaces or every 30 linear feet, whichever provides more canopy cover. Trees may be grouped or spaced within the interior lawn area. Sktamrock Crossing Subarea B Development Text As Submitted to City Council on November 14, 2011 Page 11 of 17 (3) Option C: Large Consolidated Island — a landscape island interior to the parking lot with a minimum width of 36 feet; the minimum area shall be 1,300 square feet. One tree shall be provided for every 12 parking spaces. Trees may be grouped or spaced within the large consolidated island. A maximum of one large consolidated island is permitted for parking lots with less than 30,000 square feet in area. iii) All trees planted in interior landscaped area shall have a three foot minimum dimension from the tree trunk to the back of curb or edge of pavement, as applicable. iv) When a landscape peninsula or island abuts the length of a parking space, a clear space for persons entering and exiting parked vehicles shall be provided by turf or pavers, mulch, and other similar non - vegetative techniques. v) Each interior landscaped area must include at least one deciduous shade tree (from the approved Urban Street Tree List) to be counted towards the required landscape area. Trees shall have a clear trunk of at least seven feet above the ground, and the remaining area shall be landscaped with hardwood mulch, shrubs, perennials or ground cover. Shrubs or perennials shall not exceed two feet in mature height. vi) Required on -site drainage shall be incorporated into interior landscaped areas to the maximum extent practicable. If a curb is located at the edge of a landscaped area, planted areas shall be installed at a lower grade than the parking lot pavement and curbing shall have openings or gaps allowing drainage from the pavement to enter and percolate through the landscaped areas. Plantings in landscaped areas intended to be used for bio- filtration shall be those appropriate for rain gardens. e) Foundation Planting. Building foundation landscaping is required for all facades of all principal structures as described below: i) Building foundation landscaping is required along all sides of a building not otherwise required to be occupied by sidewalk, parking, loading, or access areas. Building foundation landscaping is not required for portions of the front or corner side building facades located within 10 feet of the front property line and where a streetscape or patio treatment is provided. ii) Where building foundation landscaping is required, at least one shrub must be planted per each 10 linear feet of facade, or fraction thereof, within a landscape bed or raised planter extending a minimum of 42 inches beyond the foundation. Where streetscape or patio treatment is provided, raised planting beds, raised planters, and flower boxes may be used to meet this requirement. iii) Building foundation landscaping may be installed at building foundation grade level or in a raised planter. The planter shall not be higher than three feet above the building foundation grade level. Roof top gardens do not count towards meeting this requirement. Sktamrock Crossing Subarea B Development Text As Submitted to City Council on November 14, 2011 Page 12 of 17 f) Credit to Preserve Existing Trees i) Developers who demonstrate they have preserved mature, non - diseased trees with a six -inch diameter breast height (DBH) during development or redevelopment may obtain credits toward required landscaping. Trees intended to be preserved shall be indicated on the landscape plan and shall be protected during construction through use of a tree protection fence around the critical root radius. The total amount of tree credits shall not exceed 50% of the required tree landscaping requirement. ii) Amount of Credit. Credit for preserved trees is shown in the following table. Any preserved trees for which credit is given and that are lost to damage or disease within five years after the credit is awarded, shall be replaced by the land owner with the number of trees for which the credit was granted. DBH of Preserved Tree (in inches) Number of Trees Credited Over 12 in. 3 8 in. to 11.9 in. 2 6 in. to 7.9 in. 1 g) Tree Preservation shall be governed by Dublin Code §153.140, provided however, that "protected tree" shall describe only trees that are independently viable in their current location and are in good or fair condition as indicated on the tree preservation plan. i) Site Layout and Design: Where practicable, site design and architectural layout activities shall preserve existing protected trees and avoid risk of protected tree loss through changes of grade and soil moisture, both on the subject parcel and on adjacent parcels. This includes, but is not limited to, the layout and design of buildings and any associated site improvements including auguring or jacking to install utilities (as opposed to open cutting), as appropriate. The critical root zones of protected trees on the subject parcel and adjacent parcels shall be reviewed and land disturbance within those zones avoided to the extent reasonable. ii) Tree Removal Permit: (1) Protected trees used as credit to meet a required tree landscape requirement which die shall be replaced by the land owner with the number of trees for which the credit was granted. Replacement trees may count towards the credit amount for the development. (2) Replacement trees provided pursuant to this section, shall count towards landscaping required under other portions of this section if they meet the size, type, and location standards for the type of landscaping required. iii) Exemptions: the following activities are not subject to the tree replacement requirements as described in §153.146. (1) Trees planted due to a requirement of a previously approved development plan or as a condition to a previously issued Certificate of Zoning Plan Approval prior to the date this provision takes effect; Sktamrock Crossing Subarea B Development Text As Submitted to City Council on November 14, 2011 Page 13 of 17 (2) Removal of trees that, at the determination of the City Forester, are undesirable with respect to structure, species, and /or condition; (3) Removal of trees on any portion of a lot required to be occupied by a structure that is proximate to West Dublin Granville Road for streetscape /walkability purposes; (4) Removal of trees which are an obstruction to traffic signals or traffic signs, power lines, or other utilities; (5) Removal of trees necessary for rescue in an emergency or for cleanup after a natural disaster; and (6) Removal of trees deemed hazardous by the City Forester or a certified arborists, and approved by the City Forester h) Maintenance and Replacement i) Street Trees and Public Trees. Each property owner shall comply with those standards for maintenance, replacement, protection and management of street trees and public tree in Dublin Code §153.134. ii) Other Required Landscaping on Private Property For landscaping other than public trees and street trees, each property owner shall: (1) Maintain all required landscaping in good condition; (2) Remove any landscaping or tree that dies or is required to be removed due to damage or disease within three months after the loss of that landscaping or tree; and (3) Replace the landscaping or tree within three months of its removal. (4) The City Forester may extend times for performance if weather or other conditions prevent performance within the times stated above. i) Alternative Landscaping. In lieu of compliance with the specific requirements of the above, an owner may propose an alternative approach consistent with the intent of those provisions in order to accommodate unique site conditions, abutting uses, or surrounding uses. Requests for alternative landscaping shall be reviewed by the Planning Director who shall make a recommendation to the Planning Commission for the approval along with the Final Development Plan only if the proposed alternative is equal to or better than the aesthetic, environmental, and buffering functions anticipated with the provisions of this section. j) Fencing, Walls And Screening i) Fence and Wall Standards (1) Prohibited Materials. Chain link fences and vinyl are prohibited, and temporary plastic (such as snow fences) are prohibited except during construction as security for construction sites and materials. Fences that are electrically charged, constructed of barbed wire, and razor wire are prohibited. No fence, wall or retaining wall shall be constructed of scrap or waste materials unless those materials have been recycled or reprocessed into building materials for sale to the Sktamrock Crossing Subarea B Development Text As Submitted to City Council on November 14, 2011 Page 14 of 17 public. High quality synthetic materials may be approved during the site plan process by the reviewing body with examples of successful high quality local installations. ii) Fence and Wall Height and Opacity (1) No fence or wall located between the principal structure on a lot and the front property line shall exceed four feet in height. No fence located between the principal structure on a lot and the front property line shall be more the 50% opaque unless otherwise required by subsection (n) below or law. These provisions apply to all street frontages on multiple frontage lots. (2) No fence or wall located between the principal structure on a lot and the side, corner side, or rear property line shall exceed six feet in height. (3) The height provisions of subsections 1 and 2 above shall not apply to fences or walls required to comply with the screening standards of this subsection. (4) The provisions of subsections 1 and 2 above shall apply to all portions of retaining walls that extend above grade level, as measured from the uphill side of the retaining wall. Where a fence is located on top of a retaining wall, the combined height of the retaining wall and fence shall not exceed the maximum height permitted for a fence, as measured from the uphill side of the retaining wall. k) Signs. No sign may be posted on any fence, wall or retaining wall except for a property identification/management sign not exceeding one and a half square feet in area. 1) Street Wall standards Street walls are intended to screen vehicular use areas or service areas and /or to define the pedestrian realm. i) Street Wall Design and Location (1) Street walls are intended to be placed within the building/pavement setback where they exist. If the building/pavement setback is occupied by a building, the street wall shall be installed along the same plane as the nearest building fagade. (2) Street walls shall be opaque and constructed of brick, stone, or CMU with stucco finishing (masonry street wall type), wrought iron fencing combined with landscaping (wrought iron street wall type), or a hedgerow combined with landscaping and masonry posts (solid hedge and post type). (3) Street wall shall be a minimum of 30 inches, but no street wall shall exceed 36 inches in height. (4) Street walls are prohibited in required sight visibility triangles for site access points as defined in Appendix C and are prohibited in required sight visibility triangles for street intersections as defined by Engineering. ii) Types (1) Masonry Street Wall. If a masonry street wall is used, the property owner shall install at least six shrubs per 25 feet of linear street frontage or fraction thereof on the street side of the masonry wall. Sktamrock Crossing Subarea B Development Text As Submitted to City Council on November 14, 2011 Page 15 of 17 (2) Wrought Iron Street Wall. If a wrought iron fence is used, the property owner shall install at least six shrubs per 25 feet of linear street frontage or fraction thereof on the side of the fence interior to the lot. (3) Solid Hedge and Post Street Wall. If a solid hedge is used, the property owner shall install dense, closely spaced living plant material composed of vines, trees, deciduous or evergreen shrubs, or a combination thereof with a masonry post every 40 feet of linear street frontage or fraction thereof. The ground on the street side of the hedge shall be landscaped with ground cover exclusive of grass. m) Screening i) Prohibited Materials. Chain link, vinyl, EIFS, and unfinished CMU are prohibited screening materials. No screen shall be constructed of scrap or waste materials unless those materials have been recycled or reprocessed into building materials for sale to the public. High quality synthetic material may be approved during the site plan process by the reviewing body with examples of successful, high quality local installations. ii) Roof Mounted Mechanical Equipment. All roof - mounted mechanical equipment (including but not limited to HVAC equipment, vents, exhaust fans, cooling towers, and related guard rails or safety equipment) shall be fully screened on all sides of the structure from view from ground level and to the extent practicable from adjacent buildings of similar height. (1) Screening shall be by: (a) A parapet wall or similar feature that is an integral part of the building's architectural design; or (b) A screening structure located around the equipment that incorporates at least one of the primary materials and colors on a street - facing fagade of the principal structure; or (c) A living wall or vertical garden which is covered by vegetation to provide a minimum of 75% year round opacity. (2) The parapet wall or screening structure shall be fully opaque year round and shall be of a height at least as tall as the height of the mechanical equipment being screened. (3) The standards of this section shall not apply if the only feasible location for screening would impede the functioning of solar, wind or geothermal energy equipment or systems installed and maintained in compliance with all applicable federal or state requirements. iii) Ground Mounted Mechanical Equipment. (1) All ground- mounted mechanical equipment shall be incorporated within the footprint of a principal or accessory structure or shall be fully screened from view on all sides using one of the following options: (a) Landscape material which provides a minimum of 75% year round opacity; or Sktamrock Crossing Subarea B Development Text As Submitted to City Council on November 14, 2011 Page 16 of 17 (b) A living wall or vertical garden which is covered by vegetation to provide a minimum of 75% year round opacity; or (c) A decorative wall or fence that incorporates at least one of the primary materials and colors of the nearest wall of the principal structure and that provides 75% year round opacity. (2) The wall or screen shall be one foot taller than the height of the mechanical equipment being screened, up to a maximum of 12 feet. (3) The standards of this subsection shall not apply if the only feasible location for screening would impede the functioning of solar, wind or geothermal energy equipment or systems installed and maintained in compliance with all applicable federal or state requirements. iv) Outdoor Waste and Storage Containers and Enclosures (1) All waste, refuse, and recycling containers and enclosures, and all outdoor storage areas and enclosures (where permitted) shall be incorporated within the footprint of a principal or accessory structure. If incorporation within the building footprint is not practicable, outdoor waste and storage containers and enclosures shall be fully screened from view on all sides by landscaping or by a decorative wall or fence that incorporates at least one of the primary materials and colors of the nearest wall of the principal structure and shall be fully opaque year round. (2) The wall or screen shall be one foot taller than the height of the waste or storage container or enclosure being screened, up to a maximum of 12 feet. v) Off - Street Loading Areas. Each off - street loading area shall be fully screened from view on all sides except the side by which vehicles enter and leave the loading area, by a decorative wall or fence that incorporates at least one of the primary materials and colors of the nearest wall of the principal structure. Maneuvering areas used for vehicles to approach the loading area need not be screened. (1) Access Doors. Screening structures may contain access doors to accommodate servicing of equipment and emptying or replacement of containers. The access doors shall incorporate at least one of the primary materials and colors of the nearest wall of the principal structure. Access doors shall remain closed and containers fully within the structure when not being used. Offset openings may be used in lieu of man doors provided the service structures remain fully screened from view. (2) Vegetative Screening. If vegetative screening is used to meet the requirements of this subsection, evergreen and deciduous species may be used provided the plant size and opacity meet the required height and opacity requirements within four years after planting. (3) Signs. No sign may be posted on any screening structure except for a property identification/management sign not exceeding one and a half square feet in size. (4) Alternative Screening. In lieu of compliance with the requirements of this subsection, a property owner may propose an alternative approach to accommodate unique site conditions or surrounding uses. Requests for alternative screening shall be approved only if the Director determines the proposed Sktamrock Crossing Subarea B Development Text As Submitted to City Council on November 14, 2011 Page 17 of 17 alternative achieves the aesthetic, environmental, and screening results better than compliance with the standards of this subsection. October 28, 2011 Christopher T. Cline Attorney for Applicant 300 W. Wilson Bridge Road, Suite 100 Worthington, OH 43085 (614) 764 -0681 ctc @bhmlaw.com � � 'Y o >> U) W w z >> X XN� W zo o� V1 UU G W w w � H � U = r Q¢ z Qw� 0 W W O z w 0z zz� 0Wz < 0 E, w o = ar~ GY m O U z O W G < O Q � 0 Iwo -¢x ° ¢ z � 0 ° ¢ mz azz r0o z� ¢Qr r U m � � m WW � >a w J w z m w� m ,0 0 mo o a�a W � m !n G w w O O O r m w z ° z w � U � zW w D o s oi� z � U W z0 a r G Q o ° z m oo =WIN z �z Or Q zw �<M Q ° 0 O'd z O O U- Q � U :> 0 w 0 d o�m Z z DE r�z zi-0 ¢ow 0 0 0 0 0 3 0 0 O CN CN 0 0 / CD 0 / 0 U W / N 0 O / z w U 0 0 / 6 z w J LL Q W J O in Y U O cr J V E wa „ „ J STOP � S SIGN EX. STORM MIT - STRUCTURE - (6 RIM: 869.56 INV OUT: 24" E= 866.95 INV OUT: 24" S= 865.86 EX. STORM MIT — RI M: 870.78' INV 24"N INV 24"W INV 15"S EX. BASIN OUTLET STRUCTURE RIM: 871.04' INV. 6 ° HX24 "W EAST - 867.47 INV 12S 866.04' INV 15'N- 865.04' CUR INLET RIM: 870 INV U T 1 5= 867.36 _ b\ I EX. CURB INLET OUT: U T2 "NE =867.3 � � \ \*I W — s I INV :12' SW 866.78' II,� I INV gUT:15 "NE= 866.76' EX. CURB INLET — q l 3580' o� 12" RCP 0.89X 1 -4M: $79.`x3' �A NV OUT:12" N= 867.53' � L S TONERIZ — --- - - �— G I I I I I I II I I I / x T -- /% 1-.M Ex. co w K — 'I - - — - OF PA VT ZE GE LAN (60') / i ` of PAST, 25 MPH T / i R+W G G LF) - / E Ex DRIVE -J SPEED — — =_— _ __ ------ - - - - -- - ----- - - - - -- -- - — _ N -- r --------- - - - - -- / — 813- -- 161 �1ti ��� EX. STORM MIT RIM: 874.46 INV OUT: INV N 24 "N =868.07 (PROP.) EX. AGGREIGAJE -RLTER OUTLET Y, / I 1 INV OUT:24 "N= 866.04 ��0 /// EX. STORM C.B. / , // RIM: IN: 873.42' // /j /// INV IN: 15"E INV OUT:15 "SW= 869.02' C ID I I I I / cc /'�� ;t CD 000 II I I l 00 i l l i TI Do CID % I I I /C7, II'o II I j �i I EX. STORM MIT - STRUCTURE - (9) I 0 0 1 I \ I v RIM: 869.86 a°o I 111 INV IN: 15" NE= 868.18 INV OUT: 15" S= 868.18 Oo EX. STORM MIT - STRUCTURE - (10) RIM: 868.90 INV IN: 15" N= 866.96 INV OUT:18" SW= 866.96 EX. AGCREGFiT�EILZEf6 I I I \� II � I I � OUTLET I NV OUT:18 "NE= 866.70 // 1 - - - -- � y •12.21' 24" RCP 0 0.33% , ASPHALT ROADWAY , cP I / of 0 25 Easement Lim . STORM MIT - STRUCTURE - (5) RIM: 869.56 INV IN: 24" N= 866.95 INV IN:24" W= 865.86 GRAPHIC SCALE 0 30 60 90 ( IN FEET ) 1 inch = 30 ft. 1. THE EXISTING STORM BASIN TO BE USED IS LOCATED ON THE SUNRISE SENIOR LIVING PROPERTY, SOUTHWEST OF PROPOSED SITE. 2. TOPOGRAPHIC SURVEY CONDUCTED ON AUGUST 17, 2011 AM 4 114 • OB N � O Z W � Z \ Z � Q O_ d O z W O W Of CD 0 � Z J O M rl OB Lij r W N z Lo C7 /'O Z � w o� u 0 w W Of H- (n W z Q CO C) Of O � O _ 00 af O O Q Z Q Z 0 acn cc r Z x Wp O V RGS I DES REVISION 10 —oF— 1 147-02 Lu J W J J aa'zo ov a= w 0 0 z ( 1 0 ZHZZ aaJJ W ♦Y U) h qw A Z Q Z 0 acn cc r Z x Wp O V RGS I DES REVISION 10 —oF— 1 147-02 z o'o o >> U) w W z >> X X Ncn w zo o� V1 UU mww � v = 00'' r aa z � a we 0 W W 0 z W 0z zz, owz � 0 w o = ar~ C 020 O U z O W 0 <o o m Iwo maa a z � O ° a az� r00 z � Q } U r M � m W w � � Q � J W z m ,0 0 ,0 z moo a W � m O ww m o O r m Wz ° z W zw W D o s o� z U H W z0 arm 0 Q o ° z m oo z z �z Or Q z w � Q M <' O'd z O O U V a�U :> O W m a 0 z�DE r�z ZL o a0w 0 0 r 0 N 0 3 0 a_ O LO N O r / UI C7 0 �l U W / N N 0 rD / In I- z w U / 0 0 z w J L� EX. STORM MIT - RIM:873.71' INV IM 24 "S= 864.51' I INV 1N:12 "NW= 867.21' INV OUT 24" N= 864.51' � SIGNAL -A EX. 24" ATERLINE POLEA , LET � 'RIM: 872.76' _ iSTA T_E ROU 161 (DUBLIN - GRANVILLE ROAD) ASPHALT ROADWAY II 15' Building / II EX. EDGE Pavement Setback I4 OF PAVT._ � , - 2 W.L SPE LIMIT:45 MPH i' --a - - 3 R - o`N PIN /FOUND / EX. CURB INLET RIM: 877.47' NV OUT:12" N= 874.47' !TRA l MH / ,' R TRAFFIC MIT EX. CURB INLET - - I RIM: 883.10' NV OUT:12 "N= 880.20' ' 5'X20' SANITARY SEWER € . ac - ;.^?` Fi . O - - - - EASEMENT - - -- / - S 96 3" 1 IT �' - kbr , LIND / INV OUT: 12"S = 868.76' ' I�p E 0 T EX. WALL I > TRAFFIC I P�Fo \ \\ \ MANHOL / / o I o> j 175.6'X5' ELECTRIC'EASEMENT, z EX. SIGN \ I o ✓� V I '- � 1 EASEMENT TO BE ABANDONED v EX. STORM MIT RIM: 873.27' INV IN 24 "S =865.27' INV OUT: 24 "N-865.27' v EX. ASi DRIVE w TO BE REMOVED - o I O II � I I II � V I I Q 0 v o O II 20.00 EX. SANITARY MIT RIM: 874.00' NV OUT 3"W-860.401 EX. BUILDING TO BE vv a r wv w: 8°s= 860.40' REMOVED E IIII a EX BLDG. / I TO$E / I 11 \ REMOVER / I m l I I I I 3 m - - - - -- I / i \ LL / / EX. WELL TO BE O �\\ EX. W REMOVED U W W A v 0 1 -- EX. SANITARY MIT RIM: 873.64' III w / , ' \ ``;,,,• INV IN 8"E-860.14' W INV OUT: 8"N-860.14 I I 4 II I -I ASPHALT ASPHALT I �� 1 T / / A 1 ROADWAY ROADWAY I II 00 . • III I ��I z 00 Cc L Cv w O 1A PIII �\ �1 W vv IQ I I \\ i IIII 1 , j \\ J I I \ 0 F N o f v ( U wi v v io� 0 3 v 10 .00' 7w v x. / / Ii U O J / II Ac I I 2Tt ,,;f / 2Tt I I II I EX, B/B EX. B/B II II ,' I l \ \ CP 0 N / b U O OI o IilI I II \ v > I m 1 1 11 ii i v v i ■ w < I v v 6 EX. STORM MIT ' d O L I I I� N V l A II RIM :872.04 m I A I v M D INV IN 21 "SW= 866.34 Y • ° INV IN:15 "SE= 866.34 4 x I A INV OUT: 24 "N= 866.34 3 Iw O III I II I I \ \ \ \ \ a do °� it ii EX. CATCH BASIN x III I� Q RECORD ONLY (DID NOT FIND) w 2 �> �VI 00 RIM: 869.10' + /- Vwr ° w Q wr I II v A // 1 1 ■ INV OUT: 21 "NW= 866.20' + / -Q x0� o >/� SEWER EASEMENT 18.5'X24' W O' �oN PIN F UN'D ��� �� EDGE of BRUSH / TREES +/ �� ��' // T v A VAA 15, Buildln Setback / ^�/ / 0 (W) STOP cdi ° s \ F L- / / I SIGN > i < L I � b \V pav�mart §Mb.gN FOUND - �C4 JI I II C2 IRONP PIN FOUND X n ° IRON PIN FOUND EX. CURB INLET / /� 1 �3 I __ EX. coNC. WA K RIM: 870.36' / ���' 17YDEFP 6" 41' 23 W \ \�EE� -/ - - - -` - -_ �\ \ 4 '" Z Y y U Q R Q a w � N O O O O � I U CO C) M U N O 00 O U O n N N 0 Un L N U 3: 0 O O GRAPHIC SCALE 0 30 60 90 ( IN FEET ) 1 inch = 30 ft. ° o BOUNDARY CURVE TABLE Z CURVE NO. EX. CURB INLET - - I RIM: 883.10' NV OUT:12 "N= 880.20' ' 5'X20' SANITARY SEWER € . ac - ;.^?` Fi . O - - - - EASEMENT - - -- / - S 96 3" 1 IT �' - kbr , LIND / INV OUT: 12"S = 868.76' ' I�p E 0 T EX. WALL I > TRAFFIC I P�Fo \ \\ \ MANHOL / / o I o> j 175.6'X5' ELECTRIC'EASEMENT, z EX. SIGN \ I o ✓� V I '- � 1 EASEMENT TO BE ABANDONED v EX. STORM MIT RIM: 873.27' INV IN 24 "S =865.27' INV OUT: 24 "N-865.27' v EX. ASi DRIVE w TO BE REMOVED - o I O II � I I II � V I I Q 0 v o O II 20.00 EX. SANITARY MIT RIM: 874.00' NV OUT 3"W-860.401 EX. BUILDING TO BE vv a r wv w: 8°s= 860.40' REMOVED E IIII a EX BLDG. / I TO$E / I 11 \ REMOVER / I m l I I I I 3 m - - - - -- I / i \ LL / / EX. WELL TO BE O �\\ EX. W REMOVED U W W A v 0 1 -- EX. SANITARY MIT RIM: 873.64' III w / , ' \ ``;,,,• INV IN 8"E-860.14' W INV OUT: 8"N-860.14 I I 4 II I -I ASPHALT ASPHALT I �� 1 T / / A 1 ROADWAY ROADWAY I II 00 . • III I ��I z 00 Cc L Cv w O 1A PIII �\ �1 W vv IQ I I \\ i IIII 1 , j \\ J I I \ 0 F N o f v ( U wi v v io� 0 3 v 10 .00' 7w v x. / / Ii U O J / II Ac I I 2Tt ,,;f / 2Tt I I II I EX, B/B EX. B/B II II ,' I l \ \ CP 0 N / b U O OI o IilI I II \ v > I m 1 1 11 ii i v v i ■ w < I v v 6 EX. STORM MIT ' d O L I I I� N V l A II RIM :872.04 m I A I v M D INV IN 21 "SW= 866.34 Y • ° INV IN:15 "SE= 866.34 4 x I A INV OUT: 24 "N= 866.34 3 Iw O III I II I I \ \ \ \ \ a do °� it ii EX. CATCH BASIN x III I� Q RECORD ONLY (DID NOT FIND) w 2 �> �VI 00 RIM: 869.10' + /- Vwr ° w Q wr I II v A // 1 1 ■ INV OUT: 21 "NW= 866.20' + / -Q x0� o >/� SEWER EASEMENT 18.5'X24' W O' �oN PIN F UN'D ��� �� EDGE of BRUSH / TREES +/ �� ��' // T v A VAA 15, Buildln Setback / ^�/ / 0 (W) STOP cdi ° s \ F L- / / I SIGN > i < L I � b \V pav�mart §Mb.gN FOUND - �C4 JI I II C2 IRONP PIN FOUND X n ° IRON PIN FOUND EX. CURB INLET / /� 1 �3 I __ EX. coNC. WA K RIM: 870.36' / ���' 17YDEFP 6" 41' 23 W \ \�EE� -/ - - - -` - -_ �\ \ 4 '" Z Y y U Q R Q a w � N O O O O � I U CO C) M U N O 00 O U O n N N 0 Un L N U 3: 0 O O GRAPHIC SCALE 0 30 60 90 ( IN FEET ) 1 inch = 30 ft. EX. STORM MIT RIM: 882.74 NV OUT 12"S =880.69 INV IN 12 "S= 867.36' I - ~- EX. ORB INLET // 6L x. - co W' W � - _ - INV OUT:12 "NE =867.3 / - I�}Q W W - /AAA �V - EX. 8�: WATERLINE I INV :12'SW 866.78' / I INV UT: 15 "NE= 866.76' , EX. EDGE - OF PAVT o On -St at Parking II 'D �/ /N� / o / / x Cp SURVEY\ EX. CATCH BASIN EX. CURB INLET ASPHALT ROADWAY / m j / SURVEY rp � c w �i �� NAIL p II RIM: 883.03 /- n Cp \ FOUND Cp ' - // Su �r NAIL O A _ �_ t INV IN:12 "N= 880.63 NV OUT: 12"N- 867.53' \ �� III \ f FOUND -_- -�_ 7 INV OUT: 12 "S =880.63 - _ - - , �/\ EX. EDGE '6 ' FOUND ��j CP �� ° - /� , _ - _ \ STONE - - I�IIDGE LAN (611 OF PAVT. \ \ - -'/ -� - -- - - - --7 I II _ _ � - - T / l / I CONC. WALK/ EY - GAS . j EDLIM:25MPM - -- - - - - -� - - -�� - - - -� - -�� ��3fin�� - -- -- / oNC. / R+W- ( / �r - / EX. FENCE EX. CURB INLET i - RIM: 874.49 1 o - -- -- _ ____ ° - � c °� =--- - - - --- �s?,a\ INV IN:12 "N= 872.74 EX. CURB INLET - _� Y - - - - - - - - - - - - - - - -- _ - _ - -- INV OUT 12"S RIM: 875.69 - -- -- / i / , �NV 873.09 `/ 25 Easement Limits V i J f � N/ /\� 0 ��� '� EX. STORM MIT '�� RIM: 874.46 EX. STORM MIT - STRUCTURE - (5) \ / INV OUT: 24" SW= 866.34 RIM: 869.56 NV IN: 24 "N-856.95 Owner: Metsun Three Dublin Ohio Senior Living L-L-C INV IM 24 "W= 865.86 Pcrcel ID: 273 -301 2199 • (n N � O Z W � z � z � d O O z W O W C� C' Z J 0 M Q w I W N z to E5 "D Z W 0) v 0 w W Uo Uo W z Q In � C) Of O � O _ 00 Of U Q BOUNDARY CURVE TABLE Z CURVE NO. RADIUS LENGTH TANGENT CHID BEARING a BEARING 0 WZ IEO O O DELTA C1 25.00' 39.28' 25.00' 35.36' N 48' 18' 37" E 90' 00' 00" C2 25.00' 39.27' 25.00' 35.36' N 41' 41' 23" W 90' 00' 00" C3 970.00' 100.26' 50.17' 100.21' N 89' 39' 02" W 5' 55' 19" C4 1030.00' 137.47' 68.84' 137.37' N 88' 47' 17" W 7' 38' 50" EX. STORM MIT RIM: 882.74 NV OUT 12"S =880.69 INV IN 12 "S= 867.36' I - ~- EX. ORB INLET // 6L x. - co W' W � - _ - INV OUT:12 "NE =867.3 / - I�}Q W W - /AAA �V - EX. 8�: WATERLINE I INV :12'SW 866.78' / I INV UT: 15 "NE= 866.76' , EX. EDGE - OF PAVT o On -St at Parking II 'D �/ /N� / o / / x Cp SURVEY\ EX. CATCH BASIN EX. CURB INLET ASPHALT ROADWAY / m j / SURVEY rp � c w �i �� NAIL p II RIM: 883.03 /- n Cp \ FOUND Cp ' - // Su �r NAIL O A _ �_ t INV IN:12 "N= 880.63 NV OUT: 12"N- 867.53' \ �� III \ f FOUND -_- -�_ 7 INV OUT: 12 "S =880.63 - _ - - , �/\ EX. EDGE '6 ' FOUND ��j CP �� ° - /� , _ - _ \ STONE - - I�IIDGE LAN (611 OF PAVT. \ \ - -'/ -� - -- - - - --7 I II _ _ � - - T / l / I CONC. WALK/ EY - GAS . j EDLIM:25MPM - -- - - - - -� - - -�� - - - -� - -�� ��3fin�� - -- -- / oNC. / R+W- ( / �r - / EX. FENCE EX. CURB INLET i - RIM: 874.49 1 o - -- -- _ ____ ° - � c °� =--- - - - --- �s?,a\ INV IN:12 "N= 872.74 EX. CURB INLET - _� Y - - - - - - - - - - - - - - - -- _ - _ - -- INV OUT 12"S RIM: 875.69 - -- -- / i / , �NV 873.09 `/ 25 Easement Limits V i J f � N/ /\� 0 ��� '� EX. STORM MIT '�� RIM: 874.46 EX. STORM MIT - STRUCTURE - (5) \ / INV OUT: 24" SW= 866.34 RIM: 869.56 NV IN: 24 "N-856.95 Owner: Metsun Three Dublin Ohio Senior Living L-L-C INV IM 24 "W= 865.86 Pcrcel ID: 273 -301 2199 • (n N � O Z W � z � z � d O O z W O W C� C' Z J 0 M Q w I W N z to E5 "D Z W 0) v 0 w W Uo Uo W z Q In � C) Of O � O _ 00 Of U Q :u z Z � J W J J aa'z0 a W 0 WZ IEO O O LL- a= ' V ZHZZ _� Q a J J �Hmm 0 W W :u RGS I DES REVISION 9 OF 11 JOB NUMBER 6147- 025 z Z N J a W ' V RGS I DES REVISION 9 OF 11 JOB NUMBER 6147- 025