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13-08 OrdinanceRECORD OF ORDINANCES 13-08 (Amended) Or~lfir<~~trc~ :V~~. _ Pcrased 20 AN ORDINANCE AMENDING CHAPTER 153 OF THE DUBLIN ZONING CODE TO ADD THE CENTRAL OHIO INNOVATION CENTER ZONING DISTRICTS (CASE NO. 07-101ADM) WHEREAS, it is necessary from time to time to amend the Code in order to protect the health, safety and welfare of the citizens of the City of Dublin; and WHEREAS, proposed Sections 153.037-043 of the Dublin Codified Ordinances contains standards and requirements to create the Central Ohio Innovation Center Zoning Districts with appropriate requirements, standards, and procedures to govern development within the Central Ohio Innovation Center; and WHEREAS, the purpose of this Code is to provide for and regulate a technology and research business center that will encourage the development and operation of urban and suburban technology and office park campuses that attract 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 development in the districts will adhere to uniform standards while addressing the unique needs of specialized industries and uses while ensuring that the appearance of the established community character remains consistent with the high quality image of the City; and WHEREAS, these standards give a competitive advantage to the COIC by providing a streamlined process for reviewing development proposals within the districts, and WHEREAS, the Planning and Zoning Commission reviewed the Ordinance on January 17, 2008, and recommends the adoption of the Ordinance because it serves to improve the health, safety and welfare of the citizens of the City of Dublin; NOW, THEREFORE, BE IT ORDAINED by Council of the City of Dublin, State of Ohio, _~ of the elected members concurring that: Section 1. Sections 153.037-043 are hereby added and shall provide as follows: CENTRAL OHIO INNOVATION CENTER DISTRICTS § 153.037 PURPOSE (A) Purpose: The Innovation Center Development District's requirements and standards are intended to provide four distinct zoning districts to implement the City's vision and goals in creating the Central Ohio Innovation Center (COIC). The COIC is envisioned as an important technology and research business center that will encourage the development and operation of urban and suburban technology and office park campuses that attract 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 to promote the development of commercial, service, and residential uses that serve the primary users in the districts. The ultimate goal is to create zoning districts that set high-quality design and development requirements to ensure that development in the districts will adhere to uniform standards while addressing the unique needs of specialized industries and uses. At the same time, these standards give a competitive advantage to the COIC by providing a streamlined process for reviewing development proposals within the districts. (B) All Innovation Center Development districts shall be considered standard zoning districts under Section 153.016(A) of the Dublin City Code and shall constitute zoning classifications that are separate and distinct from others in the Dublin City Code. (C) If these requirements conflict in any manner with the City of Dublin Codified Codes, then the provisions of the Districts shall prevail. All matters not RECORD OF ORDINANCES t~i:~~,~:. i„c. Ordinance No. 13-08 (Amended) Page 2 Passed ~~ (D) covered by the districts and their requirements shall be regulated by the requirements and standards contained of the City of Dublin Zoning Code. Establishment of Districts; Zoning Amendments; District Intents (1) There are hereby created four COIC zoning classifications within the City of Dublin: High Density POD (HDP); Low Density POD (LDP); Village Center (I-VC); and Community Center (I-CC). (2) A request to zone or rezone land to any COIC District designation shall be made in accordance with Section 153.234 of the Dublin City Code, Zoning Text and Map Amendments. (3) Any development proposed to occur on land designated as HDP, LDP, I-VC, or I-CC shall be required to meet the requirements of the Districts. (4) Low Density POD District Intent (a) Large format users, potential need for security, expansion separation from other uses (b) Suburban campus setting (c) Sites with relatively low lot coverage (d) Accommodates buildings with lower heights (e) Includes manufacturing of glow-intensity nature conducted in a manner and with a character that does not create significant negative impacts to the environment or surrounding area (5) High Density POD District Intent (a) High intensity sites (b) Urban campus setting with buildings located close to the street (c) High lot coverage (d) Multi-story buildings (e) Smaller lot sizes (f) Use of shared structure parking where appropriate (g) Includes manufacturing of slow-intensity nature conducted in a manner and with a character that does not create significant negative impacts to the environment or surrounding area (6) Village Center District Intent (a) Retail/Service orientation (b) Mixed use, generally not including residential uses (c) Limited in scale and intensity (d} Balance of vehicular and pedestrian orientation (7) Community Center District Intent (a) Retail emphasis RECORD OF ORDINANCES Blank. Inc. Page 3 20 13-08 (Amended) Ordinance Nn. Passed (b) Greater intensity of use with multi-story buildings (c) Pedestrian orientation with adequate vehicle access (d) High density residential component (including upper story residential use) (A) Rezoning to the Innovation Center 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: (e) Accessible to entire development § 153.038 DISTRICT USES (1) High Density POD (HDP); (2) Low Density POD (LDP); (3) Village Center (I-VC), and (4) Community Center (I-CC). (B) Except as modified in (C) below, the following table indicates the uses permitted within the established land use areas of the District. P = Permitted; C =Conditional Use; NP =Not Permitted District Use Table LDP HDP I-VC I-CC Research and Develo ment and Technolo Based Uses P P NP NP Medical Uses P P NP NP Manufacturin P P NP NP Education P P NP P Administrative Su ort Services P P P P Commercial Services NP P P P Residential NP NP P P Accessor Su ort P P P P Limited Personal Services P P P P Vehicle Oriented Establishments NP NP C C Warehousin P C NP NP Retail Service Uses Exceedin 20,000 s . ft. GFA NP C NP C (C) The following lists the uses and requirements applicable to the individual Districts. (1) Research and Development and Technology Based Uses (a) Administrative offices for medical, financial, institutional, and corporate facilities. (b) Basic and applied research conducted in laboratories and offices as well as associated research support activities such as cold rooms, glass wash and microscopy areas. (2) Medical Uses (a) Offices of physicians, surgeons, and related uses. (b) Hospitals. RECORD OF ORDINANCES Blank.lnc. Ordinance No. 13-08 (Amended) Page 4 Passed , 20 (3) (4) (c) Medical treatment facilities for the purpose of providing inpatient and/or outpatient surgery and/or other treatment of medical conditions. (d) Health and allied services. (e) Medical and dental laboratories. Manufacturing (a) Prototype/light manufacturing of aloes-intensity nature conducted in a manner and with a character that does not create significant negative impacts to the environment or surrounding area. (b) Research, synthesis, analysis, development and testing, including the fabrication, assembly, mixing and preparation of equipment and components. (c} Uses conducting research, design, engineering, testing, diagnostics and pilot or experimental product development, including automotive, electronic device, manufacturing, materials and alternative energy technologies. (d) Design and development of computer hardware, and software, data communications, information technology, data processing and other computer related services. (e) Life science technology and medical laboratories, including biomedical engineering, biotechnology, genomics, proteomics, molecular and chemical ecology. Education (a) Educational uses involving the instruction and transmission or dissemination of knowledge relating to the fields of general research and technology. (b) Public and private elementary and secondary schools. (c) Preschools. (d) University and professional schools and related educational facilities. (e) Conference centers, either freestanding or included with permitted hotels. May include banquet facilities and restaurants. (5) Administrative Support Services (a) Organizations involved in the administration, promotion, technical assistance of research, technology and research application. (b) Conference centers, either freestanding or included with permitted hotels. May include banquet facilities and restaurants. (c) Professional service and general office uses (d) Offices of physicians, surgeons, and related uses. RECORD OF ORDINANCES Orziir~cnrce No. Inc. 13-08 (Amended) Passed Page 5 20 (6) Commercial Services (a) Retail service uses not exceeding 20,000 square feet GFA within a single enclosed building. (b) Restaurants, including outdoor seating areas, excluding drive through establishments. (c) Professional service and general office uses, including offices of physicians and surgeons. (d) Personal service establishments. (e) Financial services, including drive through establishments when accessory to a principal use. (f) Hotels, including extended stay lodging (may include restaurants as accessory uses). (g) Live/work units. (7) Residential (a) Single family attached dwellings. (b) Single family detached dwellings existing as of the effective date of this section. (c) Multiple family dwellings. (d) Upper story residential uses. (8) Accessory Support: The following are Permitted uses or accessory to Permitted uses. (a) Parking structures (see Section 153.041 (B)). (b) Commercial day care. (c) Indoor and outdoor recreational and fitness facilities. (d) Warehousing, accessory to a principal use within the same building. (e) Residential facilities associated with an allowed use, either private or commercially operated. (f) Heliport, provided the requirements of § 153.094, (B) (1) are met. (9) Limited personal services, restaurants, cafeterias, gift shops and other similar facilities accessory to a principal use provided: (a) They are contained entirely within a building with a Permitted use. (b) There is no outside evidence of the use (signs, storage, etc.). (c) The total of all uses not exceed 15% of the GFA of the building in which they are located. (10) Parks, open spaces, plazas, art, community centers, libraries, and similar uses, either public or private. RECORD OF ORDINANCES t~i:m~;. t~,~. 13-08 (Amended) Ordinance No. Parsed Page 6 ~o (11) Vehicle oriented establishments provided: (a} The use is not located on a corner lot. (b) There is a minimum lot width of 100 feet. (c) There is only one full access driveway for each 100 feet of lot frontage or portion thereof. (d) There are at least eight drive-thru stacking spaces for ordering stations and four spaces for each exchange window/station. (12) Warehousing (freestanding), provided: (a) The use is not located on a primary street. (b) Lot coverage does not exceed 60%. (c) There is no outside storage. (13) Retail service uses exceeding 20,000 square feet GFA for a single enclosed building and principal use provided: (a) There is no outside display or storage. (b) The principal building gross floor area does not exceed the area permitted by the Conditional Use approval. (D) Similar Uses or Uses Not Addressed (1) Since every type of potential use cannot be anticipated this subsection provides a process for addressing uses not specifically listed. (2) 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. (3) 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. (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. (4) 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. (5) The Director's determination shall be in writing and sent to the applicant. The applicant may either appeal the decision to the Board of RECORD OF ORDINANCES Dayum Leal E31unk, Inc. 13-08 (Amended) Ordhur~u•e Nn. Penn Page 7 Passed , 2 p Zoning Appeals in accordance with the provisions of this Code, or submit an application for an amendment to the Code. § 153.039 LOW DENSITY POD (LDP) AND HIGH DENSITY POD (HDP) DISTRICT DEVELOPMENT REQUIREMENTS (A) Minimum Lot and Yard Re uirements Low Densit POD Lot Lot Area 10 acres Re uirements Lot Width 300 feet q Lot Covera e 50% maximum Front Setback Primar Street 150 feet Yard Secondar Street 50 feet Re uirements Side Yard 50 feet + 10 feet for ever stor over 1 q Rear Yard 40 feet, except that no rear yard shall be required for a and abuttin a rail ri ht-of-wa High Densit POD Lot Lot Area Not more than 30 acres Re uirements Lot Width 100 feet q Lot Covera e 80% maximum Front Setback Primary Street Not less than 15 feet; not more than 30 feet Yard Secondar Street 15 feet Requirements Side Yard 20 feet + 5 feet for ever stor over 3 Rear Yard 40 feet, except that no rear yard shall be required for a and abuttin a rail ri ht-of-wa (B) Building Requirements (1) Intent: Buildings within the Innovation Center Development 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 Center Development Districts shall be required to meet the objective architectural standards of this Section unless a modification is approved, as provided herein. These requirements are not intended to stifle innovative architectural design but are instead intended to set a level of expectation for development in the Districts. (2) The design of buildings within the LDP and HDP Districts shall consider the following criteria: (a) The visual and functional components of the building, including but not limited to, materials, building height, massing and proportion, and roof shape and slope are complementary to the existing architecture in the city and to the existing architecture in the Innovation Center Development Districts. (b) 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) Where contemporary designs and modern images for buildings are used, they shall be compatible with the size, scale, color, material and character of the property, neighborhood, or environment. (d) Durable building materials, simple configurations and solid craftsmanship will be used. (3) Building Variation RECORD OF ORDINANCES Ordinance No. 13-08 (Amended) Passed Page 8 20 (a) Facades: All sides of a principal building shall display a consistent level of quality and architectural interest. Each street-facing elevation for principal buildings on corner and through lots shall be required to vary the design of the facade. The building's architectural features and treatments shall be distributed through all of the facades. (b) Fronts of main buildings shall be varied through the use of bays, insets, balconies, porches, stoops or other variations as described in (c) below. (c) Building walls that are less than 250 feet in length shall have design variations to assure that the building is not monotonous in appearance. Variations shall be applied for each 60 feet of building length. Building walls that are 250 feet or more shall have variations applied for each 90 feet of building length. (d) Acceptable variations include, but are not limited to, any of the following: (1) Recesses and projections along the building facade. Variations in depth shall be a minimum of 18 inches. (2) Architectural details or features, or changes in building materials that effectively articulate the building front. (3) Multiple, smaller roof elements and varied eave lines. (4) Enhanced ornamentation around building entryways. (5) Variations in building height of 10 feet or more. (4) (5) Roofs (a) Flat roofs are permitted, but shall not be visible when viewed from street level and shall be enclosed by parapets a minimum of 42 inches high, or as required to conceal mechanical equipment. Parapets on flat roofs shall not be included in the calculation for building height. (b) Pitched roofs, when used, shall be moderately steep and include complex forms and elevation variations. Pitched roofs shall be symmetrically sloped no less than 5:12, except that entryways may have a slope of not less than 2:12. (c) Dormers, porches, and other similar secondary architectural features may have roofs with a minimum 4:12 pitch. Deep eaves and overhangs are encouraged. (d) For pitched roofs, natural and natural-looking roofing materials, such as wood shakes, textured shingles, slate, ceramic/fiberglass slate and the shall be used. Twenty-five year "true" dimensional asphalt shingles are acceptable. Materials (a) Eighty percent of walls shall be constructed of primary materials, provided that no single material shall be used to meet this requirement. The following are acceptable primary and secondary building materials, as noted. (1) Primary Materials RECORD OF ORDINANCES Dayton Legal Bl;mk. [nc. Form No. iQ04? Ordincrru•c No. 13-08 (Amended) Page 9 Passed , 20 (a) Brick. (b) Glass. (c) Stone, such as Ohio limestone (natural or high- quality synthetic). (d) HardiPlank equivalent or better siding. (e) The ART may approve other primary building materials of similar quality to the permitted primary materials. (2) Secondary Materials (a) Gypsum Reinforced Fiber Concrete (for trim and cornice elements only). (b) Metal. (c) Split faced block (piers, foundation walls and chimneys only). (d) EIFS. (6) Building Entries (a) Principal buildings shall have at least one public entrance facing a public street, main parking lot, or connection to a parking structure serving the building. (b) Any public entrance shall be clearly identified using an awning (not including canvas materials), paving treatments, change in roofline or other features, such as signs, canopies, porticos, arcades, arches, wing walls, or integral planters. Other methods, such as unique color treatments or other similar means may be approved provided the same effect is achieved. (7) Height (a) Maximum Heights (1) High Density Pods: Maximum building height is five stories or 70 feet, whichever is lower; with development height incentives, up to a maximum total of seven stories or 80 feet, whichever is lower. (2) Low Density Pods: Maximum building height is three stories or 45 feet, whichever is lower; with development height incentives, up to a maximum total of five stories, or 60 feet, whichever is lower. (b) Incentives: Development height incentives are offered to induce applicants to provide various amenities or other activities that add vitality, environmental sensitivity and other activities consistent with the Community Plan. To this end, the maximum height may be increased by providing one or more of the following: (1) The building is designed to qualify for a Leadership in Energy and Environmental Design (LEED) Green Building Rating, or other similar accepted rating system. RECORD OF ORDINANCES D:t~4rnt Leeal E31ank, (nc. Form No. 30D43 13-08 (Amended) Page 10 Ordinance No. Passed . 20 (2) The site and/or building uses innovative stormwater provisions, such as rain gardens, green roofs, etc., to accommodate more than 50% of calculated stormwater flow required to be controlled. (3) Use of a parking structure for at least 75% of required parking. § 153.040 VILLAGE CENTER AND COMMUNITY CENTER DISTRICT DEVELOPMENT REQUIREMENTS (A) Design Intent and Development Requirements (1) Design Intent: Generally, the following design principles apply to the Village and Community Center Districts: (a) There should be a variety of uses, services and building types that serve the needs of residents, workers and visitors alike. (b) Buildings should generally line streets. (c) Parking, except for on-street parking, shall be screened from public view, located behind buildings or treated architecturally to be compatible with adjacent uses. (d) On pedestrian-oriented streets where retail uses are to be concentrated, the ground level of buildings should include shops, restaurants, and similar uses or treatments (such as windows, awnings, entranceways) that encourage activity along the sidewalk; (e) Blocks lengths should be suitable for the district in which they are located, but in general should be short and walkable. (f) There should be a network of streets that provide alternatives for traveling through the main use areas. (g) Streets should be designed for cars, pedestrians and, where appropriate to traffic conditions, bicycles. (h) The types, placement, design and frequency of open spaces should be suitable to the uses which they are serving. (2) Minimum Lot ,Yard and Building Requirements: Village Center and Communit Center Districts Non- Lots Residential residential Lot Areal Sin le Tamil attached 8 units er acre maximum ft 200 3 sq. . , Density Multi le famil 12 units er acre maximum Lot Width 150 ft. 40 ft. 45% maximum 65% Lot Coverage Up to 20% additional lot coverage may be approved by the ART for innovative stormwater rovisions includin rain ardens, reen roofs, etc. Block Length Block lengths shall not exceed 600 feet without an intervening street, edestrian wa , alle , or other access. Villa a Center Communit Center Yards Residential Nonresidential Residential residential Required Min. 0 ft. 0 ft. 0 ft. 0 ft. Building Line 10 ft. when (RBL) 10 ft. when used used for Max. 15 ft, for outdoor 15 ft. outdoor seating seatin RECORD OF ORDINANCES Dayton Legal Blank,lnc. 13-08 (Amended) Ordina~~~ce No. (2) Minimum Lot ,Yard ar Communit Center Di: On each lot the the RBL len th. The building fae corner. A StfE feet it Street not o'. Wall The height of the street wall shall be measured from the adjacent public sidewalk or, when not adjacent to a sidewalk, from the round elevation once construction is com lete. 7 ft. 0 ft. 7 ft. 0 ft. Side Yard 15 ft. for nonresidential borderin residential use 25 ft. 10 ft. 15 ft. Rear Yard There is no re uired setback from alle s. Buildin s _ Sin le famil attached 950 s . ft. er unit Minimum Dwelling Unit 850 sq. ft. per unit + 150 Sizes Multiple family sq. ft. for each bedroom over 1 Height See Section 153.040 (B) (6) and (C) (6) (B) Building Requirements -Nonresidential (1) Building walls that are 100 feet or greater in length shall have design variations to assure that the building is not monotonous in appearance. Variations shall be applied for each 40 feet of building length. Acceptable variations include, but are not limited to, the following: (a) Recess and projections along the building facade. Variations in depth shall be a minimum of 18 inches. (b) Architectural details or features, or changes in building materials that effectively vary the building front. These may include but are not limited to window casings, cornices, railings, foundation walls, shutters, quoins, downspouts, fascia, and gutters. (c) Eaves, porch columns, roofs, railings, chimneys, etc. (d) Building entryways. (e) Variations in building height of 10 feet or more. (2) Expression Lines (Community Center District only) (a) The base of any building exceeding a height of three stories shall be distinguished from the remainder of the building with an emphasis on providing design elements that enhance the pedestrian environment. An Expression Line (EL) shall distinguish the base from the remainder of the building. (b) The EL shall be created by a change in material, a change in design, or by a continuous setback, recess, or projection above or below the expression line. Elements such as cornices, belt courses, corbelling, molding, stringcourses, ornamentation, awnings or canopies, and changes in material or color or sculpturing of the building base are appropriate design elements. (c) If applicable, the height of the EL shall be related to the prevailing scale of development in the area. A change of scale RECORD OF ORDINANCES ton Leeal [31ank. Inc. Ordina~ice No. (3) 13-08 (Amended) Passed Page 12 ~o may require a transitional design element between existing and proposed features. Roofs (a) Pitched roofs shall be moderately steep and include complex forms and elevation variations. Pitched roofs shall be symmetrically sloped no less than 5:12, except that entry ways may have slopes of not less than 2:12. (b) Flat roofs may only be provided for buildings exceeding three stories. Flat roofs shall not be visible when viewed from street level and shall be enclosed by parapets a minimum of 42 inches high, or as required to conceal mechanical equipment. (c) Multiple, smaller roof elements and varied eave lines shall be used to mitigate massing and add interest to larger roof forms. (d) Natural and natural-looking roofing materials, such as wood shakes, textured shingles, slate, ceramic/fiberglass slate and the shall be used. Dimensional asphalt shingles are acceptable. (4) Materials (a) Durable building materials, simple configurations and solid craftsmanship are required. (b) The following are acceptable building materials. Eighty percent of walls shall be constructed of primary materials, provided that no single material shall be used to meet this requirement. The percentage applies to that portion of the wall after transparency requirements have been met. (c) Primary materials (1) Brick. (2) Glass. (3) Stone, such as Ohio limestone (natural orhigh-quality synthetic). (4) Wood lap siding. (5) HardiPlank equivalent or better siding. (6) The ART may approve other primary building materials of similar quality to the permitted primary materials. (d) Secondary materials (1) Gypsum Reinforced Fiber Concrete (for trim and cornice elements only). (2) Metal (beams, lintels, trim elements and ornamentation only). (3) Split faced block (piers, foundation walls and chimneys only). (4) EIFS. RECORD OF ORDINANCES i„~. Ordi~zar~ce No. 13-08 (Amended) (5) (6) Page 13 ~~ Passe cl Building Entries (a) At a minimum, one visible and usable main building entrance shall be located on the face of the building facing a public street. (1) Commercial buildings shall have one entrance for every 60 feet of building frontage. (2) Office buildings and other noncommercial buildings shall have one entrance for every 90 feet of building frontage. (3) Where more than one entry on the building frontage is required may be waived where an entrance is provided to a parking area located at the side or the rear of the building. (b) The entrance shall be clearly identified using a paving treatments, change in roofline or other features, such as canopies (not including canvas materials), porticos, arcades, arches, wing walls, or integral planters. Other methods, such as unique color treatments or other similar means may be approved provided the same effect is achieved. (c) Doorways open directly to the sidewalk or facing a street shall be recessed. Height (a) Minimum building height is two stories. A single story may also be approved where the Planning and Zoning Commission determines that the nature of the use or architecture of the building necessitates a single story structure and the appearance of a two story or greater building is maintained. (b) Maximum building height is three stories, except as otherwise provided through development height incentives. (c) Development height incentives are offered to induce applicants to provide various amenities or other activities that are environmentally sensitive, provide amixed-use setting, and include other activities consistent with the Community Plan. To this end, the Planning and Zoning Commission may permit one additional story above the maximum building height for each of the following: (1) Innovative stormwater provisions including rain gardens, green roofs, etc. (all buildings). (2) Residential use on at least one, entire upper floor (commercial and office buildings). (3) Buildings that are designed to qualify for a Leadership in Energy and Environmental Design (LEED) Green Building Rating, or other similar accepted rating system. (4) Use of a parking structure for 75% or more of required parking. (d) In no case shall the development incentives permit more than three additional stories (six total stories), or exceed 80 feet, whichever is lower. RECORD OF ORDINANCES ~ Orclil2nnce No. (7) 13-08 (Amended) Page 14 Pnssecl ~ 20 (e) In no case shall building height vary from the height of adjoining building(s) by more than two stories. (f) The maximum interior clear height (floor to ceiling) for stories other than the ground story is 14 feet. For commercial/retail use buildings there shall be a 15 feet minimum and 30 foot maximum interior clear height for the ground story. (g) At least 80% of each upper story shall have an interior clear height (floor to ceiling) of at least nine feet. Transparency Requirements (a) The first floors of all buildings must be designed to encourage and complement pedestrian-scale activity. It is intended that this be accomplished principally by the use of windows and doors arranged so that the uses within the building are visible from and/or accessible to the street. (b) Except as noted in (g), below, building facades facing public streets, parks and through block walkways shall meet the requirements of this subsection. (c) Minimum Transparency Requirements (1) Commercial/Retail: A minimum of 60% for ground level stories and 40% for the building facade above the ground level story of window and door openings shall be provided. Up to a 20% (e.g. from 60% to 40%) reduction may be permitted for ground floor uses that provide courtyards and plaza areas that exceed a contiguous area of 500 square feet along the building frontage (not including public sidewalk areas). (2) Office, educational, and institutional buildings: A minimum of 50% of window and door openings shall be provided. Up to a 10% (e.g. from 50% to 40%) reduction may be permitted for ground floor uses that provide courtyards and plaza areas that exceed a contiguous area of 500 square feet along the building frontage (not including public sidewalk areas). (d) Transparency calculation requirements shall apply to the area of the facade between two and eight feet above the sidewalk. (e) Only clear or lightly tinted, non-reflective glass in windows, doors, and display windows shall be considered transparent. (f) Windows shall not be blocked by interior displays or otherwise have views to the interior obstructed for a distance of five feet into the interior. (g) Transparency requirements do not apply to parts of buildings used for interior assembles or gatherings. This shall not be construed to mean lobby or entry areas to individual buildings. For areas where transparency requirements do not apply, building facades shall be enhanced by architectural detailing, artwork, landscaping or similar features. (C) Building Requirements -Residential RECORD OF ORDINANCES Duvton Leal Blank, Inc. Form No. 300'L3 Orrlirtcrrice No. 13-08 (Amended) Page 15 ~~ Pnsserl - (1) Building walls that are 100 feet or greater in length shall have design variations to assure that the building is not monotonous in appearance. Variations shall be applied for each 40 feet of building length. Acceptable variations include, but are not limited to, the following: (a) Recess and projections along the building facade. Variations in depth shall be a minimum of 18 inches. (b) Architectural details or features, or changes in building materials that effectively vary the building front. (c} Enhanced ornamentation around building entryways. (d) Landscaping. (e) Streetscape elements. (f) Variations in building height of ten feet or more. (2) Expression Lines (a) An expression line (EL) shall be provided for any building exceeding a height of three stories to distinguish the base from the remainder of the building, with an emphasis on providing design elements that enhance the pedestrian environment. (b) The EL shall be created by a change in material, a change in design, or by a continuous setback, recess, or projection above or below the expression line. Elements such as cornices, belt courses, corbelling, molding, stringcourses, ornamentation, awnings or canopies, and changes in material or color or other sculpturing of the base, are appropriate design elements for enhancing the pedestrian environment. (c) If applicable, the height of the EL shall be related to the prevailing scale of development in the area. A change of scale may require a transitional design element between existing and proposed features. (3) Roofs (a) Pitched roofs shall be used. Pitched roofs shall be moderately steep and include complex forms and elevation variations. (b) Roofs shall be symmetrically sloped no less than 5:12, except that entryways may have slopes of not less than 2:12. (c) Natural and natural-looking roofing materials, such as wood shakes, textured shingles, slate, ceramic/fiberglass slate and the shall be used. Dimensional asphalt shingles are acceptable. (4) Materials (a) Eighty percent of walls shall be constructed of primary materials, provided that no single material shall be used to meet this requirement. (b) Primary materials: (1) Brick (2) HardiPlank equivalent or better siding. RECORD OF ORDINANCES 61ank. Inc. Page 16 13-08 (Amended) Ordinance No. _ Passed Form No. ?p (3) Stone. (4) Stucco. (5) Wood lap siding. (6} EIFS. (c) Secondary materials (1) Gypsum Reinforced Fiber Concrete (for trim and cornice elements only). (2) Metal (beams, lintels, trim elements and ornamentation only). (3) Split faced block (piers, foundation walls and chimneys only). (d) Vinyl materials may be used, on a limited basis, in accordance with the requirements of Section 153.190 of the Zoning Code. (e) Windows (1) Windows must be present on all four sides of the structure in a manner consistent with the treatment used on the front of the building. (2) All windows must be trimmed with wood on all four sides of the structures using stucco, wood siding, Hardi- Plank or vinyl on the exterior. (No wood trim is required when windows are surrounded by brick or stone). (f) Building mass and fagade articulation for residential buildings located on a corner lot shall have similar details facing both streets (i.e. windows, wrap-around porches, or architectural detailing such as trim, quoins, shutters or fascia). The treatment shall be compatible with the building's overall architectural style, and shall be used consistently on all facades. When brick or stone are used on the front elevation of the building, it must be repeated in some form (water table, chimney, corner wrap, or similar treatment) on the remaining faces of the building. (5) Building Entries, Patios and Decks (a) The primary building entrance shall be located in the front fagade parallel to (and visible from) the street. (b) Single-family attached dwellings shall provide a stoop at the entrance of each living unit on the front fagade. Not more than two units may share the same stoop. The stoop landing at the top of the steps shall have a minimum depth and width of five feet. (c) Multiple family buildings with dwellings accessed from common entrances shall provide at least one entrance on the front facade with a stoop or a entrance from within a courtyard that opens to the front fagade parallel to (and visible from) the street. The stoop landing at the top of the steps shall have a minimum depth and width of five feet. If a courtyard is provided, the courtyard shall have a minimum depth and width of at least 12 feet. RECORD OF ORDINANCES Dav«>n Leeal Blank, hic, Fnnn No. 3004; Ordina~~~ce No. 13-08 (Amended) passel Page 17 20 (d) A stoop may project forward of the RBL, provided it shall not extend into any right-of-way. (e) The finished floor elevation shall be at least three feet and not more than seven feet above the exterior sidewalk elevation in front of the building, or from the ground elevation, whichever is higher. (f) Stoops, patios and decks (scale and materials) whether enclosed or open shall be of the same or similar materials as those of the principal building. (g) Decks and patios in the side or rear yards shall be set back at least five feet from the side or rear property line. (6) Height (a) A single story may also be approved where the Planning and Zoning Commission determines that the nature of the use or architecture of the building necessitates a single story structure and the appearance of a two story or greater building is maintained. (b) Maximum building height is three stories, or 40 feet, whichever is lower, except as provided in (c) below. (c) Incentives: Development height incentives are offered to induce applicants to provide various amenities or other activities that add vitality, environmental sensitivity and other activities consistent with the Community Plan and the District. To this end, one additional story above the maximum building height shall be permitted for any of the following, as applicable: (1) Innovative stormwater provisions including rain gardens, green roofs, etc. (2) Buildings that are designed to qualify for a Leadership in Energy and Environmental Design (LEED) Green Building Rating, or other similar accepted rating system. (d) In no case shall the development incentives permit more than two additional stories (five total stories), or exceed 70 feet, whichever is lower. (e) In no case shall building height vary from the height of adjoining building(s) by more than two stories. (7) Accessory Buildings and Structures (a) For single family attached and multiple family uses, individual garages not exceeding 400 square feet each are permitted. If more than one garage is provided, garage structures shall be attached in groups of not more than ten garage spaces per group. Setbacks and heights for garage structures shall be the same as for single accessory buildings. (b) Attached garages shall not project forward from the facade of the principal building. (c) A detached accessory structure shall be located at least six feet from and behind the principal building. RECORD OF ORDINANCES gial,~;. i~~. Form iy~. Orclinafice No. 13-08 (Amended) (d) Any accessory building in excess of 100 square feet shall be constructed of materials similar to those of the principal building to which it is accessory. (1) Parking may be permitted in the front yard where no other permissible location or parking arrangement is practical. Consideration shall also be given to ensuring compatibility with surrounding building lines and the pedestrian environment of the site and area. Screening shall also be required. § 153.041 SITE DEVELOPMENT REQUIREMENTS (A) Parking Requirements (2) In the Village and Community Center, no less than 75% of the parking places shall be located to the rear and/or one side of buildings and on the interior of blocks and screened line by landscaping or decorative walls along any street edge. (3) All parking areas shall be accessed only from a rear alley or side street where available. (e) One detached or one attached accessory building is permitted on a lot on which there is a principal building or use. Accessory buildings shall not exceed 800 square feet in area or 14 feet in height. (4 ) Sidewalks shall be provided on-site to link parking and the public sidewalk to the entrance of the building. Page 18 Pa.r.rPCf , 20 (5) Parking and maneuvering areas shall meet the minimum requirements of the Parking Space Dimensions t bl tide Widh Pakmg sPxe Trial W"dlt Parking Patiem 7-Way 2-Way LengU~' WidW 1~IVry 2Wry Parallel '12ft. 15R 25 ft. 9ft. 33R 36R 675 Dogreo 12R. 22 ft. 27 ft. 9R 48R SB R. 7690 Degree 12ft. 22 ft. 19 ft. 9ft. SOR 60R a e (see graphic). 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 Parkin Requirements Use Parkin Requirement One space per 3 persons by seating capacity or maximum occupancy (whichever is greater) in the lar est assembl area. Where assembly areas are not present, 1 space per Education classroom and 1 space per 300 sq. ft. GFA of office area. Technical, vocational and trade schools: 1 space per each 10 students in addition to the spaces required above. Residential 1.5 s aces er dwellin unit .5 spaces per dwelling unit or bed, whichever is Residential Care greater; day care uses - 1 space per 10 children at licensed ca acit One space per 3 persons by seating capacity or Government and maximum occupancy (whichever is greater) in the Institutional largest assembly area; in no assembly area is rovided, 2 s aces er 1,000 s . ft. of NFA RECORD OF ORDINANCES Blm~k,lnc. 13-OS (Amended) Page 19 Ordi~tunce Nn. Passed . '0 (6) Table of Parkin Re uirements Use Parking Re uirement Professional, 2.5 spaces per 1,000 sq. ft. of NFA Medical, Office Medical Spaces required for offices Treatment 1 space per treatment room + 1 space per in-patient Facilities bed Personal Service 2 s aces er 1,000 s . ft. of NFA Retail Sales 3 s aces er 1,000 s . ft. of NFA One space per 3 persons by occupancy or 3 spaces Restaurant, er 1,000 s . ft. of NFA, whichever is reater Entertainment Outdoor recreation areas shall submit a parking plan and Recreation for approval by the ART detailing expected parking needs Warehousin 1 s ace er 5,000 s . ft. of NFA Light 1 space per 1,000 sq. ft. GFA Manufacturin Utilit Ones ace er use Parking Adjustments (a) Parking adjustments may be approved by the Administrative Review Team (ART) in the LDP and HDP Districts and by the Planning and Zoning Commission in the I-VC and I-CC Districts. (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. (f) After one year the ART, after notice to the property owner, may require the removal of all or part of the additional parking spaces permitted for parking lots exceeding100 spaces upon a finding that the spaces have not been utilized to the extent previously documented by the owner, or if other shared parking arrangements have been made or may be available. RECORD OF ORDINANCES Davum Leal Blank. Inc. Form ~o. ;0(k33 ~YCII/2ai2C2 NO. Page 20 Passed 20 13-08 (Amended) (7) Off-street parking requirements may be met in a shared parking lot located within 300 feet of building/structure served. (a) Buildings and structures, excluding parking structures, must provide off-street loading spaces for service/delivery. (b) Applicants shall submit information justifying the number of loading spaces provided. Additional loading spaces may be required if warranted by a change in use or other circumstance. (c) Use of these spaces must not interfere with the normal movement of vehicles and pedestrians. (d) Where separate loading areas and loading docks are provided -oading spaces shall be at least 12 feet wide, 30 feet long and 14 feet high. (e) Any loading dock located along any side of a building which faces a public street or highway shall be screened from view. (f) An alley or front service drive may be used where a single loading space is required. (B) Parking Structures (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. (9) Bicycle Parking (a) Any development required providing six or more parking spaces shall be required to provide bicycle parking. (b) Off-street parking areas shall contain at least one bicycle parking space for every 12 spaces, or fraction thereof, required for motor vehicles. (c) Bike parking for commercial, residential and mixed-uses shall be conveniently located adjacent to or within the sidewalk or front courtyard. Bicycle facilities for patrons shall be located within 100 feet of the building entrance. (d) Placement of bike racks shall be carefully considered to minimize conflicts with pedestrian travel. Bicycle parking shall be bike rack or locker-type parking facilities unless otherwise specified and shall be designed to allow a bicycle to be locked to a structure attached to the pavement. (e) The ART or Planning and Zoning Commission, as applicable, may reduce bike rack parking facilities for patrons when it is demonstrated that bicycle activity will occur to a lesser degree at that location. Additional spaces may be required when it is determined that the use or its location will create a higher volume of bicycle activity. (10) Loading Areas (1) Dimensions: Parking stall and driving aisles shall be in accordance with the dimensional requirements as required by the City Engineer. RECORD OF ORDINANCES 'ton Leal Blank.lnc. Ordinmice No. (2) 13-08 (Amended) Page 21 Pas.rPd , 20 For 90 degree parking spaces, a minimum stall dimension of 8% feet wide by 18% feet deep may be allowed. Interior circulation: The interior of the structure shall be designed in accordance with the requirements of the City Engineer. (a) Entering traffic shall circulate in a counter clockwise direction if possible. Opportunities for recirculation shall be provided. (b) Maximum aisle length shall not exceed 400 feet without providing a cross aisle. (c) The width of a cross aisle shall be 18-24 feet. (d) Minimum ceiling height shall be seven feet (9-10 foot floor to floor heights). However, 8'/2 feet is desirable where disabled- capable vans are to be accommodated; this may translate into floor to floor heights over ten feet. (3) Pedestrian/Safety (a) Stairways on the building's exterior shall be visible from the outside. Maximum distance between parking spaces and nearest exit stairwell shall be 200 feet. (b) There shall be at least one elevator serving the structure. Not more than 350 feet shall separate any parking space and the elevator. (c) Security: Pedestrian flow shall be channeled through only one or two openings to permit surveillance, either by a cashier at a booth or by a television camera monitored at a remote location. Active techniques with security personnel who monitor television or sound equipment may also be used if 24-hour coverage is available. (4) Access Points/Lanes (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. (f) Single entrance lanes from the street shall be from 13-16 feet, tapering down to 10 feet at the approach to the control equipment. Double entrance lanes shall be 24 feet wide. (5) Form No. 3004 Lighting (a) There shall be no casting of glare or spillover lighting outside of the parking structure. RECORD OF ORDINANCES ei.«,~:. t~,~. Ordinance No. 13-08 (Amended) Page 22 ~o Passed - (b) Adequate lighting is necessary for the safe movement of vehicles and pedestrians and for the security of patrons and parked vehicles. Garage lighting shall be concentrated on aisles and ramps, with spillover lighting to illuminate parking stalls. (c) Top deck lighting of parking structure shall use full cut-off fixtures and lower pole heights to eliminate glare and visibility of pole mounted fixtures. (6) Design and Appearance (a) The structure shall be architecturally compatible with the buildings they serve and have a full roof, varied parapet heights or other suggestive roof form variations to present a more finished appearance. (b) 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. (c) 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 parapet height. (d} The structure shall not exceed 500 parking spaces in the Village and Community Center. (e) Parking structures shall maintain afive-foot setback from the RBL or front setback. Lot coverage shall not exceed 80%. (f) Pedestrian and vehicular entries will be clearly distinguished. (7) Character and massing: Parking structure facades over 150 feet in length shall incorporate vertical and/or horizontal variations in setback, material or fenestration design along the length of the applicable facade, using one or more of the following methods: (a) Verfical 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 ground floor openings; (2) Incorporating changes in architectural materials; 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 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. RECORD OF ORDINANCES Dayton Legal Blank, inc. Form No. ;0043 Orclirrcrnce No. 13-08 (Amended) Page 23 ~o Passed (c) Interior views: Facades of parking structures shall be designed without 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 screening as architectural elements on the parking structure facade, without compromising the open parking structure requirements of any applicable Code; and/or (2) Glass window display cases incorporated into pedestrian walls built between two structural pillars. Glass window display cases shall be at least two feet deep, begin twelve 12 to 30 inches above the finished grade of the sidewalk, and cover at least 60% of the area between two pillars. (3) The trelliswork or window display cases may be waived if the applicant can demonstrate some other method to minimize views into the parking structure. Alternate 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 screening as architectural elements on the parking structure upper floor facades; and/or (c) Upper parking floors designed as a pattern of window-like openings on the parking structure facade. (a) Parking structures in the Community Center shall be designed so that an area equaling a minimum of 70% of the length of the exterior ground floor facade(s), excluding vehicle entrances and exits, is either built as, or convertible to, retail/commercial or service uses. (8) Ground Floor Uses (Community Center only) PARKING STRUCTURE Space for Retail, Servic or Commercial U s e s ~' c :~~ ~m ~s l'~c~r~F"'y"'H Driveway Access (b) The applicable floor area shall extend in depth a minimum of 20 feet from the exterior parking structure facade, provided that the minimum required depth may be averaged, with no RECORD OF ORDINANCES ¢i,~~,~;. mc. Ordif~a~~ce Nn. 13-08 (Amended) Page 24 ~o Parsed dimension less than 15 feet. The minimum clear interior ceiling height standard of the retail/commercial or service use portion of parking structures shall be ten feet. The proposed location of the commercial area shall be approved by the Planning and Zoning Commission. (c) At the time of construction, a minimum of 1,000 square feet of leasable retail/commercial or service space shall be constructed and made available for occupancy. The remainder of the area necessary to fulfill the minimum retail/commercial or service use requirement not included at the time of construction shall employ window display cases which shall be designed as follows: (1 } Glass window display cases shall be incorporated into ground floor walls and shall be built between two structural pillars. (2) Glass window display cases shall be at least two feet deep, begin 12 to 30 inches above the finished grade of the sidewalk, and cover at least 60% of the area between two pillars. (d) The number of parking spaces displaced by the portion of the parking structure ground floor designed for retail/commercial or service uses may be added to the required number of parking spaces. (C) Landscaping Requirements (1) A six-foot masonry wall of brick or architectural block shall be erected along rear lot line(s) that adjoin a lot containing a residential building. (2) Waste and Refuse (a) All waste and refuse shall be containerized and fully screened from view. (b) All refuse enclosures shall be located within required setbacks and be comprised of materials architecturally consistent with the primary structure. (3) Storage and Equipment (a) Areas devoted to the storage of materials, supplies, equipment or products outside of a permitted structure shall not exceed the following: (1) For main buildings with a GFA of 225,000 square feet or less, an area equal to 5% of the main building GFA. (2) For main buildings exceeding 225,000 square feet, an area equal to 2%z% of the main building GFA. (b) 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) Screening shall be accomplished using solid landscape plantings for screening, or decorative walls at least five feet in height. In instances where mechanical screening is incompatible with the architecture and overall appearance of RECORD OF ORDINANCES Dayton Leal Blank. 6ic, Form No. 30(ki3 Ordinarece No. 13-08 (Amended) Page 25 Passed 20 proposed structures, mechanical units shall be painted to match the structure, as determined appropriate by the ART or Planning and Zoning Commission. (4) Street Trees: One 2%2 inch caliper street tree shall be provided and located at each 35 foot interval of public or private street frontage and along entry driveways exceeding 200 feet in length. Street trees of four inches or greater caliper at planting may be located at 45 foot intervals. (5) Open Spaces: 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%2 inches at the time of planting. Groupings/clusters of trees are preferred, planted at intervals necessary to ensure their survival. (6) Surface Parking Lots (a) In order to enclose the portion of the parking exposed to view of public streets, parking lots visible from a public street or adjacent residential buildings shall be screened by a three foot high (six feet if bordering a residential lot or use) decorative masonry wall. However, screening must be broken up at intervals no greater than 50 feet to provide pedestrian access to a public sidewalk, where available. (b) 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% 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: (1) 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. (2) All landscape islands must be a minimum of 300 square feet in area and seven feet in width. (3) A minimum of one broad leaf/deciduous tree shall be provided for every 300 square feet of landscaped area required. (4) 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. (7) Unless otherwise specified in this Section, all other applicable requirements of Section 153.134-148 shall be met. (D) Signs (1) Signs are regulated by Chapter 153, except as modified in the following table. All other applicable requirements of Section 153.150- 163 shall be met. RECORD OF ORDINANCES Day[on Lc_al Blank. hic. Form No. 30043 13-08 (Amended) Page 26 Ordinance Nn. Passed . ?~ Signs for All Uses One sign per lot, provided that for a corner lot property, 1 sign is permitted for each frontage, not to exceed a total of 2, and Number provided that multiple signs are separated by at least 300 ft., as measured along the front property lines_ A ground sign is not ermitted on the same street fronta e as a wall si n. Ground 32 sq. ft. plus 1 sq. ft. for each lineal foot of street frontage in Size excess of 50 ft., not to exceed 50 s . ft. Location 10 feet from any lot line. 8 feet maximum, as measured from the grade of the adjacent Height street. Wall si ns are not ermitted if a ro'ectin si n is rovided on the same wall. A wall si n is not ermitted on the same street fronta e as a round si n. One per building. Additional signs are permitted for walls facing an off-street parking area designated for that building provided there is a ublic entrance to the buildin on that wall. Number One wall sign is permitted for a parking structure, not exceeding one square foot of sign for every lineal foot that the building or establishment fronts on that street. Signs indicating entrances and exits onl are not included in this calculation. Facing a public street: not exceeding 20% of the wall area to which it is attached to a maximum of/z sq. ft. per each lineal foot of buildin wall len th. Wall Signs facing an off-street parking area shall be no greater than Size 50% of the size permitted for wall signs located on the wall facin the ublic street. An additional 10% of sign area may be allowed if uses located on upper floors utilize the wall or projecting signs for uses on the round floor. Attached to the wall facing a public street oroff-street parking Location area designated for that building, not extending above the roof line. Where a building contains more than one ground floor establishment, wall signs, where permitted, shall be limited to one wall sign per establishment on each wall with a limit of 2 si ns er buildin . Si ns for Village and Communit Center District Pro~ectin si ns are not ermitted if a wall si n is rovided on the same wall. One per building. Additional signs are permitted for walls facing Number an off-street parking area designated for that building provided there is a ublic entrance to the buildin on that wall Size Not exceedin 20 s . ft. Attached to the wall facing a street or parking area, spaced at ti Location least 25 ft. from another ro'ectin si n. Projec ng Minimum of 8 feet between the bottom of the sign and sidewalk grade and not extending above the sill of the second story Height window or 16 ft. in height (measured from grade to the top of the si n ,whichever is lower. Where a building contains more than one ground floor establishment, projecting signs shall be limited to one sign per establishment on each wall with a limit of 2 si ns er buildin . Window signs are permitted in accordance with the provisions of Chapter Window 153, rovided that the trans arenc re uirements are maintained. Si ns be affixed flat to the surface thereof. Si ns shall not extend vertical) or horizontal) be and the limit of the awnin . The si n shall indicate onl the name or address of the use. The si n shall be non-illuminated. Awning Sign area shall not exceed 10% of the surface of the awning area to which it is affixed. One sign may be suspended under an awning for each ground floor establishment, not exceeding 3 sq. ft. in area and have a minimum clearance of 7'/2 ft. above the sidewalk. (2) Signs not permitted by this Section are prohibited. (E) Site Lighting: The lighting requirements of Section 153.149 shall be met. (F) Circulation and Access (1) Private development shall include the dedication of rights-of-way for the future expansion and widening of public roads in accordance with the City's adopted Thoroughfare Plan and/or adopted plans for the Central Ohio Innovation Center, whichever is greater. RECORD OF ORDINANCES Davton Leal Blank. Inc. ~ornt No. 3(H143 13-08 (Amended) Page 27 ~o Ordinance No. Passed (2) All access from public rights-of-way shall be provided at locations approved by the City. (3) All private drives, parking areas, pedestrian paths, and sidewalks shall meet or exceed the minimum requirements established by the City. (4) All sites shall comply with the City's Administrative Policy for Intersection Visibility Triangles at all proposed access points. (5) Cross access easements shall be provided for shared driveways. (6) Pedestrian Paths (a) Pedestrian access shall be provided between all building entrances and public sidewalks along street frontages. (b) Connections to public sidewalks and pathways shall be i provided and continuously maintained. (c) Connecting sidewalks and pathways shall meet construction requirements of the City of Dublin. (7) Sidewalks (a) A minimum combined sidewalk and tree lawn dimension of 12 feet shall be provided along all public streets. Street trees, pedestrian-scale street lights and street furniture shall be located in the area adjacent to the curb. Sidewalks shall be at least five feet wide. (b) A minimum sidewalk width of eight feet is required within ten feet of commercial, office, and institutional building fronts. (c) A minimum sidewalk width of five feet is required within ten feet of residential and industrial building fronts. (d) A minimum eight foot combined bike and pedestrian path in the interior of a lot may be substituted for public sidewalks provided that connections to public sidewalks or adjoining bike and pedestrian paths are provided. (e) Covered sidewalks in commercial and public use areas are encouraged, but not required. Where provided, covered sidewalks shall: (1) Have a minimum interior clear height of 11 feet except as otherwise provided for signs, street lighting and similar appurtenances. (2) Have a minimum of ten feet clear width between the facade and the support posts or columns of the sidewalk structure. (3) Have posts or columns spaced ten to 15 feet on center. (4) Provide for a continuous public access easement at least four feet wide running adjacent and parallel to the sidewalk columns/posts. (5) Not encroach on any public rights-of-way. (G) Common/Open Space RECORD OF ORDINANCES ton Logal E31,mk. Bic. Form No. 13-08 (Amended) Page 28 Ordincuue No. Passed , 20 (1) For nonresidential and mixed use developments, not less than 10% of the lot area shall be devoted to public or common open space. Residential developments shall provide at least 25% of the lot area devoted to public or common open space. (2) 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. (3) 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. (4) 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. (5) 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. (6) Outdoor Seating (a) For commercial and office uses, there shall be one linear foot of seating for each 50 square feet of open space, provided that not less than eight linear feet of seating shall be provided, nor shall more than 100 linear feet be required. Ledges, walls or planters that are flat and between 20 and 36 inches above grade and have a minimum depth of eight inches may be counted as seating. Movable chairs will count as 30 inches of linear seating per chair. (b) Outdoor seating areas shall be limited to the area directly in front of the use to which the seating area is accessory and shall not extend into adjoining sites. If the seating area is located at the rear or side yard, it shall be contained within the same lot. (H) 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. § 153.042 DEVELOPMENT APPROVAL PROCESS (A) Intent (1) Intent: The purpose of this Section is to provide adequate review of applications for rezoning and/or development within the Innovation Center Development Districts. The procedures set forth herein are intended to enhance the ability of developers to receive efficient and predictable review and approval of projects within the Districts. The timing requirements for such reviews and approvals serve to ensure that the Central Ohio Innovation Center will remain competitive with research and technology parks in otherjurisdictions that employ aggressive timelines for approvals of similar developments. (2) It is also the intent to ensure that compliance is in a manner generally harmonious with surrounding properties and without the endangerment RECORD OF ORDINANCES Dayton l_c~al Blank. Inc. Form No. 30043 13-08 (Amended) Ordinance No. Passed Page 29 20 of the health, safety, and general welfare of existing, prospective, or future owners, users, surrounding and adjoining properties, and the public. (3} These regulations are intended to ensure that development is provided that has adequate and efficient provision of facilities and/or infrastructure, and 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, as required for the public good. (B) Purpose: The purpose of the review processes defined in these Districts is to ensure compliance with the Community Plan and the specific provisions of the District. Rather than attempt to establish any one style or manner of development, the intent of the requirements of these Districts and the applicable review procedures is to 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 Community Plan and the COIC are vital to the success of the City, and their use will better ensure the active support and assistance of the residents and business owners of the city through the process of project review and implementation. (C) The following table provides an overview of the review procedures and requirements used in this Section. Review Zoning Reviewing Procedure Code Body Application Section Rezoning 153.234 City Council Rezoning application for an HDP, LDP, I-VC, or I-CC District Pre- Optional -prior to filing a Application 153.042 (D) Administrative Development Plan Application for Review Review Team the development of all or any portion of ro ert in an District Development Prior to commencing or modifying Plan 153.042 (E) As applicable development on all or any portion of A lication ro ert in an District Applications that comply with all Administrative 153.042 aspects of the requirements of the Review (E)(5) Administrative HDP or LDP Districts (except Review Team Commercial Service uses in HDP Administrative 153.042 Administrative Departures De artures E 6 Applications within the I-VC, or I-CC Districts; Commercial Service uses in the HDP District; development in Site Plan 153.042 Planning and any District that fails to meet one or Approval (E)(7) Zoning more of the District requirements; Commission denials of Administrative Departures; review of conditions of ART approval when requested by a licant City Council 153.042 City Council Site Plan Approval denials by the A eal E 9 c Plannin and Zonin Commission Conditional Section Planning and Zoning Conditional Uses as required by the Use 153.236 Commission Districts (D) Pre-Application Development Review Meeting Procedures: RECORD OF ORDINANCES 13-08 (Amended) Ordinance No. r•~,~~» h~,. Page 30 Passed ~0 (1) A request for aPre-Application Development Review 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 any requested Administrative Departure, as provided in Section 153.042 (E) (6). Proposed Administrative Departures shall be separately listed and/or clearly noted on the required site plan. (C) A fee as established by the City Council. (2) Upon written receipt of the request for aPre-Application Review Meeting, the City shall schedule the meeting no later than 14 days from the date when the request was submitted unless otherwise mutually agreed by the applicant and the Director. The City shall notify the applicants in writing at least seven days prior to the meeting. (3) 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 Development Review meeting and representatives of those departments shall be encouraged to attend. (4) During the Pre-Application Review meeting, the City shall provide the developer with anon-binding and informal review of the development proposal and shall provide information to the applicant on the procedures and policies of the City, including the possible application review procedures that may be used. (E) Development Plan Application and Approval Procedure (1) Development Plan Review Application: Prior to the development of any property within the HDP and LDP, I-VC, or I-CC Districts, a Development Plan Review Application shall be submitted to the City on a form prescribed by the City. The Development Plan Review Application shall include the elements indicated in Section 153.042 (E) (3). Development Plan Review Applications shall not be subject to filing deadlines applicable to other applications and may be submitted to the City on any date during its normal hours of operation. (2) Review Authorities (a) Administrative Review Team: Development Plan Applications within the HDP and LDP 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. (1) Director (Chair) (2) City Engineer (3) Fire Chief (4) Parks & Open Space Director (5) Police Chief RECORD OF ORDINANCES Qlank. inc. 13-08 (Amended) Ordinance No. Passed No. 30043 Page 31 ~o (6) Chief Building Official (b) Planning and Zoning Commission: Development Plan Applications are subject to 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) Any new development within the I-VC and I-C Districts and Commercial Service uses in the HDP District, except professional service and general office uses (including offices of physicians and surgeons) as set forth in Section 153.038(C)(6)(c). (2) Development Plan Applications in the HDP or LDP Districts that fail to meet one or more of the requirements of the applicable District. (3) Applications denied by the ART for a request for Administrative Departures or other denial by the ART. (3) Contents of Development Plan Application: 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 the City Council. (c) A description of any requests for Administrative Departures as permitted in Section153.042 (E) (6) listed in writing and/or 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 following requirements, unless deemed unnecessary by the Director: 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 36 inches If a large development is shown in sections on multiple sheets, then a com osite sheet shall be included Scale & north arrow Sheet number/title Title block Name, address & telephone number of the applicant & firm or individual who re ared the lans 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, zonin & streets within a uarter 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 acrea e Zoning on the site & all adjacent properties Existing lot lines, building lines, structures, parking areas & other improvements on the site & within RECORD OF ORDINANCES B I:mk. I nc. Ordinance No. 13-08 (Amended) Page 32 ~o Parsed PLAN DATA 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 existin drainage courses, flood loins, streams, & wetlands with elevations Stormwater draina e & retention/detention re uirements of Cha ter 53 of the Dublin Cit Codes Location of sanita sewers & septic s stems, existin & proposed Location & size of existin & ro osed water mains, well sites, water service & fire h drants Location of above & below round as, electric & tele hone lines, existin & ro osed Location of transformers & utilit boxes BUILDING DATA Proposed lot lines, lot dimensions, property lines, setback dimensions, structures, & other im rovements 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 oints, access easements, on and ad'acent the site Location and dimensions of acceleration, deceleration, & passing lanes Driveways & intersections within 250 feet of site I 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 ri hts-of-wa or easements LANDSCAPE AND OPEN SPACE DATA Location, sizes, & types of existing trees 6 inches or greater in diameter, measured at 3'/2 ft. off the ground & the general location of all other existing plant materials, with an identification of materials to be removed & materials to be reserved 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 lant installation, botanical & common names, & uantit Landscape maintenance schedule Location, size, height & material of construction for all obscuring wall(s) or berms} with cross-sections, where re uired Location & size of recreation & open space areas Indication of type of recreation facilities or other improvements (parking, paths, etc.) proposed for recreation or o ens ace 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 a licable 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 a licable (4) Public notice: 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 RECORD OF ORDINANCES t3i:<<,~:. ~~,~. ,r',~~cc<r Page 33 ~r~ 13-08 (Amended) Ordirurnce N~~. (5) Planning and Zoning Commission meeting at which the Application will be considered. Administrative Review (a) Upon receipt of the Development Plan Application the 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 standards of the District. (c) The ART shall meet as necessary to consider the Development Plan Application. Applicants may be required by the Director to attend any meetings of the ART. (d) Meeting with Applicant: During the course of the review of a Development Plan Application, the City shall schedule at least one meeting with the applicant to review the application and the applicant shall be given the opportunity to revise the application in response to the ART's comments. (e) Administrative Approval: The ART shall be required to take one of the following actions, no later than 28 days from the date when the Development Plan Application was filed, unless a otherwise agreed by the applicant and the City in writing: (1) Grant Administrative Approval of the Development Plan Application when the Development Plan Application meets all of the requirements of the relevant Innovation Center Development District, including Administrative Departures as may be granted in accordance with Section 153.042 (E) (6) (f). (2) Issue a decision 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); (b) The application in some respect does not meet the requirements for the granting of Administrative Departures; (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 standards of the District may be either unreasonable or impractical. Therefore, a procedure for Administrative Departures from the requirements in these regulations is provided to allow the flexibility necessary to adapt to changed or unusual conditions, both foreseen and unforeseen, under circumstances that do not ordinarily involve a change of the permitted use of the land or structure. RECORD OF ORDINANCES 13-08 (Amended) (hzli~nrnr~~ ;A4,. Page 34 Passed , ~0 (b) Procedures: The ART shall be permitted to hear and grant requests for Administrative Departures that may modify the requirements in the HDP, LDP, I-VC, and I-CC Districts within the standards provided in (e), below. (c) Application: A request for Administrative Departures may be submitted with a Development Plan Application at any time after the approval of a Development Plan Application. If made as a 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 Administrative Review Team (ART): (1) Requests for Administrative Departures shall be submitted to the ART for review in accordance with the procedures for Administrative Reviews. (2) The ART shall grant a request for an Administrative Departures provided the request: (a) Is not so substantial in nature or degree that it represents a major divergence from the requirements of the District; (b) Preserves the purpose and intent of the District and the established land use areas; (c) Is necessitated by a condition related to the site, rather than simply as a means to reduce costs or a matter of general convenience; (d) If approved, would maintain the specific purpose of the requirements and conditions of the regulation that is the subject of the request; and (e) Is limited to that necessary to account for special site conditions or development requirements specific to an individual user. (3) The following is an illustrative, but not inclusive, list 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. (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 Approval by Planning and Zoning Commission RECORD OF ORDINANCES Bi~~„k, i~,~. Ordi~rance No. 13-08 (Amended) r~»,,, Page 35 Passed , 20 (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: With the exception of Commercial Service uses in the HDP, Site Plan Approval of Development Plan Applications within the HDP and LDP Districts shall be in effect only for 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 meets the development requirements of the District and/or has received approval through an Administrative Review. (c) Site Plan Approval Procedures: The Planning and Zoning Commission shall approve, approve with conditions, or disapprove the Development Plan using the standards of Section 153.042 (E) (8). The decision shall be made within 56 days of the next regular zoning application deadline as established by the City, unless otherwise agreed by the applicant and the City in writing. (8) Development Plan Application 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 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) The site shall be designed to conform to all provisions of the District, except as may be modified herein. (4) Redevelopment of existing sites shall be brought into conformance with all site improvement provisions of the District relative to and proportionate to the extent of redevelopment. (5) All buildings or groups of buildings shall be arranged so as to permit emergency vehicle access by some practicable means to all vehicles. (6) Every structure or dwelling unit shall be provided with adequate means of ingress and egress via public streets and walkways. (7) Exterior lighting shall be designed so that it is deflected away from adjacent properties and so that it does not impede the vision of drivers on public streets, adversely RECORD OF ORDINANCES Davton Lc,nl Blank. Inc. Or•clirrctrtce No. 13-08 (Amended) Page 36 Pus secl . 20 affect abutting properties or adversely affect the natural evening sky. (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. (2) Natural features and the site topography shall be incorporated into the proposed site design to the maximum extent practical. (3) Buildings and structures will be placed to preserve environmentally sensitive areas. (4) 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. (5) Sites which include storage of hazardous materials or waste, fuels, salt, or chemicals shall be designed to prevent spills and discharges of polluting materials to the surface of the ground, groundwater or nearby surface water bodies. These sites shall be designed to meet all applicable state and federal regulations. (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 width of streets and drives shall be appropriate for the existing and anticipated volume of traffic. (4) 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. (5) Off-street parking and loading areas shall be provided where required with particular attention to noise, glare, and odor effects of each use in the plan on adjoining properties and other properties in the proposed development. (6) 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. RECORD OF ORDINANCES D;n'um Lesal 61ank. Inc F~n'm \u. ±Ob~t3 13-08 (Amended) Page 37 ~p Ordirrctr7ce Na. Pa.r.red (7) The arrangement of public or common ways for vehicular and pedestrian circulation and their connection to existing or planned streets in the area shall be planned to operate in the safest and most efficient means possible. (d) Stormwater and Erosion Controls (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 shall be designed constructed and maintained to prevent flooding and protect water resources and 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) Appropriate measures shall be taken to ensure that removal of surface waters will not adversely affect neighboring properties. (5) Provisions shall be made to prevent erosion and the formation of dust during and after construction. 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. (6) Surface water on all paved areas shall be collected at intervals so that it will not obstruct the flow of vehicular or pedestrian traffic or create standing water. (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 Community Plan shall be maintained. (9) Decisions (a) In the event that a Development Plan Application is disapproved, the ART or Planning and Zoning Commission, as applicable, shall provide the applicant with a written decision setting forth the reasons for the disapproval and specifying the revisions that must be made in order for the Application to be approved. RECORD OF ORDINANCES a~.~~,~;. t~,~. Ordinance No. 13-08 (Amended) Page 38 ~o Passed (b) The Development Plan Application may be revised and resubmitted to the ART or Planning and Zoning Commission, as applicable, for further review and shall be approved, or approved with conditions if in accordance with the written decision of the ART or Commission. (c) Development Plan Applications denied by the ART shall be submitted to the Planning and Zoning Commission for Site Plan Approval in accordance with the procedures of this Section. (d) In the event that a Development Plan Application is approved by the ART with conditions that are not acceptable to the applicant, the applicant shall have the right submit the Application to the Planning and Zoning Commission for a Site Plan Approval to request that the conditions should be modified or waived. The applicant shall make a written request to the Director for this hearing no later than ten days following the date when the ART's decision on the Development Plan Application is issued. The hearing shall occur no later than 30 days following the receipt of the applicant's written request by the Director. (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. (f) Effect of Approval of Development Plan Application: Following the approval of a Development Plan Application through Administrative Review or Site Plan Approval, the applicant may proceed with the process for obtaining a certificate of zoning plan approval and building permit, consistent with the approval as granted. All construction and development under any building permit shall comply with the approved Development Plan Application. (F) Modifications to Approved Development Plan Applications: (1) Minor Modifications: The Director may authorize minor modifications to an approved Development Plan that are required to correct any undetected errors, 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) Minor adjustments in lot lines provided no additional lots are created and required setbacks are maintained; (b) Minor adjustments in the location of and layout of parking lots provided the perimeter setbacks, yards and buffers are maintained; (c) Minor adjustments in 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; (d) Substitution of landscaping materials specified in the landscape plan with comparable materials of an equal or greater size; I31ank. Inc. Ordincnlce Nn. 20 RECORD OF ORDINANCES 13-08 (Amended) Page 39 Passed (e) Redesigning and/or relocating stormwater management facilities provided that general character and stormwater capacities are maintained; (f) Redesigning 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. Q) 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) Other Modifications: 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 The following definitions apply to the terms as provided in the Central Ohio Innovation Center Districts. Definitions not specific to the Districts are as used in Chapter 153 of the Codes of the City of Dublin. (A) Construction Sign: A sign that identifies the owners, lenders, contractors, architects, and engineers of a project under construction, as well as the project itself. (B) Day: Calendar day. (C) Director. The Director of Land Use & Long Range Planning of the City of Dublin. (D) Expression Line: An architectural treatment extending or offset from the surface plane of the building wall, or change of material, color or other treatment. Expression Lines typically delineate the transition between floor levels and base-middle-top of a building. (E) Floor Area (1) 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. (2) Net Floor Area (NFA): That area used for or intended to be used for the sale of merchandise or services, or for use to serve patrons, clients, or customers; or area used in a dwelling unit for living purposes. Floor area which is used or intended to be used principally RECORD OF ORDINANCES Blank. Inc. I-urm Na .>004 i Page 40 Passed _ 1, 13-08 (Amended) Ordinance ~~`c~ for the storage or processing of merchandise, for hallways, or for utilities shall be excluded from the computation of usable floor area. Measurement of usable floor area shall be the sum of the horizontal areas of the several floors of the building measured from the interior faces of the exterior walls. - Presidina Officer (F) Live/work units: Residential units that permit some degree of commercial or other non-residential activity beyond that generally considered for a home occupation. The predominant use is residential, and commercial activity is a secondary use; employees and walk-in trade are not permitted. (G) Primary Sfreet.~ The streets providing the principle frontage for mixed-use buildings with active ground floor storefront uses and most intensively used by pedestrians. (H) Required Building Line (RBL): A line established on a parcel to indicate the placement of the principal structure upon the parcel, parallel to the frontage and/or right-of-way, facing a street or open space. The intent of the RBL is to align structures on a street or open space. The RBL is a setback distance requirement, not a permissive minimum distance. (I) Secondary Street: Streets intersecting a primary street and connecting to adjacent residential areas and providing access to off-street parking. (J) Street Wall: An opaque, freestanding wall built along the frontage line, or along the same building line as the building facade. (K) 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. Section 2. This Ordinance shall take effect on the earliest date provided by law. Passed this ~~ day of , 2008. ATTEST: Clerk of Council I hereby certify that copies of this Ordinance/Resolution were posted in the City of Dublin in accordance with Section 731.25 of the Ohio Revised Code. uty Clerk of Council, Dublin, Ohio \` CITY OF DUBLIlV_ Office of the City Manager 5200 Emerald Parkway • Dublin, OH 43017-1090 Phone: 614-410-4400 • Fax: 614-410-4490 TO: Members of City Council FRONT: Jane S. Brautigam, City Manager DATE: Apri13, 2008 Memo INITIATED BY: Steve Langworthy, Director, Land Use and Lang Range Planning RE: Ordinance 13-08 {Amended}, COIL Zoning Regulations SUMMARY The following changes have been made to the first reading COIC Code provisions in fallow up to the Council Work Session on March 315 and agreements with the Slane Development group. Section 153.038: District Uses ^ Section 153.03$ (B): Changed the District Use table to read and permit "Retail Sen~ice Uses Exceeding 20,000 sq. ft. GFA" as a conditional use in the HDP District. ^ Section 153.038, (C)(5}: Add a ne~~~ (c) "Professional service and general office uses" to the Administrative Support Services use category. ^ Section 153.038, (C)(5): Add anew (d} "Offices of physicians, surgeons, and related uses" to the Administrative Support Services use category. ^ Section 153.03$, (C){6)(a}: Change the "Commercial Services" category to reword "Cammercial uses not exceeding 20,000 sq. ft. GFA..."to "Retail set-~~ice uses not exceeding 20,000 sq. ft. GFA ^ Section 153.03$, (C)(13): Reword "Commercial uses not exceeding 20,000 sq. ft. GFA..." to "Retail service uses nat exceeding 20,000 sq. ft. GFA..." Section 153.039: Low Density Pod (LDP) And High Density Pod (HDP) District Development Requirements ^ Section 153.039 (B)(5){a): Building Materials -Relocate "HardiPlank equivalent or better siding" to end of subparagraph {1),1\~Iove "EIFS" from "(1) Primary Materials" to "(2) Secondary Materials." ^ Section 153.039 (B)(5){a): Building Materials -Add new paragraph (e} to read as follaws: "The ART may annro~~e other nrimarv building materials of similar auality to the permitted primary materials." Memo to City Council re Ord. 13-08 {Amended) - CHIC Zoning Districts April 3, 2008 Page 2 of 3 Section 153.040: Village Center and Community Center District Development Requirements ^ Section 153.040 (B}(4){c}: Building A-Iaterials -Relocate "HardiPlank equivalent or better siding" to end of subparagraph (c}; Move "EIFS" from "(c} Primary Materials" to "{d} Secondary Materials." ^ Section 153.040 (B)(4)(c): Building A-Iaterials -Add new paragraph (6) to read as follo~n~s: rimary materials." Section 153.041: Site Development Requirements ^ Section 153.041, (D)(1}, Sign Table Ground sign -height: change to measure height Pram the grade of the adjacent street. Ground/wall signs: change ground sign provisions to prohibit a wall sign if a ground sign is provided on the same street frontage; change ~~all sign provision to prohibit a ground sign on the same street frontage. Section 153.042: Development Approval Process ^ Section 153.042, (C} (Table of review procedures}: Under "Site Plan Approval" under "Application," delete "...other requests denied or referred by the ART." ^ Section 153.042, (E}(5}{e)(2)(c}: Delete. This requirement would have permitted the ART to send projects for Planning and Zoning Commission review if it deemed the scale and effect warranted further review. It is likely that should the ART review a project large enough to have a «~ider community impact, their ability to approve it ma}- be limited by the scale of the project itself, which may result in a denial and submission to the Planning and Zoning Commission. ^ Section 153.042 (E)(6)(c}: Change time available for submission of requests for Administrative Departures to remove 42-day limit after application to permit submission anytime following the approval of a Development Plan Application. ^ Section 153.02 (E)(7){c): Correction of text to change decision requirement to 56 days from the next available zoning application deadline (to account for the Planning and Zoning Commission schedule of meetings). ^ Section 153.042 (E)(8}(a)(3}: Change to add "The site shall be designed to conform to all provisions of the District, except as rnav be modified herein." This is a technical correction that takes into account the potential for administrative departures. ^ Section 153.042 (E)(9)(c}: Correction of text to change Planning and Zoning Commission Site Plan Approvals from a discretionary to mandatory review. Changes "may" in first line to "shall." Memo to City Council re Ord. 13-08 (Amended) -COIL Zoning Districts April 3, 2008 Page 3 of 3 ^ Section 153.042 (E)(9} new (d}: Adds a new paragraph to permit an applicant to submit a plan to for Site Plan Approval to the Planning and Zoning Commission if the ART attaches conditions or otherwise changes the plan in a manner with which the applicant does not agree. ^ Section 153.042 (E)(9)(e): (Re-lettered to (f) «~ith new (d) added). Delete "or Disapproval." Technical correction. REC0117117ENDATION Planning stag recommends approval of Ordinance 13-08 (Amended) at the April 7 Council meeting. 13-08 (Amended) AN ORDINANCE AMENDING CHAPTER 153 OF THE DUBLIN ZONING CODE TO ADD THE CENTRAL OHIO INNOVATION CENTER ZONING DISTRICTS (CASE NO. 07-101ADM) WHEREAS, it is necessary from time to time to amend the Code in order to protect the health, safety and welfare of the citizens of the City of Dublin; and WHEREAS, proposed Sections 153.037-043 of the Dublin Codified Ordinances contains standards and requirements to create the Central Ohio Innovation Center Zoning Districts with appropriate requirements, standards, and procedures to govern development within the Central Ohio Innovation Center; and WHEREAS, the purpose of this Code is to provide for and regulate a technology and research business center that will encourage the development and operation of urban and suburban technology and office park campuses that attract 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 development in the districts will adhere to uniform standards while addressing the unique needs of specialized industries and uses while ensuring that the appearance of the established community character remains consistent with the high quality image of the City; and WHEREAS, these standards give a competitive advantage to the COIC by providing a streamlined process for reviewing development proposals within the districts, and WHEREAS, the Planning and Zoning Commission reviewed the Ordinance on January 17, 2008, and recommends the adoption of the Ordinance because it serves to improve the health, safety and welfare of the citizens of the City of Dublin; NOW, THEREFORE, BE IT ORDAINED by Council of the City of Dublin, State of Ohio, of the elected members concurring that: Section 1. Sections 153.037-Q43 are hereby added and shall provide as follows CENTRAL OHIO INNOVATION CENTER DISTRICTS § 153.037 PURPOSE (A) Purpose: The Innovation Center Development District's requirements and standards are intended to provide four distinct zoning districts to implement the City's vision and goals in creating the Central Ohio Innovation Center {COIC}. The COIC is envisioned as an important technology and research business center that will encourage the development and operation of urban and suburban technology and office park campuses that attract 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 to promote the development of commercial, service, and residential uses that serve the primary users in the districts. The ultimate goal is to create zoning districts that set high-quality design and development requirements to ensure that development in the districts will adhere to uniform standards while addressing the unique needs of specialized industries and uses. At the same time, these standards give a competitive advantage to the COIC by providing a streamlined process for reviewing development proposals within the districts. (B) All Innovation Center Development districts shall be considered standard zoning districts under Section 153.016(A) of the Dublin City Code and shall constitute zoning classifications that are separate and distinct from others in the Dublin City Code. (C} If these requirements conflict in any manner with the City of Dublin Codified Codes, then the provisions of the Districts shall prevail. All matters not 13-d8 (Amended) Page 2 covered by the districts and their requirements shall be regulated by the requirements and standards contained of the City of Dublin Zoning Code. (D) Establishment of Districts; Zoning Amendments; District Intents {1) (2) (3) (4) (5) (6) (7) There are hereby created four COIC zoning classifications within the City of Dublin: High Density POD (HDP); Low Density POD {LDP}; Village Center (I-UC}; and Community Center (I-CC). A request to zone or rezone land to any COIC District designation shall be made in accordance with Section 153.234 of the Dublin City Code, Zoning Text and Map Amendments. Any development proposed to occur on land designated as HDP, LDP, I-VC, or I-CC shall be required to meet the requirements of the Districts. Low Density POD District Intent (a} Large format users, potential need for security, expansion, separation from other uses (b) Suburban campus setting (c) Sites with relatively low lot coverage (d) Accommodates buildings with lower heights (e) Includes manufacturing of aloes-intensity nature conducted in a manner and with a character that does not create significant negative impacts to the environment or surrounding area High Density POD District I ntent (a) High intensity sites (b) Urban campus setting with buildings located close to the street (c) High lot coverage (d) Multi-story buildings (e) Smaller lot sizes (f} Use of shared structure parking where appropriate (g) Includes manufacturing of aloes-intensity nature conducted in a manner and with a character that does not create significant negative impacts to the environment or surrounding area Village Center District Intent (a) RetaiUService orientation (b) Mixed use, generally not including residential uses (c) Limited in scale and intensity (d) Balance of vehicular and pedestrian orientation Community Center District Intent (a) Retail emphasis 13-d8 (Amended} Page 3 (b) Greater intensity of use with multi-story buildings (c) Pedestrian orientation with adequate vehicle access {d} High density residential component {including upper story residential use) {e) Accessible to entire development § 1x3.038 DISTRICT USES (A) Rezoning to the Innovation Center 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) High Density POD (HDP}; (2) Low Density POD (LDP}; (3) Village Center (I-VC), and (4) Community Center (I-CC}. (B) Except as modified in (C) below, the following table indicates the uses permitted within the established land use areas of the District. P = Permitted; C =Conditional Use; NP =Not Permitted District Use Table LDP HDP I-VC I-CC Research and Develo ment and Technolo Based Uses P P NP NP Medical Uses P P NP NP Manufacturing P P NP NP Education P P NP P Administrative Su ort Services P P P P Commercial Services NP P P P Residential NP NP P P Accesso Su ort P P P P Limited Personal Services P P P P Vehicle Oriented Establishments NP NP C C Warehousin P C NP NP Retail Service Uses Exceeding 20,OQ0 sq. ft. GFA NP ~-C NP C (C} The following lists the uses and requirements applicable to the individual Districts. (1) Research and Development and Technology Based Uses (a) Administrative offices for medical, financial, institutional, and corporate facilities. (b) Basic and applied research conducted in laboratories and offices as well as associated research support activities such as cold roams, glass wash and microscopy areas. (2) Medical Uses (a) Offices of physicians, surgeons, and related uses. (b) Hospitals. 13-d8 (Amended} Page 4 (c} Medical treatment facilities for the purpose of providing inpatient and/or outpatient surgery andlor other treatment of medical conditions. (d} Health and allied services. {e) Medical and dental laboratories. (3) Manufacturing (a) Prototype/light manufacturing of glow-intensity nature conducted in a manner and with a character that does not create significant negative impacts to the environment or surrounding area. (b) Research, synthesis, analysis, development and testing, including the fabrication, assembly, mixing and preparation of equipment and components. (c) Uses conducting research, design, engineering, testing, diagnostics and pilot or experimental product development, including automotive, electronic device, manufacturing, materials and alternative energy technologies. (d} Design and development of computer hardware, and software, data communications, information technology, data processing and other computer related services. (e) Life science technology and medical laboratories, including biomedical engineering, biotechnology, genomics, proteomics, molecular and chemical ecology. {4) Educ ation (a) Educational uses involving the instruction and transmission or dissemination of knowledge relating to the fields of general research and technology. (b) Public and private elementary and secondary schools. (c) Preschools. (d} University and professional schools and related educational facilities. {e) Conference centers, either freestanding or included with permitted hotels. May include banquet facilities and restaurants. (5) Admi nistrative Support Services (a) Organizations involved in the administration, promotion, technical assistance of research, technology and research application. (b} Conference centers, either freestanding or included with permitted hotels. May include banquet facilities and restaurants. (c) Professional service and general office uses (d) Offices of physicians. surgeons. and related uses. 13-08 (Amended) (6) (~) (8) (9) Commercial Services Page ~ (a) ~^^~ Retail service uses not exceeding 20,000 square feet GFA within a single enclosed building. (b) Restaurants, including outdoor seating areas, excluding drive through establishments. (c} Professional service and general office uses, including offices of physicians and surgeons. (d) Personal service establishments. (e} Financial services, including drive through establishments when accessory to a principal use. (f} Hotels, including extended stay lodging (may include restaurants as accessory uses). (g) Livelwork units. Residential (a) Single family attached dwellings. (b) Single family detached dwellings existing as of the effective date of this section. (c) Multiple family dwellings. (d) Upper story residential uses. Accessory Support: The following are Permitted uses or accessory to Permitted uses. (a) Parking structures (see Section 153.041 (B)}. (b) Commercial day care. (c) Indoor and outdoor recreational and fitness facilities. (d) Warehousing, accessary to a principal use within the same building. (e} Residential facilities associated with an allowed use, either private ar commercially operated. (f} Heliport, provided the requirements of § 153.094, (B} (1}are met. Limited personal services, restaurants, cafeterias, gift shops and other similar facilities accessary to a principal use provided: (a) They are contained entirely within a building with a Permitted use. (b) There is no outside evidence of the use (signs, storage, etc.}. (c) The total of all uses not exceed 15°10 of the GFA of the building in which they are located. (10) Parks, open spaces, plazas, art, community centers, libraries, and similar uses, either public or private. 13-08 (Amended} Page 6 (11} Vehicle oriented establishments provided: (a) The use is not located on a corner lot. (b) There is a minimum lot width of 100 feet. (c) There is only one full access driveway for each 100 feet of lot frontage or portion thereof. (d} There are at least eight drive-thru stacking spaces for ordering stations and four spaces for each exchange window/station. (12) Warehousing (freestanding}, provided: (a) The use is not located on a primary street. (b) Lot coverage does not exceed 60°~. (c) There is no outside storage. (13) ~~~a~si~~ Retail service uses exceeding 20,000 square feet GFA for a single enclosed building and principal use provided: (a) There is no outside display or storage. (b) The principal building gross floor area does not exceed the area permitted by the Conditional Use approval. (D) Similar Uses or Uses Not Addressed (1) Since every type of potential use cannot be anticipated this subsection provides a process for addressing uses not specifically listed. (2) 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. (3) 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 far each District, as described an Section 153.037 (D) and this Code. (b) Will not impair the present ar 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 Community Plan. (4) 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. (5) The Director's determination shall be in writing and sent to the applicant. The applicant may either appeal the decision to the Board of 13-08 (Amended} Page 7 Zoning Appeals in accordance with the provisions of this Code, or submit an application for an amendment to the Code. § 153.039 LOW DENSITY POD (LDP) AND HIGH DENSITY POD (HDP) DISTRICT DEVELOPMENT REQUIREMENTS A Minimum Lat and Yard Re uirements Low Density POD L t Lot Area 10 acres o Re uirements Lot Width 300 feet q Lot Coverage 5010 maximum F t S tb k Primar Street 150 feet Y d ron e ac Secondar Street 50 feet ar Re uirements Side Yard 50 feet + 10 feet for every story over 1 q Rear Yard 40 feet, except that no rear yard shall be required for a and abuttin a rail ri ht-of-wa Hi h Densit PO D L t Lot Area Not more than 30 acres o R i t Lot Width 100 feet equ remen s Lot Covers e 80 to maximum Primary Street Not less than 15 feet; not more Front Setback than 30 feet Yard Secondary Street 15 feet Requirements Side Yard 20 feet + 5 feet for eve sto over 3 Rear Yard 40 feet, except that no rear yard shall be required for a yard abutting a rail right-of-way (B) Building Requirements {1) !nt'enf: Buildings within the Innovation Center Development 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 Center Development Districts shall be required to meet the objective architectural standards of this Section unless a modification is approved, as provided herein. These requirements are not intended to stifle innovative architectural design but are instead intended to set a level of expectation for development in the Districts. {2) The design of buildings within the LDP and HDP Districts shall consider the following criteria: {a) The visual and functional components of the building, including but not limited to, materials, building height, massing and proportion, and roof shape and slope are complementary to the existing architecture in the city and to the existing architecture in the Innovation Center Development Districts. (b) 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} Where contemporary designs and modern images for buildings are used, they shall be compatible with the size, scale, color, material and character of the property, neighborhood, or environment. (d) Durable building materials, simple configurations and solid craftsmanship will be used. (3) Building Variation 13-08 (Amended} Page 8 (a) Facades: All sides of a principal building shall display a consistent level of quality and architectural interest. Each street-facing elevation far principal buildings an corner and through lots shall be required to vary the design of the facade. The building's architectural features and treatments shall be distributed through all of the facades. (b} Fronts of main buildings shall be varied through the use of bays, insets, balconies, porches, stoops or other variations as described in (c) below. (c) Building walls that are less than 250 feet in length shall have design variations to assure that the building is not monotonous in appearance. Variations shall be applied for each 60 feet of building length. Building walls that are 250 feet or more shall have variations applied far each 90 feet of building length. (d} Acceptable variations include, but are not limited to, any of the fallowing: (1) Recesses and projections along the building facade. Variations in depth shall be a minimum of 18 inches. (2) Architectural details or features, or changes in building materials that effectively articulate the building front. (3) Multiple, smaller roof elements and varied eave lines. (4) Enhanced ornamentation around building entryways. (5) Variations in building height of 10 feet or more. {4) Roofs (a) Flat roofs are permitted, but shall not be visible when viewed from street level and shall be enclosed by parapets a minimum of 42 inches high, or as required to conceal mechanical equipment. Parapets on flat roofs shall not be included in the calculation for building height. (b} Pitched roofs, when used, shall be moderately steep and include complex farms and elevation variations. Pitched roofs shall be symmetrically sloped no less than 5:12, except that entryways may have a slope of not less than 2:12. {c) Dormers, porches, and other similar secondary architectural features may have roofs with a minimum 4:12 pitch. Deep eaves and overhangs are encouraged. {d} For pitched roofs, natural and natural-looking roofing materials, such as wood shakes, textured shingles, slate, ceramiclfiberglass slate and the shall be used. Twenty-five year "true" dimensional asphalt shingles are acceptable. (5) Materials (a) Eighty percent of walls shall be constructed of primary materials, provided that no single material shall be used to meet this requirement. The following are acceptable primary and secondary building materials, as Hated. (1) Primary Materials 13-d8 (Amended} Page 9 (a) Brick. l.n\ L.I~o rrliDln r~li uiv~l r h ~r~n ~~Teq~e~~-e,~~tte~ (b) Glass. r~~Ea-F~ (c) Stone, such as Ohio limestone (natural or high- quality synthetic). (d} HardiPlank eauivalent or better siding. (e} The ART may aa_arove other primary building materials of similar auality to the permitted rimarv materials. (2) Secondary Materials (a) Gypsum Reinforced Fiber Concrete {for trim and cornice elements only). (b) Metal. (c) Split faced block {piers, foundation walls and chimneys only}. (d) EIFS (6) Building Entries {a) Principal buildings shall have at least one public entrance facing a public street, main parking lot, or connection to a parking structure serving the building. {b) Any public entrance shall be clearly identified using an awning {not including canvas materials), paving treatments, change in roofline or other features, such as signs, canopies, porticos, arcades, arches, wing walls, or integral planters. Other methods, such as unique color treatments or other similar means may be approved provided the same effect is achieved. (7} Height {a) Maximum Heights (1) Nigh Density Pods: Maximum building height is five stories or 70 feet, whichever is lower; with development height incentives, up to a maximum total of seven stories ar 80 feet, whichever is lower. {2) Low Density Pods: Maximum building height is three stories or 45 feet, whichever is lower; with development height incentives, up to a maximum total of five stories, or 60 feet, whichever is lower. (b) Incentives: Development height incentives are offered to induce applicants to provide various amenities or other activities that add vitality, environmental sensitivity and other activities consistent with the Community Plan. To this end, the maximum height may be increased by providing one or more of the following: 13-d8 (Amended} Page 10 (1) The building is designed to qualify for a Leadership in Energy and Environmental Design (LEED} Green Building Rating, or other similar accepted rating system. (2) The site andlar building uses innovative stormwater provisions, such as rain gardens, green roofs, etc., to accommodate more than 50% of calculated stormwater flow required to be controlled. (3) Use of a parking structure for at least 75°~ of required parking. § 153.040 VILLAGE CENTER AND COMMUNITY CENTER DISTRICT DEVELOPMENT REQUIREMENTS (A) Design Intent and Development Requirements (1) Design Intent: Generally, the following design principles apply to the Village and Community Center Districts: (a) There should be a variety of uses, services and building types that serve the needs of residents, workers and visitors alike. (b) Buildings should generally line streets. (c} Parking, except for on-street parking, shall be screened from public view, located behind buildings or treated architecturally to be compatible with adjacent uses. (d} On pedestrian-oriented streets where retail uses are to be concentrated, the ground level of buildings should include shops, restaurants, and similar uses or treatments (such as windows, awnings, entranceways) that encourage activity along the sidewalk; (e} Blocks lengths should be suitable for the district in which they are located, but in general should be short and walkable. (f} There should be a network of streets that provide alternatives for traveling through the main use areas. (g} Streets should be designed for cars, pedestrians and, where appropriate to traffic conditions, bicycles. (h} The types, placement, design and frequency of open spaces should be suitable to the uses which they are serving. (2} Minimum Lot ,Yard and Building Requirements: Village Center and Com munit Center Districts Lots Residential Nonresi dential Lot Area! Single family attached 8 units per acre maximum 3,200 Density Multi le famil 12 units er acre maximum sq. ft. Lot Width 150 ft. 40 ft. L t 45% maximum 65% o Coverage Up to 20% additional lot coverage may be approved by the ART for innovative stormwater rovisions inctudin rain ardens, reen roofs, etc. Block Block lengths shall not exceed 600 feet without an intervening street, Len th edestrian wa , alle , or other access. Villa a Center Communit Center Yards Nonresi Residential Nonresidential Residential dential Required Min. 0 ft. 0 ft. 0 ft. 0 ft. 13-08 (Amended} Page 11 (2) Minimum Lot ,Yard and Building Requirements: Village Center and Community Center Districts Building 10 ft. Line (RBL) 10 ft. when used when Max. 15 ft. for outdoor 15 ft. used for seating outdoor seating On each lot the building facade shall be built to the RBL for at least 80% of the RBL length. The building fagade shall be built to the RBL within 30 ft. of any black corner. A street wall not less than three feet in height or greater than six feet in height shall be required along any RBL frontage that Street is not otherwise occu ied b a buildin on the lot. Wall The height of the street wall shall be measured from the adjacent public sidewalk or, when not adjacent to a sidewalk, from the round elevation once construction is com lete. Sid Y d 7 ft. 0 ft. 7 ft. 0 ft. e ar 15 ft. for nonresidential borderin residential use R Y d 25 ft. 10 ft. 15 ft. ear ar There is no required setback from alleys. Buildin s Single family attached 950 sq. ft. per unit Minimum Dwelling 850 sq. ft. per unit + 150 Unit Sizes Multiple family sq. ft. for each bedroom over 1 Height See Section 153.040 (B) (6} and (C) (6) (B) Building Requirements -Nonresidential (1} Building walls that are 10Q feet or greater in length shall have design variations to assure that the building is not monotonous in appearance. Variations shall be applied for each 40 feet of building length. Acceptable variations include, but are not limited to, the following: (a) Recess and projections along the building facade. Variations in depth shall be a minimum of 18 inches. (b) Architectural details or features, or changes in building materials that effectively vary the building front. These may include but are not limited to window casings, cornices, railings, foundation walls, shutters, quoins, downspouts, fascia, and gutters. (c) Eaves, porch columns, roofs, railings, chimneys, etc. (d) Building entryways. (e) Variations in building height of 10 feet or more. {2) Expression Lines {Community Center District only} (a) The base of any building exceeding a height of three stories shall be distinguished from the remainder of the building with an emphasis on providing design elements that enhance the pedestrian environment. An Expression Line (EL} shall distinguish the base from the remainder of the building. (b} The EL shall be created by a change in material, a change in design, or by a continuous setback, recess, or projection above or below the expression line. Elements such as cornices, belt courses, corbelling, molding, stringcourses, ornamentation, awnings or canopies, and changes in material or color or 13-d8 (Amended} Page 12 sculpturing of the building base are appropriate design elements. (c} If applicable, the height of the EL shall be related to the prevailing scale of development in the area. A change of scale may require a transitional design element between existing and proposed features. (3) Roafs (a) Pitched roofs shall be moderately steep and include complex forms and elevation variations. Pitched roofs shall be symmetrically sloped no less than 5:12, except that entry ways may have slopes of not less than 2:12. (b) Flat roofs may only be provided for buildings exceeding three stories. Flat roofs shall not be visible when viewed from street level and shall be enclosed by parapets a minimum of 42 inches high, or as required to conceal mechanical equipment. (c) Multiple, smaller roof elements and varied eave lines shall be used to mitigate massing and add interest to larger roof forms. (d) Natural and natural-looking roofing materials, such as wood shakes, textured shingles, slate, ceramiclfiberglass slate and the shall be used. Dimensional asphalt shingles are acceptable. {4) Materials {a) Durable building materials, simple configurations and solid craftsmanship are required. (b) The following are acceptable building materials. Eighty percent of walls shall be constructed of primary materials, provided that no single material shall be used to meet this requirement. The percentage applies to that portion of the wall after transparency requirements have been met. (c) Primary materials (1} Brick (2) Glass. (3) Stone, such as Ohio limestone (natural or high-quality synthetic). (4) Wood lap siding. (5) HardiPlank eauivalent or better sidina. (6) The ART may approve other primarv buildina materials of similar auality to the permitted primarv materials. (d} Secondary materials (1) Gypsum Reinforced Fiber Concrete (for trim and cornice elements only). 13-d8 (Amended} Page 13 (2) Metal {beams, lintels, trim elements and ornamentation only). (3) Split faced block (piers, foundation walls and chimneys only). (4) EIFS. (5) Building Entries (a) At a minimum, one visible and usable main building entrance shall be located on the face of the building facing a public street. (1) Commercial buildings shall have one entrance for every 60 feet of building frontage. (2) Office buildings and other noncommercial buildings shall have one entrance far every 90 feet of building frontage. (3) Where more than one entry on the building frontage is required may be waived where an entrance is provided to a parking area located at the side or the rear of the building. (b) The entrance shall be clearly identified using a paving treatments, change in roofline or other features, such as canopies (not including canvas materials}, porticos, arcades, arches, wing walls, or integral planters. Qther methods, such as unique color treatments or other similar means may be approved provided the same effect is achieved. (c) Doorways open directly to the sidewalk or facing a street shall be recessed. (6) Height (a) Minimum building height is two stories. A single story may also be approved where the Planning and Zoning Commission determines that the nature of the use or architecture of the building necessitates a single story structure and the appearance of a two story or greater building is maintained. (b) Maximum building height is three stories, except as otherwise provided through development height incentives. (c) Development height incentives are offered to induce applicants to provide various amenities or other activities that are environmentally sensitive, provide amixed-use setting, and include other activities consistent with the Community Plan. To this end, the Planning and Zoning Commission may permit one additional story above the maximum building height for each of the following: (1) Innovative stormwater provisions including rain gardens, green roofs, etc. (all buildings). (2) Residential use on at least one, entire upper floor (commercial and office buildings). 13-08 (Amended} Page 14 (3) Buildings that are designed to qualify for a Leadership in Energy and Environmental Design (LEED) Green Building Rating, or other similar accepted rating system. {4) Use of a parking structure for 75% or more of required parking. (d} In no case shall the development incentives permit more than three additional stories {six total stories), or exceed 80 feet, whichever is lower. {e) In no case shall building height vary from the height of adjoining building(s) by more than two stories. (f} The maximum interior clear height (floor to ceiling) for stories other than the ground story is 14 feet. For commerciallretail use buildings there shall be a 15 feet minimum and 30 foot maximum interior clear height for the ground story. (g) At least 80°~ of each upper story shall have an interior clear height (floor to ceiling) of at least nine feet. {7) Transparency Requirements (a} The first floors of all buildings must be designed to encourage and complement pedestrian-scale activity. It is intended that this be accomplished principally by the use of windows and doors arranged so that the uses within the building are visible from and/or accessible to the street. (b} Except as noted in (g), below, building facades facing public streets, parks and through block walkways shall meet the requirements of this subsection. (c) Minimum Transparency Requirements (1) Cammercial/Retail: Aminimum of 60°~ for ground level stories and 40% for the building facade above the ground level story of window and door openings shall be provided. Up to a 20°~ (e.g. from 60°~ to 40°~) reduction may be permitted for ground floor uses that provide courtyards and plaza areas that exceed a contiguous area of 500 square feet along the building frontage (not including public sidewalk areas). (2) Office, educational, and institutional buildings: A minimum of 50% of window and door openings shall be provided. Up to a 10°k (e.g. from 50°~ to 40°~) reduction may be permitted for ground floor uses that provide courtyards and plaza areas that exceed a contiguous area of 500 square feet along the building frontage (not including public sidewalk areas}. (d} Transparency calculation requirements shall apply to the area of the facade between two and eight feet above the sidewalk. (e} Only clear or lightly tinted, non-reflective glass in windows, doors, and display windows shall be considered transparent. (f} Windows shall not be blacked by interior displays ar otherwise have views to the interior obstructed for a distance of five feet into the interior. 13-08 (Amended} Page 1~ (g) Transparency requirements do not apply to parts of buildings used for interior assembles or gatherings. This shall not be construed to mean lobby or entry areas to individual buildings. For areas where transparency requirements do not apply, building facades shall be enhanced by architectural detailing, artwork, landscaping or similar features. (C} Building Requirements -Residential {1) Building walls that are 100 feet ar greater in length shall have design variations to assure that the building is not monotonous in appearance. Variations shall be applied far each 40 feet of building length. Acceptable variations include, but are not limited to, the following: (a) Recess and projections along the building facade. Variations in depth shall be a minimum of 18 inches. (b} Architectural details or features, or changes in building materials that effectively vary the building front. (c) Enhanced ornamentation around building entryways. (d) Landscaping. (e} Streetscape elements. (f} Variations in building height of ten feet or more. (2) Expression Lines (a) An expression line (EL) shall be provided for any building exceeding a height of three stories to distinguish the base from the remainder of the building, with an emphasis on providing design elements that enhance the pedestrian environment. (b} The EL shall be created by a change in material, a change in design, ar by a continuous setback, recess, ar projection above or below the expression line. Elements such as cornices, belt courses, corbelling, molding, stringcourses, ornamentation, awnings or canopies, and changes in material ar color or other sculpturing of the base, are appropriate design elements for enhancing the pedestrian environment. (c) If applicable, the height of the EL shall be related to the prevailing scale of development in the area. A change of scale may require a transitional design element between existing and proposed features. (3) Roofs (a) Pitched roofs shall be used. Pitched roofs shall be moderately steep and include complex farms and elevation variations. (b} Roofs shall be symmetrically sloped no less than 5:12, except that entryways may have slopes of not less than 2:12. (c} Natural and natural-looking roofing materials, such as wood shakes, textured shingles, slate, ceramiclfiberglass slate and the shall be used. Dimensional asphalt shingles are acceptable. (4) Materials 13-08 (Amended} Page 16 (a) Eighty percent of walls shall be constructed of primary materials, provided that no single material shall be used to meet this requirement. {b) Primary materials: (1) /B+rick~~H,,,arpdiP'l~aF,n,,k equivale,.n~t+,o~r, better siding. m= n~ ~ fnr ~ri F e e Er~ rc~ ~ ~ , ~7yp~t#Fli~~ ritFbt Gi~itt . nn rninn nln mnn4o nnla r\ /'2 v +c .~nrl nrnnrv~ +:~~n e'ta~~ve ~ m te s to s c~e~ - et~- t ~ Y tVt r rr , r , z~~„a ~,n ~ n e-n~} (5) Stone. (~) StUGGO. (7) Wood lap siding. {8) EIFS. (c) Seco ndary materials {1) Gypsum Reinforced Fiber Concrete {for trim and cornice elements only). (2) Metal (beams, lintels, trim elements and ornamentation only}. (3) Split faced block (piers, foundation walls and chimneys only). (d} Vinyl materials may be used, on a limited basis, in accordance with the requirements of Section 153.190 of the Zoning Cade. (e) Wind ows {1) Windows must be present on all four sides of the structure in a manner consistent with the treatment used on the front of the building. (2) All windows must be trimmed with wood on all four sides of the structures using stucco, wood siding, Hardi- Plank orvinyl an the exterior. (No wood trim is required when windows are surrounded by brick or stone). (f} Building mass and facade articulation for residential buildings located on a corner lot shall have similar details facing bath streets {i.e. windows, wrap-around parches, or architectural detailing such as trim, quoins, shutters or fascia}. The treatment shall be Gompatible with the building's overall architectural style, and shall be used consistently on all facades. When brick or stone are used on the front elevation of the building, it must be repeated in some form {water table, chimney, corner wrap, ar similar treatment} an the remaining faces of the building. (5) Building Entries, Patios and Decks 13-d8 (Amended} Page 17 {a} The primary building entrance shall be located in the front fapade parallel to (and visible from) the street. (b) Single-family attached dwellings shall provide a stoop at the entrance of each living unit on the front facade. Not more than two units may share the same stoop. The stoop landing at the top of the steps shall have a minimum depth and width of five feet. {c) Multiple family buildings with dwellings accessed from Gammon entrances shall provide at least one entrance an the front facade with a stoop or a entrance from within a courtyard that opens to the front facade parallel to (and visible from} the street. The stoop landing at the top of the steps shall have a minimum depth and width of five feet. If a courtyard is provided, the courtyard shall have a minimum depth and width of at least 12 feet. (d) A stoop may project forward of the RBL, provided it shall not extend into any right-of-way. {e) The finished floor elevation shall be at least three feet and not more than seven feet above the exterior sidewalk elevation in front of the building, or from the ground elevation, whichever is higher. (f} Stoops, patios and decks (scale and materials} whether enclosed or open shall be of the same or similar materials as those of the principal building. (g) Decks and patios in the side or rear yards shall be set back at least five feet from the side or rear property line. (6) Height (a) A single story may also be approved where the Planning and Zoning Commission determines that the nature of the use ar architecture of the building necessitates a single story structure and the appearance of a two story or greater building is maintained. (b) Maximum building height is three stories, or 40 feet, whichever is lower, except as provided in (c) below. (c) Incentives: Development height incentives are offered to induce applicants to provide various amenities or other activities that add vitality, environmental sensitivity and other activities consistent with the Community Plan and the District. To this end, one additional story above the maximum building height shall be permitted for any of the following, as applicable: (1) Innovative stormwater provisions including rain gardens, green roofs, etc. (2) Buildings that are designed to qualify for a Leadership in Energy and Environmental Design (LEED} Green Building Rating, or other similar accepted rating system. (d} In no case shall the development incentives permit more than two additional stories (five total stories}, or exceed 70 feet, whichever is lower. 13-08 (Amended) Page 18 (e} In no case shall building height vary from the height of adjoining buildings} by more than two stories. (7) Accessory Buildings and Structures (a) For single family attached and multiple family uses, individual garages not exceeding 400 square feet each are permitted. If more than one garage is provided, garage structures shall be attached in groups of not more than ten garage spaces per group. Setbacks and heights for garage structures shall be the same as for single accessory buildings. (b) Attached garages shall not project forward from the fagade of the principal building. (c) A detached accessory structure shall be located at least six feet from and behind the principal building. (d) Any accessory building in excess of 100 square feet shall be constructed of materials similar to those of the principal building to which it is accessory. (e) One detached or one attached accessory building is permitted on a lot on which there is a principal building or use. Accessory buildings shall not exceed 800 square feet in area or 14 feet in height. § 153.041 SITE DEVELt7PIUlENT (A) Parking Requirements (1) Parking may be permitted in the front yard where no other permissi ble location or parking arrangement is practical. Consideration shall also be given to ensuring compatibility with surrounding building lines and the pedestrian environment of the site and area. Screening shall also be required. (2) In the Village and Community Center, no less than 75% of the parking places shall be located to the rear andlor one side of buildings and on the interior of blocks and screened line by landscaping or decorative walls along any street edge. (3) (4} (5) All parking areas shall be accessed only from a rear alley or side street where available. Sidewalks shall be provided on-site to link parking and the public sidewalk to the entrance of the building. Parking PaRern Arele N(~h 1-Wary 2-Way ~ Parkig Space Lengthy VKidtlnT Tdal 1-Way Widfr 2-Way Parallel 12ft. 15 R. i 25 R. 9ft~ 33 ft. 36 ft. 0-75 Degree 12 R. 22 R. 21 ft. 9 ft. 48 R. 88 ft. 78-90 Degree 12 R. 22 R. 19R 9R 50 fl. 80R 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 ). ranang ana maneuvering areas shall meet the minimum requirements of the Parking Space Dimensions table (see graphic). The following Table of Parking 13-d8 (Amended} Page 19 Table of Parking Requirements Use Parkin Re uirement One space per 3 persons by seating capacity or maximum occupancy (whichever is greater) in the largest assembly area. Education Where assembly areas are not present, 1 space per classroom and 1 space per 300 sq. ft. GFA of office area. Technical, vocational and trade schools: 1 space per each 10 students in addition to the spaces required above. Residential 1.5 s aces er dwellin unit 5 spaces per dwelling unit or bed, whichever is greater; Residential Care day care uses -1 space per 10 children at licensed ca acit 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,DDD s . ft. of NFA Professional, 000 sq. ft. of NFA 2.5 spaces per 1 Medical, Office , Medical S aces re uired for offices Treatment 1 space per treatment room + 1 space per in-patient bed Facilities Personal Service 2 s aces er 1,DD0 s . ft. of NFA Retail Sales 3 spaces per 1,000 sq. ft. of NFA Restaurant One space per 3 persons by occupancy or 3 spaces per , Ent ment t i 1,OD0 sq. ft. of NFA, whichever is greater er a n and Recreation C}utdoor recreation areas shall submit a parking plan for a royal b the ART detailin ex ected arkin needs Warehousin 1 s ace er 5,000 s . ft. of NFA Light 1 space per 1,DD0 sq. ft. GFA Manufacturing Utility One space per use (6) Parking Adjustments (a} Parking adjustments may be approved by the Administrative Review Team (ART) in the LDP and HDP Districts and by the Planning and Zoning Commission in the I-UC and I-CC Districts. (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 far construction of the required number of parking spaces in accordance with the requirements of this section far 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. 13-08 (Amended} Page 20 (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. (f} After one year the ART, after notice to the property owner, may require the removal of all or part of the additional parking spaces permitted for parking lots exceeding100 spaces upon a finding that the spaces have not been utilized to the extent previously documented by the owner, or if other shared parkinc arrangements have been made ar may be available. (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. (9) Bicycle Parking (a) Any development required providing six or more parking spaces shall be required to provide bicycle parking. (b) Off-street parking areas shall contain at least one bicycle parking space for every 12 spaces, or fraction thereof, required for motor vehicles. {c) Bike parking for commercial, residential and mixed-uses shall be conveniently located adjacent to or within the sidewalk or front courtyard. Bicycle facilities for patrons shall be located within 100 feet of the building entrance. (d) Placement of bike racks shall be carefully considered to minimize conflicts with pedestrian travel. Bicycle parking shall be bike rack or locker-type parking facilities unless otherwise specified and shall be designed to allow a bicycle to be locked to a structure attached to the pavement. (e) The ART or Planning and Zoning Commission, as applicable, may reduce bike rack parking facilities for patrons when it is demonstrated that bicycle activity will occur to a lesser degree at that location. Additional spaces may be required when it is determined that the use or its location will create a higher volume of bicycle activity. (10) Loading Areas (a) Buildings and structures, excluding parking structures, must provide off-street loading spaces for service/delivery. (b) Applicants shall submit information justifying the number of loading spaces provided. Additional loading spaces may be required if warranted by a change in use or other circumstance. (c) Use of these spaces must not interfere with the normal movement of vehicles and pedestrians. 13-08 (Amended} Page 21 (d} Where separate loading areas and loading docks are provided loading spaces shall be at least 12 feet wide, 30 feet long and 14 feet high. (e} Any loading dock located along any side of a building which faces a public street or highway shall be screened from view. (f} An alley or front service drive may be used where a single loading space is required. (B) 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, a minimum stall dimension of 8'/ feet wide by 1$'/ feet deep may be allowed. (2} Interior circulation: The interior of the structure shall be designed in accordance with the requirements of the City Engineer. (a) Entering traffic shall circulate in a counter clockwise direction i1 possible. Opportunities for recirculation shall be provided. (b) Maximum aisle length shall not exceed 400 feet without providing a cross aisle. (c} The width of a cross aisle shall be 18-24 feet. (d} Minimum ceiling height shall be seven feet {9-10 foot floor to floor heights). However, 8'h feet is desirable where disabled- capable vans are to be accommodated; this may translate into floor to floor heights aver ten feet. (3) PedestrianlSafety (a) Stairways on the building's exterior shall be visible from the outside. Maximum distance between parking spaces and nearest exit stairwell shall be 200 feet. (b) There shall be at least one elevator serving the structure. Not more than 350 feet shall separate any parking space and the elevator. (c) Security: Pedestrian flow shall be channeled through only one or two openings to permit surveillance, either by a cashier at a booth ar by a television camera monitored at a remote location. Active techniques with security personnel who monitor television or sound equipment may also be used if 24-hour coverage is available. {4) Access Points/Lanes (a) Twa 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. 13-08 (Amended} Page 22 (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. (f} Single entrance lanes from the street shall be from 13-16 feet, tapering down to 10 feet at the approach to the control equipment. Double entrance lanes shall be 24 feet wide. (5) Lighting (a} There shall be no casting of glare or spillover lighting outside of the parking structure. (b} Adequate lighting is necessary for the safe movement of vehicles and pedestrians and for the security of patrons and parked vehicles. Garage lighting shall be concentrated on aisles and ramps, with spillover lighting to illuminate parking stalls. {c) Top deck lighting of parking structure shall use full cut-off fixtures and lower pole heights to eliminate glare and visibility of pole mounted fixtures. (6) Design and Appearance (a) The structure shall be architecturally compatible with the buildings they serve and have a full roof, varied parapet heights or other suggestive roof form variations to present a more finished appearance. (b) 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. (c) 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 parapet height. (d} The structure shall not exceed 500 parking spaces in the Village and Community Center. (e} Parking structures shall maintain afive-foot setback from the RBL or front setback. Lot coverage shall not exceed 80°~. (f} Pedestrian and vehicular entries will be clearly distinguished. {7) Character and massing: Parking structure facades over 150 feet in length shall incorporate vertical and/or horizontal variations in setback, material or fenestration design along the length of the applicable facade, using one or more of the following methods: (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/ar design of ground floor openings; (2) Incorporating changes in architectural materials; and/or 13-08 (Amended} Page 23 (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 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) Interior views: Facades of parking structures shall be designed without 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 mare of the following methods: (1) Decorative trelliswork and/or screening as architectural elements on the parking structure facade, without compromising the open parking structure requirements of any applicable Code; and/or (2) Glass window display cases incorporated into pedestrian walls built between two structural pillars. Glass window display cases shall be at least two feet deep, begin twelve 12 to 30 inches above the finished grade of the sidewalk, and cover at least 60°~ of the area between two pillars. (3) The trelliswork or window display cases may be waived if the applicant can demonstrate same other method to minimize views into the parking structure. Alternate 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 retaillcommercial 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 screening as architectural elements on the parking structure upper floor facades; and/or {c) Upper parking floors designed as a pattern of window-like openings on the parking structure facade. (8) Ground Floor Uses (Community Center only) 13-08 (Amended) {a) Parking structures in the Community Center shall be designed so that an area equaling a minimum of 70% of the length of the exterior ground floor facade(s), excluding vehicle entrances and exits, is either built as, or convertible to, retail/commercial or service uses. (b} The applicable floor area shall extend in depth a minimum of 20 feet from the exterior parking structure facade, provided that the minimum required depth may be averaged, with no dimension less than 15 feet. The minimum clear interior ceiling height standard of the retailtcommercial or service use portion of parking structures shall be ten feet. The proposed location of the commercial area shall be approved by the Planning and Zoning Commission. (c} At the time of construction, a minimum of 1,000 square feet of leasable retail/commercial or service space shall be constructed and made available for occupancy. The remainder of the area necessary to fulfill the minimum retail/commercial or service use requirement not included at the time of construction shall employ window display cases which shall be designed as follows: (1) Glass window display cases shall be incorporated into ground floor walls and shall be built between two structural pillars. (2) Glass window display cases shall be at least two feet deep, begin 12 to 30 inches above the finished grade of the sidewalk, and cover at least 60°~ of the area between two pillars. (d} The number of parking spaces displaced by the portion of the parking structure ground floor designed for retail/commercial or service uses may be added to the required number of parking spaces. (C) Landscaping Requirements (1} A six-foot masonry wall of brick or architectural block shall be erected along rear lot line(s) that adjoin a lot containing a residential building. (2) VIlaste and Refuse (a) All waste and refuse shall be containerized and fully screened from view. (b) All refuse enclosures shall be located within required setbacks and be comprised of materials architecturally consistent with the primary structure. (3) Storage and Equipment (a) Areas devoted to the storage of materials, supplies, equipment or products outside of a permitted structure shall not exceed the following: (1} For main buildings with a GFA of 225,000 square feet or less, an area equal to 5°~ of the main building GFA. (2) For main buildings exceeding 225,000 square feet, an area equal to 2'/% of the main building GFA. 13-08 (Amended} Page 2~ (b) 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) Screening shall be accomplished using solid landscape plantings for screening, or decorative walls at least five feet in height. I n instances where mechanical screening is incompatible with the architecture and overall appearance of proposed structures, mechanical units shall be painted to match the structure, as determined appropriate by the ART or Planning and Zoning Commission. (4) Street Trees: One 2'/ inch caliper street tree shall be provided and located at each 35 foot interval of public or private street frontage and along entry driveways exceeding 200 feet in length. Street trees of four inches or greater caliper at planting may be located at 45 foot intervals. (5) Open Spaces: 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. Groupingslclusters of trees are preferred, planted at intervals necessary to ensure their survival. (6) Surface Parking Lots (a) In order to enclose the portion of the parking exposed to view of public streets, parking lots visible from a public street or adjacent residential buildings shall be screened by a three foot high {six feet if bordering a residential lot or use) decorative masonry wall. However, screening must be broken up at intervals na greater than 50 feet to provide pedestrian access to a public sidewalk, where available. (b} 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 mare. Landscape islands with a surface area equal to 5% of the area of the paved surface (including all parking spaces, interior drives, loading docks, drop-offlpick-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: {1) 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. (2) All landscape islands must be a minimum of 300 square feet in area and seven feet in width. (3) A minimum of one broad leaf/deciduous tree shall be provided for every 300 square feet of landscaped area required. (4} The landscape areas may be located in "dead corners" ar 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. 13-d8 (Amended} Page 26 (7) Unless otherwise specified in this Section, all other applicable requirements of Section 153.134-148 shall be met. (D) Signs (1) Signs are regulated by Chapter 153, except as modified in the following table. All other applicable requirements of Section 153.150- 163 shall be met. Signs for All Uses One sign per lot, provided that for a corner lot property, 1 sign is permitted for each frontage, not to exceed a total of 2, and Number provided that multiple signs are separated by at least 300 ft., as measured along the front property lines. A around sign is not Ground Size 32 sq. ft. plus 1 sq. ft. for each lineal foot of street frontage in excess of 50 ft., not to exceed 50 sq. ft. Location 10 feet from any lot line. Height 8 feet maximum, as measured from the grade of the adjacent street. Wall si ns a re not ermitted if a ro ectin si n is rovided on the same wall. One per building. Additional signs are permitted for walls facing an off-street parking area designated for that building provided there is a public entrance to the building on that wall. Number One wall sign is permitted for a parking structure, not exceeding one square foot of sign for every lineal foot that the building or establishment fronts on that street. Signs indicating entrances and exits onl are not included in this calculation. Facing a public street: not exceeding 20% of the wall area to which it is attached to a maximum of/z sq. ft. per each lineal foot W ll of building wall length. a Signs facing an off-street parking area shall be no greater than Size 50% of the size permitted for wall signs located on the wall facing the public street. An additional 10°l0 of sign area may be allowed if uses located on upper floors utilize the wall or projecting signs for uses on the round floor. Attached to the wall facing a public street oroff-street parking Location area designated for that building, not extending above the roof line. Where a building contains more than one ground floor establishment, wall signs, where permitted shall be limited to one wall sign per establishment on each wall with a limit of 2 signs per building. Signs for V illage and Community Center District Projecting signs are not permitted if a wall sign is provided on the same wall. One per building. Additional signs are permitted for walls facing Number an off-street parking area designated for that building provided there is a public entrance to the building on that wall Size Not exceeding 20 sq. ft. Location Attached to the wall facing a street or parking area, spaced at Projectin least 25 ft. from another projecting sign. g Minimum of 8 feet between the bottom of the sign and sidewalk Height grade and not extending above the sill of the second story window or 16 ft. in height (measured from grade to the top of the sign), whichever is lower. Where a building contains more than one ground floor establishment, projecting signs shall be limited to one sign per establishment on each wall with a limit of 2 signs per building. Window Window signs are permitted in accordance with the provisions of Chapter 153, rovided that the trans arenc re uirements are maintained. Signs be affixed flat to the surface thereof. Signs shall not extend vertically or horizontally beyond the limit of the awning. The sign shall indicate only the name or address of the use. The sign shall be non-illuminated. Awning Sign area shall not exceed 10°l0 of the surface of the awning area to which it is affixed. One sign may be suspended under an awning for each ground floor establishment, not exceeding 3 sq. ft. in area and have a minimum clearance of 7'/~ ft. above the sidewalk. (2) Signs not permitted by this Section are prohibited. (E) (F) 13-d8 (Amended) Page 27 Site Lighting: The lighting requirements of Section 153.149 shall be met. Circulation and Access (1) Private development shall include the dedication of rights-of-way for the future expansion and widening of public roads in accordance with the City's adopted Thoroughfare Plan and/ar adopted plans for the Central Ohio Innovation Center, whichever is greater. (2) All access from public rights-of-way shall be provided at locations approved by the City. (3) All private drives, parking areas, pedestrian paths, and sidewalks shall meet or exceed the minimum requirements established by the City. (4) All sites shall comply with the City's Administrative Policy for Intersection Visibility Triangles at all proposed access points. (5) Crass access easements shall be provided for shared driveways. (6) Pedestrian Paths (a) Pedestrian access shall be pravided between all building entrances and public sidewalks along street frontages. (b) Connections to public sidewalks and pathways shall be provided and continuously maintained. (c} Connecting sidewalks and pathways shall meet construction requirements of the City of Dublin. (7) Sidewalks (a} A minimum combined sidewalk and tree lawn dimension of 12 feet shall be provided along all public streets. Street trees, pedestrian-scale street lights and street furniture shall be located in the area adjacent to the curb. Sidewalks shall be at least five feet wide. (b) A minimum sidewalk width of eight feet is required within ten feet of commercial, office, and institutional building fronts. (c) A minimum sidewalk width of five feet is required within ten feet of residential and industrial building fronts. {d) A minimum eight foot combined bike and pedestrian path in the interior of a lot may be substituted far public sidewalks provided that connections to public sidewalks or adjoining bike and pedestrian paths are provided. (e} Covered sidewalks in commercial and public use areas are encouraged, but not required. Where provided, covered sidewalks shall: (1) Have a minimum interior clear height of 11 feet except as otherwise provided for signs, street lighting and similar appurtenances. (2) Have a minimum of ten feet clear width between the facade and the support posts or columns of the sidewalk structure. (3) Have pasts ar columns spaced ten to 15 feet on center. 13-08 (Amended) (4) (5) Page 28 Provide for a continuous public access easement at least four feet wide running adjacent and parallel to the sidewalk columns/pasts. Not encroach on any public rights-of-way. (G) CommonlOpen Space {1) Far nonresidential and mixed use developments, not less than 10% of the lot area shall be devoted to public or common open space. Residential developments shall provide at least 25°~ of the lot area devoted to public or common open space. (2) 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. (3) 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. (4) 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. (5) Commonlopen 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. (6) Outdoor Seating (a) For commercial and office uses, there shall be one linear foot of seating for each 50 square feet of open space, provided that not less than eight linear feet of seating shall be provided, nor shall more than 100 linear feet be required. Ledges, walls or planters that are flat and between 20 and 36 inches above grade and have a minimum depth of eight inches may be counted as seating. Movable chairs will count as 30 inches of linear seating per chair. (b) Outdoor seating areas shall be limited to the area directly in front of the use to which the seating area is accessory and shall not extend into adjoining sites. If the seating area is located at the rear or side yard, it shall be contained within the same lot. (H) All utility lines including water supply, sanitary sewer service, electricity, telephone and gas, and their connections ar 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. § 153.042 DEVELOPMENT APPROVAL PROCESS (A) Intent (1) Intent: The purpose of this Section is to provide adequate review of applications for rezoning andlor development within the Innovation Center Development Districts. The procedures set forth herein are intended to enhance the ability of developers to receive efficient and 13-d8 (Amended} Page 29 predictable review and approval of projects within the Districts. The timing requirements for such reviews and approvals serve to ensure that the Central Ohio Innovation Center will remain competitive with research and technology parks in otherjurisdictions that employ aggressive timelines for approvals of similar developments. (2) It is also the intent to ensure that compliance is 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. (3) These regulations are intended to ensure that development is provided that has adequate and efficient provision of facilities andlor infrastructure, and 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, as required for the public goad. (B) Purpose: The purpose of the review processes defined in these Districts is to ensure compliance with the Community Plan and the specific provisions of the District. Rather than attempt to establish any one style or manner of development, the intent of the requirements of these Districts and the applicable review procedures is to 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 Community Plan and the COIL are vital to the success of the City, and their use will better ensure the active support and assistance of the residents and business owners of the city through the process of project review and implementation. (C} The following table provides an overview of the review procedures and requirements used in this Section. Review Zoning Reviewing Procedure Cade Section Body Application Rezoning 153.234 City Council Rezoning application for an HDP, LDP, I-VC, or I-CC District pre Optional - prior to filing a Application 153.042 (D) Administrative Development Plan Application for Review Review Team the development of all or any portion of property in any District Development Prior to commencing or modifying Plan 153.042 (E) As applicable development on all or any portion A lication of ro er in an District Applications that comply with all Administrative 153.042 aspects of the requirements of the Review (E)(5) Administrative HDP or LDP Districts (except Review Team Commercial Service uses in HDP Administrative 153.042 Administrative Departures De artures E 6 Applications within the I-VC, or I- CC Districts; Commeroial Service uses in the HDP District; Site Plan 153 042 Planning and development in any District that Approval . (E)(~} Zoning fails to meet one or more of the Commission District requirements; denials of Administrative Departures; review of conditions of ART approval when re uested b a licant.. City Council 153.042 City Council Site Plan Approval denials by the Appeal (E)(g)(c) planning and Zoning Commission 13-08 (Amended} Page 30 Review Zoning Reviewing Procedure Code Body Application Section Conditional Section Planning and Conditional Uses as required by the Use 153 236 Zoning Districts . Commission (D) Pre-Application Development Review Meeting Procedures: (1} A request for aPre-Application Development Review 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 any requested Administrative Departure, as provided in Section 153.042 (E) (6). Proposed Administrative Departures shall be separately listed andlor clearly noted on the required site plan. (C} A fee as established by the City Council. (2) Upon written receipt of the request for aPre-Application Review Meeting, the City shall schedule the meeting no later than 14 days from the date when the request was submitted unless otherwise mutually agreed by the applicant and the Director. The City shall notify the applicants in writing at least seven days prior to the meeting. (3} 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 Development Review meeting and representatives of those departments shall be encouraged to attend. (4) During the Pre-Application Review meeting, the City shall provide the developer with anon-binding and informal review of the development proposal and shall provide information to the applicant on the procedures and policies of the City, including the possible application review procedures that may be used. (E) Development Plan Application and Approval Procedure (1) Development Plan Review Application: Prior to the development of any property within the HDP and LDP, I-VC, or I-CC Districts, a Development Plan Review Application shall be submitted to the City on a form prescribed by the City. The Development Plan Review Application shall include the elements indicated in Section 153.042 (E) (3). Development Plan Review Applications shall not be subject to filing deadlines applicable to other applications and may be submitted to the City on any date during its normal hours of operation. (2) Review Authorities (a) Administrative Review Team: Development Plan Applications within the HDP and LDP Districts shall be reviewed by the Administrative Review Team (ART). The ART shall consist of the following members ar their designated representatives and others appointed by the City Manager as deemed necessary, either as permanent or temporary members. (1) Director (Chair) 13-08 (Amended) Page 31 (2) City Engineer (3) Fire Chief {4) Parks & Open Space Director (5) Police Chief (6) Chief Building Official (b) Planning and Zoning Commission: Development Plan Applications are subject to 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) Any new development within the I-VC and I-C Districts and Commercial Service uses in the HDP District except professional service and general office uses (including offices of physicians and surgeons} as set forth in Section 153.038(C)(6)(c). (2) Development Plan Applications in the HDP or LDP Districts that fail to meet one or more of the requirements of the applicable District. (3) Applications denied by the ART for a request for Administrative Departures or other denial by the ART. (3) Contenfs of Development Plan Application: 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 the City Council. (c) A description of any requests for Administrative Departures as permitted in Section153.042 (E) (6) listed in writing andlor 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 following requirements, unless deemed unnecessary by the Director: PLAN DATA TITLE BLOCK 8~ 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 'I inch = 50 ft. size shall be at least 24 x 36 inches If a large development is shown in sections on multiple sheets, then a composite sheet shall be included Title block Scafe & north arrow Sheet number/title Name, address & telephone number of the applicant & firm or individual who prepared the plans with seal 13-08 (Amended} Page 32 PLAN DATA Dates} 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 atone-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 Stormwater drainage & retention/detention requirements of Chapter 53 of the Dublin City Codes Location of sanitary sewers & septic systems, existing & proposed Location & size of existin & ro osed water mains, well sites, water service & fire h drants Location of above & below round as, electric & tele hone lines, existin & ro osed Location of transformers & utilit 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 alt 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 oints, access easements, on and ad~acent 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"l2 ft. off the ground & the general location of all other existing plant materials, with an identification of materials to be removed & materials to be reserved 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 lant installation, botanical & common names, & uantit Landscape maintenance schedule Location, size, height & material of construction for all obscuring wall(s) or berms) vNth 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 o ens ace 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 a licable 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 (4} Public notice: Written notice regarding applications received far Administrative Review ar Site Plan Approval shall be sent to the 13-08 (Amended} Page 33 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 Review (a) Upon receipt of the Development Plan Application the 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 standards of the District. (c} The ART shall meet as necessary to consider the Development Plan Application. Applicants may be required by the Director to attend any meetings of the ART. (d) Meefing with Applicant: During the course of the review of a Development Plan Application, the City shall schedule at least one meeting with the applicant to review the application and the applicant shall be given the opportunity to revise the application in response to the ART's comments. (e} Administrative Appraval.~ The ART shall be required to take one of the following actions, no later than 28 days from the date when the Development Plan Application was filed, unless a otherwise agreed by the applicant and the City in writing: (1) Grant Administrative Approval of the Development Plan Application when the Development Plan Application meets all of the requirements of the relevant Innovation Center Development District, including Administrative Departures as may be granted in accordance with Section 153.042 (E) (6) (f}. (2) Issue a decision 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); (b) The application in some respect does not meet the requirements for the granting of Administrative Departures; (g) A report shall be provided periodically to the City Council and Planning and Zoning Commission of Administrative Approvals by the ART. 13-d8 (Amended} Page 34 (6) Administrative Departures {a) Purpose: In certain instances strict enforcement of zoning and development standards of the District may be either unreasonable or impractical. Therefore, a procedure for Administrative Departures from the requirements in these regulations is provided to allow the flexibility necessary to adapt to changed or unusual conditions, both foreseen and unforeseen, under circumstances that do not ordinarily 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 HDP, LDP, I-VC, and I-CC Districts within the standards provided in {e), below. (c) Application: A request for Administrative Departures may be submitted with a Development Plan Application at anv time after the approval of a Development Plan Application. ^~ ~Q-r~~+ /17 rhvc r.f +h.. fi~in.~ ..f +ha n.,nr...,+,^~. If made as a 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 Administrative Review Team (ART): (1) Requests for Administrative Departures shall be submitted to the ART for review in accordance with the procedures for Administrative Reviews. (2) The ART shall grant a request for an Administrative Departures provided the request: {a) Is not so substantial in nature or degree that it represents a major divergence from the requirements of the District; (b} Preserves the purpose and intent of the District and the established land use areas; (c) Is necessitated by a condition related to the site, rather than simply as a means to reduce costs or a matter of general convenience; (d} If approved, would maintain the specific purpose of the requirements and conditions of the regulation that is the subject of the request; and (e} Is limited to that necessary to account for special site conditions or development requirements specific to an individual user. (3) The following is an illustrative, but not inclusive, list of what may be considered as Administrative Departures: (a) Changes to required building setbacks to account for individual site conditions. 13-08 (Amended} Page 3~ (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. (f} Approvals of Administrative 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 Approval by Planning and Zoning Commission {a) latent 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: With the exception of Commercial Service uses in the HDP, Site Plan Approval of Development Plan Applications within the HDP and LDP Districts shall be in effect only for 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 meets the development requirements of the District and/or has received approval through an Administrative Review. {c) Site Plan Approval Procedures. The Planning and Zoning Commission shall approve, approve with conditions, or disapprove the Development Plan using the standards of Section 153.042 (E} (8). The decision shall be made within 56 days of the next regular zoning application deadline as established by the Citv ~^^~ ~'n^° of +h° ~°ricinn of +h° Dhnninn ^.,~„^.,i.,,. ~°rv,vv,icci°n, unless otherwise agreed by the applicant and the City in writing. (8) Development Plan Application Standards of Approval: I n 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) The site shall be designed to conform to all provisions of the District, except as may be modified herein. (4) Redevelopment of existing sites shall be brought into conformance with all site improvement provisions of the 13-d8 (Amended} Page 36 District relative to and proportionate to the extent of redevelopment. (5) All buildings or groups of buildings shall be arranged so as to permit emergency vehicle access by some practicable means to all vehicles. (6) Every structure or dwelling unit shall be provided with adequate means of ingress and egress via public streets and walkways. (7) Exterior lighting shall be designed sa that it is deflected away from adjacent properties and so that it does not impede the vision of drivers on public streets, adversely affect abutting properties or adversely affect the natural evening sky. (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. (2) Natural features and the site topography shall be incorporated into the proposed site design to the maximum extent practical. (3) Buildings and structures will be placed to preserve environmentally sensitive areas. (4} Landscaping buffers andlor 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. (5) Sites which include storage of hazardous materials or waste, fuels, salt, or chemicals shall be designed to prevent spills and discharges of polluting materials to the surface of the ground, groundwater or nearby surface water bodies. These sites shall be designed to meet all applicable state and federal regulations. (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 width of streets and drives shall be appropriate for the existing and anticipated volume of traffic. (4} 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. 13-d8 (Amended} Page 37 {5) Off-street parking and loading areas shall be provided where required with particular attention to noise, glare, and odor effects of each use in the plan an adjoining properties and other properties in the proposed development. (6) 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. (7} The arrangement of public ar common ways far vehicular and pedestrian circulation and their connection to existing or planned streets in the area shall be planned to operate in the safest and mast efficient means possible. (d) Stormwater and Erosion Controls (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 shall be designed constructed and maintained to prevent flooding and protect water resources and may be incorporated into the open space portions of a development site. {3) Areas of natural drainage such as swales, wetlands, ar 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) Appropriate measures shall be taken to ensure that removal of surface waters will not adversely affect neighboring properties. (5) Provisions shall be made to prevent erosion and the formation of dust during and after construction. 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. (6) Surface water an all paved areas shall be collected at intervals so that it will not obstruct the flow of vehicular or pedestrian traffic or create standing water. (e} Pu61ic 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 ta, fire and police protection, stormwater management, sanitary sewage removal and treatment, recreational activities, traffic control, and administrative services. 13-d8 (Amended} Page 38 (f} The general purposes and spirit of this Chapter and the Community Plan shall be maintained. {9) Decisions (a) In the event that a Development Plan Application is disapproved, the ART or Planning and Zoning Commission, as applicable, shall provide the applicant with a written decision setting forth the reasons for the disapproval and specifying the revisions that must be made in order far the Application to be approved. (b) The Development Plan Applicatian may be revised and resubmitted to the ART or Planning and Zoning Commission, as applicable, far further review and shall be approved, or approved with conditions if in accordance with the written decision of the ART or Commission. (c) Development Plan Applications denied by the ART shall be submitted to the Planning and Zoning Commission for Site Plan Approval in accordance with the procedures of this Section. (d} In the event that a Development Plan Application is approved by the ART with conditions that are not acceptable to the a licant. the applicant shall have the right submit the Application to the Planning and Zoning Commission for a Site Plan Approval to reauest that the conditions should be modified or waived. The applicant shall make a written reauest to the Director for this hearing no later than ten days following the date when the ART's decision on the Development Plan A plication is issued. The hearing shall occur no later than 30 days following the receipt of the applicant's written reauest by the Director. (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. (f} Effecf of Approval of Development Plan Application: Following the approval of a Development Plan Application through Administrative Review or Site Plan Approval, the applicant may proceed with the process for obtaining a certificate of zoning plan approval and building permit, consistent with the approval as granted. All construction and development under any building permit shall comply with the approved Development Plan Application. (F) Modifications to Approved Development Plan Applications: (1) Minor Modifications: The Director may authorize minor modifications to an approved Development Plan that are required to correct any undetected errors, 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) Minor adjustments in lot lines provided no additional lots are created and required setbacks are maintained; 13-08 (Amended} Page 39 (b} Minor adjustments in the location of and layout of parking lots provided the perimeter setbacks, yards and buffers are maintained; (c) Minor adjustments in building footprints up to 10% in total floor area of the originally approved building, building heights} 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} Redesigning 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. Q) Other minor modifications deemed by the Director that do not alter the basic design ar any specific conditions imposed as part of the original approval. {2} Other Modifications: 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 The fallowing definitions apply to the terms as provided in the Central Ohio Innovation Center Districts. Definitions not specific to the Districts are as used in Chapter 153 of the Codes of the City of Dublin. (A} Construction Sign: A sign that identifies the owners, lenders, contractors, architects, and engineers of a project under construction, as well as the project itself. (B) Day: Calendar day. (C} Director. The Director of Land Use & Long Range Planning of the City of Dublin. (D) Expression Line: An architectural treatment extending or offset from the surface plane of the building wall, or change of material, color ar other treatment. Expression Lines typically delineate the transition between floor levels and base-middle-top of a building. (E) Floor Area (1) 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 13-08 (Amended} Page 40 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 ar loading shall not be included in floor area. Areas of basements (except as provided above), breezeways, porches, or attached garages are not included. (2) Net Floor Area (NFA): That area used for or intended to be used for the sale of merchandise or services, or for use to serve patrons, clients, or customers; or area used in a dwelling unit for living purposes. Floor area which is used or intended to be used principally far the storage or processing of merchandise, for hallways, ar for utilities shall be excluded from the computation of usable floor area. Measurement of usable floor area shall be the sum of the horizontal areas of the several floors of the building measured from the interior faces of the exterior walls. (F) Livelvvork units: Residential units that permit same degree of commercial or other non-residential activity beyond that generally considered for a home occupation. The predominant use is residential, and commercial activity is a secondary use; employees and walk-in trade are not permitted. (G) Primary Street. The streets providing the principle frontage for mixed-use buildings with active ground floor storefront uses and most intensively used by pedestrians. {H) Required Building Line (RBL):Aline established on a parcel to indicate the placement of the principal structure upon the parcel, parallel to the frontage and/or right-of-way, facing a street or open space. The intent of the RBL is to align structures on a street or open space. The RBL is a setback distance requirement, not a permissive minimum distance. (I) Secondary Street: Streets intersecting a primary street and connecting to adjacent residential areas and providing access to off-street parking. (J) Street WaIL An opaque, freestanding wall built along the frontage line, or along the same building line as the building facade. (K) 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. Section 2. This Ordinance shall take effect on the earliest date provided by law. Passed this day of , 2008. Mayor -Presiding Officer ATTEST: Clerk of Council Office of the City Manager ~~ t)F DUBLIIQ_ 5200 Emerald Parkway • Dublin, OH 43017-1006 Phone: 614-410-4400 • Fax: 614-410-4490 M e m o TO: Members of Dublin City Council FROM: Jane S. Brautigam, City Manager DATE: March 13, 2008 INITIATED BY: Steve Langworthy, Director, Land Use & Long Range Planning RE: Ordinance 13-08 Central Ohio Innovation District (COIL`) Regulations (Case No. fJ7-101ADNT) Background This request is for the review and adoption of an amendment to the Zoning Code adding four new zoning districts with accompanying development requirements under the umbrella of the Central Ohio Innovation District. The districts include: • High Density POD (HDP) • Low Density POD (LDP) • Village Center (I-VC) • Community Center (I-CC) The COIL is envisioned as an important technology and research business center that will encourage the development and operation of urban and suburban technology and office park campuses that attract high-tech and related uses to the City. These standards are meant to foster the orderly growth and development of these uses as well as to promote the development of commercial, service, and residential uses that serve the primary users in the district. The ultimate goal is to create zoning districts that set high-quality design and development guidelines to ensure that development in the district will adhere to uniform standards addressing the unique needs of specialized industries and uses. At the same time, these standards give a competitive advantage to the COIC by providing a streamlined process for reviewing development proposals within this District. Revietiv by Planning and Zo~ung Commission After a series of review meetings, the Planning and Zoning Commission has unanimously recommended approval of the COIC regulations. Attached is a summary of the changes made to the language as a result of the Commission's review. The only condition of the recommendation for approval to Council by the Planning and Zoning Commission was: "That City Council carefully review the proposed Code modification based on the concerns expressed by the Planning and Zoning Commission during the review of this proposal, specifically the Administrative Review Process as outlined in Section .07 (codified version is Section 153.041), as evident in the meeting minutes and the supplemental correspondence." (This information has been included in packet materials.} Memo to Council re Ordinance 13-08 -Creation of COIC Districts March 13, 2008 Page 2 of 2 In this regard, the Commission requested that the language of the proposed districts be altered to require the review of the Planning and Zoning Commission for projects within the ~jillage Center and Community Center Districts. These districts contain the major cormercial and residential uses permitted in the COIC. This change was made. Consistent with this request, the language of the tent has been amended to require commercial services uses as permitted in the HDP District to be reviewed by the Commission. Reconmiendation Planning stalTrecommends approval at the second reading~'public hearing of Ordinance 13-OR. SMITH & HALE LLC eEN w.H HhRR1sON w. sM1TH - ATTORNEYS AND COUNSELORS AT LAW Ia00-Igoe N q.D EYNOLOS, III 37 WEST BROAD STREET OLpSGC VPLTPIS COLUMBUS, OHI043216-4199 AVID L HOOGE MOON L ONOEPXILL 614/221-4266 HP SMITH, .i R. MEMORANDUM TO: Members of Dublin City Council FROM: Ben Hale, Jr. Aaron Underhill ~%~-' RE: COIC Zoning Regulations DATE: Febmary 29, 2008 In conjunction with its master planning efforts for the Central Ohio Innovation Centex (COIC), over the past several months the City of Dublin administration and staff have been working on a new zoning scheme that will apply to this azea. This effort has been running parallel with the planning process for a particle therapy treatment facility to be developed by our clienk Slane Particle Therapy, Inc. ("Slane"). We would like to express our appreciation to the administration and staff for giving Slane the opportunity to provide its input with respect to the content of the new regulations. However, as City Council prepazes to consider the creation of the new Innovation Center zoning districts, Slane continues to have many philosophical and practical concerns. This memorandum seeks to highlight these concerns and makes suggested revisions for your considerafion as you adopt new zoning districts that will impact one of the most important projects that Dublin has ever seen. History The first attempt to draft a zoning code that would apply to the COIC came a few years ago when the particle therapy project was being pursued by UMC Partners, another client of our law firm. This initial draft was written by the planning firth of O'Brien Atkins Associates, which was hired by the City to plan the COIC. The draft was an effort to put substantive development standards in written form and served as a framework under which the City and UMC Partners could have meaningful discussions as to particle therapy's needs in this regard. Due to the unique and specialized nature of the particle therapy use, early on in that process we performed exhaustive research relating to the regulatory schemes that are found in the most successful reseazch parks throughout the country such as the Research Triangle Pazk and Centennial Research Campus in North Cazolina, and the Cummings Reseazch Park in Hantsville, Alabama. This study, coupled with discussions that were held with the leaders of those parks, shed some light on a number of widely-accepted principles that aze critical to the creation and long-term health of a successful reseazch pazk. We will address these principles in more detail below. In response to the original draft of the code from O'Brien Atkins, we drafted a more detailed version for the City's consideration. When UMC Partners decided not to pursue the particle therapy project, discussions on the new code ceased for obvious reasons. Once Slane revived the development proposal, the City went about drafting an entirely new set of regulations. On behalf of Slane, we have continued to provide City staff with input and recommendations on those portions of the new code that will affect this very important and unique development. At this late stage, however, the parties have been unable to reach an accommodation on a number of important matters. We will now address these in tum. Development Review Process: Philosophical and Practical Concerns Reseazch on various successful research pazks azound the country reveals that these pazks universally employ an efficient, flexible, and certain development plan approval process that can be completed within a rather quick time frame, usually no longer than 60 to 90 days in length. Upon closer inspection, the reason that these principles aze important is very logical. In the world of evolving technologies, demand in the marketplace and the threat of competition are factors that cause firms and institutions to locate new facilities injurisdictions where rapid development approvals aze possible. Companies will almost always seek [o capitalize on their investments in new technologies before others enter the market to compete. Most thriving reseazch pazks aze able to cater to these companies with afast-tracked review procedure that controls development through the use of private deed restrictions. As a public entity, in order to balance its desire and obligation to ensure quality development in the COIC with the need to provide a streamlined review process, Dublin must be creative in drafting its regulations. Without a new process, when faced with the prospect of going through the lengthy PUD process in Dublin (which serves a valuable purpose in other areas of the city) or pursuing development in another jurisdiction where a distinct regulatory scheme promotes the rapid approval of these sorts of projects, most companies will choose to pursue the latter. For one reason or another, the PUD approval process in Dublin generally takes about a year to complete, with the final development plan approval alone oftentimes comprising half of this time. Quite frankly, without a process that is distinguishable and faster than those that apply to other developments within the City of Dublin, then the land within the COIC is no more attractive to a high-tech company than other commercial or office property found elsewhere in the municipality. The sorts of companies that might seek to locate within the COIC are generally in great demand. These businesses are likely to be working with sophisticated real estate brokers that will be investigating other sites found not only in Central Obio but throughout the nation. The truth of the matter is that many other communities have zoning processes that aze much faster and more predictable than that which is utilized in Dublin. Brokers are likely to lead companies to jurisdictions where there is a high level of confidence in the certainty of development plan review procedures and anticipated timeframes for approvals. The process that has been proposed by City staff goes a long way toward implementing procedures that aze vital to the viability of a successful research park, but a number of revisions aze still necessary to reach this goal. The type of development that is likely to locate in the COIL will typically be of a significant enough scale to warrant a close working relationship between the developer and City staff to tackle associated land use issues. In the past, when projects such as the Cazdinal Health headquarters and the Dublin Methodist Hospital have been brought to Dublin the planning staff has held weekly meetings to address these issues before presenting those proposals to the Planning and Zoning Commission. The staff members aze well-equipped to deal with complicated land use issues since planning is their full- time vocation. Such meetings have been recognized by all interested parties as having been productive in accelerating the ability of the staff to bring these developments before the Commission. Fox its part, the Planning and Zorring Commission is still placed in a difficult position because it receives plans and associated documents for projects on the Friday before its meeting and then is forced to quickly make a decision on a complicated mattes or to [able the application to a later meeting. A tabling essentially postpones the next hearing for 6 weeks due to the 15-day rule for submitting materials for P & Z's consideration. The result is a lengthy delay. This is perfectly understandable for anyone that would sit in a Planning Commissioner's seat; nobody in their position would feel comfortable signing off on a significant project without having all of their concerns addressed. Conversely, the COIC regulations seek to set parameters to eliminate the otherwise unavoidable delays that are created via the combination of the 15-day rule, the Planning and Zoning Commission's need to be thorough, and the number of steps that must be completed to get a development plan approved in a PUD. The regulations as written are a good faith attempt to create a close working relationship between staff and developers in much the same way as occurred with the Cardinal Health and hospital projects. At the same time, it reduces procedural delays by creating a set of clear objective standazds that must be met in order for a development to be approved at an administrative level. In turn, the time savings will enhance the competitiveness of the COIC. While the framework is in place in the proposed regulations to implement a worthwhile development plan approval process in the COIC, Slane still has a number of major concerns. As currently written, all development proposed within the HD POD and LD POD districts are eligible fox review and approval at the administrative staff level, with the exception that "Commercial Services" uses in the HD POD must be approved by [he Planning and Zoning Commission. Slane, whose property eventually would be zoned into the HD POD, is very concerned that this exception has been carved out. Its plans for the particle therapy campus include the development of a number of uses that will be symbiotic with the particle therapy facility itself. "Commercial services" that must be reviewed by the Planning and Zoning Commission include such uses as restaurants, hotels, professional and general offices, and offices of physicians and surgeons. All of these uses aze likely to be developed within close proximity of the particle therapy facility. However, by requiring development plans associated with such uses ro go through the Planning and Zoning Commission review process, the new code would take away Slane's competitive advantage in luring businesses to its campus. This defeats the intent of the streamlined review procedure. Review by the Planning and Zoning Commission should be resnicted only to those uses found in the I-V C and I-CC zoning districts. This will ensure that the HD POD, which is the economic driver of the entire COIC, remains extremely competitive. The most glaring glitch in the proposed procedure is found in Section 153.042(D)(E)(5)(e) of the regulations. That provision allows the Administrafive Review Team (ART) to send a project for review and approval by the Planning and Zoning Commission even if all criteria for administrative approval has been met, provided that "the ART deems that the scale and effect of the project is significant enough to warrant Si[e Plan Approval" by P & Z. This provision takes all certainty out of the process. It will not allow the City to provide a new company with a definitive schedule for approving a development. The subjectivity of this provision once again removes the competitive edge that the code otherwise tries [o gain. Those that say that this provision will razely be invoked are likely to be proven wrong. Almost no development is universally viewed as being perfect from top to bottom. The first time that a development is approved administratively that includes an element that even one decision-maker does not like, there will be political pressure to make sure that the next project is given additional review. The provision as it stands could be leaned upon to such an extent that it could be the mechanism for bypassing the staff-level administrative review process in many instances. The long-term competitiveness and viability of the COIC depends upon the elimination of this provision. The final major procedural point that requires some attention deals with the operation of the Administrative Review Team. Section 153.041(E)(5) of the regulations creates this team to administratively review development plan applications in defined circumstances. This team is to consist of the Director of Land Use & Long Range Planning, the City Engineer, the Parks and Open Space Director, the Fire Chief, the Police Chief, and the Chief Building Official. Review of development plans seemingly would not require such a detailed level of review by the Police Chief that he would need to have voting power on such matters. Instead, we would suggest that it might be more productive to appoint other experts with knowledge of the development industry. In addition to five members of the City administration (the Director of Land Use & Long Range Planning the City Engineer, the Chief Building Official, the Fire Chief and the Director of Parks and Open Space) the City might appoint two private members of the community with real estate development experience. Appointment of such individuals will enable development plans to be reviewed by those with expertise in the field. It will also enable some additional citizen involvement in the process, which addresses a concern that has been raised during the review of the new regulations. The regulations as proposed by the City also do not cleazly speak to the manner in which the ART is to act. A provision should be added that allows the ART to act upon the vote of a majority of the members present at any meeting. This removes the ambiguity that is now found in the proposed code. ht general, the actions of the ART should be more institutionalized by providing additional detail on that body's rights and obligations in reviewing development plans. Development Standards In addition to the procedural concerns that are set forth above, Slane finds that a number of the development standazds to be included in the HD POD zoning district cannot be met by the particle therapy facility. The types of machinery that will be found inside the facility and the interior programming requirements related to patient treatment do not allow for much flexibility th the design of the building. If the development and architectural standards of the HD POD must be strictly applied to the particle therapy facility, the unfortunate result is that this use cannot be developed. Likewise, since the COIC is likely to attract other types of specialized uses, the application of a number of these standards could impact shnilaz development proposals in the future. In the case of Slane, the major development standazds that will be impossible or impractical for it to meet include the following: The maximum front yazd setback requirement of 30 fee[ for buildings (Section 153.039(A); The requirement in Section 153.039(B)(3)(b) and (c) requiring design variations on exterior building walls. The exterior appeazance of the particle therapy building does not lend itself to manipulation due to the required specifications of walls that aze designed to shield treatment equipment; Pazking will need to be permitted to a great extent to the front of the building due to the layout of the structure which will require pedestrian entry and exit from the front and sides. Section 153.041(A)(1) discourages parking in the front of the building; The parking requirements for the site may not be met. The patient treatment regimen and schedule for the particle therapy facility do not require a lazge number of pazking spaces to be available; and - Commercial uses in the HD POD Distdci are not permitted to exceed 20,000 square feet of gross floor area. This is in direct conflict with Slane's expectation derived from previous versions of the code that such uses would be permtted up to a maximum of 60,000 squaze feet. This severely hampers Slane's ability to attract support and accessory uses to the particle therapy campus. Slane understands that the overall vision for the HD POD of the COIC is to create an urban campus setting. While these standazds may work in the context of other uses, the particle therapy facility, the only known project to be coming to the COIC, cannot meet many development standards that aze appropriate in an urban setting. Therefore, we have attached a redlined version of the proposed Innovation Center district zoning code that seeks to accommodate the particle therapy use while at the same three enables the HD POD district to develop in accordance with the City's vision. This redlined version also incorporates solutions to the procedural concems outlined eazlier in this memorandum. Below you will find an explanation of the most significant changes to the document. Thank you for your consideration of Slane's concems. It is our hope that this memorandum has helped you to identify the unique issues relating to a development of great magnitude and importance. Please give close consideration to these points as you move to adopt a new zoning code to be applied to the COIC. Summate of Revisions: The following is a summary and explanation of the most significant revisions that Slane proposes for the COIC zoning regulations: 1) Section 153 038(B)~C~(61, and (C)(131: A revision has been made to allow free- standing commercial uses in the HDP district up to a maximum of 60,000 squaze feet of gross floor azea. The planning staff s version would restrict such development to a maximum of 20,000 squaze feet. This does not reflect what Slane thought was a mutual understanding with staff on the scope of this limitation. Additionally, we have eliminated hotel and office uses from the reach of this squaze footage restriction. To this end, professional service and general office uses have been moved to the "Administrative Services" use category. 2) Section 153.039(Al: The HDP front setback requirement is a minimum of 15 feet and a maximum of 30 feet from the right-of-way. Based on every conceptual plan that we have provided to the City, Slane will be unable to meet the latter requirement with respect to the particle therapy facility. A revision has been made to exempt stmc[ures of 150,000 square feet or less in gross floor area from the maximum setback requirement. The particle therapy facility is expected to be well in excess of this value. 3) Section 153.039(61(31: Subsections b and c as proposed by the planning staff would require building material vaziations on all facades of the particle therapy facility. The facility will be unable to meet this requirement due to the specifications of walls near treatment equipment that aze necessary for buffering. While Slane would prefer that these subsections of the code be eliminated completely, our proposed revision exempts buildings with a specialized use such as particle therapy from this requirement. 4) Section 153.041(Al(41: Slane is concerned with the prejudice in the new code against parking in the front yard Conceptual site plans demonstrate that at least some pazking will be pushed past the front building fagade for the particle therapy facility. Therefore, this provision has been eliminated. 5) Section 153.042(Cl. (E)(2)(bl, and tEll71~ The code has been revised to exclude commercial uses in the HDP and LDP from the Site Plan Review process that must go through the Planning and Zoning Commission. For the reasons mentioned eazlier in this memorandum, this revisionaemoves arestraint on the compefitive advantages that aze otherwise enjoyed in these districts. 6) Section 153.0420E (2) and E(~(51: The membership of the Administrative Review Team has been altered. Under this revision the Police Chief will not serve on the ART. Instead, two private members will be appointed by City Council. Furthermore, this provision has been upgraded to require a majority vote of ART members in order for official action to be taken by that entity. This change provides additional clarity to the review process. 7) Section 153.042(El(SZ(el(21: This provision has been deleted, which would have given the ART the ability to send a Development Plan Application to the Planning and Zoning Commission for review even if it met the criteria for Administrative Review. Slane strenuously opposes this provision because it takes all certainty out of the review process. It is not difficult to see that this provision could be invoked frequently in the future. 8) Section 153.042(El(6NcHEl(7Hcl: This subsection has been revised to take out the fime restriction for filing an administrative departure request. It seems more efficient to allow such applications to be filed at any time after the approval of a Development Plan Application. Slane Doblio Council LAIC Regs Memo CITY OF DUBLIN. Office of the Cil`° Manager X200 Emerald Parkway • Dublin, OH 43017-1006 Phmle: 614x10-4400 • Fax: 614-414-4490 TO: Members of City Council FROM: Jane S. 13rautigam, City Manager DATE: March 13, 2008 Memo INITLATED BI': Steve Langworthy, Director, Land Use and Long Range Plarvung RE: COIL Zoning Regulations - Response to Snuth & Hale Memo of 2129/08 Swmnary Council has received a memo from Mr. Hale and Mr. Underhill regarding the COIL regulations. While generally supportive of the concept and the bulk of the regulations, several concerns have been raised regarding some of the specific regulations. The follow2ng provides some general background and reasoning for the language of the regulations as forwarded by the Planning and Zoning Commission in specific response to the concerns raised. 1) Section 153.038{B~, fC){6), and (C){ 13): A revision has been made to allow free- standing commercial uses in the HDP district up to a maximum of 60,000 square feet of gross floor area. The planning staff's version would restrict such development to a ma<Yimum of 20,000 square feet. This does not reflect what Slane thought was a mutual understanding with staff on the scope of this limitation. Additionally, we have eliminated hotel and office uses from the reach of this square footage restriction. To this end, professional service and general office uses have been moved to the "Administrative Services" use category. #1 Plannins Response (Code Pages 3 and 6) The Planning and Zonirrg Commission asked that the square footage for freestanding commercial uses to be allowed by right to be recluced to the smaller square footage. First, note that this restriction does not prohibit uses greater than 20,000 square feet; it only requires that a greater area receive a conditional use approval for buildings over that limit. This procedure was placed in order to recognize the potential for greater traffic and other community impacts with larger commercial footprints. N1o~ring the professional service and general office uses has no effect on the regulation. #1 Planning Reco~mnendation Planning recmmnenrls retaining the square footage of 20,000 square feet rather than the 60,000 square feet reconnnended by Snuth & Hale. The change proposed to move professional offices from the Conunercial Ser~~ice use category to Ad~ninislraiive Se~~~ices is acceptable. In the Smith & Hale revisio~r, the deletion of parab ~aph (a), "Commercial uses not exceeding..." was niadvertent (verified 4ti7th a call to Nir. Unclerlvll) aricl the only issue is the square footage. Ord. 13-08 -COIL Zoning -Response to Smith & Hale March 13, 2008 Page 2 of 5 2) Section 153.039(A): The HDP front setback requirement is a minimum of 15 feet and a maximum of 30 feet from the right-of--way. Based on every conceptual plan that we have provided to the City, Slane will be unable to meet the latter requirement with respect to the particle therapy facility. A revision has been made to exempt structures of 150,000 square feet or less in gross floor area from the maximum setback requirement. The particle therapy facility is expected to be well in excess of this value. #2 Planning Response {Code Pane ; ) As con~ectly stated in the Hale memo, the purpose of the setback requirement in the High Density POD was to create more of an urban envirorunent, based on the models Planning imrestigated as part of the drafting of these regulations. Without this requirement, the concern is that a typical, suburban style office park will be created that will reduce the overall development potential for the HD PODS and take away from the unique character desired. With respect to this particular building, and others that may have similar siting and use issues, the regulations include an administrative process that allows far other setback options. In fact, the regulations provide "changes in requi~ed building setbacks to account for indi~ridual site conditions" as one of the specific requurements that may apply for an administrative depantrue from the Code's requirements. #2 Planning Recommendation No Change. Rather than a blanket change in the regulation, Plamring would prefer the regulation stand and that the process contemplated in the Code for administrative departures to account for individual situations be allowed to work. 3} Section 153.03 f(3~; Subsections b and c as proposed by the planning staff would require building material variations on all facades of the particle therapy facility. The faci]ity will be unable to meet this requirement due to the specifications of walls near treatment equipment that are necessary for buttering. While Slane would prefer that these subsections of the code be eliminated completely, our proposed revision exempts buildings with a specialized use such as particle therapy from this requirement. #3 Planning Response (Code Page 8) It is dit~icult to respond to this particular concern in that no arclutecture has been shown, or, according the applicant, developed. In general, this requirement is not especially difficult to meet, but has significant effect. on the appearance of larger buildings. Section 153.059, {B) (3) provides for a wide range of choices to comply with flue requu~ement, including: • Recesses and projections along the building facade. Variations in depth shall be aminimum of 18 inches. • Arclutectmal details or features, or changes in building materials that effectively articulate the buildurg front. • Multiple, smaller roof elements and varied save lines. • Enhanced ornamentation around building entryways. • Variations in buildvng height of 10 feet or more. Ord. 13-08 - COIC Zoning -Response to Smith & Hale March 13, 2008 Page 3 of 5 #3 Planning Recommendation No Change. Rather than a blanket change in the regulation, Planning would prefer the regulation stand and that the process contemplated in the Code for administrative departures to account for individual situations be allowed to «•ork. 4} Section 1~3.041(A)(4): Slane is concemed with the prejudice in the new code against parking in the front yard. Conceptual site plans demonstrate that at least some parking will be pushed past the front building facade for the particle therapy facility. Therefore, this provision has been eliminated. #4 Planning Response (Code Page 20) AS csnth the setback, a~i admi~ustrative approval process is available to permit parking in the front yard. Parking is also permitted in the front yard «rhere no other options are available. It is likely that if a setback adnunistrative departure was approved, allowing some parking in the fi~ont yard might logically follow. It would seem that the benefits of not creating large masses of parking could outweigh the individual issues with tlus one particular building and therefore simply eliminating the regturement for all buildings seems excessive. #4 Planning Recommendation No Change. Rather than a blanket change in the regulation, Planning would prefer the regulation stand and that the process contemplated in the Code for adtninis1rative departures to account fm• individual situations be allo«~ed to work. 5} Section 153.042(Cl, B){2)(b ,and (E){7)(b): The code has been revised to exclude commercial uses in the HDP and LDP from the Site Plan Review process that must go through the Planning and Zoning Commission. For the reasons mentioned earlier in this memorandum, this revision removes a restraint on the competitive advantages that are otherwise enjoyed in these districts. #5 Planning Response (Code Pages 33-34, 39) The concern of the Pla~uung and Zoning Commission appears to have been that the uses contemplated for review have the potential for the greatest impact on surrounding uses, as well as the image of the COIC as a Fvhole. Unlike corporate citizens, who may have the greater benefit of the commurnty in mind, commercial and retail uses are normally more concemed about their maz~ketability and maintaining the "franchise" appearance. Further, it is unclear as to what competitive advantage is needed for a retail use in that they are most attracted to the uses that already in the area, rather than needing to be recruited to the site. #5 Planning Recommendation No Change. The change proposed by Smith cX Hale in Comment #1 eliminates the office and hotel uses from the Connnercial Ser~~ices use category and ensw•es that the square footage resh•iction does not apply to hotels and office uses. The result is that the Planning and Zoning Commission is the revie«~ing body for the remaining Commercial Services. Ord. 13-08 - COIC Zoning -Response to Smith ~. Hale Ivlarch 13, 2008 Page 4 of 5 6) Section 153.042{E)~2) and (E){SZ The membership of the Administrative Review Team has been altered. Under this revision the Police Chief will not serve on the ART. Instead, two private members v~ill be appointed by City Council. Furthermore, this provision has been upgraded to require a majority vote of ART members in order for official action to be taken by that entity. This change provides additional clarity to the review process. #6 Plannin6 Response (Code Page 3~1j Plamung has been involving the Police Depax-hnent in the general staff review of proposed projects and Lt. Hirschy in particular has provided some valuable insight and suggestions in the design of particular projects. The most h~oubling requested change is for the appointment of two members not associated with the administrative processes of the City. In consultation urith the Lave Director, it is our collective opinion that having two "private members" in fact creates another decision making body, similar to the Planning and Zoning Conunission, requii7ng that the meetings be subject to open meeting procedures, public notices, hearings, votes, and other similar requirements. This would greatly complicate and lengthen the decision making process. #6 Plannin6 Recommendation No Change. Planning would prefer to maintain the ART as an administrative body rather than a citizen appointed body, and to keep its connection to public safety by retaining a police presence on the ART. If this change is desired by Council, Planning would reconmiend significant changes in the time restrictions provided for decisions. Leaving the ART as a City administrative committee would negate the need for a voting procedure. 7) Section 153.042(E (51(el(21: This provision has been deleted, which would have given the ART the ability to send a Development Plan Application to the Planning and Zoning Commission for review even if it met the criteria for Adnunistrative Review. Slane strenuously opposes this provision because it takes all certainty out of the review process. It is not difficult to see that this provision could be invoked frequently in the future. #7 Plannin6 Response (Code Page 371 This provision was added in recognition that some projects falling with the administrative approval requirements may have community-wide impacts that should be examined by an appointed citizen body. #7 Planning Recommendation Planning supports this change given that approval of the remainder of the Code recognizes the administrative approval process. 8) Section 153.042(E~t6)(c)(Elf7~(cl: This subsection has been revised to take out the time restriction for filing an administrative departure request. It seems more efficient to allow such applications to be filed at any time after the approval of a Development Plan Application. Card. 13-08 - CHIC Zoning - Response to Smith & Hale March 13, 20fl8 Page 5 of 5 #8 Plannin6 Response (Code Page 39} Tlus is a minor request and has no significant effect far the City. #8 Planning Recommendation Approval of change recommended by Smith & Hale. **SLANE PARTICLE THERAPY DRAFT** CENTRAL OHIO INNOVATION CENTER DISTRICTS § 153.037 PURPOSE (A) Purpose: The requirements and standards of the Central Ohio Innovation Center Districts are intended to provide four distinct zoning districts to implement the City's vision and goals in creating the Central Ohio Innovation Center (COIC}. The COIC is envisioned as an important technology and research business center that will encourage the development and operation of urban and suburban technology and office park campuses that attract 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 to promote the development of commercial, service, and residential uses that serve the primary users in the districts. The ultimate goal is to create zoning districts that set high-quality design and development requirements to ensure that development in the districts will adhere to uniform standards while addressing the unique needs of specialized industries and uses. At the same time, these standards give a competitive advantage to the COIC by providing a streamlined process for reviewing development proposals within the districts. (B) All Innovation Center Development districts shall be considered standard zoning districts under Section 153.016(A) of the Dublin City Code and shall constitute zoning classifications that are separate and distinct from others in the Dublin City Cade. (C} If these requirements conflict in any manner with the City of Dublin Code, then 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 of the City of Dublin Zoning Code. (D} Establishment of Districts; Zoning Amendments; District Intents (1) There are hereby created four COIC zoning classifications within the City of Dublin: High Density POD (HDP); Low Density POD (LDP); Village Center {I-VC); and Community Center (I-CC). (2} A request to zone or rezone land to any COIC District designation shall be made in accordance with Section 153.234 of the Dublin City Cade, Zanrng Text and Map Amendment's. (3) Any development proposed to occur on land designated as HDP, LDP, I-VC, or I- CC shall be required to meet the requirements of the Districts. (4} Low Density POD District Intent (a) Large format users, potential need for security, expansion, separation from other uses (b) Suburban campus setting Slane 2128/08 Council Draft Innovation Center Districts {c} Sites with relatively low lot caverage (d) Accommodates buildings with lower heights (e) Includes manufacturing of aloes-intensity nature conducted in a manner and with a character that does not create significant negative impacts to the environment or surrounding area (5) High Density PUD District Intent {a) High intensity sites (b) Urban campus setting with buildings located close to the street (c) High lot caverage {d) Multi-story buildings (e) Smaller lot sizes (f) Use of shared structure parking where appropriate (g) Includes manufacturing of aloes-intensity nature conducted in a manner and with a character that does not create significant negative impacts to the environment or surrounding area (6) Village Center District Intent {a) RetaillService orientation (b) Mixed use, generally not including residential uses (c) Limited in scale and intensity {d) Balance of vehicular and pedestrian orientation (7} Community Center District Intent (a) Retail emphasis (b) Greater intensity of use with multi-story buildings (c} Pedestrian orientation with adequate vehicle access (d} High density residential component (including upper story residential use} (e} Accessible to entire development § 153.Q38 DIST RICT USES Slane 2/28/C18 Council Draft Innovation Center Districts 2 {A) Rezoning to the Innovation Center Districts, as described below, shall be accomplished in accordance with the procedures of 5153.234. The four Districts shall be designated on the Official Zoning Map for the City of Dublin as: (1) High Density POD {HDP); (2) Law Density POD {LDP); (3) Village Center (I-VC}, and (4} Community Center (I-CC}. (B} Except as modified in (C) below, the following table indicates the uses permitted within the established land use areas of the District. P = Permitted; C =Conditional Use; NP =Not Permitted District Use Table LDP HDP I-VC I-CC Research and Devela ment and Technola Based Uses P P NP NP Medical Uses P P NP NP Manufacturin P P NP NP Education P P NP P Administrative Services P P P P Commercial Services NP P P P Residential NP NP P P Accessory Support P P P P Limited Personal Services P P P P Vehicle Oriented Establishments NP NP C C Warehousing P C NP NP Commercial Uses Exceeding 60,400 sq. ft. GFA NP NP NP C (C} The following lists the uses and requirements applicable to the individual Districts. {1) Research and Development and Technology Based Uses {a) Administrative offices for medical, financial, institutional, and corporate facilities. (b) Basic and applied research conducted in laboratories and offices as well as associated research support activities such as cold rooms, glass wash and microscopy areas. (2) Medical Uses (a) Offices of physicians, surgeons, and related uses. (b) Hospitals. {c} Medical treatment facilities for the purpose of providing inpatient and/or outpatient surgery and/ar other treatment of medical conditions. Slane 2/28/08 Council Draft Innovation Center Districts 3 (d) Health and allied services. (3) {4) (5) (e) Medical and dental laboratories. Manufacturing {a) Prototype/light manufacturing of aloes-intensity nature conducted in a manner and with a character that does not create significant negative impacts to the environment ar surrounding area. (b) Research, synthesis, analysis, development and testing, including the fabrication, assembly, mixing and preparation of equipment and components. (c} Uses conducting research, design, engineering, testing, diagnostics and pilot or experimental product development, including automotive, electronic device, manufacturing, materials and alternative energy technologies. (d) Design and development of computer hardware, and software, data communications, information technology, data processing and other computer related services. (e) Life science technology and medical laboratories, including biomedical engineering, biotechnology, genomics, prateamics, molecular and chemical ecology. Education {a) Educational uses involving the instruction and transmission or dissemination of knowledge relating to the fields of general research and technology. (b) Public and private elementary and secondary schools. (c) Preschools. (d) University and professional schools and related educational facilities. (e) Conference centers, either freestanding or included with permitted hotels. May include banquet facilities and restaurants. Administrative Services (a) Professional service and general office uses. (b) Organizations involved in the administration, promotion, technical assistance of research, technology and research application. (b) Conference centers, either freestanding or included with permitted hotels. May include banquet facilities and restaurants. Slane 2/28108 Council Draft Innovation Center Districts (6) (7) ($) (9) Commercial Services (a) Restaurants, including outdoor seating areas, excluding drive through establishments. (b) Personal service establishments. (c) Financial services, including drive through establishments when accessory to a principal use. (d) Hotels, including extended stay lodging (may include restaurants as accessory uses). (e) Livelwork units. Residential (a) Single family attached dwellings. (b) Single family detached dwellings existing as of the effective date of this section. (c} Multiple family dwellings. (d) Upper story residential uses. Accessory Support: The following are Permitted uses or accessory to Permitted uses. (a) Parking structures {see Section 153.041 (B}). (b) Commercial day care. (c) Indoor and outdoor recreational and fitness facilities. (d) Warehousing, accessory to a principal use within the same building. (e) Residential facilities associated with an allowed use, either private or commercially operated. (f} Heliport, provided the requirements of ~ 153.094, (B) (1) are met. Limited personal services, restaurants, cafeterias, gift shops and other similar facilities accessory to a principal use provided: (a} They are contained entirely within a building with a Permitted use. (b) There is no outside evidence of the use (signs, storage, etc.). Slane 2/28/C18 Council Draft Innovation Center Districts 5 (c} The total of all uses not exceed 15°!0 of the GFA of the building in which they are located. (10} Parks, open spaces, plazas, art, community centers, libraries, and similar uses, either public or private. (11} Vehicle oriented establishments provided: (a) The use is not located on a corner lot. {b) There is a minimum lot width of 100 feet. (c) There is only one full access driveway for each 100 feet of lot frontage or portion thereof. (d) There are at least eight drive-thru stacking spaces for ordering stations and four spaces for each exchange window/station. (12} Warehousing (freestanding), provided: (a) The use is not located on a primary street. (b) Lot coverage for this use does not exceed 60°~. (c) There is na outside storage. (13} Commercial uses exceeding 60,000 square feet GFA for a single enclosed building and principal use provided there is no outside display or storage. For purposes of this provision the term "commercial uses" shall include retail, restaurant, and personal service uses and shall exclude all other uses such as, but not limited to, hotel and office uses. (D) Similar Uses or Uses Not Addressed (1) Since every type of potential use cannot be anticipated this subsection provides a process for addressing uses not specifically listed. (2} 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. (3} 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. Slane 2/28108 Council Draft Innovation Center Districts (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 Community Plan. {4) 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. {5) 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 LOW DENSITY POD (LDP) AND HIGH DENSITY POD (HDP} DISTRICT DEVELOPMENT REQUIREMENTS A Minimum Lot and Yard Re uirements Low Densit POD t Lot Area 10 acres Lo R i t Lot Width 300 feet equ remen s Lot Coverage 5010 maximum F t S tb k Prima Street 150 feet Y d ron e ac Seconda Street 50 feet ar Re uirements Side Yard 50 feet + 10 feet for every story aver 1 q Rear Yard 40 feet, except that na rear yard shall be required for a yard abuttin a rail ri ht-of-wa Hi h Densit PO D L t Lot Area Not more than 30 acres o R i t Lot Width 100 feet equ remen s Lot Covera e 80 /o maximum Not less than 15 feet; not more than 30 feet Front Setback Primary Street for all uses that are less than 150,000 square feet of GFA Yard R i t Seconda Street 15 feet equ remen s Side Yard 20 feet + 5 feet for ever stor over 3 40 feet, except that no rear yard shall be required for a yard Rear Yard abutting a rail right-of-way (B) Building Requirements (1) Intent: Buildings within the Innovation Center Development 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 Center Development Districts shall be required to meet the objective architectural standards of this Section unless a modification is approved, as provided herein. These requirements are not intended to stifle Slane 2/28108 Council Draft Innovation Center Districts innovative architectural design but are instead intended to set a level of expectation for development in the Districts. (2) The design of buildings within the LDP and HDP Districts shall consider the following criteria: {a) The visual and functional components of the building, including but not limited to, materials, building height, massing and proportion, and roof shape and slope are complementary to the existing architecture in the City and to the existing architecture in the Innovation Center Development Districts. (b) The design is consistent with the look and feel of a high-end technology or research use 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) Where contemporary designs and modern images far buildings are used, they shall be compatible with the size, scale, color, material and character of the property, neighborhood, or environment. (d) Durable building materials, simple configurations and solid craftsmanship will be used. (3) Building Variation (a) Facades: All sides of a principal building shall display a consistent level of quality and architectural interest. Each street-facing elevation for principal buildings on corner and through lots shall be required to vary the design of the facade. The building's architectural features and treatments shall be distributed through all of the facades. (b) If required, fronts of main buildings shall be varied through the use of bays, insets, balconies, porches, stoops or other variations as described in (c) below. (c) Building walls that are less than 250 feet in length shall have design variations to assure that the building is not monotonous in appearance. Variations shall be applied for each 60 feet of building length. Building walls that are 250 feet or more shall have variations applied for each 90 feet of building length. Buildings that contain a specialized or unique use with construction, development, or programming specifications that make adherence to this subsection (c) either impossible, impractical, ar architecturally undesirable shall be exempt from these requirements. (d) Acceptable variations include, but are not limited to, any of the following: (1) Recess and projections along the building facade. Variations in depth shall be a minimum of 18 inches. Slane 2/28108 Council Draft Innovation Center Districts {2) Architectural details or features, or changes in building materials that effectively articulate the building front. (3) Multiple, smaller roof elements and varied eave lines. (4) Enhanced ornamentation around building entryways. (5) Variations in building height of 10 feet or more. {4) Roofs (a) Flat roofs are permitted, but shall not be visible when viewed from street level and shall be enclosed by parapets a minimum of 42 inches high, or as required to conceal mechanical equipment. Parapets on flat roofs shall not be included in the calculation for building height. (b) Pitched roofs, when used, shall be moderately steep and include complex farms and elevation variations. Pitched roofs shall be symmetrically sloped no less than 5:12, except that entryways may have a slope of not less than 2:12. (c) Dormers, parches, and other similar secondary architectural features may have roofs with a minimum 4:12 pitch. Deep eaves and overhangs are encouraged. (d) For pitched roofs, natural and natural-looking roofing materials, such as wood shakes, textured shingles, slate, ceramictfiberglass slate and the shall be used. Twenty-five year "true" dimensional asphalt shingles are acceptable. (5) Materials {a) Eighty percent of walls shall be constructed of primary materials, provided that no single material shall be used to meet this requirement. The following are acceptable primary and secondary building materials, as Hated. (1) Primary Materials (a) Brick. (b) HardiPlank equivalent or better siding. (c) Glass. (d) EIFS. {e) Stone, such as Ohio limestone (natural orhigh-quality synthetic). (2) Secondary Materials Slane 2/28108 Council Draft Innovation Center Districts (a) Gypsum Reinforced Fiber Concrete (for trim and cornice elements only). (b) Metal. {c) Split faced block (piers, foundation walls and chimneys only}. (6) Building Entries {a) Principal buildings shall have at least one public entrance facing a public street, main parking lot, or connection to a parking structure serving the building. (b) Any public entrance shall be clearly identified using an awning (not including canvas materials), paving treatments, change in roofline or other features, such as signs, canopies, porticos, arcades, arches, wing walls, or integral planters. Other methods, such as unique color treatments or other similar means may be approved provided the same effect is achieved. (7) Height (a) Maximum Heights (1) Nigh Density Pods: Maximum building height is five stories or 70 feet, whichever is lower; with development height incentives, up to a maximum total of seven stories or 80 feet, whichever is lower. (2) Low Density Pods: Maximum building height is three stories or 45 feet, whichever is lower; with development height incentives, up to a maximum total of five stories, or 60 feet, whichever is lower. (b) Incentives: Development height incentives are offered to induce applicants to provide various amenities or other activities that add vitality, environmental sensitivity and other activities consistent with the Community Plan. To this end, the maximum height may be increased by providing one or more of the following: (1) The building is designed to qualify for a Leadership in Energy and Environmental Design (LEED) Green Building Rating, or other similar accepted rating system. (2) The site andlor building uses innovative stormwater provisions, such as rain gardens, green roofs, etc., to accommodate more than 50°~ of calculated stormwater flow required to be controlled. (3) Use of a parking structure for at least 75°~ of required parking. Slane 2/28/C18 Council Draft Innovation Center Districts ~p § 153.040 VILLAGE CENTER AND COMMUNITY CENTER DISTRICT DEVELOPMENT REQUIREMENTS (A) Design Intent and Development Requirements (1} Design Intent: Generally, the following design principles apply to the Village and Community Center Districts: (a) There should be a variety of uses, services and building types that serve the needs of residents, workers and visitors alike. (b) Buildings should generally line streets. (c) Parking, except for on-street parking, shall be screened from public view, located behind buildings or treated architecturally to be compatible with adjacent uses. {d) On pedestrian-oriented streets where retail uses are to be concentrated, the ground level of buildings should include shops, restaurants, and similar uses or treatments {such as windows, awnings, entranceways) that encourage activity along the sidewalk; (e) Blacks lengths should be suitable for the district in which they are located, but in general should be short and walkable. (f) There should be a network of streets that provide alternatives for traveling through the main use areas. (g) Streets should be designed for cars, pedestrians and, where appropriate to traffic conditions, bicycles. {h) The types, placement, design and frequency of open spaces should be suitable to the uses which they are serving. (2} Minimum Lot ,Yard and Building Requirements: Village Center and Community Center Districts Lots Residential Nonresidential Lot Area! Sin le famil attached 8 units er acre maximum 3 200 ft Density Multi le famil 12 units er acre maximum , sq. . Lot Width 150 ft. 40 ft. L t 45°1° maximum 65% o Coverage Up to 20°lo additional lot coverage may be approved by the ART for innovative stormwater revisions includin rain ardens, reen roofs, etc. Block Len th Block lengths shall not exceed 600 feet without an intervening street, pedestrian wa , alle , or other access. Y d Villa a Center Communit Center ar s Residential Nonresidential Residential Nonresidential Required Min. 0 ft. 0 ft. 0 ft. 0 ft. Building Line (RBL) Max. 15 ft. 10 ft. when used 15 ft. 10 ft. when used for outdoor for outdoor Slane 2/28/08 Council Draft Innovation Center Districts 11 (2) Minimum Lot ,Yard and Building Requirements: Village Center and Community Center Districts seating seating On each lot the building fagade shall be built to the RBL for at least 80°l0 of the RBL len th. The buildin fa ade shall be built to the RBL within 30 ft. of an block corner. Street A street wall not less than three feet in height or greater than six feet in height shall be required along any RBL frontage that is not otherwise occupied by a building on the lot. Wall The height of the street wall shall be measured from the adjacent public sidewalk or, when not adjacent to a sidewalk, from the ground elevation once construction is complete. Sid Y d 7 ft. 0 ft. 7 ft. 0 ft. e ar 15 ft. for nonresidential borderin residential use Y R d 25 ft. 10 ft. 15 ft. ear ar There is no re uired setback from alle s. Buildin s Mi i D lli Sin le famil attached 950 s . ft. er unit n mum we ng Unit Sizes Multiple family 850 sq. ft. per unit + 150 sq. ft. for each bedroom over 1 Height See Section 153.040 (B} (6} and (C} (6} (B) Building Requirements -Nonresidential (1} Building walls that are 100 feet or greater in length shall have design variations to assure that the building is not monotonous in appearance. Variations shall be applied for each 40 feet of building length. Acceptable variations include, but are not limited to, the following: {a) Recess and projections along the building facade. Variations in depth shall be a minimum of 18 inches. {b) Architectural details or features, or changes in building materials that effectively vary the building front. These may include but are not limited to window casings, cornices, railings, foundation walls, shutters, quoins, downspouts, fascia, and gutters. (c) Eaves, porch columns, roofs, railings, chimneys, etc. (d) Building entryways. (e) Variations in building height of 10 feet or more. (2) Expression Lines {Community Center District only} (a) The base of any building exceeding a height of three stories shall be distinguished from the remainder of the building with an emphasis an providing design elements that enhance the pedestrian environment. An Expression Line {EL} shall distinguish the base from the remainder of the building. Slane 2/28/08 Council Draft Innovation Center Districts 12 (b) The EL shall be created by a change in material, a change in design, or by a continuous setback, recess, or projection above or below the expression line. Elements such as cornices, belt courses, corbelling, molding, stringcourses, ornamentation, awnings or canopies, and changes in material or color or sculpturing of the building base are appropriate design elements. (c) If applicable, the height of the EL shall be related to the prevailing scale of development in the area. A change of scale may require a transitional design element between existing and proposed features. (3) Roofs (a) Pitched roofs shall be moderately steep and include complex forms and elevation variations. Pitched roofs shall be symmetrically sloped na less than 5:12, except that entry ways may have slopes of not less than 2:12. (b) Flat roofs may only be provided for buildings exceeding three stories. Flat roofs shall not be visible when viewed from street level and shall be enclosed by parapets a minimum of 42 inches high, ar as required to conceal mechanical equipment. (c) Multiple, smaller roof elements and varied eave lines shall be used to mitigate massing and add interest to larger roof farms. (d) Natural and natural-looking roofing materials, such as wood shakes, textured shingles, slate, ceramic/fiberglass slate and the shall be used. Dimensional asphalt shingles are acceptable. (4} Materials (a) Durable building materials, simple configurations and solid craftsmanship are required. (b) The following are acceptable building materials. Eighty percent of walls shall be constructed of primary materials, provided that no single material shall be used to meet this requirement. The percentage applies to that portion of the wall after transparency requirements have been met. (c) Primary materials (1} Brick. (2) HardiPlank equivalent or better siding. (3) EIFS. (4} Glass. (5) Stone, such as Ohia limestone (natural orhigh-quality synthetic). Slane 2/28/C18 Council Draft Innovation Center Districts ~3 (6) Wood lap siding. (d) Secondary materials {1} Gypsum Reinforced Fiber Concrete (for trim and cornice elements only}. (2) Metal (beams, lintels, trim elements and ornamentation only). (3) Split faced block (piers, foundation walls and chimneys only). (5) Building Entries (a) At a minimum, one visible and usable main building entrance shall be located on the face of the building facing a public street. {1) Commercial buildings shall have one entrance for every 60 feet of building frontage. (2) Office buildings and other noncommercial buildings shall have one entrance for every 90 feet of building frontage. (3) Where more than one entry on the building frontage is required may be waived where an entrance is provided to a parking area located at the side ar the rear of the building. (b) The entrance shall be clearly identified using a paving treatments, change in roofline or other features, such as canopies (not including canvas materials), porticos, arcades, arches, wing walls, or integral planters. Other methods, such as unique color treatments or other similar means may be approved provided the same effect is achieved. (c) Doorways open directly to the sidewalk or facing a street shall be recessed. (6) Height (a) Minimum building height is two stories. A single story may also be approved where the Planning and Zoning Commission determines that the nature of the use or architecture of the building necessitates a single story structure and the appearance of a two story or greater building is maintained. (b) Maximum building height is three stories, except as otherwise provided through development height incentives. (c) Development height incentives are offered to induce applicants to provide various amenities or other activities that are environmentally sensitive, provide amixed-use setting, and include other activities consistent with the Community Plan. To this end, the Planning and Zoning Commission may permit one additional story above the maximum building height for each of the following: Slane 2/28/C18 Council Draft Innovation Center Districts ~4 (1) Innovative starmwater provisions including rain gardens, green roofs, etc. {all buildings). (2} Residential use on at least one, entire upper floor (commercial and office buildings}. (3) Buildings that are designed to qualify for a Leadership in Energy and Environmental Design (LEED) Green Building Rating, or other similar accepted rating system. (4} Use of a parking structure for 75% or more of required parking. (d) In no case shall the development incentives permit more than three additional stories (six total stories), ar exceed 80 feet, whichever is laver. (e) In no case shall building height vary from the height of adjoining building(s) by mare than two stories. (f} The maximum interior clear height (floor to ceiling) far stories other than the ground story is 14 feet. For commerciallretail use buildings there shall be a 15 feet minimum and 30 foot maximum interior clear height far the ground story. {g) At least 80% of each upper story shall have an interior clear height (floor to ceiling) of at least nine feet. (7) Transparency Requirements (a) The first floors of all buildings must be designed to encourage and complement pedestrian-scale activity. It is intended that this be accomplished principally by the use of windows and doors arranged so that the uses within the building are visible from andlor accessible to the street. (b) Except as noted in (g), below, building facades facing public streets, parks and through block walkways shall meet the requirements of this subsection. (c) Minimum Transparency Requirements (1) Commercial/Retail: Aminimum of 60% far ground level stories and 40% for the building facade above the ground level story of window and door openings shall be provided. Up to a 20% (e.g. from 60°~ to 40%} reduction may be permitted for ground floor uses that provide courtyards and plaza areas that exceed a contiguous area of 500 square feet along the building frontage (not including public sidewalk areas). (2} Office, educational, and institutional buildings: A minimum of 50°~ of window and door openings shall be provided. Up to a 10% (e.g. from 50°~ to 40°~} reduction may be permitted for ground floor Slane 2/28/C18 Council Draft Innovation Center Districts ~5 uses that provide courtyards and plaza areas that exceed a contiguous area of 500 square feet along the building frontage (not including public sidewalk areas). (d) Transparency calculation requirements shall apply to the area of the facade between two and eight feet above the sidewalk. (e) Only clear or lightly tinted, nan-reflective glass in windows, doors, and display windows shall be considered transparent. {f) Windows shall not be blocked by interior displays or otherwise have views to the interior obstructed for a distance of five feet into the interior. (g) Transparency requirements do not apply to parts of buildings used for interior assembles or gatherings. This shall nat be construed to mean lobby or entry areas to individual buildings. For areas where transparency requirements do not apply, building facades shall be enhanced by architectural detailing, artwork, landscaping or similar features. (C) Building Requirements -Residential {1) Building walls that are 100 feet ar greater in length shall have design variations to assure that the building is not monotonous in appearance. Variations shall be applied far each 40 feet of building length. Acceptable variations include, but are nat limited ta, the following: (a) Recess and projections along the building facade. Variations in depth shall be a minimum of 18 inches. (b) Architectural details or features, or changes in building materials that effectively vary the building front. (c) Enhanced ornamentation around building entryways. (d) Landscaping. (e) Streetscape elements. (f) Variations in building height of ten feet ar more. (2) Expression Lines {a) An expression line (EL) shall be provided far any building exceeding a height of three stories to distinguish the base from the remainder of the building, with an emphasis on providing design elements that enhance the pedestrian environment. (b) The EL shall be created by a change in material, a change in design, ar by a continuous setback, recess, or projection above or below the expression line. Elements such as cornices, belt courses, corbelling, molding, stringcourses, ornamentation, awnings or canopies, and changes in Slane 2/28/C18 Council Draft Innovation Center Districts 16 material or color ar other sculpturing of the base, are appropriate design elements for enhancing the pedestrian environment. (c) If applicable, the height of the EL shall be related to the prevailing scale of development in the area. A change of scale may require a transitional design element between existing and proposed features. (3) Roofs (a) Pitched roofs shall be used. Pitched roofs shall be moderately steep and include complex forms and elevation variations. (b) Roofs shall be symmetrically sloped no less than 5:12, except that entry ways may have slopes of not less than 2:12. (c) Natural and natural-looking roofing materials, such as wood shakes, textured shingles, slate, ceramic/fiberglass slate and the shall be used. Dimensional asphalt shingles are acceptable. (4) Materials (a) Eighty percent of walls shall be constructed of primary materials, provided that no single material shall be used to meet this requirement. (b) Primary materials: (1) Brick HardiPlank equivalent or better siding. (2} Gypsum Reinforced Fiber Concrete (far trim and cornice elements only). (3} Metal (beams, lintels, trim elements and ornamentation only). (4) Split faced black {piers, foundation walls and chimneys). (5) Stone. (6) Stucco. (7) Wood lap siding. (c} Secondary materials (1} Gypsum Reinforced Fiber Concrete (for trim and cornice elements only). (2} Metal (beams, lintels, trim elements and ornamentation only}. (3) Split faced block (piers, foundation walls and chimneys only). Slane 2/28/C18 Council Draft Innovation Center Districts ~~ (d) Vinyl materials may be used, on a limited basis, in accordance with the requirements of Section 153.190 of the Zoning Gode. (e} Vlfindows (1 } Vllindows must be present on all four sides of the structure in a manner consistent with the treatment used on the front of the building. (2) All windows must be trimmed with wood on all four sides of the structures using stucco, wood siding, Hardi-Plank or vinyl on the exterior. (No wood trim is required when windows are surrounded by brick or stone). (f) Building mass and fagade articulation for residential buildings located on a comer lot shall have similar details facing both streets (i.e. windows, wrap-around porches, or architectural detailing such as trim, quoins, shutters or fascia}. The treatment shall be compatible with the building's overall architectural style, and shall be used consistently on all facades. When brick or stone are used on the front elevation of the building, it must be repeated in some form (water table, chimney, corner wrap, or similar treatment) on the remaining faces of the building. (5} Building Entries, Patios and Decks Townhouses with traditional architectural style Pedestrian orientation towards street with front porch or front stoop. Garages located to rear or side not visible from street frontage. (a} The primary building entrance shall be located in the front fagade parallel to (and visible from} the street. (b) Single-family attached dwellings shall provide a stoop at the entrance of each living unit on the front fagade. Not more than two units may share the same stoop. The stoop landing at the top of the steps shall have a minimum depth and width of five feet. (c) Multiple family buildings with dwellings accessed from common entrances shall provide at least one entrance on the front fagade with a stoop or a entrance from within a courtyard that opens to the front fagade parallel to (and visible from} the street. The stoop landing at the top of the steps shall have a minimum depth and width of five feet. If a courtyard is provided, the courtyard shall have a minimum depth and width of at least 12 feet. (d) A stoop may project forward of the RBL, provided it shall not extend into any right-of-way. Slane 2128108 Council Draft Innovation Center Districts ~g (e) The finished floor elevation shall be at least three feet and not more than seven feet above the exterior sidewalk elevation in front of the building, or from the ground elevation, whichever is higher. (f) Stoops, patios and decks (scale and materials) whether enclosed or open shall be of the same or similar materials as those of the principal building. (g) Decks and patios in the side ar rear yards shall be set back at least five feet from the side or rear property line. (6) Height (a) A single story may also be approved where the Planning and Zoning Commission determines that the nature of the use or architecture of the building necessitates a single story structure and the appearance of a two story or greater building is maintained. (b) Maximum building height is three stories, or 40 feet, whichever is lower, except as provided in (c) below. (c) lncenfives: Development height incentives are offered to induce applicants to provide various amenities or other activities that add vitality, environmental sensitivity and other activities consistent with the Community Plan and the District. To this end, one additional story above the maximum building height shall be permitted far any of the following, as applicable: {1} Innovative stormwater provisions including rain gardens, green roofs, etc. (2) Buildings that are designed to qualify for a Leadership in Energy and Environmental Design (LEED) Green Building Rating, or other similar accepted rating system. (d) In no case shall the development incentives permit more than two additional stories (five total stories), or exceed 70 feet, whichever is lower. (e) In no case shall building height vary from the height of adjoining buildings} by more than two stories. (7) Accessory Buildings and Structures (a) For single family attached and multiple family uses, individual garages not exceeding 400 square feet each are permitted. If more than one garage is provided, garage structures shall be attached in groups of not more than ten garage spaces per group. Setbacks and heights for garage structures shall be the same as for single accessory buildings. (b) Attached garages shall not project forward from the fapade of the principal building. Slane 2/28/C18 Council Draft Innovation Center Districts ~g (c} A detached accessory structure shall be located at least six feet from and behind the principal building. (d} Any accessory building in excess of 100 square feet shall be constnacted of materials similar to those of the principal building to which it is accessory. (e} One detached or one attached accessory building is permitted on a lot on which there is a principal building or use. Accessory buildings shall not exceed 800 square feet in area or 14 feet in height. § 153.041 SITE DEVEL©PM ENT REQUIREMENTS (A) Parking Reguirernents (1 } In the Village and Community Center, no less than 75°l0 of the parking places shall be located to the rear andlor one side of buildings and on the interior of blocks and screened line by landscaping or decorative walls along any street edge. (2} All parking areas shall be accessed only from a rear alley or side street where available. (3} Sidewalks shall be provided on-site to link parking and the public sidewalk to the entrance of the building. (4} Parking and maneuvering areas shall meet the minimum requirements of the Parking Space Dimensions table (see graphic}. The following Table of Parking Requirements lists the parking to be provided for individual uses. The number of off-street arkin s aces Parkip PaRern Aisle N(idh 1-Way 2iNay Parking Space LenglM V!a!h' Tdal Wridfr i-4Yay 2-Way Parallel 12 R. 15 ft. 25 R. 9 ft. 33 ft. 36 ft. 0.75 Degree 12 R. 22 fl. 21 fl. 9fl. 49 fl. 58 R. 7690 Degree 12R. 22 R. 19 R. 9/L 50 R. 80 ft. p g p 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. Education Where assembly areas are not present, 1 space per classroom and 1 space per 300 sq. ft. GFA of office area. Technical, vocational and trade schools: 1 space per each 10 students in addition to the spaces required above. Residential 1.5 spaces per dwelling unit Residential Care •5 spaces per dwelling unit or bed, whichever is greater; day care uses -1 space per 10 children at licensed capacity Slane 2!28!08 Council Draft Innovation Center Districts 20 Table of Parkin Re uirements Use Parkin Re uirement Government and One space per 3 persons by seating capacity or maximum Institutional occupancy (whichever is greater) in the largest assembly area; in no assembl area is rovided, 2 s aces er 1,000 s . ft. of NFA Professional, 2.5 spaces per 1,000 sq. ft. of NFA Medical, Office Medical Treatment Spaces required for offices Facilities 1 space per treatment room + 1 space per in-patient bed Personal Service 2 s aces er 1,000 s . ft. of NFA Retail Sales 3 s aces er 1,000 s . ft. of NFA Restaurant One space per 3 persons by occupancy or 3 spaces per 1,000 , Ent rtainment and sq. ft. of NFA, whichever is greater e Recreation Outdoor recreation areas shall submit a parking plan for approval by the ART detailing expected parking needs Warehousin 1 s ace er 5,000 s . ft. of NFA Light 1 space per 1,000 sq. ft. GFA Manufacturin Utility One space per use (5) Parking Adjustments (a) Parking adjustments may be approved by through either the Administrative Review or Site Plan Review process. {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 far 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 deferrec 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. Slane 2/28/08 Council Draft Innovation Center Districts 21 {f) After one year the ART, after notice to the property owner, may require the removal of all or part of the additional parking spaces permitted for parking lots exceeding100 spaces upon a finding that the spaces have not been utilized to the extent previously documented by the owner, or if other shared parking arrangements have been made or may be available. {6) Off-street parking requirements may be met in a shared parking lot located within 300 feet of building/structure served. {7} 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 thane 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. (8) Bicycle Parking (a) Any development required providing six or more parking spaces shall be required to provide bicycle parking. (b) Off-street parking areas shall contain at least one bicycle parking space far every 12 spaces, or fraction thereof, required far motor vehicles. {c} Bike parking for commercial, residential and mixed-uses shall be conveniently located adjacent to or within the sidewalk or front courtyard. Bicycle facilities for patrons shall be located within 100 feet of the building entrance. (d) Placement of bike racks shall be carefully considered to minimize conflicts with pedestrian travel. Bicycle parking shall be bike rack ar locker-type parking facilities unless otherwise specified and shall be designed to allow a bicycle to be locked to a structure attached to the pavement. (e) The ART ar Planning and Zoning Commission, as applicable, may reduce bike rack parking facilities for patrons when it is demonstrated that bicycle activity will occur to a lesser degree at that location. Additional spaces may be required when it is determined that the use or its location will create a higher volume of bicycle activity. (9) Loading Areas (a) Buildings and structures, excluding parking structures, must provide off- street loading spaces for serviceldelivery. (b) Applicants shall submit information justifying the number of loading spaces provided. Additional loading spaces may be required if warranted by a change in use or other circumstance. (c) Use of these spaces must not interfere with the normal movement of vehicles and pedestrians. Slane 2/28/C18 Council Draft Innovation Center Districts 22 (d) Where separate loading areas and loading docks are provided loading spaces shall be at least 12 feet wide, 30 feet long and 14 feet high. (e) Any loading dock located along any side of a building which faces a public street or highway shall be screened from view. (f) An alley or front service drive may be used where a single loading space is required. (B) 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, a minimum stall dimension of 8'/ feet wide by 18'/2 feet deep may be allowed. (2) Interior circulation: The interior of the structure shall be designed in accordance with the requirements of the City Engineer. (a) Entering traffic shall circulate in a counter clockwise direction if possible. Opportunities for recirculation shall be provided. (b) Maximum aisle length shall not exceed 400 feet without providing a cross aisle. (c) The width of a cross aisle shall be 18-24 feet. (d) Minimum ceiling height shall be seven feet (9-10 foot floor to floor heights). However, 8'/ feet is desirable where disabled-capable vans are to be accommodated; this may translate into floor to floor heights over ten feet. (3) Pedestrian/Safety (a) Stairways on the building's exterior shall be visible from the outside. Maximum distance between parking spaces and nearest exit stairwell shall be 200 feet. (b) There shall be at least one elevator serving the structure. Not more than 350 feet shall separate any parking space and the elevator. (c) Security: Pedestrian flow shall be channeled through only one or two openings to permit surveillance, either by a cashier at a booth or by a television camera monitored at a remote location. Active techniques with security personnel who monitor television or sound equipment may also be used if 24-hour coverage is available. (4} Access PointslLanes (a) Two smaller vehicle access openings are preferable to a single large one. Slane 2/28/C18 Council Draft Innovation Center Districts 23 (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. (f) Single entrance lanes from the street shall be from 13-16 feet, tapering down to 10 feet at the approach to the control equipment. Double entrance lanes shall be 24 feet wide. (5) Lighting (a) There shall be no casting of glare or spillover lighting outside of the parking structure. (b) Adequate lighting is necessary for the safe movement of vehicles and pedestrians and for the security of patrons and parked vehicles. Garage lighting shall be concentrated on aisles and ramps, with spillover lighting to illuminate parking stalls. (c) Top deck lighting of parking structure shall use full cut-aff fixtures and lower pole heights to eliminate glare and visibility of pale mounted fixtures. (6) Design and Appearance {a) The structure shall be architecturally compatible with the buildings they serve and have a full roof, varied parapet heights or other suggestive roof form variations to present a more finished appearance. (b) 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. (c) 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 parapet height. (d) The structure shall not exceed 500 parking spaces in the Village and Community Center. (e) Parking structures shall maintain afive-foot setback from the RBL or front setback. Lot coverage shall not exceed 80°l0. (f) Pedestrian and vehicular entries will be clearly distinguished. Slane 2/28/C18 Council Draft Innovation Center Districts 24 {7) Character and massing: Parking structure facades over 150 feet in length shall incorporate vertical and/or horizontal variations in setback, material or fenestration design along the length of the applicable facade, using one ar more of the fallowing methods: {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 ground floor openings; (2) Incorporating changes in architectural materials; and/or (3) Projecting forward or recessing back portions ar 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 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) Interior views: Facades of parking structures shall be designed without 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 screening as architectural elements on the parking structure facade, without compromising the open parking structure requirements of any applicable Cade; and/or (2) Glass window display cases incorporated into pedestrian walls built between two structural pillars. Glass window display cases shall be at least two feet deep, begin twelve 12 to 30 inches above the finished grade of the sidewalk, and cover at least 60°~ of the area between two pillars. (3} The trelliswork ar window display cases may be waived if the applicant can demonstrate some other method to minimize views into the parking structure. Alternate 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 Slane 2/28/C18 Council Draft Innovation Center Districts 25 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) (b) {G) The use of planters integrated into the upper floors of parking structure facade design; Decorative trelliswork and/or screening as architectural elements on the parking structure upper floor facades; and/or Upper parking floors designed as a openings on the parking structure facade. pattern of window-like PARKINS SiRUGTi~ (8) Ground Floor Uses (Community Center only) {a) Parking structures in the Community Center shall be designed so that an area equaling a minimum of 70°~ of the length of the exterior ground floor facade(s), excluding vehicle entrances and exits, is either built as, or Gonvertible to, retail/commercial or service uses. (b) The applicable floor area shall extend in depth a minimum of 20 feet from the exterior parking structure facade, provided that the minimum required depth may be averaged, with no dimension less than 15 feet. The minimum clear interior ceiling height standard of the retail/commercial or service use portion of parking structures shall be ten feet. The proposed location of the commercial area shall be approved by the Planning and Zoning Commission. {c) At the time of construction, a minimum of 1,000 square feet of leasable retaiUcommercial or service space shall be constructed and made available for occupancy. The remainder of the area necessary to fulfill the minimum retaiUcommercial or service use requirement not included at the time of construction shall employ window display cases which shall be designed as follows: (1) (2) Glass window display cases shall be incorporated into ground floor walls and shall be built between two structural pillars. Glass window display cases shall be at least two feet deep, begin 12 to 30 inches above the finished grade of the sidewalk, and cover at least 60% of the area between two pillars. Slane 2/28/C18 Council Draft Innovation Center Districts 26 (d) The number of parking spaces displaced by the portion of the parking structure ground floor designed far retail/commercial or service uses may be added to the required number of parking spaces. (C) Landscaping Requirements (1} A six-foot masonry wall of brick or architectural block shall be erected along rear lot line(s) that adjoin a lot containing a residential building. (2} Waste and Refuse (a) All waste and refuse shall be containerized and fully screened from view. (b) All refuse enclosures shall be located within required setbacks and be comprised of materials architecturally consistent with the primary structure. (3) Storage and Equipment (a) Areas devoted to the storage of materials, supplies, equipment ar products outside of a permitted structure shall not exceed the following: (1} For main buildings with a GFA of 225,000 square feet or less, an area equal to 5% of the main building GFA. (2} Far main buildings exceeding 225,000 square feet, an area equal to 2'12% of the main building GFA. (b) 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, ar recessed within the footprint of the building. (c) Screening shall be accomplished using solid landscape plantings for screening, or decorative walls at least five feet in height. In instances where mechanical screening is incompatible with the architecture and overall appearance of proposed structures, mechanical units shall be painted to match the structure, as determined appropriate by the ART or Planning and Zoning Commission. (4} Street Trees: One 2'/ inch caliper street tree shall be provided and located at each 35 foot interval of public or private street frontage and along entry driveways exceeding 200 feet in length. Street trees of four inches or greater caliper at planting may be located at 45 foot intervals. (5) open Spaces: 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. Groupingslclusters of trees are preferred, planted at intervals necessary to ensure their survival. (6) Surface Parking Lots Slane 2/28/08 Council Draft Innovation Center Districts 27 {a) In order to enclose the portion of the parking exposed to view of public streets, parking lots visible from a public street or adjacent residential buildings shall be screened by a three foot high (six feet if bordering a residential lot or use) decorative masonry wall. However, screening must be broken up at intervals no greater than 50 feet to provide pedestrian access to a public sidewalk, where available. (b) 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% 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: (1} 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. (2} All landscape islands must be a minimum of 300 square feet in area and seven feet in width. {3) A minimum of one broad leaf/deciduous tree shall be provided for every 300 square feet of landscaped area required. {4) 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. (7} Unless otherwise specified in this Section, all other applicable requirements of Section 153.134-14$ shall be met. (D) Signs (1} Signs are regulated by Chapter 153, except as modified in the following table. All other applicable requirements of Section 153.150-163 shall be met. Slane 2/28/C18 Council Draft Innovation Center Districts 28 Signs for All Uses One sign per lot, provided that for a corner lot property, 1 sign is permitted for Number each frontage, not to exceed a total of 2, and provided that multiple signs are separated by at least 300 ft., as measured along the front property lines. Ground Size 32 sq. ft. plus 1 sq. ft. for each lineal foot of street frontage in excess of 50 ft., not to exceed 50 s . ft. Location 10 feet from any lot line. Height 8 feet maximum. Wall signs ar e not permitted if a projecting sign is provided on the same wall. One per building. Additional signs are permitted for walls facing an off-street parking area designated for that building provided there is a public entrance to the building on that wall. Number One wall sign is permitted for a parking structure, not exceeding one square foot of sign for every lineal foot that the building or establishment fronts on that street. Signs indicating entrances and exits only are not included in this calculation. Wall Facing a public street: not exceeding 20% of the wall area to which it is attached to a maximum of/~ sq. ft. per each lineal foot of building wall length. Size Signs facing an off-street parking area shall be no greater than 50% of the size permitted for wall signs located on the wall facing the public street. An additional 10% of sign area may be allowed if uses located on upper floors utilize the wall or projecting signs for uses on the ground floor. Location Attached to the wall facing a public street or off-street parking area designated for that building, not extending above the roof line. Where a building contains more than one ground floor establishment, wall signs shall be limited to one wall sign per establishment on each wall with a limit of 2 signs per building. Signs for Vil lage and Community Center District Projecting sig ns are not permitted if a wall sign is provided on the same wall. One per building. Additional signs are permitted for walls facing an off-street Number parking area designated for that building provided there is a public entrance to the buildin on that wall Size Not exceeding 20 sq. ft. Projecting Location Attached to the wall facing a street or parking area, spaced at least 25 ft. from another ro ectin si n. Minimum of 8 feet between the bottom of the sign and sidewalk grade and not Height extending above the sill of the second story window or 16 ft. in height (measured from grade to the top of the sign), whichever is lower. Where a building contains more than one ground floor establishment, projecting signs shall be limited to one sign per establishment on each wall with a limit of 2 signs per building. Window Window signs are permitted in accordance with the provisions of Ohapter 153, provided that the transparency requirements are maintained. Signs be affixed flat to the surface thereof. Signs shall not extend vertically or horizontally beyond the limit of the awning. The si n shall indicate onl the name or address of the use. Awning The si n shall be non-illuminated. Si n area shall not exceed 10% of the surface of the awnin area to which it is affixed. One sign may be suspended under an awning for each ground floor establishment, not exceeding 3 sq, ft. in area and have a minimum clearance of 7'/~ ft. above the sidewalk. {2} Signs not permitted by this Section are prohibited. {E) Site Lighting: The lighting requirements of Section 153.149 shall be met. Slane 2/28/08 Council Draft Innovation Center Districts 2g (F) Circulation and Access (1} Private development shall include the dedication of rights-of-way for the future expansion and widening of public roads in accordance with the City's adapted Thoroughfare Plan and/or adopted plans for the Central Ohio Innovation Center, whichever is greater. (2) All access from public rights-of-way shall be provided at locations approved by the City. {3} All private drives, parking areas, pedestrian paths, and sidewalks shall meet or exceed the minimum requirements established by the City. (4} All sites shall comply with the City's Administrative Policy for Intersection Visibility Triangles at all proposed access points. (5) Cross access easements shall be provided for shared driveways. (6} Pedestrian Paths (a) Pedestrian access shall be provided between all building entrances and public sidewalks along street frontages. (b) Connections to public sidewalks and pathways shall be provided and continuously maintained. (c) Connecting sidewalks and pathways shall meet construction requirements of the City of Dublin. (7} Sidewalks (a} A minimum combined sidewalk and tree lawn dimension of 12 feet shall be provided along all public streets. Street trees, pedestrian-scale street lights and street furniture shall be located in the area adjacent to the curb. Sidewalks shall be at least five feet wide. (b) A minimum sidewalk width of eight feet is required within ten feet of commercial, office, and institutional building fronts. (c) A minimum sidewalk width of five feet is required within ten feet of residential and industrial building fronts. (d) A minimum eight foot combined bike and pedestrian path in the interior of a lot may be substituted for public sidewalks provided that connections to public sidewalks or adjoining bike and pedestrian paths are provided. (e) Covered sidewalks in commercial and public use areas are encouraged, but not required. Where provided, covered sidewalks shall: Slane 2/28/C18 Council Draft Innovation Center Districts 3p {1) Have a minimum interior clear height of 11 feet except as otherwise provided for signs, street lighting and similar appurtenances. (2} Have a minimum of ten feet clear width between the facade and the support posts or columns of the sidewalk structure. (3) Have pasts or columns spaced ten to 15 feet an center. (4} Provide for a continuous public access easement at least four feet wide running adjacent and parallel to the sidewalk columnslposts. (5) Not encroach on any public rights-of-way. (G) Common/Open Space (1) For nonresidential and mixed use developments, not less than 10°~ of the lot area shall be devoted to public or common open space. Residential developments shall provide at least 25°~ of the lot area devoted to public or common open space. (2) 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. (3} 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. (4} 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. (5) Commonlopen 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. (6) Outdoor Seating (a) For commercial and office uses, there shall be one linear foot of seating for each 50 square feet of open space, provided that not less than eight linear feet of seating shall be provided, nor shall more than 100 linear feet be required. Ledges, walls or planters that are flat and between 20 and 36 inches above grade and have a minimum depth of eight inches may be counted as seating. Movable chairs will count as 30 inches of linear seating per chair. Slane 2/28/C18 Council Draft Innovation Center Districts 31 {b) Outdoor seating areas shall be limited to the area directly in front of the use to which the seating area is accessory and shall not extend into adjoining sites. If the seating area is located at the rear or side yard, it shall be contained within the same lot. {H) 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. § 153.Q42 DEVELOPMENT APPROVAL PROCESS {A) Intent and Purpose {1) Intent: The purpose of this Section is to provide adequate review of applications far rezoning and/or development within the Innovation Center Development Districts. The procedures set forth herein are intended to enhance the ability of developers to receive efficient and predictable review and approval of projects within the Districts. The timing requirements for such reviews and approvals serve to ensure that the Central Ohia Innovation Center will remain competitive with research and technology parks in other jurisdictions that employ aggressive timelines far approvals of similar developments. {2} It is also the intent to ensure that compliance is 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. {3} These regulations are intended to ensure that development is provided that has adequate and efficient provision of facilities and/or infrastructure, and 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, as required for the public good. {B) Purpose: The purpose of the review processes defined in these Districts is to ensure compliance with the Community Plan and the specific provisions of the District. Rather than attempt to establish any one style or manner of development, the intent of the requirements of these Districts and the applicable review procedures is to 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 Community Plan and the COIC are vital to the success of the City, and their use will better ensure the active support and assistance of the residents and business owners of the City through the process of project review and implementation. {C) The fallowing table provides an overview of the review procedures and requirements used in this Section. Slane 2/28/C18 Council Draft Innovation Center Districts 32 Review Zoning Code Reviewing Application Procedure Section Body Rezoning 153.234 City Council Rezoning application for an HDP, LDP, I-VC, or I-CC District Pre- Administrative Optional - prior to filing a Development Plan Application 153.x42 (D} Review Team Application for the development of all or any Review portion of property in any District Development Prior to commencing or modifying Plan 153.042 (E) As applicable development on all or any portion of property A lication in an District Administrative 153.042 Applications that comply with all aspects of Review E 5 Administrative the re uirements of the HDP or LDP Districts Administrative 153.042 Review Team Administrative Departures Departures (E)(6} Applications within the I-VC or I-CC Districts; Site Plan 042 153 Planning and development in the HDP or LDP Districts that Review . (E)(~) Zoning fails to meet one or more of the District Commission requirements and is denied Administrative Departures from those requirements City Council 153.042 City Council Site Plan Review denials by the Planning and A eal E 9 c Zonin Commission Conditional Section Planning and Use 153.236 Zoning Conditional Uses as required by the Districts Commission {D) Pre-Application Development Review Meeting Procedures: (1) A request for aPre-Application Development Review 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 any requested Administrative Departure, as provided in Section 153.041 (E) (6}. Proposed Administrative Departures shall be separately listed and/or clearly noted on the required site plan. (C) A fee as established by the City Council. (2} Upon written receipt of the request for aPre-Application Review Meeting, the City shall schedule the meeting no later than 14 days from the date when the request was submitted unless otherwise mutually agreed by the applicant and the Director. The City shall notify the applicants in writing at least seven days prior to the meeting. Slane 2/28/08 Council Draft Innovation Center Districts 33 {3} 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 Development Review meeting and representatives of those departments shall be encouraged to attend. (4} During the Pre-Application Review meeting, the City shall provide the developer with anon-binding and informal review of the development proposal and shall provide information to the applicant on the procedures and policies of the City, including the possible application review procedures that may be used. (E) Development Plan Application and Approval Procedure (1 } Developmenf Plan Review Appiication: Prior to the development of any property within the HDP and LDP, I-VC, or I-CC Districts, a Development Plan Review Application shall be submitted to the City on a farm prescribed by the City. The Development Plan Review Application shall include the elements indicated in Section 153.041 (E) (3). Development Plan Review Applications shall not be subject to filing deadlines applicable to other applications and may be submitted to the City an any date during its normal hours of operation. (2) Review Authorities (a) Administrative Review Team: Development Plan Applications within the HDP and LDP Districts shall be reviewed by the Administrative Review Team (ART). The ART shall consist of the following members or their designated representatives: {1) Director (Chair) (permanent member} {2) City Engineer (permanent member) (3) Fire Chief (permanent member} (4} Parks & Open Space Director {permanent member} (5} Chief Building Official (permanent member} (6) Two members not employed by Dublin to be appointed by City Council to each serve three (3) year terms. These members shall be required to have significant knowledge of or expertise in the real estate development industry or a related field. (b) Planning and Zoning Commission: Development Plan Applications are subject to Site Plan Review by the Planning and Zoning Commission in accordance with the procedures of Section 153.042 (E) (7) under the following conditions: (1} Any new development within the I-VC or I-CC Districts. Slane 2/28/C18 Council Draft Innovation Center Districts 34 {2} Development Plan Applications in the HDP or LDP Districts that fail to meet one ar more of the requirements of the applicable District and are denied requests for Administrative Departures by the ART. (3) Gontents of Development Plan Application: 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 the City Council. (c) A description of any requests for Administrative Departures as permitted in Section153.042 (E} (6} listed in writing and/or 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 following requirements, unless deemed unnecessary by the Director: PLAN DATA TITLE BLOCK 8~ NARRAT1vE 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 36 inches If a large development is shown in sections on multiple sheets, then a composite sheet shall be included Scale & north arrow Sheet numberltitle 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 atone-foot contour intervals, referenced to a U.S.G.S. NAVG 1988 datum All existing & proposed easements including type 11T1LITY DATA Slane 2/28/C18 Council Draft Innovation Center Districts 35 PLAN DATA Location of existing drainage courses, floodplains, streams, & wetlands with elevations Stormwater 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 round as, electric & tele hone lines, existin & ro osed Location of transformers & utilit 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 ad acent 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'/z ft. off the ground & the general location of all other existing plant materials, with an identification of materials to be removed & materials to be reserved 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 lant installation, botanical & common names, & uantit Landscape maintenance schedule Location, size, height & material of construction for all obscuring walls} or berms} 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 o ens ace 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 buildings} (e.g., recreation, laundry, etc.}, 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 Slane 2/28/C18 Council Draft Innovation Center Districts 36 {4) Public notice: Written notice regarding applications received for Administrative Review or Site Plan Review 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 Review, the time, date and location of the Planning and Zaning Commission meeting at which the Application will be considered. (5) Administrative Review {a) Upon receipt of the Development Plan Application the 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 standards of the District. {c) The ART shall meet as necessary to consider the Development Plan Application. Applicants may be required by the Director to attend any meetings of the ART. (d) Meeting with Applicant: During the course of the review of a Development Plan Application, the City shall schedule at least one meeting with the applicant to review the application and the applicant shall be given the opportunity to revise the application in response to the ART's comments. (e) Administrative Approval. The ART shall be required to take one of the following actions, no later than 28 days from the date when the Development Plan Application was filed, unless a otherwise agreed by the applicant and the City in writing: {1) Grant Administrative Approval of the Development Plan Application when the Development Plan Application meets all of the requirements of the relevant Innovation Center Development District, including Administrative Departures as may be granted in accordance with Section 153.042 (E) (6) {f}. The grant of an Administrative Approval shall be exercised by the affirmative vote of a majority of the members of the ART that are present. (2} Issue a decision to subject the Development Plan Application to Site Plan Review by the Planning and Zaning Commission upon a determination that the application does not meet all of the requirements of the District and the standards of Section 153.042 (E) (8) and in some respect does not meet the requirements for the granting of Administrative Departures. A decision to subject the Development Plan Application to Site Plan Review by the Planning and Zoning Commission shall be made by the affirmative vote of a majority of the members of the ART that are present. Slane 2/28/C18 Council Draft Innovation Center Districts 37 {f) A report shall be provided periodically to the City Council and Planning and Zoning Commission of Administrative Approvals by the ART. (6) Adrrrinisfrative Departures (a) Purpose: In certain instances strict enforcement of zoning and development standards of the District may be either unreasonable or impractical. Therefore, a procedure for Administrative Departures from the requirements in these regulations is provided to allow the flexibility necessary to adapt to changed or unusual conditions, both foreseen and unforeseen, under circumstances that do not ordinarily involve a change of the permitted use of the land or structure. (b) Procedures: The ART shall be permitted to hear and grant requests far Administrative Departures that may modify the requirements in the HDP, LDP, I-VC, and I-CC Districts within the standards provided in (e), below. (c) Application: A request for Administrative Departures may be submitted either with a Development Plan Application or at any time after the approval of a Development Plan Application. If made as a 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 Administrative Review Team {ART}: {1} Requests for Administrative Departures shall be submitted to the ART for review in accordance with the procedures for Administrative Reviews. (2) The ART shall grant a request for an Administrative Departure provided the request: {a) Is not so substantial in nature or degree that it represents a major divergence from the requirements of the District; (b) Preserves the purpose and intent of the District and the established land use areas; (c} Is necessitated by a condition related to the site, rather than simply as a means to reduce costs or a matter of general convenience; (d) If approved, would maintain the specific purpose of the requirements and conditions of the regulation that is the subject of the request; and Slane 2/28/C18 Council Draft Innovation Center Districts 38 (e) Is limited to that necessary to account for special site conditions or development requirements specific to an individual user. (4} The following is an illustrative, but not inclusive, list of the types of requests that 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. (f) Approvals of Administrative 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 Review by Planning and Zoning Commission (a) latent and Applica,~ility.~ 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 pursuant to a Site Plan Review under the conditions of this Section. (b) Authority and Limitations: Site Plan Review and approval is required for all development in the I-VC or I-CC Districts. Site Plan Review and approval of Development Plan Applications within the HDP and LDP Districts shall be permitted and required only for those portions of the plan failing to meet the requirements of the applicable District and are denied Administrative Departures. The Commission shall not have the authority to change any part of the Development Plan Application that meets the development requirements of the District and/or has received approval through an Administrative Review ar Administrative Departure. During Site Plan Review, the Planning and Zoning Commission shall be permitted to grant departures from the requirements of an applicable zoning district. (c} Site Ptan Review Procedures: The Planning and Zoning Commission shall approve, approve with conditions, or disapprove the Development Plan using the standards of Section 153.042 (E) (8}. The decision shall be made within 56 days of the issuance of the decision of the ART to subject the application to review by the Planning and Zoning Commission, unless otherwise agreed by the applicant and the City in writing. (8) Development Plan Application Standards of Approval: In addition to meeting all other requirements of the District, a Development Plan Application shall only be Slane 2/28/C18 Council Draft Innovation Center Districts 3g approved by the ART ar 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 sa as not to impede the normal and orderly development or improvement of surrounding property far uses permitted by the District. (3) Redevelopment of existing sites shall be brought into conformance with all site improvement provisions of the District relative to and proportionate to the extent of redevelopment. (4} All buildings or groups of buildings shall be arranged so as to permit emergency vehicle access by same practicable means to all vehicles. {5) Every structure or dwelling unit shall be provided with adequate means of ingress and egress via public streets and walkways. (6} Exterior lighting shall be designed so that it is deflected away from adjacent properties and so that it does not impede the vision of drivers on public streets, adversely affect abutting properties or adversely affect the natural evening sky. (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. {2} Natural features and the site topography shall be incorporated into the proposed site design to the maximum extent practical. (3) Buildings and structures will be placed to preserve environmentally sensitive areas. (4} Proposed uses will be adequately buffered from one another and from surrounding public and private property. {5} Sites which include storage of hazardous materials or waste, fuels, salt, ar chemicals shall be designed to prevent spills and discharges of polluting materials to the surface of the ground, groundwater or nearby surface water bodies. These sites shall be designed to meet all applicable state and federal regulations. Slane 2/28/08 Council Draft Innovation Center Districts 40 (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 width of streets and drives shall be appropriate for the existing and anticipated volume of traffic. (4} The arrangement of public or common ways far vehicular and pedestrian circulation shall respect the pattern of existing or planned streets and pedestrian or bicycle pathways in the area. (5} Off-street parking and loading areas shall be provided where required with particular attention to noise, glare, and odor effects of each use in the plan on adjoining properties and other properties in the proposed development. (6) 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. (7} The arrangement of public or common ways for vehicular and pedestrian circulation and their connection to existing or planned streets in the area shall be planned to operate in the safest and most efficient means possible. (d) Stormwater and Erosion Controls (1} Stormwater management system and facilities shall maintain or 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 shall be designed, constructed and maintained to prevent flooding and protect water resources and 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 Slane 2/28/C18 Council Draft Innovation Center Districts 41 natural state to provide areas for natural habitat preserve drainage patterns and maintain the natural characteristics of the land. (4) Appropriate measures shall be taken to ensure that removal of surface waters will not adversely affect neighboring properties. (5} Provisions shall be made to prevent erosion and the formation of dust during and after construction. 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. {6) Surface water on all paved areas shall be collected at intervals so that it will not obstruct the flow of vehicular or pedestrian traffic or create standing water. (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, starmwater management, sanitary sewage removal and treatment, recreational activities, traffic control, and administrative services. {f) The general purposes and spirit of this Chapter and the Community Plan shall be maintained. (9) Decisions (a) In the event that a Development Plan Application is disapproved, the ART or Planning and Zoning Commission, as applicable, shall provide the applicant with a written decision setting forth the reasons for the disapproval and specifying the revisions that must be made in order for the Application to be approved. (b) The Development Plan Application may be revised and resubmitted to the ART or Planning and Zoning Commission, as applicable for further review and shall be approved, or approved with conditions if in accordance with the written decision of the ART ar Commission. {c) Development Plan Applications denied by the ART may be submitted by the applicant to the Planning and Zoning Commission for Site Plan Review in accordance with the procedures of this Section. (d) 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. (e) Effect of Approval or Disapproval of Developmenf Plan Application: Following the approval of a Development Plan Application through Slane 2/28/C18 Council Draft Innovation Center Districts 42 Administrative Review or Site Plan Review, the applicant may proceed with the process far obtaining a certificate of zoning plan approval and building permit, consistent with the approval as granted. All construction and development under any building permit shall comply with the approved Development Plan Application. (F) Modifications to Approved Development Plan Applications: (1) Minor Modifications: The Director may authorize minor modifications to an approved Development Plan that are required to correct any undetected errors, 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) Minor adjustments in lot lines provided no additional lots are created and required setbacks are maintained; (b) Minor adjustments in the location of and layout of parking lots provided the perimeter setbacks, yards and buffers are maintained; {c) Minor adjustments in building footprints up to 10°fo in total floor area of the originally approved building, building heights} 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/ar relocating stormwater management facilities provided that general character and stormwater capacities are maintained; (f) Redesigning 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) Other Modifications: 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. Slane 2/28/C18 Council Draft Innovation Center Districts 43 § 153.043 DEFINITIONS The following definitions apply to the terms as provided in the Central Ohio Innovation Center Districts. Definitions not specific to the Districts are as used in Chapter 153 of the Codes of the City of Dublin. (A) Gonstruction Sign: A sign that identifies the owners, lenders, contractors, architects, and engineers of a project under construction, as well as the project itself. (B) Day: Calendar day. (C) Director. The Director of Land Use & Long Range Planning of the City of Dublin. (D} Expression Line: An architectural treatment extending or offset from the surface plane of the building wall, or change of material, color or other treatment. Expression Lines typically delineate the transition between floor levels and base-middle-top of a building. (E) Floor Area (1) 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. {2} Nef Floor Area (iVFA): That area used for or intended to be used for the sale of merchandise or services, or for use to serve patrons, clients, or customers; or area used in a dwelling unit for living purposes. Floor area which is used or intended to be used principally for the storage or processing of merchandise, for hallways, or for utilities shall be excluded from the computation of usable floor area. Measurement of usable floor area shall be the sum of the horizontal areas of the several floors of the building measured from the interior faces of the exterior walls. (F} Live/work units: Residential units that permit some degree of commercial or other non- residential activity beyond that generally considered far a home occupation. The predominant use is residential, and commercial activity is a secondary use; employees and walk-in trade are not permitted. (G) Primary Streef.~ The streets providing the principle frontage for mixed-use buildings with active ground floor storefront uses and most intensively used by pedestrians. {H} Required Building Line (RBL}:Aline established on a parcel to indicate the placement of the principal structure upon the parcel, parallel to the frontage andlor right-of-way, facing a street or open space. The intent of the RBL is to align structures on a street or open space. The RBL is a setback distance requirement, not a permissive minimum distance. Slane 2/28/C18 Council Draft Innovation Center Districts 44 (I) Secondary Street: Streets intersecting a primary street and connecting to adjacent residential areas and providing access to off-street parking. (J) Street WaJJ.~ An opaque, freestanding wall built along the frontage line, or along the same building line as the building facade. (K) 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. Slane 2/28/C18 Council Draft Innovation Center Districts 45 13-08 AN ORDINANCE AMENDING CHAPTER 153 (ZONING CODE) OF THE DUBLIN CODIFIED ORDINANCES TO ADD THE CENTRAL OHIO INNOVATION CENTER ZONING DISTRICTS (CASE NO. 07-101ADM) WHEREAS, it is necessary from time to time to amend the Code in order to protect the health, safety and welfare of the citizens of the City of Dublin; and WHEREAS, proposed Sections 153.037-043 of the Dublin Codified Ordinances contain standards and requirements to create the Central Ohio Innovation Center Zoning Districts with appropriate requirements, standards, and procedures to govern development within the Central Ohio Innovation Center; and WHEREAS, the purpose of this Code is to provide for and regulate a technology and research business center that will encourage the development and operation of urban and suburban technology and office park campuses that attract high tech and related uses to the City; and WHEREAS, the City desires to create zoning districts that set high quality design and development requirements to ensure that development in the districts will adhere to uniform standards while addressing the unique needs of specialized industries and uses while ensuring that the appearance of the established community character remains consistent with the high quality image of the City; and WHEREAS, these standards give a competitive advantage to the COIC by providing a streamlined process for reviewing development proposals within the districts, and WHEREAS, the Planning and Zoning Commission reviewed the amendments on January 17, 2008 and recommends the adoption of the Ordinance because it serves to improve the health, safety and welfare of the citizens of the City of Dublin. NOW, THEREFORE, BE IT ORDAINED by Council of the City of Dublin, State of Ohio, of the elected members concurring that: Section 1. Sections 153.037-043 are hereby added and shall provide as follows CENTRAL OHIO INNOVATION CENTER DISTRICTS § 153.037 PURPOSE (A) Purpose: The Innovation Center Development District's requirements and standards are intended to provide four distinct zoning districts to implement the City's vision and goals in creating the Central Ohio Innovation Center {COIC}. The COIC is envisioned as an important technology and research business center that will encourage the development and operation of urban and suburban technology and office park campuses that attract 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 to promote the development of commercial, service, and residential uses that serve the primary users in the districts. The ultimate goal is to create zoning districts that set high-quality design and development requirements to ensure that development in the districts will adhere to uniform standards while addressing the unique needs of specialized industries and uses. At the same time, these standards give a competitive advantage to the COIC by providing a streamlined process for reviewing development proposals within the districts. (B) All Innovation Center Development districts shall be considered standard zoning districts under Section 153.016(A) of the Dublin City Code and shall constitute zoning classifications that are separate and distinct from others in the Dublin City Code. (C} If these requirements conflict in any manner with the City of Dublin Codified Codes, then the provisions of the Districts shall prevail. All matters not 13-08 Page 2 covered by the districts and their requirements shall be regulated by the requirements and standards contained of the City of Dublin Zoning Code. (D) Establishment of Districts; Zoning Amendments; District Intents (1) (2) (3) (4) (5) (6) (7) There are hereby created four COIC zoning classifications within the City of Dublin: High Density POD (HDP}; Low Density POD (LDP}; Village Center (I-VC); and Community Center (I-CC). A request to zone or rezone land to any COIC District designation shall be made in accordance with Section 153.234 of the Dublin City Code, Zoning Text and Map Amendments. Any development proposed to occur on land designated as HDP, LDP, I-VC, or I-CC shall be required to meet the requirements of the Districts. Law Density POD District Intent (a} Large format users, potential need for security, expansion, separation from other uses (b) Suburban campus setting (c) Sites with relatively low lot coverage (d) Accommodates buildings with lower heights (e} Includes manufacturing of aloes-intensity nature conducted in a manner and with a character that does not create significant negative impacts to the environment or surrounding area High Density POD District I ntent (a) High intensity sites (b) Urban campus setting with buildings located close to the street (c) High lot coverage (d) Multi-story buildings (e) Smaller lot sizes {f) Use of shared structure parking where appropriate (g) Includes manufacturing of aloes-intensity nature conducted in a manner and with a character that does not create significant negative impacts to the environment or surrounding area Village Center District Intent (a} RetaillService orientation (b) Mixed use, generally not including residential uses (c) Limited in scale and intensity {d) Balance of vehicular and pedestrian orientation Community Center District Intent (a) Retail emphasis 13-08 Page 3 (b) Greater intensity of use with multi-story buildings (c) Pedestrian orientation with adequate vehicle access (d) High density residential component (including upper story residential use) (e) Accessible to entire development § 153.038 DISTRICT USES (A) Rezoning to the Innovation Center Districts, as described below, shall be accomplished in accordance with the procedures of §153.234. The four Districts shall be designated an the Official Zoning Map for the City of Dublin as: (1) High Density POD (HDP); (2) Low Density POD (LDP); (3) Village Center (I-VC}, and (4) Community Center (I-CC). (B) Except as modified in (C) below, the following table indicates the uses permitted within the established land use areas of the District. P = Permitted; C =Conditional Use; NP =Not Permitted District Use Table LDP HDP I-VC I-CC Research and Develo ment and Technolo Based Uses P P NP NP Medical Uses P P NP NP Manufacturin P P NP NP Education P P NP P Administrative Support Services P P P P Commercial Services NP P P P Residential NP NP P P Accessary Support P P P P Limited Personal Services P P P P Vehicle Oriented Establishments NP NP C C Warehousing P C NP NP Commercial Uses Exceeding 20,000 sq. ft. GFA NP NP NP C (C} The following lists the uses and requirements applicable to the individual Districts. (1) Research and Development and Technology Based Uses (a) Administrative offices for medical, financial, institutional, and corporate facilities. (b) Basic and applied research conducted in laboratories and offices as well as associated research support activities such as cold rooms, glass wash and microscopy areas. (2) Medical Uses {a) Offices of physicians, surgeons, and related uses. (b) Hospitals. (c) Medical treatment facilities far the purpose of providing inpatient and/or outpatient surgery and/or other treatment of medical conditions. 13-08 Page 4 (d) Health and allied services. (e) Medical and dental laboratories. (3) Manufacturing (a) Prototype/light manufacturing of aloes-intensity nature conducted in a manner and with a character that does not create significant negative impacts to the environment or surrounding area. (b) Research, synthesis, analysis, development and testing, including the fabrication, assembly, mixing and preparation of equipment and components. {c) Uses conducting research, design, engineering, testing, diagnostics and pilot or experimental product development, including automotive, electronic device, manufacturing, materials and alternative energy technologies. (d) Design and development of computer hardware, and software, data communications, information technology, data processing and other computer related services. {e} Life science technology and medical laboratories, including biomedical engineering, biotechnology, genomics, proteomics, molecular and chemical ecology. (4) Education (5) (a) Educational uses involving the instruction and transmission or dissemination of knowledge relating to the fields of general research and technology. (b) Public and private elementary and secondary schools. (c) Preschools. (d) University and professional schools and related educational facilities. {e} Conference centers, either freestanding or included with permitted hotels. May include banquet facilities and restaurants. Administrative Support Services (a) Organizations involved in the administration, promotion, technical assistance of research, technology and research application. (b) Conference centers, either freestanding or included with permitted hotels. May include banquet facilities and restaurants. (6) Commercial Services (a) Commercial uses not exceeding 20,Q00 square feet GFA within a single enclosed building. (b} Restaurants, including outdoor seating areas, excluding drive through establishments. 13-08 Page 5 (~) (8) (9) (c) Professional service and general office uses, including offices of physicians and surgeons. (d) Personal service establishments. (e) Financial services, including drive through establishments when accessory to a principal use. (f} Hotels, including extended stay lodging (may include restaurants as accessory uses). (g) Livelwork units. Residential (a) Single family attached dwellings. (b} Single family detached dwellings existing as of the effective date of this section. (c) Multiple family dwellings. (d) Upper story residential uses. Accessory Support: The following are Permitted uses or accessory to Permitted uses. (a) Parking structures (see Section 153.041 (B)). (b) Commercial day care. (c) Indoor and outdoor recreational and fitness facilities. (d} Warehousing, accessory to a principal use within the same building. (e) Residential facilities associated with an allowed use, either private or commercially operated. (f} Heliport, provided the requirements of § 153.094, (B} (1}are met. Limited personal services, restaurants, cafeterias, gift shops and other similar facilities accessary to a principal use provided: (a) They are contained entirely within a building with a Permitted use. (b) There is no outside evidence of the use (signs, storage, etc.}. (c) The total of all uses not exceed 15°fo of the GFA of the building in which they are located. (10) Parks, open spaces, plazas, art, community centers, libraries, and similar uses, either public or private. (11} Vehicle oriented establishments provided: (a) The use is not located on a corner lot. (b) There is a minimum lot width of 100 feet. 13-08 Page 6 (c) There is only one full access driveway far each 100 feet of lot frontage or portion thereof. (d} There are at least eight drive-thru stacking spaces for ordering stations and four spaces for each exchange window/station. (12) Warehousing (freestanding), provided: (a) The use is not located on a primary street. (b) Lot coverage does not exceed 60°~. (c) There is no outside storage. (13} Commercial uses exceeding 20,000 square feet GFA for a single enclosed building and principal use provided: (a) There is no outside display or storage. (b) The principal building gross floor area does not exceed the area permitted by the Conditional Use approval. (D) Similar Uses or Uses Not Addressed (1) Since every type of potential use cannot be anticipated this subsection provides a process for addressing uses not specifically listed. (2) 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. {3) 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 ar 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 Community Plan. (4) 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. (5) 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 Cade, or submit an application for an amendment to the Code. § 153.039 LOW DENSITY POD (LDP) AND HIGH DENSITY POD (HDP) DISTRICT DEVELOPMENT REQUIREMENTS A Minimum Lot and Yard Re uirements Low Densit POD Lot Lot Area 10 acres 13-08 Page 7 A Minimum Lot and Yard Re uiements Requirements Lot Width 300 feet Lot Coverage 50% maximum F t S tb k Prima Street 150 feet Y d ron e ac Seconda Street 50 feet ar Re uirements Side Yard 50 feet + 10 feet for every story over 1 q 40 feet, except that no rear yard shall be required for a yard Rear Yard abutting a rail right-of-way Hi h Densit PO D L t Lot Area Not more than 30 acres o Re uirements Lot Width 100 feet q Lot Covera e 80 /° maximum F t S tb k Primary Street Not less than 15 feet; not more than 30 feet Yard ron e ac Secondary Street 15 feet Re uirements Side Yard 20 feet + 5 feet for ever stor over 3 q Rear Yard 40 feet, except that no rear yard shall be required for a yard abutting a rail right-of-way (B) Building Requirements {1) !n>•ent: Buildings within the Innovation Center Development 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 Center Development Districts shall be required to meet the objective architectural standards of this Section unless a modification is approved, as provided herein. These requirements are not intended to stifle innovative architectural design but are instead intended to set a level of expectation far development in the Districts. (2) The design of buildings within the LDP and HDP Districts shall consider the following criteria: (a) The visual and functional components of the building, including but not limited to, materials, building height, massing and proportion, and roof shape and slope are complementary to the existing architecture in the city and to the existing architecture in the Innovation Center Development Districts. {b) 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) Where contemporary designs and modern images for buildings are used, they shall be compatible with the size, scale, color, material and character of the property, neighborhood, or environment. (d) Durable building materials, simple configurations and solid craftsmanship will be used. (3) Building Variation (a) Facades: All sides of a principal building shall display a consistent level of quality and architectural interest. Each street-facing elevation for principal buildings on earner and through lots shall be required to vary the design of the facade. The building's architectural features and treatments shall be distributed through all of the facades. (b} Fronts of main buildings shall be varied through the use of bays, insets, balconies, porches, stoops or other variations as described in (c) below. 13-08 Page 8 (c} Building walls that are less than 250 feet in length shall have design variations to assure that the building is not monotonous in appearance. Variations shall be applied for each 60 feet of building length. Building walls that are 250 feet or more shall have variations applied for each 90 feet of building length. {d} Acceptable variations include, but are not limited to, any of the following: (1) Recesses and projections along the building facade. Variations in depth shall be a minimum of 18 inches. (2) Architectural details or features, or changes in building materials that effectively articulate the building front. (3) Multiple, smaller roof elements and varied eave lines. (4} Enhanced ornamentation around building entryways. {5) Variations in building height of 10 feet or more. (4) Roofs (a) Flat roofs are permitted, but shall not be visible when viewed from street level and shall be enclosed by parapets a minimum of 42 inches high, or as required to conceal mechanical equipment. Parapets on flat roofs shall not be included in the calculation for building height. {b) Pitched roofs, when used, shall be moderately steep and include complex forms and elevation variations. Pitched roofs shall be symmetrically sloped no less than 5:12, except that entryways may have a slope of not less than 2:12. (c) Dormers, porches, and other similar secondary architectural features may have roofs with a minimum 4:12 pitch. Deep eaves and overhangs are encouraged. {d) Far pitched roofs, natural and natural-looking roofing materials, such as wood shakes, textured shingles, slate, ceramic/fiberglass slate and the shall be used. Twenty-five year "true" dimensional asphalt shingles are acceptable. (5) Materials (a) Eighty percent of walls shall be constructed of primary materials, provided that no single material shall be used to meet this requirement. The following are acceptable primary and secondary building materials, as noted. (1) Primary Materials {a) Brick. (b} HardiPlank equivalent or better siding. (c) Glass. (d} EIFS. (e} Stone, such as Ohio limestone (natural or high- quality synthetic). 13-08 (2) Secondary Materials Page 9 (a) Gypsum Reinforced Fiber Concrete (far trim and cornice elements only}. (b) Metal. {c) Split faced black {piers, foundation walls and chimneys only}. (6) Building Entries (a} Principal buildings shall have at least one public entrance facing a public street, main parking lot, or connection to a parking structure serving the building. (b) Any public entrance shall be clearly identified using an awning (not including canvas materials), paving treatments, change in roofline or other features, such as signs, canopies, porticos, arcades, arches, wing walls, or integral planters. Other methods, such as unique color treatments or other similar means may be approved provided the same effect is achieved. (7) Height (a) Maximum Heights (1) Nigh Density Pods: Maximum building height is five stories or 70 feet, whichever is lower; with development height incentives, up to a maximum total of seven stories or 80 feet, whichever is lower. (2) Low Density Pods: Maximum building height is three stories or 45 feet, whichever is lower; with development height incentives, up to a maximum total of five stories, or 60 feet, whichever is lower. (b) Incentives: Development height incentives are offered to induce applicants to provide various amenities or other activities that add vitality, environmental sensitivity and other activities consistent with the Community Plan. To this end, the maximum height may be increased by providing one or more of the following: (1) The building is designed to qualify for a Leadership in Energy and Environmental Design (LEED) Green Building Rating, or other similar accepted rating system. (2) The site andlar building uses innovative stormwater provisions, such as rain gardens, green roofs, etc., to accommodate more than 50% of calculated stormwater flow required to be controlled. (3) Use of a parking structure for at least 75°~ of required parking. § 153.040 VILLAGE CENTER AND COMMUNITY CENTER DISTRICT DEVELOPMENT REQUIREMENTS (A) Design Intent and Development Requirements (1) Design Intent: Generally, the following design principles apply to the Village and Community Center Districts: 13-08 Page 10 (a} There should be a variety of uses, services and building types that serve the needs of residents, workers and visitors alike. (b) Buildings should generally line streets. (c} Parking, except for on-street parking, shall be screened from public view, located behind buildings or treated architecturally to be compatible with adjacent uses. (d} On pedestrian-oriented streets where retail uses are to be concentrated, the ground level of buildings should include shops, restaurants, and similar uses or treatments (such as windows, awnings, entranceways} that encourage activity along the sidewalk; (e} Blocks lengths should be suitable for the district in which they are located, but in general should be short and walkable. (f} There should be a network of streets that provide alternatives far traveling through the main use areas. (g} Streets should be designed for cars, pedestrians and, where appropriate to traffic conditions, bicycles. (h) The types, placement, design and frequency of open spaces should be suitable to the uses which they are serving. (2) Minimum Lot ,Yard and Building Requirements: Village Center and Community Center Districts Lots Residential Non residential Lot Areal Sin le famil attached 8 units er acre maximum 3 200 ft , sq. . Density Multi le famil 12 units er acre maximum Lot Width 150 ft. 40 ft. L t 45% maximum 65% o Coverage Up to 20°fo additional lot coverage may be approved by the ART for innovative stormwater provisions including rain gardens, green roofs, etc. Block Length Block lengths shall not exceed 600 feet without an intervening street, pedestrian wa , alle , or other access. Village Center Community Center Yards Residential Nonresidential Residential residential Min. 0 ft. 0 ft. 0 ft. 0 ft. 10 ft. when Max 15 ft 10 ft. when used for 15 ft used for . . outdoor seating . outdoor seating Required 4n each lot the building facade shall be built to the RBL for at least 80% of the RBL Building Line length. (RBL) The building facade shall be built to the RBL within 30 ft. of any block corner. A street wall not less than three feet in height or greater than six feet in height shall be required along any RBL frontage that is not otherwise Street occupied by a building on the lot. Wall The height of the street wall shall be measured from the adjacent public sidewalk or, when not adjacent to a sidewalk, from the ground elevation once construction is complete. Sid Y d 7 ft. 0 ft. 7 ft. 0 ft. e ar 15 ft. for nonresidential bordering residential use R Y d 25 ft. 10 ft. 15 ft. ear ar There is no required setback from alleys. Buildings Mi i D lli U it Sin le famil attached 950 s . ft. er unit n mum we ng n Sizes Multiple family 850 sq. ft. per unit + 150 sq. ft. for each bedroom over 1 Height See Section 153.040 (B} (6) and (C} (6) 13-08 Page 11 (B) Building Requirements -Nonresidential {1) Building walls that are 100 feet ar greater in length shall have design variations to assure that the building is not monotonous in appearance. Variations shall be applied for each 40 feet of building length. Acceptable variations include, but are not limited to, the following: (a) Recess and projections along the building facade. Variations in depth shall be a minimum of 18 inches. (b} Architectural details or features, or changes in building materials that effectively vary the building front. These may include but are not limited to window casings, cornices, railings, foundation walls, shutters, quoins, downspouts, fascia, and gutters. (c} Eaves, parch columns, roofs, railings, chimneys, etc. (d) Building entryways. (e) Variations in building height of 10 feet or more. (2) Expression Lines (Community Center District only) {a} The base of any building exceeding a height of three stories shall be distinguished from the remainder of the building with an emphasis on providing design elements that enhance the pedestrian environment. An Expression Line (EL) shall distinguish the base from the remainder of the building. (b) The EL shall be created by a change in material, a change in design, or by a continuous setback, recess, or projection above or below the expression line. Elements such as cornices, belt courses, corbelling, molding, stringcourses, ornamentation, awnings or canopies, and changes in material or color ar sculpturing of the building base are appropriate design elements. (c) If applicable, the height of the EL shall be related to the prevailing scale of development in the area. A change of scale may require a transitional design element between existing and proposed features. (3) Roofs (a} Pitched roofs shall be moderately steep and include complex forms and elevation variations. Pitched roofs shall be symmetrically sloped no less than 5:12, except that entry ways may have slopes of not less than 2:12. (b) Flat roofs may only be provided for buildings exceeding three stories. Flat roofs shall not be visible when viewed from street level and shall be enclosed by parapets a minimum of 42 inches high, or as required to conceal mechanical equipment. (c) Multiple, smaller roof elements and varied eave lines shall be used to mitigate massing and add interest to larger roof forms. {d) Natural and natural-looking roofing materials, such as wood shakes, textured shingles, slate, ceramic/fiberglass slate and the shall be used. Dimensional asphalt shingles are acceptable. (4) Materials 13-08 Page 12 {a) Durable building materials, simple configurations and solid craftsmanship are required. (b) The following are acceptable building materials. Eighty percent of walls shall be constructed of primary materials, provided that no single material shall be used to meet this requirement. The percentage applies to that portion of the wall after transparency requirements have been met. (c) Primary materials (1) Brick. (2} HardiPlank equivalent or better siding. (3) EIFS. (4) Glass. {5) Stone, such as Ohio limestone (natural or high-quality synthetic). (6) Woad lap siding. {d) Secondary materials (1) Gypsum Reinforced Fiber Concrete {for trim and cornice elements only). (2) Metal (beams, lintels, trim elements and ornamentation only). (3) Split faced block (piers, foundation walls and chimneys only). (5) Building Entries (a) At a minimum, one visible and usable main building entrance shall be located on the face of the building facing a public street. (1) Commercial buildings shall have one entrance for every 60 feet of building frontage. (2) Office buildings and other noncommercial buildings shall have one entrance for every 90 feet of building frontage. (3) Where more than one entry on the building frontage is required may be waived where an entrance is provided to a parking area located at the side or the rear of the building. (b) The entrance shall be clearly identified using a paving treatments, change in roofline or other features, such as canopies (not including canvas materials), porticos, arcades, arches, wing walls, or integral planters. Other methods, such as unique color treatments or other similar means may be approved provided the same effect is achieved. (c) Doorways open directly to the sidewalk or facing a street shall be recessed. 13-08 (6) Height Page 13 {a) Minimum building height is two stories. A single story may also be approved where the Planning and Zoning Commission determines that the nature of the use or architecture of the building necessitates a single story structure and the appearance of a two story or greater building is maintained. {b) Maximum building height is three stories, except as otherwise provided through development height incentives. (c) Development height incentives are offered to induce applicants to provide various amenities or other activities that are environmentally sensitive, provide amixed-use setting, and include other activities consistent with the Community Plan. Ta this end, the Planning and Zoning Commission may permit one additional story above the maximum building height for each of the following: (1) Innovative stormwater provisions including rain gardens, green roofs, etc. {all buildings}. (2) Residential use on at least one, entire upper floor (commercial and office buildings). {3) Buildings that are designed to qualify for a Leadership in Energy and Environmental Design {LEED} Green Building Rating, or other similar accepted rating system. (4) Use of a parking structure for 75% or more of required parking. (d) In no case shall the development incentives permit more than three additional stories (six total stories}, or exceed 80 feet, whichever is lower. (e) In no case shall building height vary from the height of adjoining building(s) by more than two stories. (f} The maximum interior clear height (floor to ceiling} for stories other than the ground story is 14 feet. For commercial/retail use buildings there shall be a 15 feet minimum and 30 foot maximum interior clear height for the ground story. (g) At least 80°~ of each upper story shall have an interior clear height (floor to ceiling) of at least nine feet. (7) Transparency Requirements (a} The first floors of all buildings must be designed to encourage and complement pedestrian-scale activity. It is intended that this be accomplished principally by the use of windows and doors arranged so that the uses within the building are visible from and/or accessible to the street. (b) Except as noted in (g), below, building facades facing public streets, parks and through block walkways shall meet the requirements of this subsection. (c) Minimum Transparency Requirements (1 } Commercial/Retail: Aminimum of 60°~ for ground level stories and 40% for the building facade above the ground level story of window and door openings shall 13-08 Page 14 be provided. Up to a 20% (e.g. from 60% to 40%) reduction may be permitted for ground floor uses that provide courtyards and plaza areas that exceed a contiguous area of 500 square feet along the building frontage (not including public sidewalk areas}. (2) Office, educational, and institutional buildings: A minimum of 50% of window and door openings shall be provided. Up to a 10°l0 (e.g. from 50°~ to 40°~) reduction may be permitted for ground floor uses that provide courtyards and plaza areas that exceed a contiguous area of 500 square feet along the building frontage (not including public sidewalk areas). (d) Transparency calculation requirements shall apply to the area of the facade between two and eight feet above the sidewalk. (e} Only clear or lightly tinted, non-reflective glass in windows, doors, and display windows shall be considered transparent. (f} Windows shall not be blocked by interior displays or otherwise have views to the interior obstructed for a distance of five feet into the interior. (g} Transparency requirements do not apply to parts of buildings used for interior assembles or gatherings. This shall not be construed to mean lobby or entry areas to individual buildings. For areas where transparency requirements do not apply, building facades shall be enhanced by architectural detailing, artwork, landscaping or similar features. (C) Building Requirements -Residential (1} Building walls that are 100 feet or greater in length shall have design variations to assure that the building is not monotonous in appearance. Variations shall be applied for each 40 feet of building length. Acceptable variations include, but are not limited to, the following: (a) Recess and projections along the building facade. Variations in depth shall be a minimum of 18 inches. (b) Architectural details or features, or changes in building materials that effectively vary the building front. (c) Enhanced ornamentatian around building entryways. (d) Landscaping. (e) Streetscape elements. (f) Variations in building height of ten feet or more. (2) Expression Lines (a} An expression line (EL) shall be provided for any building exceeding a height of three stories to distinguish the base from the remainder of the building, with an emphasis on providing design elements that enhance the pedestrian environment. (b) The EL shall be created by a change in material, a change in design, or by a continuous setback, recess, or projection above or below the expression line. Elements such as cornices, belt courses, corbelling, molding, stringcourses, ornamentatian, awnings or canopies, and changes in material or color or other 13-08 Page 15 sculpturing of the base are appropriate design elements for enhancing the pedestrian environment. (3) (c} If applicable, the height of the EL shall be related to the prevailing scale of development in the area. A change of scale may require a transitional design element between existing and proposed features. Roofs (a) Pitched roofs shall be used. Pitched roofs shall be moderately steep and include complex farms and elevation variations. (b) Roofs shall be symmetrically sloped no less than 5:12, except that entry ways may have slopes of not less than 2:12. (c) Natural and natural-looking roofing materials, such as wood shakes, textured shingles, slate, ceramic/fiberglass slate and the shall be used. Dimensional asphalt shingles are acceptable. {4) Materials (a} Eighty percent of walls shall be constructed of primary materials, provided that no single material shall be used to meet this requirement. (b) Primary materials: (1) Brick, HardiPlank equivalent or better siding. (2) Gypsum Reinforced Fiber Concrete (for trim and cornice elements only). (3) Metal (beams, lintels, trim elements and ornamentation only). (4) Split faced block (piers, foundation walls and chimneys). (5) Stone. (6) Stucco. (7) Wood lap siding. (c} Secondary materials (1) Gypsum Reinforced Fiber Concrete (for trim and cornice elements only). (2) Metal (beams, lintels, trim elements and ornamentation only}. (3) Split faced block (piers, foundation walls and chimneys only). (d) Vinyl materials may be used, on a limited basis, in accordance with the requirements of Section 153.190 of the Zoning Code. (e) Windows (1) Windows must be present on all four sides of the structure in a manner consistent with the treatment used an the front of the building. 13-08 Page 16 (2) All windows must be trimmed with wood on all four sides of the structures using stucco, wood siding, Hardi- Plank or vinyl on the exterior. (No wood trim is required when windows are surrounded by brick or stone). (f} Building mass and facade articulation for residential buildings located on a corner lot shall have similar details facing both streets (i.e. windows, wrap-around porches, or architectural detailing such as trim, quoins, shutters or fascia). The treatment shall be compatible with the building's overall architectural style, and shall be used consistently on all facades. When brick or stone are used an the front elevation of the building, it must be repeated in some form {water table, chimney, corner wrap, or similar treatment) on the remaining faces of the building. (5) Building Entries, Patios and Decks (a) The primary building entrance shall be located in the front facade parallel to (and visible from} the street. (b) Single-family attached dwellings shall provide a stoop at the entrance of each living unit on the front facade. Not more than two units may share the same stoop. The stoop landing at the top of the steps shall have a minimum depth and width of five feet. (c) Multiple family buildings with dwellings accessed from common entrances shall provide at least one entrance on the front facade with a stoop or a entrance from within a courtyard that opens to the front facade parallel to (and visible from) the street. The stoop landing at the top of the steps shall have a minimum depth and width of five feet. If a courtyard is provided, the courtyard shall have a minimum depth and width of at least 12 feet. (d} A stoop may project forward of the RBL, provided it shall not extend into any right-of-way. (e} The finished floor elevation shall be at least three feet and not more than seven feet above the exterior sidewalk elevation in front of the building, ar from the ground elevation, whichever is higher. (f} Stoops, patios and decks (scale and materials} whether enclosed or open shall be of the same or similar materials as those of the principal building. {g} Decks and patios in the side ar rear yards shall be set back at least five feet from the side or rear property line. (6) Height (a) A single story may also be approved where the Planning and Zoning Commission determines that the nature of the use or architecture of the building necessitates a single story structure and the appearance of a two story or greater building is maintained. (b) Maximum building height is three stories, or 40 feet, whichever is lower, except as provided in (c) below. (c) Incentives: Development height incentives are offered to induce applicants to provide various amenities or other activities that 13-08 Page 17 add vitality, environmental sensitivity and other activities consistent with the Community Plan and the District. To this end, one additional story above the maximum building height shall be permitted for any of the following, as applicable: (1) Innovative stormwater provisions including rain gardens, green roofs, etc. (2) Buildings that are designed to qualify for a Leadership in Energy and Environmental Design (LEED} Green Building Rating, or other similar accepted rating system. (d} In no case shall the development incentives permit more than two additional stories (five total stories}, or exceed 70 feet, whichever is lower. (e} In no case shall building height vary from the height of adjoining building(s) by more than two stories. (7) Accessory Buildings and Structures {a) Far single family attached and multiple family uses, individual garages not exceeding 400 square feet each are permitted. If more than one garage is provided, garage structures shall be attached in groups of not more than ten garage spaces per group. Setbacks and heights for garage structures shall be the same as for single accessory buildings. (b} Attached garages shall not project forward from the facade of the principal building. (c} A detached accessory structure shall be located at least six feet from and behind the principal building. (d) Any accessary building in excess of 100 square feet shall be constructed of materials similar to thane of the principal building to which it is accessory. (e) One detached or one attached accessory building is permitted on a lot on which there is a principal building or use. Accessory buildings shall not exceed 800 square feet in area ar 14 feet in height. § 153.041 SITE DEVELOPMENT REQUIREMENTS (A) Parking Requirements (1) Parking may be permitted in the front yard where no other permissible location or parking arrangement is practical. Consideration shall also be given to ensuring compatibility with surrounding building lines and the pedestrian environment of the site and area. Screening shall also be required. (2) In the Village and Community Center, no less than 75% of the parking places shall be located to the rear and/or one side of buildings and on the interior of blocks and screened line by landscaping ar decorative walls along any street edge. (3) All parking areas shall be accessed only 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. 13-08 (5) Parking and maneuvering areas shall meet the minimum requirements of the Parking Space Dimensions table (see graphic). The following Table of Parking Requirements lists Page 18 Parkiq Pattern Aisle Widh i-Way 2-Way Parking Space Lenpthr Wirsh~ Tdal Widlr i-Wary 2-Way Parallel 12 ft. 15 R. 25 R. 9 ft. 33 ft. 36 ft. 0.75 Degree 12R. 22 ft. 21 ft. 9R 4B R. 58R 78-90 Degree 12ft. 22ft. 19 R. 9R SOft. 80ft. 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 Parkin Re uirements Use Parkin Re uirement One space per 3 persons by seating capacity or maximum occupancy (whichever is greater) in the largest assembly area. Education Where assembly areas are not present, 1 space per classroom and 1 space per 300 sq. ft. GFA of office area. Technical, vocational and trade schools: 1 space per each 10 students in addition to the spaces required above. Residential 1.5 spaces per dwelling unit .5 spaces per dwelling unit or bed, whichever is greater; Residential Care day care uses -1 space per 10 children at licensed ca acit One space per 3 persons by seating capacity or Government and maximum occupancy (whichever is greater) in the largest Institutional assembly area; in no assembly area is provided, 2 spaces er 1,000 s . ft. of NFA Professional, 2 5 spaces per 1,000 sq. ft. of NFA Medical, Office Medical Spaces required for offices Treatment Facilities 1 space pertreatment room + 1 space per in-patient bed Personal Service 2 s aces er 1,000 s . ft. of NFA Retail Sales 3 s aces er 1,000 s . ft. of NFA Restaurant, One space per 3 persons by occupancy or 3 spaces per E t t i t 1,000 s . ft. of NFA, whichever is reater n er a nmen Outdoor recreation areas shall submit a parking plan far and Recreation approval by the ART detailing expected parking needs Warehousing 1 space per 5,000 sq. ft. of NFA Light Manufacturing 1 space per 1,000 sq. ft. GFA Utility One space per use (8) Parking Adjustments (a} Parking adjustments may be approved by the Administrative Review Team (ART} in the LDP and HDP Districts and by the Planning and Zoning Commission in the I-VC and I-CG Districts. (b) Shared parking reduction: Fewer parking spaces maybe 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 13-08 Page 19 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 an 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. (f} After one year the ART, after notice to the property owner, may require the removal of all or part of the additional parking spaces permitted for parking lots exceeding100 spaces upon a finding that the spaces have not been utilized to the extent previously documented by the owner, or if other shared parkinc arrangements have been made ar may be available. (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 Gaunt toward fulfilling the parking requirement of that lot. Credit for parking spaces shall be given far those spaces immediately in front of the property to which they apply that have mare than 50% of the length of the parking space within the lot or building frontage. (9) Bicycle Parking {a) Any development required providing six or mare parking spaces shall be required to provide bicycle parking. (b) Off-street parking areas shall contain at least one bicycle parking space for every 12 spaces, or fraction thereof, required for motor vehicles. (c) Bike parking for commercial, residential and mixed-uses shall be conveniently located adjacent to or within the sidewalk or front courtyard. Bicycle facilities for patrons shall be located within 100 feet of the building entrance. (d) Placement of bike racks shall be carefully considered to minimize conflicts with pedestrian travel. Bicycle parking shall be bike rack or locker-type parking facilities unless otherwise specified and shall be designed to allow a bicycle to be locked to a structure attached to the pavement. (e} The ART ar Planning and Zoning Commission, as applicable, may reduce bike rack parking facilities far patrons when it is demonstrated that bicycle activity will occur to a lesser degree at that location. Additional spaces may be required when it is determined that the use or its location will create a higher volume of bicycle activity. 13-08 (10} Loading Areas Page 20 (a) Buildings and structures, excluding parking structures, must provide off-street loading spaces far serviceldelivery. (b) Applicants shall submit information justifying the number of loading spaces provided. Additional loading spaces may be required if warranted by a change in use or other circumstance. (c) Use of these spaces must not interfere with the normal movement of vehicles and pedestrians. (d) Where separate loading areas and loading docks are provided loading spaces shall be at least 12 feet wide, 30 feet long and 14 feet high. (e} Any loading dock located along any side of a building which faces a public street or highway shall be screened from view. (f} An alley or front service drive may be used where a single loading space is required. (B) 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, a minimum stall dimension of 8'I feet wide by 18'/ feet deep may be allowed. (2) Interior circulation: The interior of the structure shall be designed in accordance with the requirements of the City Engineer. (a) Entering traffic shall circulate in a counter clockwise direction possible. Opportunities for recirculation shall be provided. (b) Maximum aisle length shall not exceed 400 feet without providing a cross aisle. (c) The width of a cross aisle shall be 18-24 feet. (d) Minimum ceiling height shall be seven feet (9-10 foot floor to floor heights). However, 8'/ feet is desirable where disabled- capable vans are to be accommodated; this may translate into floor to floor heights over ten feet. (3) Pedestrian/Safety (a} Stairways on the building's exterior shall be visible from the outside. Maximum distance between parking spaces and nearest exit stairwell shall be 200 feet. (b) There shall be at least one elevator serving the structure. Not more than 350 feet shall separate any parking space and the elevator. (c) Security: Pedestrian flow shall be channeled through only one or two openings to permit surveillance, either by a cashier at a booth or by a television camera monitored at a remote location. Active techniques with security personnel who monitor television or sound equipment may also be used if 24-hour coverage is available. (4) Access PaintslLanes 13-08 Page 21 {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. (f} Single entrance lanes from the street shall be from 13-16 feet, tapering down to 10 feet at the approach to the control equipment. Double entrance lanes shall be 24 feet wide. (5) Lighting {a) There shall be no casting of glare ar spillover lighting outside of the parking structure. (b) Adequate lighting is necessary for the safe movement of vehicles and pedestrians and for the security of patrons and parked vehicles. Garage lighting shall be concentrated on aisles and ramps, with spillover lighting to illuminate parking stalls. {c) Top deck lighting of parking structure shall use full cut-off fixtures and lower pole heights to eliminate glare and visibility of pole mounted fixtures. (6) Design and Appearance {a) The structure shall be architecturally compatible with the buildings they serve and have a full roof, varied parapet heights or other suggestive roof form variations to present a more finished appearance. {b) 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. {c} 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 parapet height. {d} The structure shall not exceed 500 parking spaces in the Village and Community Center. (e} Parking structures shall maintain afive-foot setback from the RBL or front setback. Lot coverage shall not exceed 80%. (f} Pedestrian and vehicular entries will be clearly distinguished. (7} Character and massing: Parking structure facades over 150 feet in length shall incorporate vertical and/ar horizontal variations in setback, material or fenestration design along the length of the applicable facade, using one or more of the following methods: 13-08 Page 22 (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 ground floor openings; (2) Incorporating changes in architectural materials; 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 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) Interior views: Facades of parking structures shall be designed without 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 ar more of the following methods: {1) Decorative trelliswork and/or screening as architectural elements on the parking structure facade, without compromising the open parking structure requirements of any applicable Code; and/or (2) Glass window display cases incorporated into pedestrian walls built between two structural pillars. Glass window display cases shall be at least two feet deep, begin twelve 12 to 30 inches above the finished grade of the sidewalk, and cover at least 6Q°~ of the area between two pillars. {3) The trelliswork or window display cases may be waived if the applicant can demonstrate some other method to minimize views into the parking structure. Alternate 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 retaiUcommercial 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; 13-08 Page 23 (b) Decorative trelliswork and/or screening as architectural elements on the parking structure upper floor facades; and/or (c) Upper parking floors designed as a pattern of window-like openings on the parking structure facade. (8) Ground Floor Uses (Community Center only) (a) Parking structures in the Community Center shall be designed so that an area equaling a minimum of 70°l0 of the length of the exterior ground floor facade(s), excluding vehicle entrances and exits, is either built as, or convertible to, retail/commercial or service uses. P~ sr~rcntr~ (b) The applicable floor area shall extend in depth a minimum of 20 feet from the exterior parking structure facade, provided that the minimum required depth may be averaged, with no dimension less than 15 feet. The minimum clear interior ceiling height standard of the retaiUcommercial or service use portion of parking structures shall be ten feet. The proposed location of the commercial area shall be approved by the Planning and Zoning Commission. {c} At the time of construction, a minimum of 1,000 square feet of leasable retail/commercial or service space shall be constructed and made available for occupancy. The remainder of the area necessary to fulfill the minimum retail/commercial or service use requirement not included at the time of construction shall employ window display cases which shall be designed as follows: (1) Glass window display cases shall be incorporated into ground floor walls and shall be built between two structural pillars. {2) Glass window display cases shall be at least two feet deep, begin 12 to 30 inches above the finished grade of the sidewalk, and cover at least 60% of the area between two pillars. {d} The number of parking spaces displaced by the portion of the parking structure ground floor designed far retaillcommercial or service uses may be added to the required number of parking spaces. (C) Landscaping Requirements (1) A six-foot masonry wall of brick or architectural block shall be erected along rear lot line{s) that adjoin a lot containing a residential building. (2) Waste and Refuse (a) All waste and refuse shall be containerized and fully screened from view. 13-08 Page 24 (b) All refuse enclosures shall be located within required setbacks and be comprised of materials architecturally consistent with the primary structure. (3) Storage and Equipment (a) Areas devoted to the storage of materials, supplies, equipment or products outside of a permitted structure shall not exceed the following: (1} For main buildings with a GFA of 225,000 square feet or less, an area equal to 5°~ of the main building GFA. {2) For main buildings exceeding 225,000 square feet, an area equal to 2'/% of the main building GFA. {b) 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, ar recessed within the footprint of the building. (c) Screening shall be accomplished using solid landscape plantings for screening, or decorative walls at least five feet in height. In instances where mechanical screening is incompatible with the architecture and overall appearance of proposed structures, mechanical units shall be painted to match the structure, as determined appropriate by the ART or Planning and Zoning Commission. (4) Street Trees: One 2~l inch caliper street tree shall be provided and located at each 35 foot interval of public ar private street frontage and along entry driveways exceeding 200 feet in length. Street trees of four inches ar greater caliper at planting may be located at 45 foot intervals. (5) Open Spaces: One deciduous tree must be planted far each 1,000 square feet of open space (areas not taken up by parking ar building). Trees must have a minimum caliper of 2'I inches at the time of planting. Groupings/clusters of trees are preferred, planted at intervals necessary to ensure their survival. (6) Surface Parking Lots (a) In order to enclose the portion of the parking exposed to view of public streets, parking lots visible from a public street or adjacent residential buildings shall be screened by a three foot high {six feet if bordering a residential lot or use) decorative masonry wall. However, screening must be broken up at intervals no greater than 50 feet to provide pedestrian access to a public sidewalk, where available. (b) 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% of the area of the paved surface (including all parking spaces, interior drives, loading docks, drop-offlpick-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: (1) 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 13-08 Page 25 of the parking lot shall not be counted toward meeting this requirement. (2) All landscape islands must be a minimum of 300 square feet in area and seven feet in width. {3) A minimum of one broad leaf/deciduous tree shall be provided for every 300 square feet of landscaped area required. (4} The landscape areas may be located in "dead corners" ar 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. (7} Unless otherwise specified in this Section, all other applicable requirements of Section 153.134-148 shall be met. (D) Signs (1) Signs are regulated by Chapter 153, except as modified in the following table. All other applicable requirements of Section 153.150- 163 shall be met. Signs for All Uses One sign per lot, provided that for a corner lot property, 1 sign is Number permitted for each frontage, not to exceed a total of 2, and provided that multiple signs are separated by at least 300 ft., as measured along the front property lines. Ground Size 32 sq. ft. plus 1 sq. ft. for each lineal foot of street frontage in excess of 50 ft., not to exceed 50 sq. ft. Location 10 feet from any lot line. Height 8 feet maximum. Wall signs are not permitted if a projecting sign is provided on the same wall. One per building. Additional signs are permitted for walls facing an off- street parking area designated for that building provided there is a public entrance to the building on that wall. Number One wall sign is permitted for a parking structure, not exceeding one square foot of sign for every lineal foot that the building or establishment fronts on that street. Signs indicating entrances and exits onl are not included in this calculation. Facing a public street: not exceeding 20% of the wall area to which it is attached to a maximum of/z sq. ft. per each lineal foot of building Wall wall length. Signs facing an off-street parking area shall be no greater than 50% of Size the size permitted for wall signs located on the wall facing the public street. An additional 10°l0 of sign area may be allowed if uses located on upper floors utilize the wall or projecting signs for uses on the ground floor. Location Attached to the wall facing a public street oroff-street parking area desi Hated for that buildin ,not extendin above the roof line. Where a building contains more than one ground floor establishment, wall signs shall be limited to one wall sign per establishment on each wall with a limit of 2 signs per building. Signs for Village and Community Center District Pro ectin si ns are not ermitted if a wall si n is rovided on the same wall. One per building. Additional signs are permitted for walls facing an off- Number street parking area designated for that building provided there is a public entrance to the building on that wall Size Not exceedin 20 s . ft. Location Attached to the wall facing a street or parking area, spaced at least 25 Projectin ft. from another projecting sign. g Minimum of 8 feet between the bottom of the sign and sidewalk grade and not extending above the sill of the second story window or 16 ft. in Height height (measured from grade to the top of the sign), whichever is lower. Where a building contains more than one ground floor establishment, projecting signs shall be limited to one sign per establishment on each wall with a limit of 2 signs per building. 13-08 Page 26 Window Window signs are permitted in accordance with the provisions of Ohapter 153, provided that the transparency requirements are maintained. Signs be affixed flat to the surface thereof. Signs shall not extend vertically or horizontally beyond the limit of the awning. The sign shall indicate only the name or address of the use. The sign shall be non-illuminated. Awning Sign area shall not exceed 10% of the surface of the awning area to which it is affixed. One sign may be suspended under an awning for each ground floor establishment, not exceeding 3 sq. ft. in area and have a minimum clearance of 7% ft. above the sidewalk. (2) Signs not permitted by this Section are prohibited. (E) Site Lighting: The lighting requirements of Section 153.149 shall be met. (F} Circulation and Access (1) Private development shall include the dedication of rights-of-way for the future expansion and widening of public roads in accordance with the City's adopted Thoroughfare Plan and/or adopted plans for the Central Ohio Innovation Center, whichever is greater. (2) All access from public rights-of-way shall be provided at locations approved by the City. (3) All private drives, parking areas, pedestrian paths, and sidewalks shall meet or exceed the minimum requirements established by the City. (4} All sites shall comply with the City's Administrative Policy for Intersection Visibility Triangles at all proposed access points. (5) Cross access easements shall be provided for shared driveways. (6) Pedestrian Paths {a} Pedestrian access shall be provided between all building entrances and public sidewalks along street frontages. (b} Connections to public sidewalks and pathways shall be provided and continuously maintained. (c) Connecting sidewalks and pathways shall meet construction requirements of the City of Dublin. (7) Sidewalks {a) A minimum combined sidewalk and tree lawn dimension of 12 feet shall be provided along all public streets. Street trees, pedestrian-scale street lights and street furniture shall be located in the area adjacent to the curb. Sidewalks shall be at least five feet wide. (b) A minimum sidewalk width of eight feet is required within ten feet of commercial, office, and institutional building fronts. (c) A minimum sidewalk width of five feet is required within ten feet of residential and industrial building fronts. {d) A minimum eight foot combined bike and pedestrian path in the interior of a lot may be substituted for public sidewalks provided that connections to public sidewalks or adjoining bike and pedestrian paths are provided. 13-08 Page 27 (e) Covered sidewalks in commercial and public use areas are encouraged, but not required. Where provided, covered sidewalks shall: {1) Have a minimum interior clear height of 11 feet except as otherwise provided for signs, street lighting and similar appurtenances. (2) Have a minimum of ten feet clear width between the facade and the support posts or columns of the sidewalk structure. (3) Have pasts or columns spaced ten to 15 feet on center. {4) Provide far a continuous public access easement at least four feet wide running adjacent and parallel to the sidewalk calumnslposts. (5) Nat encroach on any public rights-of-way. (G} CommonlOpen Space (1) For nonresidential and mixed use developments, not less than 10% of the lot area shall be devoted to public or common open space. Residential developments shall provide at least 25°10 of the lot area devoted to public or common open space. {2) 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. (3) 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, clack pedestals, transit shelters, awnings (not including canvas materials), canopies and similar structures. (4} 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. (5) 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. (6) Outdoor Seating (a) For commercial and office uses, there shall be one linear foot of seating for each 50 square feet of open space, provided that not less than eight linear feet of seating shall be provided, nor shall more than 100 linear feet be required. Ledges, walls or planters that are flat and between 20 and 36 inches above grade and have a minimum depth of eight inches may be counted as seating. Movable chairs will count as 30 inches of linear seating per chair. (b) Outdaar seating areas shall be limited to the area directly in front of the use to which the seating area is accessory and shall not extend into adjoining sites. If the seating area is located at the rear or side yard, it shall be contained within the same lat. (H} All utility lines including water supply, sanitary sewer service, electricity, telephone and gas, and their connections or feeder lines shall be placed 13-08 Page 28 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. § 153.042 DEVELOPMENT APPROVAL PROCESS (A) Intent (1) Intent: The purpose of this Section is to provide adequate review of applications for rezoning and/or development within the Innovation Center Development Districts. The procedures set forth herein are intended to enhance the ability of developers to receive efficient and predictable review and approval of projects within the Districts. The timing requirements for such reviews and approvals serve to ensure that the Central Ohia Innovation Center will remain competitive with research and technology parks in other jurisdictions that employ aggressive timelines for approvals of similar developments. (2) It is also the intent to ensure that compliance is 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. {3) These regulations are intended to ensure that development is provided that has adequate and efficient provision of facilities andlor infrastructure, and 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, as required for the public good. (B) Purpose: The purpose of the review processes defined in these Districts is to ensure compliance with the Community Plan and the specific provisions of the District. Rather than attempt to establish any one style or manner of development, the intent of the requirements of these Districts and the applicable review procedures is to highlight the mast 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 Community Plan and the COIC are vital to the success of the City, and their use will better ensure the active support and assistance of the residents and business owners of the city through the process of project review and implementation. (C} The following table provides an overview of the review procedures and requirements used in this Section. Review Zoning Reviewing Procedure Code Body Application Section Rezoning 153.234 City Council Rezoning application for an HDP, LDP, I-VC, or I-CC District Pre- optional - prior to filing a Application 153.042 (D) Administrative Development Plan Application for Review Review Team the development of all or any portion of property in any District Development Prior to commencing or modifying Plan 153.042 (E) As applicable development an all ar any portion of A lication ro ert in an District Applications that comply with all Administrative 153.042 Administrative aspects of the requirements of the Review {E)(5) Review Team HDP or LDP Districts {except Commercial Service uses in HDP) 13-08 Page 29 Review Zoning Reviewing Procedure Code Body Application Section Administrative 153.042 Administrative Departures De artures E 6 Applications within the I-VC, or I-CC Districts; Commercial Service uses Planning and in the HDP District; development in Site Plan 153.042 Zoning any District that fails to meet one or Approval (E)(7) Commission more of the District requirements; denials of Administrative Departures; other requests denied or referred b the ART City Council 153.042 City Council Site Plan Approval denials by the A eal E 9 c Plannin and Zonin Commission Conditional Section Planning and Conditional Uses as required by the Use 153.236 Zoning Districts Commission (D) Pre-Application Development Review Meeting Procedures: (1) A request for aPre-Application Development Review meeting shall be made in writing to the City on a form provided by the City far 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 any requested Administrative Departure, as provided in Section 153.042 (E) (6). Proposed Administrative Departures shall be separately listed and/or clearly noted on the required site plan. (C) A fee as established by the City Council. (2} Upon written receipt of the request for aPre-Application Review Meeting, the City shall schedule the meeting no later than 14 days from the date when the request was submitted unless otherwise mutually agreed by the applicant and the Director. The City shall notify the applicants in writing at least seven days prior to the meeting. (3) 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 Development Review meeting and representatives of those departments shall be encouraged to attend. (4) During the Pre-Application Review meeting, the City shall provide the developer with anon-binding and informal review of the development proposal and shall provide information to the applicant on the procedures and policies of the City, including the possible application review procedures that may be used. (E) Development Plan Application and Approval Procedure {1) Developmenf Plan Review Application: Prior to the development of any property within the HDP and LDP, I-VC, or I-CC Districts, a Development Plan Review Application shall be submitted to the City an a form prescribed by the City. The Development Plan Review Application shall include the elements indicated in Section 153.042 (E) (3). Development Plan Review Applications shall not be subject to filing deadlines applicable to other applications and may be submitted to the City on any date during its normal hours of operation. 13-08 (2) Review Authorities Page 30 (a) Administrative Review Team: Development Plan Applications within the HDP and LDP 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. (1) Director (Chair) (2) City Engineer (3) Fire Chief (4} Parks & Open Space Director (5) Police Chief (6) Chief Building Official {b) Ptanning and Zoning Commission: Development Plan Applications are subject to 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) Any new development within the I-UC and I-C Districts and Commercial Service uses in the HDP District. (2) Development Plan Applications in the HDP or LDP Districts that fail to meet one or more of the requirements of the applicable District. (3) Applications denied by the ART for a request for Administrative Departures or other denial by the ART. (3) Contenfs of Development Plan Application: 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 the City Council. (c} A description of any requests for Administrative Departures as permitted in Section153.042 (E) {6) listed in writing andlor 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 following requirements, unless deemed unnecessary by the Director: 13-08 Page 31 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 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 acrea e 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 atone-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 Stormwater 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 & belowground 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 sidev~ralks &non-motorized paths vNthin 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"/2 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 walls} or berms} vnth cross-sections, where re uired 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} 13-08 Page 32 PLAN DATA Garage &/or carport locations & details, if proposed Location, dimensions, floor plans & elevations of common buildings} (e.g., recreation, laundry, etc.}, 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 (4} Public notice: Written notice regarding applications received for Administrative Review ar 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 Review {a) Upon receipt of the Development Plan Application the 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 standards of the District. (c) The ART shall meet as necessary to consider the Development Plan Application. Applicants may be required by the Director to attend any meetings of the ART. {d) Meeting with Applicant: During the course of the review of a Development Plan Application, the City shall schedule at least one meeting with the applicant to review the application and the applicant shall be given the opportunity to revise the application in response to the ART's comments. {e) Administrative ApprovaL~ The ART shall be required to take one of the following actions, no later than 28 days from the date when the Development Plan Application was filed, unless a otherwise agreed by the applicant and the City in writing: {1) Grant Administrative Approval of the Development Plan Application when the Development Plan Application meets all of the requirements of the relevant Innovation Center Development District, including Administrative Departures as may be granted in accordance with Section 153.042 (E) (6) (f). {2) Issue a decision 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}; (b) The application in some respect does not meet the requirements for the granting of 13-08 Administrative Departures; Page 33 {c) The ART deems the scale or effect of the project is significant enough to warrant Site Plan Approval. {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 standards of the District may be either unreasonable or impractical. Therefore, a procedure for Administrative Departures from the requirements in these regulations is provided to allow the flexibility necessary to adapt to changed or unusual conditions, both foreseen and unforeseen, under circumstances that do not ordinarily 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 HDP, LDP, I-VC, and I-CC Districts within the standards provided in {e), below. (c) Application: A request for Administrative Departures may be submitted with a Development Plan Application or within 42 days of the filing of the Application. If made as a 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 Administrative Review Team (ART}: {1) Requests for Administrative Departures shall be submitted to the ART for review in accordance with the procedures for Administrative Reviews. (2) The ART shall grant a request for an Administrative Departures provided the request: (a} Is not so substantial in nature or degree that it represents a major divergence from the requirements of the District; (b) Preserves the purpose and intent of the District and the established land use areas; (c} Is necessitated by a condition related to the site, rather than simply as a means to reduce costs or a matter of general convenience; (d} If approved, would maintain the specific purpose of the requirements and conditions of the regulation that is the subject of the request; and {e) Is limited to that necessary to account for special site conditions or development requirements specific to an individual user. 13-08 Page 34 (4) The following is an illustrative, but not inclusive, list 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. (f} Approvals of Administrative 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 Approval by Planning and Zoning Commission {a) Intent and Applicabiiity.~ 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: With the exception of Commercial Service uses in the HDP, Site Plan Approval of Development Plan Applications within the HDP and LDP Districts shall be in effect only for 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 meets the development requirements of the District and/or has received approval through an Administrative Review. (c) Site Plan Approval Procedures: The Planning and Zoning Commission shall approve, approve with conditions, or disapprove the Development Plan using the standards of Section 153.042 (E) (8). The decision shall be made within 56 days of the issuance of the decision of the Planning and Zoning Commission, unless otherwise agreed by the applicant and the City in writing. (8) Development Plan Application 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 fallowing 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. 13-08 Page 35 (3} The site shall be designed to conform to all provisions of the District. (4) Redevelopment of existing sites shall be brought into conformance with all site improvement provisions of the District relative to and proportionate to the extent of redevelopment. (5) All buildings or groups of buildings shall be arranged so as to permit emergency vehicle access by some practicable means to all vehicles. (6) Every structure or dwelling unit shall be provided with adequate means of ingress and egress via public streets and walkways. (7) Exterior lighting shall be designed so that it is deflected away from adjacent properties and so that it does not impede the vision of drivers on public streets, adversely affect abutting properties or adversely affect the natural evening sky. (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. {2) Natural features and the site topography shall be incorporated into the proposed site design to the maximum extent practical. (3) Buildings and structures will be placed to preserve environmentally sensitive areas. (4) 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. (5) Sites which include storage of hazardous materials or waste, fuels, salt, or chemicals shall be designed to prevent spills and discharges of polluting materials to the surface of the ground, groundwater or nearby surface water bodies. These sites shall be designed to meet all applicable state and federal regulations. (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 width of streets and drives shall be appropriate far the existing and anticipated volume of traffic. 13-08 Page 36 (4) 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. (5} Qff-street parking and loading areas shall be provided where required with particular attention to noise, glare, and odor effects of each use in the plan on adjoining properties and other properties in the proposed develapment. (6) 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 paints. (7} The arrangement of public or common ways for vehicular and pedestrian circulation and their connection to existing or planned streets in the area shall be planned to operate in the safest and most efficient means possible. (d) Stormwater and Erosion Controls (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 shall be designed constructed and maintained to prevent flooding and protect water resources and 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) Appropriate measures shall be taken to ensure that removal of surface waters will not adversely affect neighboring properties. (5) Provisions shall be made to prevent erosion and the formation of dust during and after construction. Efforts shall be made to reducelminimize 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. (6) Surface water an all paved areas shall be collected at intervals so that it will not obstruct the flaw of vehicular or pedestrian traffic or create standing water. (e} Public Services: The scale and design of the proposed develapment shall facilitate the adequate provision of services currently furnished by or that may be required of the City or 13-08 Page 37 other public agency including, but not limited ta, 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 Community Plan shall be maintained. (9) Decisions (a) In the event that a Development Plan Application is disapproved, the ART or Planning and Zoning Commission, as applicable, shall provide the applicant with a written decision setting forth the reasons for the disapproval and specifying the revisions that must be made in order for the Application to be approved. (b} The Development Plan Application may be revised and resubmitted to the ART ar Planning and Zoning Commission, as applicable for further review and shall be approved, or approved with conditions if in accordance with the written decision of the ART or Commission. (c) Development Plan Applications denied by the ART may be submitted to the Planning and Zoning Commission for Site Plan Approval in accordance with the procedures of this Section. (d) 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. (e} Effect of Approval or Disapproval of Development Plan Application: Following the approval of a Development Plan Application through Administrative Review or Site Plan Approval, the applicant may proceed with the process for obtaining a certificate of zoning plan approval and building permit, consistent with the approval as granted. All construction and development under any building permit shall comply with the approved Development Plan Application. (F} Modifications to Approved Development Plan Applications: (1) Minor Modifications: The Director may authorize minor modifications to an approved Development Plan that are required to correct any undetected errors, 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) Minor adjustments in lot lines provided no additional lots are created and required setbacks are maintained; (b) Minor adjustments in the location of and layout of parking lots provided the perimeter setbacks, yards and buffers are maintained; (c) Minor adjustments in building footprints up to 10°~ in total floor area of the originally approved building, building heights} or floor plans, that do not alter the character or intensity of the use; 13-08 Page 38 (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} Redesigning 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} Other Modifications: 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 The following definitions apply to the terms as provided in the Central Ohio Innovation Center Districts. Definitions not specific to the Districts are as used in Chapter 153 of the Codes of the City of Dublin. (A) Gonstruction Sign: A sign that identifies the owners, lenders, contractors, architects, and engineers of a project under construction, as well as the project itself. (B) Day: Calendar day. (C) Director. The Director of Land Use & Long Range Planning of the City of Dublin. (D) Expression Line: An architectural treatment extending or offset from the surface plane of the building wall, or change of material, color or other treatment. Expression Lines typically delineate the transition between floor levels and base-middle-top of a building. (E) Floor Area (1) 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 floar area of a building shall include the basement flaor area only if more than one-half of the basement height is above finish lat grade. Gross floor area shall not include interior balconies ar 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. (2) Net Floor Area (NFA): That area used far or intended to be used for the sale of merchandise ar services, or for use to serve patrons, 13-08 Page 39 clients, or customers; or area used in a dwelling unit for living purposes. Floor area which is used or intended to be used principally for the storage or processing of merchandise, far hallways, or for utilities shall be excluded from the computation of usable floor area. Measurement of usable floor area shall be the sum of the horizontal areas of the several floors of the building measured from the interior faces of the exterior walls. (F} Livelwork units: Residential units that permit some degree of commercial or other non-residential activity beyond that generally considered for a home occupation. The predominant use is residential, and commercial activity is a secondary use; employees and walk-in trade are nat permitted. (G} Primary Street. The streets providing the principle frontage for mixed-use buildings with active ground floor storefront uses and most intensively used by pedestrians. (H} Required Building Line (RBL):Aline established an a parcel to indicate the placement of the principal structure upon the parcel, parallel to the frontage and/or right-of-way, facing a street or open space. The intent of the RBL is to align structures on a street or open space. The RBL is a setback distance requirement, not a permissive minimum distance. {I} Secondary Street: Streets intersecting a primary street and connecting to adjacent residential areas and providing access to off-street parking. (J) Street Wal1.~ An opaque, freestanding wall built along the frontage line, or along the same building line as the building facade. (K) 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. Section 2. This Ordinance shall take effect on the earliest date provided by law. Passed this day of , 2008. Mayor -Presiding Officer ATTEST: Clerk of Council ., II' ~~ _.. __~ ,.. ~r~.y , ~~.; x_ E, -- - -= .~. ,~~ 1 i ~rA ` ~p ICI . -'f-~-L ' ~.~~~..~f PROPOSED CODE CHANGE SUMIVIARY OF COIC DISTRICTS REGULATIONS Ordviance 13-08-Za~ung Code Amendment (47-141ADM) The following is a brief summary of the major provisions of the Central Ohio Innovation Center Districts' standards and requirements. ~ 153.037 DISTRICTS: PURPOSE, INTENT AND DESCRIPTIONS Description This section sets up the four Innovation Center Districts: ^ High Density POD (HDP); Intended for higher intensity uses in a more urban setting. ^ Low Density POD (LDP}; Intended as more of a campus, lower intensity setting with larger sites. ^ Village Center (I-VC); and Smaller cornrnercial and service centers intended to serve the COIL and immediately surrounding areas. ^ Community Center (I-CC) Planned as a central high density, commercial, and service center in a more compact, higher intensity setting. Requests for rezoning to these Districts will be processed in the same manner as required by the Zoning Code. ~ 153.038 DISTRICTS USES Description Sets out general use categories ~~vithin each of the four districts and provides for uses permitted by right, conditional uses, and notes uses that are not perrnitted. Describes each use category, including any specific use provisions and requirements. Includes a "similar use" provision for those uses not specifically addressed. The following are the use categories: ^ Research and Development and Technology Based Uses ^ IVledical Uses ^ I~~Ianufacturing ^ Education ^ Administrative Support Services ^ Commercial Services ^ Residential ^ Accessory Support ^ Limited Personal Services ^ Vehicle Oriented Establishments ^ t~'arehousing ^ Commercial Uses Exceeding 20,00 sq. ft. GFA PROPOSED CODE CHANGE SUMIVIARY OF COIC DISTRICTS REGULATIONS Ordviance 13-08-Za~ung Code Amendment (47-141ADM) § 153.039 LOw DENSITY POD (LDP) AND HIGH DENSITY POD (HDP) DISTRICT DEVELOPMENT REQUIREII~IENTS Description Contains requirements for specific development within the LDP and HDP Districts. The following provisions contain the specific requirements for development on individual sites. All other requirements defer to Zoning Code. ^ Lot and yard requirements Contains requirements for lot area, width, coverage; front, rear, and side yards. ^ Building requirements - Regulates building fronts to provide for variations in architecture. - Regulates roof styles and pitches. - Requires 80% of buildings to contain "primary" materials without permitting any single material for the entire percentage. - Requires a defined building entry point. - Limits height to 70 feet for HDP and 45 feet for LDP buildings; with "green" height incentives to 80 feet for HDP and 60 feet for LDP buildings. § 153.040 VILL:IGE CENTER AND COMMUNITY CENTER DISTRICT DEVELOPMENT REQUIREMENTS Description Contains requirements for specific development within the I-~~ C and I-CC Districts. The following provisions contain the specific requirements for development on individual sites. All other requirements defer to Zoning Code. ^ Lot, yard, and building requirements Contains requirements for lot area, width, coverage; front, rear, and side yards; block length; minimum dwelling unit sizes for single family attached and multiple family dwellings. ^ Building requirements - Regulates building fronts to provide for variations in architecture. - Requires a building "expression line" in the I-CC District for buildings over 3 stories. - Regulates roof styles and pitches. - Requires 80% of buildings to contain "primary" materials without permitting any single material for the entire percentage. - Requires defined building entry point at certain intervals for nonresidential buildings. - Requires a minimum two-story building for nonresidential; limits height to 3 stories; with ``green" height incentives up to 6 stories or 80 feet. - Commercial buildings are required to have 60% clear windo«~• and door space for the first floor; 40% for upper floors. 2 PROPOSED CODE CHANGE SUMIVL4RY OF COIC DISTRICTS REGULATIONS Ordviance 13-08-Za~ung Code Amendment (47-141ADM) - Residential building regulations are included covering design, stoops, limits height to 3 stories; with "green" height incentives up to 5 stories or 7~ feet. - Includes accessory building regulations. § 153.042 SITE DEti ELOPI4IENT REQUIREMENTS Description Contains requirements for specific development for all Districts. The folio«~~ing provisions contain the specific requirements for development on individual sites. All other requirements defer to Zoning Code. ^ Parking - Provides for limits on parking locations, parking lot access, and sidewalk connections. - Contains standard "maximum" parking requirements for a broader range of use categories; permits parking adjustments to allow more or less parking based on need. - Requires minimum bicycle parking spaces and locations. - Contains requirements for parking structure design and construction. ^ Landscaping Provides for screening of residential properties, waste and storage areas (limits outdoor storage area sizes); street trees, surface parking lots. ^ Signs Limits signs to ground and wall signs; permits projecting signs in I-VC and ICC Districts (if no wall sign is provided); t~-~indow signs (using current requirements, except that transparency requirements must be met), and awning signs. ^ Lighting Defers to Code. ^ Circulation and Access Provisions for rights-of-way dedication, shared driveways, pedestrian paths and side«--~alks. ^ Open Space - Provides for a minimum open space as a percentage of the site. - Requires outdoor seating areas for commercial and office uses. ^ Utilities Requires underground utilities. § 153.041 DEVELOPMENT APPROVAL PROCESS Description Contains requirements for development application submission and approvals. The following table summarizes the development approval authorities. 3 PROPOSED CODE CHANGE SUMIVL4RY OF COIC DISTRICTS REGULATIONS Ordviance 13-48-Za~ung Code Amendment (47-141ADM) Review Procedure Approval Body Application ezonin Council Rezoning application for an HDP, LDP, I-VC, or I-CC g District Optional -prior to filing a Development Plan Application Pre-application Review ART for the development of all or any portion of property in any District chninistrative Review Applications that comply with all aspects of the ART re uirements of the HDP or LDP Districts dministrative Departures Administrative Departures Applications tivithin the I-VC, or I-CC Districts; Commercial Sen~ice uses in the HDP District; development Site Plan Approval PZC in any District that fails to meet one or more of the District requirements; denials of Administrative Departures; other requests referred or denied by the ART ,it r Council A peal Council Site Plan A »roval denials b the PZC conditional Use PZC Conditional Uses as required by the Districts ^ Administrative Review Team Made up of the following: - Director (Chair) - City Engineer - Fire Chief - Parrs & Open Space Director - Police Chief - Chief Building Official ^ Administrative Review Process - Applies to all new development in the HDP and LDP Districts, with exception of Commercial Service uses in the HDP - Public notice of applications received. - ART action required ~~~ithin 28 days. - ART approves Administrative Departures, within standards for review. ^ Site Plan Approval Process - Applies to Commercial Service uses in the HDP, all new development in I-VC and I-CC Districts; any applications denied by ART. - Public notice of applications received and meeting date. - Commission revie«~s applications within standards for review. - Commission action required within ~6 days. - Denials by Commission appealed to City Council. ^ Site Plan IVlodifications - Nlinor modifications approved by Director (consistent with current Zoning Code for Planned Developments). 4 PROPOSED CODE CHANGE SUA~IA~IAR~' OF CHANGES BY PLANNING AND ZONING COMMISSION CENTRAL OHIO INNOVATION DISTRICTS ORDINANCE 13-0$ - ZONIlVG CODE ANIENDIVIENT (07-lOlADM) The following specific changes were requested by the Planning and Zoning Cornrnission during its review of the amendment. 153.038, (B) District Use Table and ~ 153.038, (C) (6) Commercial Services (a) (required for Conditional Use approval) Commercial Uses Exceeding €8;99t}-20,000 sq. ft. GFA 153.038, (C) (3) I~~Ianufacturing (a) Prototypeilightmamsfacturing of aloes-intensity nature conducted in a matuier environment or surrounding; area. 153.038, (C) (6) Commercial Services (f) Hotels, including extended stay lod~g (may include restaurants as accessory uses). § 153.038, (C) (13) Commercial Services (required for Conditional Use approval) Final: Commercial uses exceeding ~{~ 20,000 square feet GFA for a single enclosed building and principal use provided: 153.038, (D) Similar Uses Not Addressed, (3) (a) Is ge~er~y consistent with the Intent of this section and with the development intent for each District , as described in Section 153.037 and this Code. 153.039, (B) Similar Uses Not Addressed, (3) (c) b• The operation. scale and characteristics of the proposed use are no re~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. 153.039, (B) Building Requirements, (3), Building Variation, (a) All sides of a principal building shall display a consistent level of quality and architectural interest. Each street-facing elevation for principal buildings on corner and through lots shall be required to vary the design of the far~ade. The building's architectural features and treatments shall ~^+ ~,^ ..^~.+,-;,,+o,a +^ ., ~,;~,n~^ ~e be distributed through all of the facades. 153.039, (B} Building Requirements, (6), Building Entries, (b) Any public entrance shall be clearly identified using an awning knot including canvas materials), paving treatments, change in roofline or other features, such as signs, canopies, porticos, arcades, arches, wing walls, or integral planters. Other methods, such as unique color treatments or other similar means may be approved provided the same effect is achieved. PROPOSED CODE CHANGE SUA~IA~IARY OF CHANGES BY PLANNING AND ZONING COMMISSION CENTRAL OHIO INNOVATION DISTRICTS ORDINANCE 13-0$ - ZONIlVG CODE ANIENDIVIENT (07-lOlADM) 153.039, (B} Building Requirements, (7), Height, (a), Maximum Heights, (1) High Density Pads: Maximum building height is five stories or b~ 70 feet, whichever is lower; with development height incentives, up to a maximum total of seven stories or ~ 80 feet, whichever is lower. ~ 153.040, (A) Design Intent and Development Requirements, (2), Lot, Yard and Building Requirements -Village Center and Community Center Change table title to read "Minimum Lot, Yard and Building Requirements Village Center and Community Center" Note in table that Lot ArealDensity and Lot Coverage requirements are "T11ax1T11UT115." 153.040, {B) Building Requirements, (5), Building Entries, (b) The entrance shall be clearly identified using a paving treatments, change in roofline or other features, such as canopies (not including canvas materialsl, porticos, arcades, arches, wing walls, or integral planters. Other methods, such as unique color treatments or other similar means may be approved provided the same effect is achieved. 153.040, (B} Building Requirements -Nonresidential, (6}, Height, (a) Minimum building height is two stories. , • b . A single story may also be approved where the Planning and Zoning Commission determines that the nature of the use or architecture of the building necessitates a single story structure and further provided it maintains the ap~e~lr~lnce of two stories or e (~ 153.040, (C) Building Requirements -Residential, (4), Materials, (d) Vinyl materials may be used, on a limited basis, in accordance with the requirements of Section 153.190 of the Zoning Code. > > ~> > ~ f t7\ 0 t°T T ~ (4) 2 PROPOSED CODE CHANGE SUA~IA~IAR~' OF CHANGES BY PUNNING AND ZONING COMMISSION CENTRAL OHIO INNOVATION DISTRICTS ORDINANCE 13-0$ - ZONIlVG CODE ANIENDIVIENT (07-lOlADM) § 153.040, (B) Building Requirements -Residential, (b), Height, (a) Minimum building height is two stories. ' , ~, . A sin6le story that the nature of the use or architecture of the building; necessitates a sin 1~ e story structure and further provided it maintains the appearance of two stories or e°~ {~ ~ '~ .__~0__ ~____J ____.___.__. ~ 153.041, Site Development Requirements General changes: Certain paragraphs with references only to the Administrative Review Team (ART) were changed to read generally as "the ART or Planning and Zoning Commission, as applicable..."The exceptions include those provisions that apply only to the I-VC or I-CC Districts where Planning and Zoning Commission approval is required. ~ 153.041, Site Development Requirements: (A) Parking Requirements, (b), Parking Adjustments, (a) Parking adjustments may be permitted by the Administrative Revie~~~ Team (ART) in the LDP and HDP Districts and by the Planning and Zoning Commission in the I-VC and I-CC Districts. § 153.041, (C) Landscaping Requirements, (3}, Storage and Equipment (a) Storage of materials, supplies, equipment or products outside of a permitted structure shall not exceed the follo~~ing "° (1) For main buildings with a GFA of 225,000 square feet or less, an area equal to 5% of the main building GFA. (2) For main buildings exceeding 225.000 square feet, an area eaual to 2'i ~ 153.041, (E) Site L Site Lighting: 3 PROPOSED CODE CHANGE SUA~IA~IAR~' OF CHANGES BY PLANNING AND ZONING COMMISSION CENTRAL OHIO INNOVATION DISTRICTS ORDINANCE 13-0$ - ZONIlVG CODE ANIENDIVIENT (07-lOlADM) > > ,aT ~- 153.042, Development Approval Process, (C) (table overvie«T of review procedures and requirements) General Changes: Any new developments in the I-VC or I-CC Districts and Commercial Service uses in the HDP District are reviewed by the Planning and Zoning Commission. Any other development in the HDP and LDP Districts meeting all of the requirements of the District and requests for Administrative Departures are revie~~~=ed by the Administrative Review Team. Several changes were made throughout the text to accommodate this change. ~ E-mail Correspondence from NIs. Amorose Groomes, sent to the Commission members and Mr. Lanb ~oi~thy on January 16, 2048: First of all, we must say that we are big supporters of the Code being contemplated and the City's stated goal of providing a more predictable development process for these crucial target business. We are also certain that the quality of development expected in the first phase of the COIC ~~~ill be of very high quality. Our concerns mostly lie with the anticipated growth of the COIC to encompass the entire area. described to P&Z during our recent briefing and as contemplated in the Community Plan. Please find to follow a summary of our concerns «~ith the proposed process for consideration as City Council provides direction for the district. 1) Citizen Invoh~ement -The process flow as defined on most cases does not provide for any review by Dublin residents, appointed officials or elected officials. The uses anticipated in this area may be of some significance such as the PT Center currently being planned. Under the new process, «~hen «~~ould citizens have the ability to express their concerns over the potential health implications of this facility, as an example? ~74~e ~~~ill likely get many cutting 4 PROPOSED CODE CHANGE SUA~IA~IAR~' OF CHANGES BY PUNNING AND ZONING COMMISSION CENTRAL OHIO INNOVATION DISTRICTS ORDINANCE 13-0$ - ZONIlVG CODE ANIENDIVIENT (07-lOlADM) edge facilities like this and it would be important for Dublin residents to have a direct voice and a voice through their elected representatives on the development decisions made in this area. I do understand that the area is currently straight zoned, but I am advocating for a change in the process to provide for that citizen input. (Concern is expressed by multiple commission members) 2) Good Code :Bad Code -Dublin has not had a history of creating the best development code. While the Code being contemplated is certainly an improvement over the existing Code, it, too, will be interpreted ~~arying ways by all the future staffs to come. Dublin has maintained its core identity by having development decisions go through a process of review and evaluation. This is how we get our best developments. I am not convinced that unless there are disastrous effects of the new Code, that there will be a periodic review process of the new Code in a timely enough manner to have meaningful impact without putting mistakes in the ground in concrete. We need to be mindful that our current development process has contributed to the extremely strong employment base that already exists within the City. Tinkering too drastically with proven success may have unintended consequences and negative impact on other development within the City. (Concern is expressed by multiple commission members) 3) Undue Influence -Long-term development decisions on what is anticipated to be an extremely large part of the City will be left in the hands of staff in most instances. While current staff is perfectly capable and competent, external review is a healthy component of good development decisions and provides important checks and balances in an area of vital importance to the City's economic future. While I appreciate the fact that the area is currently established with straight zoning, if we are considering a process to change that, we could easily incorporate a check and balance system that further enhances the decisions of staff. Having large scale development decisions subject to the same Sunshine regulations as other development decisions in Dublin is always a healthy thing. (Concern is expressed by multiple commission members) CENTRAL OHIO INNOVATION CENTER DISTRICTS TABLE OF CONTENTS Section 153.037 Purpose ............................................................... Pg. 1 Section 153.038 District Uses ........................................................ Pg. 2 District Use Table ................................................................... Pg. 3 District Uses .......................................................................... Pg. 3-6 Similar Uses ar Uses Nat Addressed ..................................... Pg. 6 Section 153.039 Low Density PODIHigh Density PAD Development Requirements ................................................................. ................. Pg. 7 Minimum Lot and Yard Requirements ................... ................. Pg. 7 Building Requirements .......................................... ................. Pg. 7 Building Variation ....................................... ................. Pg. 8 Roofs .......................................................... ................. Pg. 9 Materials ..................................................... ................. Pg. 9 Building Entries .......................................... ................. Pg. 14 Height ......................................................... ................. Pg. 14 Section 153.040 Village Center and Community Center Development Requirements ........................................................................ .......... Pg. 11 Minimum Lot, Yard and Building Requirements ........... .......... Pg. 11 Building Requirements -Nonresidential ...................... .......... Pg. 12 Building Variatian .............................................. .......... Pg. 12 Expression Lines ............................................... .......... Pg. 12 Roofs ................................................................. .......... Pg. 13 Materials ............................................................ .......... Pg. 13 Building Entries ................................................. .......... Pg. 14 Height ................................................................ .......... Pg. 14 Transparency Requirements ............................. .......... Pg. 15 Building Requirements -Residential ........................... .......... Pg. 16 Building Variation .............................................. .......... Pg. 16 Expression Lines ............................................... .......... Pg. 16 Raofs ................................................................. .......... Pg. 17 Materials ............................................................ .......... Pg. 17 Building Entries, Patios, and Decks ................... .......... Pg. 18 Height ................................................................ .......... Pg. 19 Accessory Buildings and Structures .................. .......... Pg. 19 Section 153.041 Site Development Requirements ............ ........... Pg. 20 Parking Requirements ................................................. ........... Pg. 24 Parking Requirements ...................................... ........... Pg. 24 Parking Structures ............................................ ........... Pg. 23 Landscaping Requirements ......................................... ........... Pg. 27 Signs ......................................................................... ........... Pg. 28 Site Lighting ........................................................................... Pg. 29 Circulation and Access ........................................................... Pg. 30 Common Open 5pace ............................................................ Pg. 31 Section 153.042 Development Approval Process ........................ Pg. 32 Intent ...................................................................................... Pg. 32 Purpase .................................................................................. Pg. 32 Pre-Application Development Review Meeting Procedures ... Pg. 33 Development Plan Application and Approval Procedure........ Pg. 34 Development Plan Review Application ........................ Pg. 34 Review Authorities ....................................................... Pg. 34 Contents of Development Plan Application ................. Pg. 35 Administrative Review ................................................. Pg. 37 Administrative Departures ........................................... Pg. 38 Site Plan Approval by Planning and Zoning Commission .................................................................................... Pg. 39 Development Plan Application Standards of Approval .................................................................................... Pg. 39 Decisions ..................................................................... Pg. 42 Modifications to Approved Development Plan Applications ... Pg. 43 Section 153.043 Definitions ........................................................... Pg. 44 CENTRAL OHIO INNOVATION CENTER DISTRICTS § 153.037 PURPOSE (A) Purpose: The Innovation Center Development District requirements and standards are intended to provide four distinct zoning districts to implement the City's vision and goals in creating the Central Ohio Innovation Center (COIC}. The COIC is envisioned as an important technology and research business center that will encourage the development and operation of urban and suburban technology and office park campuses that attract 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 to promote the development of commercial, service, and residential uses that serve the primary users in the districts. The ultimate goal is to create zoning districts that set high-quality design and development requirements to ensure that development in the districts will adhere to uniform standards while addressing the unique needs of specialized industries and uses. At the same time, these standards give a competitive advantage to the COIC by providing a streamlined process for reviewing development proposals within the districts. (B) All Innovation Center Development districts shall be considered standard zoning districts under Section 153.016(A} of the Dublin City Code and shall constitute zoning classifications that are separate and distinct from others in the Dublin City Cade. (C) If these requirements conflict in any manner with the City of Dublin Codified Codes, then 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 of the City of Dublin Zoning Code. (D) Establishment of Districts; Zoning Amendments; District Intents {1) There are hereby created four COIC zoning classifications within the City of Dublin: High Density POD {HDP}; Low Density POD (LDP}; Village Center {I-VC); and Community Center (I-CC). {2) A request to zone or rezone land to any COIC District designation shall be made in accordance with Section 153.234 of the Dublin City Code, Zoning Texf and Map Amendments. {3} Any development proposed to occur on land designated as HDP, LDP, I-VC, or I- CC shall be required to meet the requirements of the Districts. (4) Low Density POD District Intent {a) Large format users, potential need for security, expansion, separation from other uses (b) Suburban campus setting (c) Sites with relatively law lot coverage (d) Accommodates buildings with lower heights 2/~/~8 Council Draft Innovation Center Districts (e) Includes manufacturing of alaw-intensity nature conducted in a manner and with a character that does not create significant negative impacts to the environment or surrounding area (5) High Density POD District Intent (a) High intensity sites (b) Urban campus setting with buildings located close to the street {c) High lot coverage (d) Multi-story buildings (e) Smaller lot sizes (f} Use of shared structure parking where appropriate (g) Includes manufacturing of slaw-intensity nature conducted in a manner and with a character that does not create significant negative impacts to the environment or surrounding area (6) Village Center District Intent (a) RetaillService orientation (b) Mixed use, generally not including residential uses (c) Limited in scale and intensity (d} Balance of vehicular and pedestrian orientation {7} Community Center District Intent (a) Retail emphasis (b) Greater intensity of use with multi-story buildings (c) Pedestrian orientation with adequate vehicle access (d} High density residential component {including upper story residential use} (e) Accessible to entire development § 153.038 DISTRICT USES (A) Rezoning to the Innovation Center Districts, as described below, shall be accomplished in accordance with the procedures of X153.234. The four Districts shall be designated on the Official Zoning Map for the City of Dublin as: 2/r/C18 Council Draft Innovation Center Districts 2 {1) High Density POD {HDP); (2} Law Density POD (LDP}; (3) Village Center (I-UC), and (4) Community Center {I-CC). (B) Except as modified in (C) below, the following table indicates the uses permitted within the established land use areas of the District. P = Permitted; C =Conditional Use; NP =Not Permitted District Use Table LDP HDP I-VC I-CC Research and Development and Technology Based Uses P P NP NP Medical Uses P P NP NP Manufacturin P P NP NP Education P P NP P Administrative Su ort Services P P P P Commercial Services NP P P P Residential NP NP P P Accessory Support P P P P Limited Personal Services P P P P Vehicle Oriented Establishments NP NP C C Warehousing P C NP NP Commercial Uses Exceeding 20,000 sq. ft. GFA NP NP NP C (C) The following lists the uses and requirements applicable to the individual Districts. (1} Research and Development and Technology Based Uses {a) Administrative offices for medical, financial, institutional, and corporate facilities. (b) Basic and applied research conducted in laboratories and offices as well as associated research support activities such as cold rooms, glass wash and microscopy areas. (2) Medical Uses (a) {b) {c) {d) {e) Offices of physicians, surgeons, and related uses. Hospitals. Medical treatment facilities far the purpose of providing inpatient andlor outpatient surgery and/ar other treatment of medical conditions. Health and allied services. Medical and dental laboratories. 2/x108 Council Draft Innovation Center Districts 3 (3) Manufacturing (a) Prototype/light manufacturing of aloes-intensity nature conducted in a manner and with a character that does not create significant negative impacts to the environment or surrounding area. (b) Research, synthesis, analysis, development and testing, including the fabrication, assembly, mixing and preparation of equipment and components. {c} Uses conducting research, design, engineering, testing, diagnostics and pilot or experimental product development, including automotive, electronic device, manufacturing, materials and alternative energy technologies. (d) Design and development of computer hardware, and software, data communications, information technology, data processing and other computer related services. {e) Life science technology and medical laboratories, including biomedical engineering, biotechnology, genomics, proteomics, molecular and chemical ecology. (4) Education (5) (6) (a) Educational uses involving the instruction and transmission or dissemination of knowledge relating to the fields of general research and technology. (b) Public and private elementary and secondary schools. (c) Preschools. (d) University and professional schools and related educational facilities. (e) Conference centers, either freestanding ar included with permitted hotels. May include banquet facilities and restaurants. Administrative Support Services {a) Organizations involved in the administration, promotion, technical assistance of research, technology and research application. (b) Conference centers, either freestanding or included with permitted hotels. May include banquet facilities and restaurants. Commercial Services (a) Commercial uses not exceeding 20,000 square feet GFA within a single enclosed building. 2/~/~8 Council Draft Innovation Center Districts {b) Restaurants, including outdoor seating areas, excluding drive through establishments. (7) ($) {9) (c) Professional service and general office uses, including offices of physicians and surgeons. (d) Personal service establishments. (e) Financial services, including drive through establishments when accessory to a principal use. (f) Hotels, including extended stay lodging (may include restaurants as accessory uses). (g) Livelwork units. Residential (a} Single family attached dwellings. (b) Single family detached dwellings existing as of the effective date of this section. (c) Multiple family dwellings. (d) Upper story residential uses. Accessory Support: The following are Permitted uses or accessory to Permitted uses. (a) Parking structures (see Section 153.041 (B)). (b) Commercial day care. (c) Indoor and outdoor recreational and fitness facilities. (d) Warehousing, accessory to a principal use within the same building. (e) Residential facilities associated with an allowed use, either private or commercially operated. (f) Heliport, provided the requirements of ~ 153.094, (B) (1) are met. Limited personal services, restaurants, cafeterias, gift shops and other similar facilities accessory to a principal use provided: (a} (b} 2/~/Cl8 Council Draft They are contained entirely within a building with a Permitted use. There is no outside evidence of the use (signs, storage, etc.}. Innovation Center Districts 5 {c} The total of all uses not exceed 15°!0 of the GFA of the building in which they are located. (10} Parks, open spaces, plazas, art, community centers, libraries, and similar uses, either public or private. (11) Vehicle oriented establishments provided: (a) The use is not located on a corner lot. (b) There is a minimum lot width of 100 feet. (c) There is only one full access driveway for each 100 feet of lot frontage or portion thereof. (d) There are at least eight drive-thru stacking spaces for ordering stations and four spaces for each exchange window/station. (12) Warehousing (freestanding), provided: (a) The use is not located on a primary street. (b) Lot coverage does not exceed 60°~. (c) There is na outside storage. (13) Commercial uses exceeding 20,000 square feet GFA for a single enclosed building and principal use provided: (a) There is no outside display or storage. (b) The principal building gross floor area does not exceed the area permitted by the Conditional Use approval. (D) Similar Uses or Uses Not Addressed (1} Since every type of potential use cannot be anticipated this subsection provides a process for addressing uses not specifically listed. (2} 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 ar a Conditional Use. {3) 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. 2/~/~8 Council Draft Innovation Center Districts (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 Community Plan. (4) 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. {5) 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 LOW DENSITY POD (LDP) AND HIGH DENSITY POD (HDP} DISTRICT DEVELOPMENT REQUIREMENTS A Minimum Lot and Yard Re uirements Low Densit POD t Lot Area 10 acres Lo R i t Lot Width 300 feet equ remen s Lot Coverage 5010 maximum F t S tb k Prima Street 150 feet Y d ron e ac Seconda Street 50 feet ar Re uirements Side Yard 50 feet + 10 feet for every story aver 1 q Rear Yard 40 feet, except that no rear yard shall be required for a yard abuttin a rail ri ht-of-wa Hi h Densit PO D L t Lot Area Not more than 30 acres o R i t Lot Width 100 feet equ remen s Lot Covera e 80 /o maximum F t S tb k Primary Street Not less than 15 feet; not more than 30 feet Y ron e ac Seconda Street 15 feet ard R i t Side Yard 20 feet + 5 feet for ever stor over 3 equ remen s 40 feet, except that no rear yard shalt be required far a yard Rear Yard abutting a rail right-of-way (B) Building Requirements (1 } Intent: Buildings within the Innovation Center Development 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 Center Development Districts shall be required to meet the objective architectural standards of this Section unless a modification is approved, as provided herein. These requirements are not intended to stifle innovative architectural design but are instead intended to set a level of expectation for develapment in the Districts. 2/x/08 Council Draft Innovation Center Districts (2) The design of buildings within the LDP and HDP Districts shall consider the fallowing criteria: (a) The visual and functional components of the building, including but not limited to, materials, building height, massing and proportion, and roof shape and slope are complementary to the existing architecture in the city and to the existing architecture in the Innovation Center Development Districts. {b) 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} Where contemporary designs and modern images for buildings are used, they shall be compatible with the size, scale, color, material and character of the property, neighborhood, or environment. {d) Durable building materials, simple configurations and solid craftsmanship will be used. (3) Building Variation {a) Facades: All sides of a principal building shall display a consistent level of quality and architectural interest. Each street-facing elevation for principal buildings on corner and through lots shall be required to vary the design of the facade. The building's architectural features and treatments shall be distributed through all of the facades. {b) Fronts of main buildings shall be varied through the use of bays, insets, balconies, porches, stoops or other variations as described in (c) below. {c} Building walls that are less than 250 feet in length shall have design variations to assure that the building is not monotonous in appearance. Variations shall be applied for each 60 feet of building length. Building walls that are 250 feet or more shall have variations applied for each 90 feet of building length. (d) Acceptable variations include, but are not limited to, any of the following: (1} Recesses and projections along the building facade. Variations in depth shall be a minimum of 18 inches. (2) Architectural details or features, or changes in building materials that effectively articulate the building front. (3} Multiple, smaller roof elements and varied eave lines. (4) Enhanced ornamentation around building entryways. 2/~/~8 Council Draft Innovation Center Districts (5) Variations in building height of 10 feet or more. (4} Roofs (a) Flat roofs are permitted, but shall not be visible when viewed from street level and shall be enclosed by parapets a minimum of 42 inches high, or as required to conceal mechanical equipment. Parapets on flat roofs shall not be included in the calculation for building height. {b) Pitched roofs, when used, shall be moderately steep and include complex forms and elevation variations. Pitched roofs shall be symmetrically sloped no less than 5:12, except that entryways may have a slope of not less than 2:12. (c} Dormers, parches, and other similar secondary architectural features may have roofs with a minimum 4:12 pitch. Deep eaves and overhangs are encouraged. (d) For pitched roofs, natural and natural-looking roofing materials, such as wood shakes, textured shingles, slate, ceramiclfiberglass slate and the shall be used. Twenty-five year "true" dimensional asphalt shingles are acceptable. (5) Materials (a) Eighty percent of walls shall be constructed of primary materials, provided that no single material shall be used to meet this requirement. The following are acceptable primary and secondary building materials, as noted. (1) Primary Materials (a) Brick. (b) HardiPlank equivalent or better siding. (c) Glass. (d) EIFS. {e) Stone, such as Ohio limestone (natural orhigh-quality synthetic). (2) Secondary Materials {a) Gypsum Reinforced Fiber Concrete {for trim and cornice elements only). (b) Metal. 2/~/~8 Council Draft Innovation Center Districts (c} Split faced block (piers, foundation walls and chimneys only). (6) Building Entries (a) Principal buildings shall have at least one public entrance facing a public street, main parking lot, or connection to a parking structure serving the building. (b) Any public entrance shall be clearly identified using an awning (not including canvas materials), paving treatments, change in roofline or other features, such as signs, canopies, porticos, arcades, arches, wing walls, or integral planters. Other methods, such as unique color treatments ar other similar means may be approved provided the same effect is achieved. (7) Height (a) Maximum Heights (1} Nigh Density Pods: Maximum building height is five stories or 70 feet, whichever is lower; with development height incentives, up to a maximum total of seven stories or 80 feet, whichever is lower. (2) Low Density Pods: Maximum building height is three stories or 45 feet, whichever is lower; with development height incentives, up to a maximum total of five stories, or 60 feet, whichever is lower. (b} Incentives: Development height incentives are offered to induce applicants to provide various amenities or other activities that add vitality, environmental sensitivity and other activities consistent with the Community Plan. To this end, the maximum height may be increased by providing one or more of the following: (1} The building is designed to qualify for a Leadership in Energy and Environmental Design (LEED) Green Building Rating, or other similar accepted rating system. (2} The site andlor building uses innovative stormwater provisions, such as rain gardens, green roofs, etc., to accommodate more than 50% of calculated starmwater flow required to be controlled. (3) Use of a parking structure for at least 75°~ of required parking. 2/r/C18 Council Draft Innovation Center Districts ~p § 153.040 VILLAGE CENTER AND COMMUNITY CENTER DISTRICT DEVELOPMENT REQUIREMENTS (A) Design Intent and Development Requirements (1} Design Intent: Generally, the following design principles apply to the Village and Community Center Districts: (a) There should be a variety of uses, services and building types that serve the needs of residents, workers and visitors alike. (b) Buildings should generally line streets. (c) Parking, except for on-street parking, shall be screened from public view, located behind buildings or treated architecturally to be compatible with adjacent uses. {d) On pedestrian-oriented streets where retail uses are to be concentrated, the ground level of buildings should include shops, restaurants, and similar uses or treatments {such as windows, awnings, entranceways) that encourage activity along the sidewalk; (e) Blacks lengths should be suitable for the district in which they are located, but in general should be short and walkable. (f) There should be a network of streets that provide alternatives for traveling through the main use areas. (g) Streets should be designed for cars, pedestrians and, where appropriate to traffic conditions, bicycles. {h) The types, placement, design and frequency of open spaces should be suitable to the uses which they are serving. (2} Minimum Lot ,Yard and Building Requirements: Village Center and Community Center Districts Lots Residential Nonresidential Lot Area! Sin le famil attached 8 units er acre maximum 3 200 ft Density Multi le famil 12 units er acre maximum , sq. . Lot Width 150 ft. 40 ft. L t 45°1° maximum 65% o Coverage Up to 20°lo additional lot coverage may be approved by the ART for innovative stormwater revisions includin rain ardens, reen roofs, etc. Block Len th Block lengths shall not exceed 600 feet without an intervening street, pedestrian wa , alle , or other access. Y d Villa a Center Communit Center ar s Residential Nonresidential Residential Nonresidential Required Min. 0 ft. 0 ft. 0 ft. 0 ft. Building Line (RBL) Max. 15 ft. 10 ft. when used 15 ft. 10 ft. when used for outdoor for outdoor 2/x108 Council Draft Innovation Center Districts 11 (2) Minimum Lot ,Yard and Building Requirements: Village Center and Community Center Districts seating seating On each lot the building fagade shall be built to the RBL for at least 80°l0 of the RBL len th. The buildin fa ade shall be built to the RBL within 30 ft. of an block corner. Street A street wall not less than three feet in height or greater than six feet in height shall be required along any RBL frontage that is not otherwise occupied by a building on the lot. Wall The height of the street wall shall be measured from the adjacent public sidewalk or, when not adjacent to a sidewalk, from the ground elevation once construction is complete. Sid Y d 7 ft. 0 ft. 7 ft. 0 ft. e ar 15 ft. for nonresidential borderin residential use Y R d 25 ft. 10 ft. 15 ft. ear ar There is no re uired setback from alle s. Buildin s Mi i D lli Sin le famil attached 950 s . ft. er unit n mum we ng Unit Sizes Multiple family 850 sq. ft. per unit + 150 sq. ft. for each bedroom over 1 Height See Section 153.040 (B} (6} and (C} (6} (B) Building Requirements -Nonresidential (1} Building walls that are 100 feet or greater in length shall have design variations to assure that the building is not monotonous in appearance. Variations shall be applied for each 40 feet of building length. Acceptable variations include, but are not limited to, the following: {a) Recess and projections along the building facade. Variations in depth shall be a minimum of 18 inches. {b) Architectural details or features, or changes in building materials that effectively vary the building front. These may include but are not limited to window casings, cornices, railings, foundation walls, shutters, quoins, downspouts, fascia, and gutters. (c) Eaves, porch columns, roofs, railings, chimneys, etc. (d) Building entryways. (e) Variations in building height of 10 feet or more. (2) Expression Lines {Community Center District only} (a) The base of any building exceeding a height of three stories shall be distinguished from the remainder of the building with an emphasis an providing design elements that enhance the pedestrian environment. An Expression Line {EL} shall distinguish the base from the remainder of the building. 2/x108 Council Draft Innovation Center Districts 12 (b) The EL shall be created by a change in material, a change in design, ar by a continuous setback, recess, or projection above or below the expression line. Elements such as cornices, belt courses, corbelling, molding, stringcourses, ornamentation, awnings or canopies, and changes in material or color or sculpturing of the building base are appropriate design elements. (c) If applicable, the height of the EL shall be related to the prevailing scale of development in the area. A change of scale may require a transitional design element between existing and proposed features. (3) Roofs (a) Pitched roofs shall be moderately steep and include complex forms and elevation variations. Pitched roofs shall be symmetrically sloped na less than 5:12, except that entry ways may have slopes of not less than 2:12. (b) Flat roofs may only be provided for buildings exceeding three stories. Flat roofs shall not be visible when viewed from street level and shall be enclosed by parapets a minimum of 42 inches high, ar as required to conceal mechanical equipment. (c) Multiple, smaller roof elements and varied eave lines shall be used to mitigate massing and add interest to larger roof farms. (d) Natural and natural-looking roofing materials, such as wood shakes, textured shingles, slate, ceramic/fiberglass slate and the shall be used. Dimensional asphalt shingles are acceptable. (4} Materials (a) Durable building materials, simple configurations and solid craftsmanship are required. (b) The following are acceptable building materials. Eighty percent of walls shall be constructed of primary materials, provided that no single material shall be used to meet this requirement. The percentage applies to that portion of the wall after transparency requirements have been met. (c) Primary materials (1} Brick. (2) HardiPlank equivalent or better siding. (3) EIFS. (4) Glass. (5) Stone, such as Ohia limestone (natural orhigh-quality synthetic). 2/r/C18 Council Draft Innovation Center Districts ~3 (6) Wood lap siding. (d) Secondary materials {1} Gypsum Reinforced Fiber Concrete (for trim and cornice elements only}. (2) Metal (beams, lintels, trim elements and ornamentation only). (3) Split faced block (piers, foundation walls and chimneys only). (5) Building Entries (a) At a minimum, one visible and usable main building entrance shall be located on the face of the building facing a public street. {1) Commercial buildings shall have one entrance for every 60 feet of building frontage. (2) Office buildings and other noncommercial buildings shall have one entrance for every 90 feet of building frontage. (3) Where more than one entry on the building frontage is required may be waived where an entrance is provided to a parking area located at the side ar the rear of the building. (b) The entrance shall be clearly identified using a paving treatments, change in roofline or other features, such as canopies (not including canvas materials), porticos, arcades, arches, wing walls, or integral planters. Other methods, such as unique color treatments or other similar means may be approved provided the same effect is achieved. (c) Doorways open directly to the sidewalk or facing a street shall be recessed. (6) Height (a) Minimum building height is two stories. A single story may also be approved where the Planning and Zoning Commission determines that the nature of the use or architecture of the building necessitates a single story structure and the appearance of a two story or greater building is maintained. (b) Maximum building height is three stories, except as otherwise provided through development height incentives. (c) Development height incentives are offered to induce applicants to provide various amenities or other activities that are environmentally sensitive, provide amixed-use setting, and include other activities consistent with the Community Plan. To this end, the Planning and Zoning Commission may permit one additional story above the maximum building height for each of the following: 2/r/C18 Council Draft Innovation Center Districts ~4 (1) Innovative stormwater provisions including rain gardens, green roofs, etc. (all buildings}. (2} Residential use an at least one, entire upper floor {commercial and office buildings). (3} Buildings that are designed to qualify for a Leadership in Energy and Environmental Design (LEED) Green Building Rating, or other similar accepted rating system. (4} Use of a parking structure for 75% or more of required parking. (d) In no case shall the development incentives permit more than three additional stories (six total stories), ar exceed 80 feet, whichever is laver. (e) In no case shall building height vary from the height of adjoining building(s) by mare than two stories. (f} The maximum interior clear height (floor to ceiling) far stories other than the ground story is 14 feet. For commerciallretail use buildings there shall be a 15 feet minimum and 30-foot maximum interior clear height for the ground story. {g) At least 80% of each upper story shall have an interior clear height (floor to ceiling) of at least nine feet. (7} Transparency Requirements (a) The first floors of all buildings must be designed to encourage and complement pedestrian-scale activity. It is intended that this be accomplished principally by the use of windows and doors arranged so that the uses within the building are visible from andlor accessible to the street. (b) Except as noted in {g), below, building facades facing public streets, parks and through block walkways shall meet the requirements of this subsection. (c) Minimum Transparency Requirements (1 } Commercial/Retail: Aminimum of 60% for ground level stories and 40% far the building facade above the ground level story of window and door openings shall be provided. Up to a 20°~ (e.g. from 60% to 40°~) reduction may be permitted for ground floor uses that provide courtyards and plaza areas that exceed a contiguous area of 500 square feet along the building frontage (not including public sidewalk areas). (2) Office, educational, and institutional buildings: A minimum of 50% of window and door openings shall be provided. Up to a 10°I° (e.g. 2/r/C18 Council Draft Innovation Center Districts ~5 from 50% to 40%} reduction may be permitted for ground floor uses that provide courtyards and plaza areas that exceed a contiguous area of 500 square feet along the building frontage (not including public sidewalk areas). (d) Transparency calculation requirements shall apply to the area of the facade between two and eight feet above the sidewalk. (e) C?nly clear or lightly tinted, non-reflective glass in windows, doors, and display windows shall be considered transparent. (f) Windows shall not be blocked by interior displays or otherwise have views to the interior obstructed for a distance of five feet into the interior. (g) Transparency requirements da not apply to parts of buildings used for interior assembles or gatherings. This shall not be construed to mean lobby or entry areas to individual buildings. For areas where transparency requirements do not apply, building facades shall be enhanced by architectural detailing, artwork, landscaping or similar features. (C} Building Requirements -Residential (1) Building walls that are 100 feet or greater in length shall have design variations to assure that the building is not monotonous in appearance. Variations shall be applied far each 40 feet of building length. Acceptable variations include, but are not limited to, the following: (a) Recess and projections along the building facade. Variations in depth shall be a minimum of 18 inches. (b) Architectural details or features, ar changes in building materials that effectively vary the building front. (c} Enhanced ornamentation around building entryways. (d) Landscaping. (e) Streetscape elements. (f) Variations in building height of ten feet or more. (2} Expression Lines (a) An expression line (EL) shall be provided for any building exceeding a height of three stories to distinguish the base from the remainder of the building, with an emphasis on providing design elements that enhance the pedestrian environment. (b) The EL shall be created by a change in material, a change in design, or by a continuous setback, recess, or projection above or below the expression line. Elements such as cornices, belt courses, corbelling, molding, 2/r/C18 Council Draft Innovation Center Districts 16 stringcourses, ornamentation, awnings ar canopies, and changes in material or color or other sculpturing of the base, are appropriate design elements for enhancing the pedestrian environment. (3) (c) If applicable, the height of the EL shall be related to the prevailing scale of development in the area. A change of scale may require a transitional design element between existing and proposed features. Roofs (a) Pitched roofs shall be used. Pitched roofs shall be moderately steep and include complex forms and elevation variations. (b) Roofs shall be symmetrically sloped no less than 5:12, except that entry ways may have slopes of not less than 2:12. (c) Natural and natural-looking roofing materials, such as wood shakes, textured shingles, slate, ceramic/fiberglass slate and the shall be used. Dimensional asphalt shingles are acceptable. (4) Materials (a) Eighty percent of walls shall be constructed of primary materials, provided that no single material shall be used to meet this requirement. (b) Primary materials: {1} Brick HardiPlank equivalent or better siding. (2} Gypsum Reinforced Fiber Concrete (for trim and cornice elements only). (3) Metal (beams, lintels, trim elements and ornamentation only}. (4) Split faced block (piers, foundation walls and chimneys). (5) Stone. (6) Stucco. (7) Wood lap siding. (c) Secondary materials (1) Gypsum Reinforced Fiber Concrete {for trim and cornice elements only}. (2) Metal {beams, lintels, trim elements and ornamentation only). (3) Split faced block (piers, foundation walls and chimneys only). 2/r/C18 Council Draft Innovation Center Districts ~~ (d) Vinyl materials may be used, on a limited basis, in accordance with the requirements of Section 153.190 of the Zoning Gode. (e} Vlfindows (1 } Vllindows must be present on all four sides of the structure in a manner consistent with the treatment used on the front of the building. (2) All windows must be trimmed with wood on all four sides of the structures using stucco, wood siding, Hardi-Plank or vinyl on the exterior. (No wood trim is required when windows are surrounded by brick or stone). (f) Building mass and fagade articulation for residential buildings located on a comer lot shall have similar details facing both streets (i.e. windows, wrap-around porches, or architectural detailing such as trim, quoins, shutters or fascia}. The treatment shall be compatible with the building's overall architectural style, and shall be used consistently on all facades. When brick or stone are used on the front elevation of the building, it must be repeated in some form (water table, chimney, corner wrap, or similar treatment) on the remaining faces of the building. (5} Building Entries, Patios and Decks Townhouses with traditional architectural style Pedestrian orientation towards street with front porch or front stoop. Garages located to rear or side not visible from street frontage. (a} The primary building entrance shall be located in the front fagade parallel to (and visible from} the street. (b) Single-family attached dwellings shall provide a stoop at the entrance of each living unit on the front fagade. Not more than two units may share the same stoop. The stoop landing at the top of the steps shall have a minimum depth and width of five feet. (c) Multiple family buildings with dwellings accessed from common entrances shall provide at least one entrance on the front fagade with a stoop or a entrance from within a courtyard that opens to the front fagade parallel to (and visible from} the street. The stoop landing at the top of the steps shall have a minimum depth and width of five feet. If a courtyard is provided, the courtyard shall have a minimum depth and width of at least 12 feet. (d) A stoop may project forward of the RBL, provided it shall not extend into any right-of-way. 217!08 Council Draft Innovation Center Districts ~g (e) The finished floor elevation shall be at least three feet and not more than seven feet above the exterior sidewalk elevation in front of the building, or from the ground elevation, whichever is higher. (f) Stoops, patios and decks (scale and materials) whether enclosed or open shall be of the same or similar materials as those of the principal building. (g) Decks and patios in the side ar rear yards shall be set back at least five feet from the side or rear property line. (6) Height {a) A single story may also be approved where the Planning and Zoning Commission determines that the nature of the use or architecture of the building necessitates a single story structure and the appearance of a two story or greater building is maintained. (b) Maximum building height is three stories, or 40 feet, whichever is lower, except as provided in (c) below. (c) Incentives: Development height incentives are offered to induce applicants to provide various amenities or other activities that add vitality, environmental sensitivity and other activities consistent with the Community Plan and the District. To this end, one additional story above the maximum building height shall be permitted far any of the following, as applicable: (1} Innovative stormwater provisions including rain gardens, green roofs, etc. (2} Buildings that are designed to qualify for a Leadership in Energy and Environmental Design (LEED} Green Building Rating, or other similar accepted rating system. (d) In no case shall the development incentives permit more than two additional stories (five total stories), or exceed 70 feet, whichever is lower. (e) In no case shall building height vary from the height of adjoining buildings} by more than two stories. (7) Accessory Buildings and Structures (a) For single family attached and multiple family uses, individual garages not exceeding 400 square feet each are permitted. If more than one garage is provided, garage structures shall be attached in groups of not more than ten garage spaces per group. Setbacks and heights for garage structures shall be the same as for single accessory buildings. (b) Attached garages shall not project forward from the fapade of the principal building. 2/7/C18 Council Draft Innovation Center Districts ~g (c} A detached accessory structure shall be located at least six feet from and behind the principal building. (d} Any accessory building in excess of 100 square feet shall be constnacted of materials similar to those of the principal building to which it is accessory. (e} One detached or one attached accessory building is permitted on a lot on which there is a principal building or use. Accessory buildings shall not exceed 800 square feet in area or 14 feet in height. § 153.041 SITE DEVEL©PM ENT REQUIREMENTS (A) Parking Requirements (1 } Parking may be permitted in the front yard where no other permissible location or parking arrangement is practical. Consideration shall also be given to ensuring compatibility with sun-ounding building lines and the pedestrian environment of the site and area. Screening shall also be required. (2} In the Village and Community Center, no less than 75% of the parking places shall be located to the rear and/or one side of buildings and on the interior of blocks and screened line by landscaping or decorative walls along any street edge. (3} All parking areas shall be accessed only 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 {see graphic). The following Table of Parking Requirements lists the parking to be provided for individual uses. The number of off-street arkin s aces Parking PaNem lode Nlidh 1-Wry 2-Wry Parkig Space lengthy Vlidltr~ ~ Tdal YYidtr° 1-Wry 2-Wry Parallel 12 R. ~ 15ft. 25 ft. 9ft. 33 R. 36 R. 475 Degree 12 R. 22fl. 21 fl. I 9ft. 4B fl. 59 R. 7490 Degree 12ft. 22 ft. 19 ft. 91L SOft. 00 ft. P g P shall not exceed these requirements, except as provided as a parking adjustment (see 6, below}. Table of Parking Requirements Use Parking Requirement Education One space per 3 persons by seating capacity or maximum occupancy (whichever is greater) in the largest assembly area. 11Vhere assembly areas are not present, 1 space per classroom and 1 space per 300 sq. ft. GFA of office area. 2t7108 Council Draft Innovation Center Districts 20 Table of Parkin Re uirements Use Parkin Re uirement Technical, vocational and trade schools: 1 space per each 10 students in addition to the s aces re uired above. Residential 1.5 s aces er dwellin unit Residential Care .5 spaces per dwelling unit or bed, whichever is greater; day care uses -1 space per 10 children at licensed capacity Government and Une space per 3 persons by seating capacity or maximum Institutional occupancy (whichever is greater) in the largest assembly area; in no assembl area is rovided, 2 s aces er 1,000 s . ft. of NFA Professional, 2.5 spaces per 1,000 sq. ft. of NFA Medical, Office Medical Treatment Spaces required for offices Facilities 1 s ace er treatment roam + 1 s ace er in- atient bed Personal Service 2 spaces per 1,000 sq. ft. of NFA Retail Sales 3 s aces er 1,000 s . ft. of NFA Restaurant one space per 3 persons by occupancy or 3 spaces per 1,000 , E t t i t d s . ft. of NFA, whichever is reater n er nmen an a Recreation outdoor recreation areas shall submit a parking plan for approval by the ART detailing expected parking needs Warehousin 1 s ace er 5,000 s . ft. of NFA Light 1 space per 1,000 sq. ft. GFA Manufacturin Utility One space per use (6) Parking Adjustments (a) Parking adjustments may be approved by the Administrative Review Team (ART) in the LDP and HDP Districts and by the Planning and Zoning Commission in the I-VC and I-CC Districts. (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 far 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. 2/x108 Council Draft Innovation Center Districts 21 {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. (f) After one year the ART, after notice to the property owner, may require the removal of all ar part of the additional parking spaces permitted far parking lots exceeding100 spaces upon a finding that the spaces have not been utilized to the extent previously documented by the owner, or if other shared parking arrangements have been made or may be available. (7) Off-street parking requirements may be met in a shared parking lot located within 300 feet of buildinglstructure served. (8} On-street parking directly fronting the lot shall count toward fulfilling the parking requirement of that lot. Credit far 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. (9) Bicycle Parking {a) Any development required providing six or more parking spaces shall be required to provide bicycle parking. (b) Off-street parking areas shall contain at least one bicycle parking space for every 12 spaces, or fraction thereof, required for motor vehicles. {c} Bike parking for commercial, residential and mixed-uses shall be conveniently located adjacent to or within the sidewalk or front courtyard. Bicycle facilities far patrons shall be located within 100 feet of the building entrance. {d) Placement of bike racks shall be carefully considered to minimize conflicts with pedestrian travel. Bicycle parking shall be bike rack or locker-type parking facilities unless otherwise specified and shall be designed to allow a bicycle to be locked to a structure attached to the pavement. (e) The ART or Planning and Zoning Commission, as applicable, may reduce bike rack parking facilities far patrons when it is demonstrated that bicycle activity will occur to a lesser degree at that location. Additional spaces may be required when it is determined that the use or its location will create a higher volume of bicycle activity. (10) Loading Areas (a) Buildings and structures, excluding parking structures, must provide off- street loading spaces for service/delivery. 2/r/C18 Council Draft Innovation Center Districts 22 (b) Applicants shall submit information justifying the number of loading spaces provided. Additional loading spaces may be required if warranted by a change in use or other circumstance. (c) Use of these spaces must not interfere with the normal movement of vehicles and pedestrians. (d) Where separate loading areas and loading docks are provided loading spaces shall be at least 12 feet wide, 30 feet long and 14 feet high. (e) Any loading dock located along any side of a building which faces a public street or highway shall be screened from view. (f} An alley or front service drive may be used where a single loading space is required. {B) 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, a minimum stall dimension of 8'1 feet wide by 18/2 feet deep may be allowed. {2} Interior circulation; The interior of the structure shall be designed in accordance with the requirements of the City Engineer. (a) Entering traffic shall circulate in a counter clockwise direction if passible. Opportunities for recirculation shall be provided. (b) Maximum aisle length shall not exceed 400 feet without providing a cross aisle. (c) The width of a cross aisle shall be 18-24 feet. (d) Minimum ceiling height shall be seven feet (9-10 foot floor to floor heights). However, 8'/ feet is desirable where disabled-capable vans are to be accommodated; this may translate into floor to floor heights over ten feet. (3) Pedestrian/Safety (a) (b) (c) Stairways on the building's exterior shall be visible from the outside. Maximum distance between parking spaces and nearest exit stairwell shall be 200 feet. There shall be at least one elevator serving the structure. Not more than 350 feet shall separate any parking space and the elevator. Securify: Pedestrian flaw shall be channeled through only one or two openings to permit surveillance, either by a cashier at a booth or by a television camera monitored at a remote location. Active techniques with 2/r/C18 Council Draft Innovation Center Districts 23 security personnel who monitor television or sound equipment may also be used if 24-hour coverage is available. {4) Access PointslLanes {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 far each 200 spaces, ar fraction thereof. (f} Single entrance lanes from the street shall be from 13-16 feet, tapering dawn to 10 feet at the approach to the control equipment. Double entrance lanes shall be 24 feet wide. (5) Lighting (a) There shall be no casting of glare or spillover lighting outside of the parking structure. (b) Adequate lighting is necessary for the safe movement of vehicles and pedestrians and for the security of patrons and parked vehicles. Garage lighting shall be concentrated on aisles and ramps, with spillover lighting to illuminate parking stalls. (c) Top deck lighting of parking structure shall use full cut-off fixtures and lower pole heights to eliminate glare and visibility of pole mounted fixtures. (6) Design and Appearance (a) The structure shall be architecturally compatible with the buildings they serve and have a full roof, varied parapet heights or other suggestive roof farm variations to present a more finished appearance. (b) 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. (c} 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 parapet height. (d) The structure shall not exceed 500 parking spaces in the Village and Community Center. 2/r/C18 Council Draft Innovation Center Districts 24 (e) Parking structures shall maintain afive-foot setback from the RBL or front setback. Lot coverage shall not exceed 80°l0. (f) Pedestrian and vehicular entries will be clearly distinguished. (7} Character and massing: Parking structure facades over 150 feet in length shall incorporate vertical andlor horizontal variations in setback, material or fenestration design along the length of the applicable facade, using one or more of the following methods: (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 andlor design of ground floor openings; (2} Incorporating changes in architectural materials; andlor (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 between the parking structure base and upper floors; andlor (3) Including a continuous cornice line or pedestrian weather protection element between the ground floor and upper floors. {c} Interior views: Facades of parking structures shall be designed without 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 ar mare of the follawing methods: (1) Decorative trelliswork andlor screening as architectural elements on the parking structure facade, without compromising the open parking structure requirements of any applicable Code; andlor (2} Glass window display cases incorporated into pedestrian walls built between two structural pillars. Glass window display cases shall be at least two feet deep, begin twelve 12 to 30 inches above the finished grade of the sidewalk, and cover at least 60°I° of the area between two pillars. 2/r/C18 Council Draft Innovation Center Districts 25 {3} The trelliswork or window display cases may be waived if the applicant can demonstrate some other method to minimize views into the parking structure. Alternate 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 retaiUcommercial 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) (b) (c) The use of planters integrated into the upper floors of parking structure facade design; Decorative trelliswork andlar screening as architectural elements on the parking structure upper floor facades; and/or Upper parking floors designed as a openings on the parking structure facade. pattern of window-like (8) Ground Floor Uses (Community Center only) (a) Parking structures in the Community Center shall be designed so that an area equaling a minimum of 70% of the length of the exterior ground floor facade(s), excluding vehicle entrances and exits, is either built as, ar convertible to, retail/commercial or service uses. (b) The applicable floor area shall extend in depth a minimum of 20 feet from the exterior parking structure facade, provided that the minimum required depth may be averaged, with no dimension less than 15 feet. The minimum clear interior ceiling height standard of the retaiUcommercial or service use portion of parking structures shall be ten feet. The proposed location of the commercial area shall be approved by the Planning and Zoning Commission. (c} At the time of construction, a minimum of 1,000 square feet of leasable retail/commercial ar service space shall be constructed and made available for occupancy. The remainder of the area necessary to fulfill the minimum retail/commercial or service use requirement not included at the time of construction shall employ window display cases which shall be designed as follows: 2/r/C18 Council Draft Innovation Center Districts 26 {1) Glass window display cases shall be incorporated into ground floor walls and shall be built between two structural pillars. (2) Glass window display cases shall be at least two feet deep, begin 12 to 30 inches above the finished grade of the sidewalk, and cover at least 60% of the area between two pillars. (d) The number of parking spaces displaced by the portion of the parking structure ground floor designed for retail/commercial or service uses may be added to the required number of parking spaces. (C} Landscaping Requirements (1} A six-foot masonry wall of brick or architectural block shall be erected along rear lot line(s) that adjoin a lot containing a residential building. (2) Waste and Refuse (a} All waste and refuse shall be containerized and fully screened from view. (b) All refuse enclosures shall be located within required setbacks and be comprised of materials architecturally consistent with the primary structure. {3) Storage and Equipment (a) Areas devoted to the storage of materials, supplies, equipment or products outside of a permitted structure shall not exceed the following: (1} For main buildings with a GFA of 225,000 square feet or less, an area equal to 5% of the main building GFA. (2) For main buildings exceeding 225,000 square feet, an area equal to 2'h% of the main building GFA. {b) 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, ar recessed within the footprint of the building. (c) Screening shall be accomplished using solid landscape plantings for screening, or decorative walls at least five feet in height. In instances where mechanical screening is incompatible with the architecture and overall appearance of proposed structures, mechanical units shall be painted to match the structure, as determined appropriate by the ART or Planning and Zoning Commission. (4) Street Trees: One 2'/ inch caliper street tree shall be provided and located at each 35 foot interval of public or private street frontage and along entry driveways exceeding 200 feet in length. Street trees of four inches or greater caliper at planting may be located at 45 foot intervals. 2/r/08 Council Draft Innovation Center Districts 27 (5) Open Spaces: One deciduous tree must be planted for each 1,000 square feet of open space (areas not taken up by parking ar building). Trees must have a minimum caliper of 2'I inches at the time of planting. Groupingslclusters of trees are preferred, planted at intervals necessary to ensure their survival. (6) Surface Parking Lots (a) In order to enclose the portion of the parking exposed to view of public streets, parking lots visible from a public street or adjacent residential buildings shall be screened by a three foot high (six feet if bordering a residential lot or use) decorative masonry wall. However, screening must be broken up at intervals no greater than 50 feet to provide pedestrian access to a public sidewalk, where available. (b) 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% of the area of the paved surface (including all parking spaces, interior drives, loading docks, drop-offlpick-up lanes, and access drives beyond the right-af-way) shall be provided in all parking lots. The required landscape areas shall meet the following requirements: (1} 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. (2) All landscape islands must be a minimum of 300 square feet in area and seven feet in width. (3) A minimum of one broad leaf/deciduous tree shall be provided for every 300 square feet of landscaped area required. (4) 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. (7} Unless otherwise specified in this Section, all other applicable requirements of Section 153.134-148 shall be met. (D} Signs (1} Signs are regulated by Chapter 153, except as modified in the following table. All other applicable requirements of Section 153.150-163 shall be met. 2/r/C18 Council Draft Innovation Center Districts 28 Signs for All Uses One sign per lot, provided that for a corner lot property, 1 sign is permitted for Number each frontage, not to exceed a total of 2, and provided that multiple signs are separated by at least 300 ft., as measured along the front property lines. Ground Size 32 sq. ft. plus 1 sq. ft. for each lineal foot of street frontage in excess of 50 ft., not to exceed 50 s . ft. Location 10 feet from any lot line. Height 8 feet maximum. Wall signs ar e not permitted if a projecting sign is provided on the same wall. One per building. Additional signs are permitted for walls facing an off-street parking area designated for that building provided there is a public entrance to the building on that wall. Number One wall sign is permitted for a parking structure, not exceeding one square foot of sign for every lineal foot that the building or establishment fronts on that street. Signs indicating entrances and exits only are not included in this calculation. Wall Facing a public street: not exceeding 20% of the wall area to which it is attached to a maximum of/~ sq. ft. per each lineal foot of building wall length. Size Signs facing an off-street parking area shall be no greater than 50% of the size permitted for wall signs located on the wall facing the public street. An additional 10% of sign area may be allowed if uses located on upper floors utilize the wall or projecting signs for uses on the ground floor. Location Attached to the wall facing a public street or off-street parking area designated for that building, not extending above the roof line. Where a building contains more than one ground floor establishment, wall signs shall be limited to one wall sign per establishment on each wall with a limit of 2 signs per building. Signs for Vil lage and Community Center District Projecting sig ns are not permitted if a wall sign is provided on the same wall. One per building. Additional signs are permitted for walls facing an off-street Number parking area designated for that building provided there is a public entrance to the buildin on that wall Size Not exceeding 20 sq. ft. Projecting Location Attached to the wall facing a street or parking area, spaced at least 25 ft. from another ro ectin si n. Minimum of 8 feet between the bottom of the sign and sidewalk grade and not Height extending above the sill of the second story window or 16 ft. in height (measured from grade to the top of the sign), whichever is lower. Where a building contains more than one ground floor establishment, projecting signs shall be limited to one sign per establishment on each wall with a limit of 2 signs per building. Window Window signs are permitted in accordance with the provisions of Ohapter 153, provided that the transparency requirements are maintained. Signs be affixed flat to the surface thereof. Signs shall not extend vertically or horizontally beyond the limit of the awning. The si n shall indicate onl the name or address of the use. Awning The si n shall be non-illuminated. Si n area shall not exceed 10% of the surface of the awnin area to which it is affixed. One sign may be suspended under an awning for each ground floor establishment, not exceeding 3 sq, ft. in area and have a minimum clearance of 7'/~ ft. above the sidewalk. {2} Signs not permitted by this Section are prohibited. {E) Site Lighting: The lighting requirements of Section 153.149 shall be met. 2/r/08 Council Draft Innovation Center Districts 2g (F) Circulation and Access (1} Private development shall include the dedication of rights-of-way for the future expansion and widening of public roads in accordance with the City's adapted Thoroughfare Plan andlor adopted plans for the Central Ohio Innovation Center, whichever is greater. (2) All access from public rights-of-way shall be provided at locations approved by the City. {3} All private drives, parking areas, pedestrian paths, and sidewalks shall meet or exceed the minimum requirements established by the City. (4} All sites shall comply with the City's Administrative Policy for Intersection Visibility Triangles at all proposed access points. {5) Cross access easements shall be provided for shared driveways. (6) Pedestrian Paths {a) Pedestrian access shall be provided between all building entrances and public sidewalks along street frontages. (b) Connections to public sidewalks and pathways shall be provided and continuously maintained. (c) Connecting sidewalks and pathways shall meet construction requirements of the City of Dublin. (7) Sidewalks (a) A minimum combined sidewalk and tree lawn dimension of 12 feet shall be provided along all public streets. Street trees, pedestrian-scale street lights and street furniture shall be located in the area adjacent to the curb. Sidewalks shall be at least five feet wide. (b) A minimum sidewalk width of eight feet is required within ten feet of commercial, office, and institutional building fronts. (c) A minimum sidewalk width of five feet is required within ten feet of residential and industrial building fronts. (d) A minimum eight foot combined bike and pedestrian path in the interior of a lot may be substituted for public sidewalks provided that connections to public sidewalks or adjoining bike and pedestrian paths are provided. (e) Covered sidewalks in commercial and public use areas are encouraged, but not required. Where provided, covered sidewalks shall: 2/r/C18 Council Draft Innovation Center Districts 3p {1) Have a minimum interior clear height of 11 feet except as otherwise provided for signs, street lighting and similar appurtenances. (2} Have a minimum of ten feet clear width between the facade and the support posts or columns of the sidewalk structure. (3) Have pasts or columns spaced ten to 15 feet an center. (4} Provide for a continuous public access easement at least four feet wide running adjacent and parallel to the sidewalk columnslposts. (5) Not encroach on any public rights-of-way. (G) Common/Open Space (1) For nonresidential and mixed use developments, not less than 10°~ of the lot area shall be devoted to public or common open space. Residential developments shall provide at least 25°~ of the lot area devoted to public or common open space. (2) 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. (3} 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. (4} 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. (5) Commonlopen 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. (6) Outdoor Seating (a) For commercial and office uses, there shall be one linear foot of seating for each 50 square feet of open space, provided that not less than eight linear feet of seating shall be provided, nor shall more than 100 linear feet be required. Ledges, walls or planters that are flat and between 20 and 36 inches above grade and have a minimum depth of eight inches may be counted as seating. Movable chairs will count as 30 inches of linear seating per chair. 2/r/C18 Council Draft Innovation Center Districts 31 {b) Outdoor seating areas shall be limited to the area directly in front of the use to which the seating area is accessory and shall not extend into adjoining sites. If the seating area is located at the rear or side yard, it shall be contained within the same lot. {H) 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. § 153.Q42 DEVELOPMENT APPROVAL PROCESS {A) Intent {1) Intent: The purpose of this Section is to provide adequate review of applications far rezoning and/or development within the Innovation Center Development Districts. The procedures set forth herein are intended to enhance the ability of developers to receive efficient and predictable review and approval of projects within the Districts. The timing requirements for such reviews and approvals serve to ensure that the Central Ohia Innovation Center will remain competitive with research and technology parks in other jurisdictions that employ aggressive timelines far approvals of similar developments. {2} It is also the intent to ensure that compliance is 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. {3} These regulations are intended to ensure that development is provided that has adequate and efficient provision of facilities and/or infrastructure, and 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, as required for the public good. {B) Purpose: The purpose of the review processes defined in these Districts is to ensure compliance with the Community Plan and the specific provisions of the District. Rather than attempt to establish any one style or manner of development, the intent of the requirements of these Districts and the applicable review procedures is to 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 Community Plan and the COIC are vital to the success of the City, and their use will better ensure the active support and assistance of the residents and business owners of the city through the process of project review and implementation. {C) The fallowing table provides an overview of the review procedures and requirements used in this Section. 2/x108 Council Draft Innovation Center Districts 32 Review Zoning Code Reviewing Application Procedure Section Body Rezoning 153.234 City Council Rezoning application for an HDP, LDP, I-VC, or I-CC District Pre- Administrative Optional - prior to filing a Development Plan Application 153.042 (D} Review Team Application for the development of all or any Review portion of property in any District Development Prior to commencing or modifying Plan 153.042 (E) As applicable development on all or any portion of property A lication in an District Administrative 153 042 Applications that comply with all aspects of Review . (E)(5) Administrative the requirements of the HDP or LDP Districts R i T exce t Commercial Service uses in HDP Administrative 153.042 ev ew eam Administrative Departures De artures E 6 Applications within the I-VC, or I-CC Districts; Planning and Commercial Service uses in the HDP District; Site Plan 153.042 Zoning development in any District that fails to meet Approval (E)(~) Commission one or more of the District requirements; denials of Administrative Departures; other requests denied or referred by the ART City Council 153.042 City Council Site Plan Approval denials by the Planning Appeal (E)(9)(c) and Zoning Commission Conditional Section Planning and Use 153.236 Zoning Conditional Uses as required by the Districts Commission {D) Pre-Application Development Review Meeting Procedures: (1) A request for aPre-Application Development Review 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 any requested Administrative Departure, as provided in Section 153.042 (E) (6}. Proposed Administrative Departures shall be separately listed and/or clearly noted on the required site plan. {C) A fee as established by the City Council. (2} Upon written receipt of the request for aPre-Application Review Meeting, the City shall schedule the meeting no later than 14 days from the date when the request was submitted unless otherwise mutually agreed by the applicant and the Director. The City shall notify the applicants in writing at least seven days prior to the meeting. 2/x108 Council Draft Innovation Center Districts 33 {3} 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 Development Review meeting and representatives of those departments shall be encouraged to attend. (4} During the Pre-Application Review meeting, the City shall provide the developer with anon-binding and informal review of the development proposal and shall provide information to the applicant on the procedures and policies of the City, including the possible application review procedures that may be used. (E) Development Plan Application and Approval Procedure (1 } Developmenf Plan Review Appiication: Prior to the development of any property within the HDP and LDP, I-VC, or I-CC Districts, a Development Plan Review Application shall be submitted to the City on a farm prescribed by the City. The Development Plan Review Application shall include the elements indicated in Section 153.042 (E} (3). Development Plan Review Applications shall not be subject to filing deadlines applicable to other applications and may be submitted to the City an any date during its normal hours of operation. (2) Review Authorities (a) Administrative Review Team: Development Plan Applications within the HDP and LDP 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. (1} Director (Chair} (2} City Engineer {3) Fire Chief (4) Parks & Open Space Director (5} Police Chief (6) Chief Building Official (b) Planning and Zoning Commission: Development Plan Applications are subject to 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} Any new development within the I-UC and I-C Districts and Commercial Service uses in the HDP District. 2/r/C18 Council Draft Innovation Center Districts 34 (2} Development Plan Applications in the HDP or LDP Districts that fail to meet one or more of the requirements of the applicable District. (3) Applications denied by the ART for a request for Administrative Departures or other denial by the ART. (3) Contenfs of Development Plan Applrcafion: 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 farm, 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 the City Council. (c} A description of any requests for Administrative Departures as permitted in Section153.042 (E) (6} listed in writing and/or clearly Hated 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 far 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 following requirements, unless deemed unnecessary by the Director: PLAN DATA TITLE BLdCK $~ 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 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 atone-foot contour intervals, referenced to a U.S.G.S. NAVG 1988 datum All existing & proposed easements including type 2/r/C18 Council Draft Innovation Center Districts 35 PLAN DATA 11T1LITY DATA Location of existing drainage courses, floodplains, streams, & wetlands vNth elevations Stormwater drainage & retention/detention requirements of Chapter 53 of the Dublin City Codes Location of sanitary sewers & septic systems, existing & proposed Location & size of existin & ro osed water mains, well sites, water service & fire h drants 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 3Y2 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 berms) 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 pads} & 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 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 2/r/C18 Council Draft Innovation Center Districts 36 (4) Public notice: 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 Review {a) Upon receipt of the Development Plan Application the 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 standards of the District. {c) The ART shall meet as necessary to consider the Development Plan Application. Applicants may be required by the Director to attend any meetings of the ART. (d) Meeting with Applicant: During the course of the review of a Development Plan Application, the City shall schedule at least one meeting with the applicant to review the application and the applicant shall be given the opportunity to revise the application in response to the ART's comments. (e) Administrative Approval. The ART shall be required to take one of the following actions, no later than 28 days from the date when the Development Plan Application was filed, unless a otherwise agreed by the applicant and the City in writing: {1) Grant Administrative Approval of the Development Plan Application when the Development Plan Application meets all of the requirements of the relevant Innovation Center Development District, including Administrative Departures as may be granted in accordance with Section 153.042 (E) (6) {f}. (2} Issue a decision 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); (b) The application in some respect does not meet the requirements far the granting of Administrative Departures; (c) The ART deems the scale or effect of the project is significant enough to warrant Site Plan Approval. 2/r/C18 Council Draft Innovation Center Districts 37 (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 standards of the District may be either unreasonable or impractical. Therefore, a procedure for Administrative Departures from the requirements in these regulations is provided to allow the flexibility necessary to adapt to changed or unusual conditions, bath foreseen and unforeseen, under circumstances that do not ordinarily involve a change of the permitted use of the land ar structure. (b) Procedures: The ART shall be permitted to hear and grant requests for Administrative Departures that may modify the requirements in the HDP, LDP, I-VC, and I-CC Districts within the standards provided in (e}, below. (c) Application: A request for Administrative Departures may be submitted with a Development Plan Application or within 42 days of the filing of the Application. If made as a 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 Administrative Review Team (ART): {1} Requests for Administrative Departures shall be submitted to the ART for review in accordance with the procedures for Administrative Reviews. {2) The ART shall grant a request for an Administrative Departures provided the request: (a) Is not so substantial in nature or degree that it represents a major divergence from the requirements of the District; (b) Preserves the purpose and intent of the District and the established land use areas; (c) Is necessitated by a condition related to the site, rather than simply as a means to reduce casts or a matter of general convenience; (d) If approved, would maintain the specific purpose of the requirements and conditions of the regulation that is the subject of the request; and 2/r/C18 Council Draft Innovation Center Districts 38 {e) Is limited to that necessary to account for special site conditions or development requirements specific to an individual user. (4} The following is an illustrative, but not inclusive, list 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. (f) Approvals of Administrative 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 Approval by Planning and Zoning Commission {a) latent and Applica,~ility.~ 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: With the exception of Commercial Service uses in the HDP, Site Plan Approval of Development Plan Applications within the HDP and LDP Districts shall be in effect only far 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 meets the development requirements of the District and/or has received approval through an Administrative Review. (c} Site Ptan Approval Procedures: The Planning and Zoning Commission shall approve, approve with conditions, ar disapprove the Development Plan using the standards of Section 153.042 {E} (8}. The decision shall be made within 56 days of the issuance of the decision of the Planning and Zoning Commission, unless otherwise agreed by the applicant and the City in writing. (8) Developrnenf Plan Application 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: 2/r/C18 Council Draft Innovation Center Districts 3g {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) The site shall be designed to conform to all provisions of the District. (4} Redevelopment of existing sites shall be brought into conformance with all site improvement provisions of the District relative to and proportionate to the extent of redevelopment. (5} All buildings or groups of buildings shall be arranged so as to permit emergency vehicle access by some practicable means to all vehicles. (6) Every structure or dwelling unit shall be provided with adequate means of ingress and egress via public streets and walkways. (7} Exterior lighting shall be designed so that it is deflected away from adjacent properties and so that it does not impede the vision of drivers on public streets, adversely affect abutting properties or adversely affect the natural evening sky. (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. {2} Natural features and the site topography shall be incorporated into the proposed site design to the maximum extent practical. (3) Buildings and structures will be placed to preserve environmentally sensitive areas. (4} 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. (5) Sites which include storage of hazardous materials or waste, fuels, salt, or chemicals shall be designed to prevent spills and discharges of polluting materials to the surface of the ground, 2/x108 Council Draft Innovation Center Districts 40 groundwater or nearby surface water bodies. These sites shall be designed to meet all applicable state and federal regulations. (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 an the adjoining road. The number of driveways shall be the minimum needed to provide reasonable access to the site. (3} The width of streets and drives shall be appropriate for the existing and anticipated volume of traffic. (4) The arrangement of public ar common ways far vehicular and pedestrian circulation shall respect the pattern of existing or planned streets and pedestrian or bicycle pathways in the area. (5} Off-street parking and loading areas shall be provided where required with particular attention to noise, glare, and odor effects of each use in the plan on adjoining properties and other properties in the proposed development. (6} 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. (7} The arrangement of public or common ways for vehicular and pedestrian circulation and their connection to existing or planned streets in the area shall be planned to operate in the safest and most efficient means possible. (d) Stormwater and Erosion Controls (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, ar water course, or cause alterations which could increase flooding or water pollution on or off the site. (2) Stormwater management facilities shall be designed constructed and maintained to prevent flooding and protect water resources and may be incorporated into the open space portions of a development site. 2/r/C18 Council Draft Innovation Center Districts 41 {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} Appropriate measures shall be taken to ensure that removal of surface waters will not adversely affect neighboring properties. (5) Provisions shall be made to prevent erosion and the formation of dust during and after construction. 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. (6} Surface water on all paved areas shall be collected at intervals so that it will not obstruct the flow of vehicular or pedestrian traffic or create standing water. (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 Community Plan shall be maintained. (9) Decisions (a) In the event that a Development Plan Application is disapproved, the ART or Planning and Zoning Commission, as applicable, shall provide the applicant with a written decision setting forth the reasons for the disapproval and specifying the revisions that must be made in order for the Application to be approved. (b) The Development Plan Application may be revised and resubmitted to the ART or Planning and Zoning Commission, as applicable far further review and shall be approved, or approved with conditions if in accordance with the written decision of the ART or Commission. (c) Development Plan Applications denied by the ART may be submitted to the Planning and Zoning Commission for Site Plan Approval in accordance with the procedures of this Section. {d) Rppeals: 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. 2/r/C18 Council Draft Innovation Center Districts 42 {e) Effect of Approval or Disapproval of Developmenf Plan Application: Following the approval of a Development Plan Application through Administrative Review or Site Plan Approval, the applicant may proceed with the process for obtaining a certificate of zoning plan approval and building permit, consistent with the approval as granted. All construction and development under any building permit shall comply with the approved Development Plan Application. (F) Modifications to Approved Development Plan Applications: (1) Minor Modifications: The Director may authorize minor modifications to an approved Development Plan that are required to correct any undetected errors, 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} Minor adjustments in lot lines provided no additional lots are created and required setbacks are maintained; {b) Minor adjustments in the location of and layout of parking lots provided the perimeter setbacks, yards and buffers are maintained; (c} Minor adjustments in building footprints up to 10°~ in total floor area of the originally approved building, building heights} 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) Redesigning andlar 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. Q) Other minor modifications deemed by the Director that da not alter the basic design or any specific conditions imposed as part of the original approval. 2/r/C18 Council Draft Innovation Center Districts 43 (2} Other Modifications: 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 The following definitions apply to the terms as provided in the Central Ohio Innovation Center Districts. Definitions not specific to the Districts are as used in Chapter 153 of the Codes of the City of Dublin. (A) Gonstruction Sign: A sign that identifies the owners, lenders, contractors, architects, and engineers of a project under construction, as well as the project itself. (B} Day: Calendar day. (C) Director. The Director of Land Use & Long Range Planning of the City of Dublin. (D} Expression Line: An architectural treatment extending or offset from the surface plane of the building wall, or change of material, color ar other treatment. Expression Lines typically delineate the transition between floor levels and base-middle-top of a building. (E) Floor Area {1) 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 centerline 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. {2} Nef Floor Area (iVFA): That area used for or intended to be used for the sale of merchandise or services, or for use to serve patrons, clients, or customers; or area used in a dwelling unit for living purposes. Floor area which is used or intended to be used principally for the storage or processing of merchandise, for hallways, or for utilities shall be excluded from the computation of usable floor area. Measurement of usable floor area shall be the sum of the horizontal areas of the several floors of the building measured from the interior faces of the exterior walls. (F} Livetwork units: Residential units that permit some degree of commercial or other non- residential activity beyond that generally considered for a home occupation. The predominant use is residential, and commercial activity is a secondary use; employees and walk-in trade are not permitted. {G) Primary Streef.~ The streets providing the principle frontage for mixed-use buildings with active ground floor storefront uses and most intensively used by pedestrians. {H} Required Building Line (RBL):Aline established an a parcel to indicate the placement of the principal structure upon the parcel, parallel to the frontage and/or right-af-way, facing 2/x108 Council Draft Innovation Center Districts 44 a street or open space. The intent of the RBL is to align structures an a street ar open space. The RBL is a setback distance requirement, nat a permissive minimum distance. (I) Secondary Street: Streets intersecting a primary street and connecting to adjacent residential areas and providing access to off-street parking. (J) Street tNa1L An opaque, freestanding wall built along the frontage line, or along the same building line as the building facade. {K) 7ransparency.~ 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. 2/r/C18 Council Draft Innovation Center Districts 45 PLANNING AND ZONING COMMISSION RECORD OF ACT ION JANUARY 17, 2008 CI'I`I' OF DUBLIN_ tend Use and Long flange P'laaoing ' 5800 Shier-Rings Rood OuMin, Ohia 4301 b-123b Phone: 614-4 ] 0.4b00 Fax: 614-010-4741 Web Site: www.dubGn.oh.us The Planning and 7.oning Commission took the following action at this meeting: 2. COIC Toning District Central Ohio Innovation Center 07-IOlADM Administrative Request Proposal.: A new Toning District to govern development within the boundaries of the Central Ohio Iru>,ovation Center (COIC). Request: Review and approval of the Central Ohio Innovation Center 'Coning District under the provisions of Code Section 153.234. Applicant: City of Dublin, Jane S. Brautigam, City Manager. Planning Contact: Steve Langworthy, Director. Contact Information: (bl4) 41U-4653, siangworthy@dublin.oh.us. MOTION: To recommend approval of this Administrative Request to City Council because this 7_.oning District will focus on the development of the COIC by fostering relationships with research and educational institutions with high quality development standards and implementing a development review process that is predictable and consistent and identifying, recruiting, and securing anchor tenants while ensuring the well planned growth of the U.S. 33 corridor by focusing on regional relationships tluoughout the corridor to secure the future economic opportunities for the region, with one condition: 1) That City Council carefully review the proposed Code modification based on the concerns expressed by the Planning and Zoning Commission during the review of this proposal specifically the Administrative Review Process as outlined in Section 7 as evident in the meeting minutes and supplemental correspondence RESULT: 1'he Administrative Request was approved. STAFF CERTIE'ICATION „ Steve Langworth Director Planning and Zoning Commission January 17, 2008 -Minutes Page 10 of 19 2. COIC Zoning llistrict Central Ohio Innovation Center 07-IOlADM Administrative Request Todd Zimmerman explained that. City Council had directed the Commission to write a better zoning district language than the straight zoning currently in place. He said that he felt that the Commission had really reviewed it and done just that. He said that Steve Langworthy would be reviewing what has been done and update the Commission on any changes. Mr. "Zimmerman said the Commission should be able to vote on this tonight to send it to City Council so they can begin their review of it. I-Ie said the commercial retail will be discussed, but the residential side of it will be discussed at a later time. Mr. Zimmerman said as each project is done, an brief summary could come before the Commission in an administrative farm to explain exactly what on each project has been done. He said lte personally wanted to keep it as a running sheet of what has been done, because when it does come to the Commission someday when it is a conditional use, they can go back and look at the review sheets and then understand why it is coming in for review, what has been done and if it is for a minor or larger change. Steve Langworthy reviewed the changes made that the Commission requested at the last meeting. He said on Page 2, the first change had to do with light manufacturing uses in the High Density and I,ow Density PODS. He said the language was clarified: Includes manufacturing with low intensity nature conducted in a manner in which... Mr. Walter confirmed that the intent tonight was for the Commission to review changes with respect to the commercial and retail components and site development requirements of this Code and take action on that tonight, separate from the discussion of process. I-Ie said he did not have an updated copy to review. Mr. Walter said if they were not going to talk process, he was not comfortable voting on a Code that he had not seen in complete form because this is the Commission's one chance to make sure this Code is correct. He said he was not comfortable just having a handwritten or oral discussion of what the Code was. Mr. Zimmerman explained again that the Commission was going through this Code tonight, listen to what changes had been made, and vote on a recommendation of this to City Council. He said Council will do the same thing the Commission has done, go through it piece by piece. Mr. Walter said when they discussed previously; they did not go through it as finely as they might have if this was their only shot at looking at the Code. Mr. Zimmerman and Mr. Saneholtz said they felt they reviewed it thoroughly. However, Mr. Saneholz said he was uncomfortable with the notion that not atl the Commissioners felt that way and that some members of the group feel as though they may have been shortchanged. Mr. Walter reiterated that he did not like to vote on something that he had not seen in total. Mr. Zimmerman requested that Mr. Langworthy continue his review of changes to the Code. Mr. Langworthy continued, referring to Pages 1 and 2, which contained the intent that described the IIigh Density and Law Density PODs which last time read the same. Iie said the new language added to better clarify light manufacturing will say: Includes manufacturing of a low intensity nature conducted in a manner and with a character that does not create significant Planning and Toning Commission January 17, 2008 -Minutes Page 1 1 of 19 negative impacts to the environment or .surrounding area. Mr. Langworthy said on Page 4, Section .02 District Uses, language he just read was added after `manufacturing'. Mr. Langworthy referred to Page 5, C. Similar Uses and Uses Not Addressed and said the vague language had been removed to add something more specific in paragraph 2, subparagraphs b.: It is consistent with the intent of the district and with the development intent for each to find land use areas described in the previous Section .OID and this Code; and d: The operation, scale, and characteristics of the purposed use are no greater than those listed in the District in terms of aesthetics... . Mr. Langworthy referred to Page 8, Building variation, Section .03, paragraph b., subparagraph 2 where he said it was requested that the negative statement `should not' be changed to a positive statement in terms of how the facade treatments are distributed. He said it has been reworded: The building's architectural features and treatments shall be distributed through all of the facades. In Section .04 -Village Center and Community Center Zone District Development Requirements, Mr. Langworthy said in the chart, some of the elements were noted to be maximums, and to make them clear, at the beginning of the chart's title the word `minimum' was added. 1 ie said on the chart where it listed Lot Area/Density, he added `maximum' after 8 and 12 units per acre. He said under Lot Coverage, he added the word `maximum' after both percentages. so that meant everything else was either a minimum or established. Mr. Langworthy said on page 11, 5. -Building Entries, a clarification had been added: those awnings could nut be canvas. Mr. Langworthy said 6.a. Height, previously read: Minimum building height was two stories. A single story building could be approved provided, which the Commission requested be more flexible and now says: provided it maintains the appearance of two stories yr greater; a .single story may also be approved as an Administrative Departure with the Administrative Keview Team (ART) determines that the nature of the use yr architecture of the building necessitates a .single story structure. Mr. Langworthy referred to pages 13 and 14, C. Building Requirements -Residential, and said it was where the discussion under Materials, page 17, 4.C. He said it was a mistake he made because when he began drafting the vinyl requirements from the Residential Appearance Code, in between the time he started writing these and today, that requirement had been changed to reflect the revised Residential Appearance Code. Mr. Langworthy said on page 17, Section .06 -Site Development Requirements, under A.l. Parking Kegacirements: ... 7~% of the parking places shall be located to the rear of the huilding or on one side of the building and nn the interior of the blocks, changed to:... building or on the interior of the blocks, as requested. I-Ie said the Table of Parking Requirements will be changed to match the current parking requirements. Mr. Walter interjected that on page 27 G. Cvmmvn/Open Space, 3., there was to be clarification about awnings and canopies where it said: ...awnings, canopies, and similar structures. He recalled that the Commission had a discussion last time whether it was gazebos or not, they were Planning and Zoning Commission January ] 7, 2008 -Minutes Page 12 of 19 going to eliminate the word `awnings'. Mr. Saneholtz confirmed that Mr. Walter meant to eliminate the words `awnings' and `canopies. Mr. Walter recalled that under Site Lighting in the table for the Village and Community Districts, awnings were indicated and Mr. I,angworthy was going to eliminate the entire section from the table where awnings were indicated. Mr. Langworthy explained that the provisions will stay in Site Lighting for now, because the F.,xterior Lighting Guidelines are about to be brought forward to City Council. He said that section will be removed and the new code, which should be in place before this is adopted will be deferred to. Mr. I.angworthy explained that the Commission will vote on the Code as it is, with Site Lighting included, with a notation to City Council that lighting was addressed. He said it would be a timing issue. Ivlr. Saneholtz referred to F.7. with respect to sidewalks and recalled a discussion about the cost of having sawn versus molded joints, but he questioned whether or not that came to fruition. Mr. Timmerman agreed. Mr. Langworthy recalled the discussion and said he said that issue would more of an engineering issue in terms of a standard rather than a zoning issue. Mr. Walter recalled that there were to be modifications with respect to the words: shall, must, and may. Mr. Langworthy said he took those for granted, but there were not many, however they will be changed. Mr. Waiter again expressed concerns that the Commission was going to vote on something tonight that they had not seen and send it to City Council with a recommendation. He said he wanted to be sure that was pointed out. Mr. Langworthy suggested that there are two areas the Commission could return to having a site plan approval for to the Commission. He said that would be any of the residential projects that would come before the Commission. Mr. Langworthy clarified that would not include the second story residential that would be above retail, the exclusive residential projects would come to the Commission for site plan approval. I-Ie said the second one would be the commercial areas, the one remaining Village Center and Community Center would come to the Commission for site plan approval as well He said those tvvo would come before the Commission twice, once for rezoning and the second time for plan approval. Mr. Langworthy said in the work session, the Commission was told that Planning plans to bring site plan approval project for straight districts that would give the Commission the option of reviewing certain projects or certain sizes. He said this process would fall under that. Mr. Langworihy said the PUD modification language had the fact that LUI,RP would bring back, like tonight, the Administrative Report those that were being approved. I-Ie said he would like to add language to this document that would say that projects that were submitted for Administrative Review, would be brought back for information to the Commission so they would be aware of what had been submitted. He said the Commissioners get periodically, after applications have been submitted, a list of what is coming to the Commission, the Board of Zoning Appeals, and the Architectural Review Board. IIe said a fourth category will be added Planning and Zoning Comnussion January 17, 2008 -Minutes Page 13 of 19 for Administrative Keview submittals so the Commission would be aware of what applications have been submitted prior to taking action. Mr. Langworthy said those were changes requested. Mr. Fishman asked about the square footage. He said on Page 2, the Overlay District Use 'T'able - Commercial Uses Exceeding 60,000 sq. ft. GPA, he would like to change that to 20,000 sd.fi. but one of the things that will have to be done is to change the Village Center column to a `C.' Mr. Zimmerman and Mr. Saneholtz said that was fine. Mr. Saneholtz asked why Mr. Walter did not like this. Was it because he did not get to see the final product? Mr. Walter said he did not like it because he did not see it, because the process was not defined, and because they have not reconciled themselves with the conversation about the process. Mr. Saneholtz understood and it was on the record that non-PODS were all to come back through the Commission for review and approval- Mr. Walter said. he was not comfortable with that. Ms. Arnorose Groomes asked what exactly the Commission was voting on tonight. Mr. Langworthy explained that it would be a recommendation to City Council for their review and adoption of the Innovation Center Development District. Ms. Amorose Groomes asked if the Commission was permitted to amend the verbiage to exclude the word `adoption.' She would like to only submit it to City Council for their review, because she did not know that any of the Commissioners are recommending that this version be adopted. However, she said she would like to recommend that it goes to Council for their review. Jennifer Readlcr said jurisdictionally, the Commission can not limit Council's review in that way. She said the Commission was being asked to give a recommendation on a Code amendment, and that was the extent of their abilities. She said they recommend approval or disapproval, then it is up to Council and their authority could not be limited. Ms. Amorose Groomes asked if the Conunissiotl could pass it along with a condition of a further review or something along those lines. Ms. Readier said that was an option. Mr. Saneholtz assumed that the record was pretty clear as to what changes to this document the Commission had agreed to during their review. IIe said he took a slightly different approach than Mr. Walter, and the purpose of his stating this on the record is that he was not a proofreader, and he did not believe that was his function on the Commission. IIe said the intent and the spirit of what the Commission said are on the record, and he was comfortable that this staff is a responsible-enough body. IVIr. Langworthy said for the Commission's comfort, iri reviewing the timing of this, the earliest that Council would even consider a first reading was February 4`h, and he doubted the minutes would be ready then. He said Planning could have a clean or redlined copy as soon as atl the changes are made. Mr. Walter explained his position. He agreed he did not want to he a proofreader. He said as the Commission looked at the process and the diagram, it was clear to him that a very szmall Planning and Zoning Commission January 17, 2008 -Minutes Page 14 of 19 percentage of development will come before the Commission, based on the process laid out. Mr. Walter said this was Section .07 -Development Approval Process, which is where the Commission stopped at their joint work session. l le said they made a motion, voted, and agreed to get direction from Council before they moved forward in talking about this particular process. He said he was completely comfortable taking Sections .Ol through .06, and sending them forward to Council, but he was not comfortable taking Section .07, which includes the Development Approval Process forward. I-ie said there was a Council meeting on February 4~' and the Commission's next meeting was on February 7~'. I-Ie said he had three primary concerns that the Commission talked about. He said he did not feel the Commission should act without that direction. Mr. Saneholtz said if Council is sent this as is, and they look at the Development Approval Process, and they say it was exactly as they wanted it and it was a great job with changing these three words, they can. however he said if Council does not like the process, then they have the right to change it. Mr. Walter suggested the Commission send every development piece to the Council without review because they can do that anyway. Mr. Zimmerman said Council trusts the Commission judgment. Mr. Fishman agreed with Mr. Walter that anything the Commission sends to Council, they are putting their stamp on saying they approve it. Ms. Amorose Groomes suggested it would be more prudent for the Commission to vote no, and it will still go forward. She said the Commission could document that they were not necessarily fully comfortable with this, and would like Council to really look at it with scrutiny. She said it would keep the process moving, gets the document to Council. She thought the Commission had done all that they could da without having more decision-making power. Ms. Amoroso Groomes said she thought it might be appropriate to vote no, if anyone felt so moved for the sole purpose that the Commission does not give their stamp of approval, and Council reviews the document and thinks it looks good, it would come to that. She said by voting no, what they were saying was please look at this carefully and take it to the next step, the Commission has gone the first mile, and are passing the baton and asking that they go the second. Ms. Amoroso Groomes submitted into the record an E-mail listing concerns and asked that it be made part of the meeting minutes. ~ 5ee below.] Mr. Fishman asked if Mr. Langworthy would submit to Council what he just revised tonight. Mr. Langworthy said yes. Ms. Amoroso Groomes said this was a significant deviation from anything they had ever done, and it should get reviewed appropriately. Mr. Fishman said he felt more comfortable now that they had seen the modifications were completed. Mr. Fishman said the Commission was giving up the oversight to Administration and he was not sure he agreed they should do that. 1-Ie said i f a motion would be made to approve this now, he would vote no because he did not agree with the whole document that is being sent to City Council. Ms. Amoroso Groomes clarified that by saying no, all they were doing was asking for further scrutiny because they were not comfortable with all of this. Planning and Zoning Commission January 17, 2008 -Minutes Page I S of 19 Mr. Zimmerman said the way Mr. Langworthy suggested a positive motion, but with the Commission's concerns. Ms. Readier said the Commission has to recommend approval or disapproval of the modification, however, they can recommend approval with conditions. Ms. Husak crafted the following motion for the Commission: That City Council carefully review the proposed Code modification based on the concerns expressed by the Planning and Zoning Commission during the review of this proposal, specifically the Administrative Review Process as outlined in Section .07, as evident in the meeting minutes and the supplemental correspondence*. Mr. Zimmerman made the motion as Ms. Husak had read into the record. Ms. Amorose Groomes seconded the motion. Mr. Zimmerman clarified that it was a motion for approval based on the conditions read into the record. The vote was as follows: Mr. Walter, yes; Mr. Fishman, yes; Mr. Saneholtz, yes; Ms. Amorose Groomes, yes; and Mr. Zimmerman, yes. (Approved 5 - 0.) * E-mail Correspondence from Ms. Amorose Groomes, sent to the Commission members and Mr. Langworthy on January 16, 2008: First of all, we must say that we are big supporters of the code being contemplated and the City's stated goal of providing a more predictable development process for these crucial target business. We are also certain that the quality of development expected in the first phase of the COIC will be of very high quality. Our concerns mostly lie with the anticipated growth of the COIC to encompass the entire area described to P&I during our recent briefing and as contemplated in the Community Plan. Please find to follow a summary of our concerns with the proposed process for consideration as City Council provides direction for the district. 1) Citizen Involvement -The process flow as defined on most cases does not provide for any review by Dublin residents, appointed officials or elected officials. "1'he uses anticipated in this area may be of some signif cance such as the P'I' Center currently being planned. Under the new process, when would citizens have the ability to express their concerns over the potential health implications of this facility, as an example? We will likely get many cutting edge facilities like this and it would be important far Dublin residents to have a direct voice and a voice through their elected representatives on the development decisions made in this area. 1 do understand that the area is currently straight zoned, but I am advocating for a change in the process to provide for that citizen input. (Concern is expressed by multiple commission members) 2) Good Code :Bad Code -Dublin has not had a history of creating the best development code. While the code being contemplated is certainly an improvement over the existing code, it too will be interpreted varying ways by all Planning and Zoning Commission January 17, 2008 -- Minutes Page 16 of 19 the future staffs to come. Dublin has maintained it's core identity by having development decisions go through a process of review and evaluation. This is how we get our best developments. I am not convinced that unless there are disastrous effects of the new code, that there will be a periodic review process of the new code in a timely enough manner to have meaningful impact without putting mistakes in the ground in concrete. We need to be mindful that our current development process has contributed to the extremely strong employment base that already exists within the City. Tinkering too drastically with proven success may have unintended consequences and negative impact on other development within the city. (Concern is expressed by multiple commission members) 3) Undue Influence -Long term development decisions on what is anticipated to be an extremely large part of the city will be left in the hands of staff in most instances. While current staff is perfectly capable and competent, external review is a healthy component of good development decisions and provides important checks and balances in an area of vital importance to the City's economic future. While I appreciate the fact that the area is currently established with straight zoning, if we are considering a process to change that, we could easily incorporate a check and balance system that further enhances the decisions of staff. Having large scale development decisions subject to the same Sunshine regulations as othex development decisions in Dublin is always a healthy thing. (Concern is expressed by multiple commission members) 3. Nicklaus Estates - 1)efuirfield Village 5299 Muirfield C urt 07-127FDP/PI'/FY' Final Developme Ian / Preliminary 'nal Plat i/ Warren Fishr}aa~n pulled this case froixf the consent agenda d stated that a presen tion was not necessary/ odd Zimmerman swo m those who inten~ to speak in regards t this case. j ~ i Mr.~rl"ishman asked if the M~rirfield deed restrictio slwould apply to the f e lots. Daniel Maher Gc~riden Bear International!said he believe they~e already subject to le deed restrictions, rtt not, they will be. Iio'agreed to the six conditions as listed in the I' nonng Report. Motion and Vote //~ Mr. Zimmern un made the motion to ~ipprove this Final Dev lopment Plan and PrQhminaiy/Final Plat applicat~n because it compli~with the plat criteri~~t forth in the Subdi/vis on Regulations and th-e/~al development plat criteria set forth in S cation 153.050 of the I~t~blin %oning Code, with stx conditions: ~ / l~hat a recommend-dticm to City Counci e made to waive t requirement for si walk provision on thi site; 2) The applicant hall mitigate on-sit ~ any tree removal th~' occurs as a result o street and utility imn~ements or pay a fee~.i~i lieu of tree replacerpts~lt; land Use and Lonp Ronpe Planning 5800 Sher-Rings RcCC Dublin, O~io 43016-1236 Phone/ fUU: G14.4I0~4600 =cx: 514-41 G4747 Web Sife: www.d:~bFn.oh.us PLANNING REPORT PLANNING AND ZONING COMMISSION JANUARY 17, 2008 SF,CTION I -CASE INFORMATION: 2. COIF: Zoning District 07-lOlAllM Central Ohio Innovation Center Administrative Request Proposal: Anew Zoning District to govern development within the boundaries of the Central Ohio Innovation Center (COIL). Request: Review and approval of the Central Ohio Innovation Center Zoning District under the provisions of Code Section 153.234. Applicant: City of Dublin, Jane S. Brautigam, City Manager. Planning Contact: Steve Langworthy, Director, Contact Information: (614) 410-4653, slangworthy~u~dublin-oh.us PLF,ASI'; RI';FI;R TU TIIF, MATERIALS SUBMITTED IN THE NOVEMBER 1, 2007 MEETING PACK1;'I' FOR 7'HF, PLANNING NF,PORT AND THE PROI'OSF.U 7,ONING DISTRICT TEXT. PLANNING AND ZONING COMMISSION SPECIAL MEETING CITY OF DUBLIN_ RECORD OF ACTION tad U:e aid JANUARY 12, 200$ long Rouge Pia~niog 5800 Shier-Rings Road Oublin, Ohio 43016-1236 Phone: b14~410-4600 Fax: 614-010-474] Weh SIe: www.duhlin.oh.us The Planning and 7.oning Commission took the following action at this meeting: 2. CUIC Zoning District Central Ohio Innovation Center 07-IOlADM Administrative Request Proposal: A new Zoning District to govern development within the boundaries of the Central Ohio Innovation Center (COIC). Request: Review and approval of the Central Uhio Innovation Center 'Coning District under the provisions of Code Section 153.234. Applicant: City of Dublin, Jane S. Brautigam, City Manager. Planning Contact: Steve Langworthy, llirector. Contact Information: (614) 410-4653, slangworthy@dublin.oh.us. MOTION: That the Commission take a recorntmendation to City Council to either have a conversation with Council regarding the process, or for Council to provide the Commission direction on how to proceed with the process. VOTE: 3 - 2. RESULT: The recommendation will be forwarded to City Council. STAFF CERTIFICATION ,` Steve Langworth Dircclor PLANNING AND ZOl\'ING COMMISSION SPECIAL MEETING MINUTES CITY OF DUBLIN. ~a~ ou ~ JANUARY 12 2008 ~«w tae a , 5800 Shiera2in~ Ropd Dublin. Ohio 43016-1236 Phrx~9/ TI7D: 614-410~b~J0 Wx 614-41 D4/47 Web Afe: wv+v+.dub'in.oh.us COIL Zoning District Central Ohio Innovation Center 07-lOIAllM Administrative Request Administrative Business Chair Todd Zimmerman called the meeting to order at 9:08 a.m. Other members present included Chris Amorose Groomes, Kevin Walter, and Warren Fishman. Ted Saneholtz arrived at 10:20 a.m. City representatives included Steve I.angworthy, Gazy Gunderman, Claudia Husak, Barb Cox, Steve Smith, Jr., and Flora Rogers. Motion and Vote Mr. Zimmerman asked for unanimous acceptance of the documents into the record. [There was no opposition.) (Approved 4 - 0.) 1. COIL Zoning District Central Ohio Innovation Center 07-101 ADM Administrative Request Steve Langworthy introduced this Administrative Request. Mr. Fishman expressed concern that the COIC District will devalue land in other parts of the City and will keep other parts of Dublin from developing because it is easier to get through the proposed approval process. Ile said that was his argument about this not having to go through the Commission approval process which he thought was a mistake. He suggested it be discussed that they are setting up something that will devalue other parts of Dublin. Mr. L,angworthy said he did not think that was necessarily true. I-ie suggested talking to a range of developers would not reflect that view. Mr. Fishman recalled that in his 30 years volunteering as a Conunissioner, there have been very few straight zonings. Mr. Langworihy said developers want planned developments only because they get some uses that they would not get in a straight zone. Chris Amorose Groomes asked if there were any corporate requirements for a company wanting to go into the COIC District, and if there is any approval process of who gets to be there. Mr. Langworthy said no, that could not be done. He referred to the first part of this document where there was fairly restricted list of uses. Mr. Fishman confirnied that the uses did not have to be technological. He was concerned that control was being lost and it could be a problem in the future. Planning and Zoning Commission January 12, 2UU8 -Special Meeting Minutes Page 2 of 17 Ms. Amorose Groomes said she did not realize that it was already 100 percent certain that none of this would come before the Commission. Mr. Langworthy said he was certain that some of the projects will come to the Commission for review and approval, but it will be limited. He said the prvicess will be discussed later. Mr. Fishman pointed out that it was a lot like a final development plan coming before the Commission when the applicant says they have met criteria and the Commission has no choice but to approve it. He said as written, it sounded like the Commission had no power once this is approved. He reiterated that he thought it would affect property values if the process here was so easy and he razed about that. He added that to get a balanced, beautiful Dublin, they have to be on the same playing field. Ms. Amorose Groomes said on the other side, companies that were looking at other communities where it was more cumbersome to develop could be attracted to the COIC District. She said she agreed with Mr. Fishman and heard his concern. Mr. Fishman said it could draw companies to this district, but Dublin is more than just this district. I-Ie said this district also could change the balance of development because all the traffic it will draw will make other areas in Dublin undesirable. I-Ie said perhaps in f ve yeazs, this district may be too dense. Mr. Langworthy explained that the Commission will be able to have the ability to say something is too dense because to get into this district, the rezoning prvicess is necessary, it is not automatically rezoned. Mr. Walter said he understood that the emphasis with this district is to be more competitive with areas that are trying to do similar things and that our process is too long. IIe said his concern is the lack of citizen review as it is part of the proposed process and that it had not been demonstrated that the proposed process will be faster. Mr. Langworthy said that speed was being oversold here because there are still some generous time limits to make sure there is adequate time to do what needs to be done. He said it was more that the process was predictable for the developer who would know what is wanted without having to go through a prvicess of two or three boards. Mr. Walter said he agreed with that. He said he liked the specificity of the Code and the abilit~~ to give a developer some leeway. However, he said he thought the removal of the oversight was an area of concern. Ile suggested finding a change to the process that still allows the oversight on some revised basis. Mr. Walter said he was hesitant to get a ball rolling down the hill, and once it is done, it is done, and the Commission never has the ability to stop, change or redirect that ball. Mr. Langworthy said that was not true, apart from the rezoning process, which they will talk about later. He asked that it be remembered that if the Commission or Planning feel that this particular Code is not getting the desired results, it can come back and it can be changed. Mr. Walter said the reality of that happening was minuscule because the City has other things to worry about than whether or not the COIC Code is exactly right. Mr. Fishman said another point the developer he spoke with made was that ii was naive to think that after Dublin creates this COIC Code and attracts all the business that Hilliard will not copy it. He said Hilliazd's restrictions are a lot looser than Dublin's. He predicted that every suburb on Planning and Zoning Commission January 12, 2008 -Special Meeting Minutes Page 3 of 17 the outer belt will adopt the same thing with a piece of land so that they can grab the businesses from the City of Dublin. He said it would not give Dublin a huge competitive edge for very long. Mr. Zimmerman said this Code is the selling tool that gives the Economic I?evelopment department something to start everything off and get everything started. Mr. Fishman said he thought it was great, but he thought if we give away ail the power, it will be really tough to roll the ball backward. Mr. Zimmerman clarified that this was not the whole City of Dublin; it was just in one large area that has a different potential and will he used for a certain thing. Mr. Langworthy said he could almost guarantee that if this does not work, it will be known quickly, and Council will he the first to say it. Mr. Fishman said he thought it would work, but questioned if in 20 years when the whole area is developed, the City would have the product they wanted. Mr. I,angworthy said he was convinced that after the first few buildings come in, Planning will probably come back to tweak this Code. Chris Amorose Groomes echoed Mr. Walter's concern. She said the community involvement and civic review has made Dublin what it is and that concerned everyone she had spoken to in City Council. Mr. Walter said when his business makes changes, it is done gradually over time and they do not disrupt what they have in place. He suggested that there may be a way to swing the pendulum a little bit more to the right instead of going directly from one side to the other. He said this was important for the City and economically made sense for it and it should go forward. Mr. Waiter suggested that maybe an amended review process more towards the concept plan stage would be appropriate. I-Ie said that he thought- the Commission trusted staff very much to be able to execute the vision that is written in the Code and that the developer has, melting those two together. Mr. Walter said at times, there is conflict and a separate body is needed to arbitrate that conflict and set a direction for it. He said his sense was that they will default to the Code, and by the time the Commission gets to the final review, that conflict will have long passed. He said he thought part of the Commission's job was to mediate and arbitrate that conflict. He repeated that he suggested that earlier in the development review process the Commission should have some level of input, even non-binding input. Mr. Walter said it could be on the record what the Commission saw, have some discussion with Planning about a particular process, and hopefully that would raise some concerns that might not otherwise be seen. Ms. Amorose Groomes encouraged Mr. Walter to engage his concerns to City Council because this was not a done deal. Mr. Walter said the Commission keeps having this blatant conversation about process, and they always say they aze going to get to it later. He suggested they get to it by having a joint meeting with City Council. He said the Code was very important, but this concept of what the process should be has been sitting here for five months. Mr. Fishman said to reflect what the community wants, there has to be a process where the Commission and City Council have some say, even though it meets Code. Ms. Amorose Groomes asked how the Commission could ask for a joint meeting. Mr. Langworthy said Planning would forward it as a request coming out of this meeting. He suggested there could be some Commission discussion about where some other points of intervention could be installed. Mr. L,angworthy began the review of the COIC Zoning District where it ended at the Commission meeting on January 3, on Page 17, Section .116A -SITE DEVELOPMENT REQUIREMENTS-Parking Requirements. Planning and Zoning Commission January 12, 2008 -Special Meeting Minutes Page 4 of 17 Mr. 7.immetman asked if the 9-foot width was standard. Mr. Langworthy said that is the width of a parking space per the current Code. Mr. Langworthy said no front yard parking is in the commercial areas for 75 percent of the spaces, so no more than 25 percent of the spaces can be in the front yard. He said when matching this with the building requirements, particularly in the Community Center, there would be no parking in front of the building. He said the only parking that would occur forward of the building would be at the side. Mr. Langworthy said sidewalks are required. Ile said there is also a requirement that parking lots be linked to the public sidewalks. He said there is a similar requirement that links public entrances to public sidewalks. Mr. Langworthy said parking is only permitted. in the front yard when there is no other permissible location or that parking arrangement is practical. Mr. Langworthy said the next area is probably the one of the areas of departure from the Code. lie said it was probably something Planning would look at doing for the whole Code. He said the concept behind this in determining the number of parking spaces is that a parking calculation will be given to you. ' Mr. Langworthy referred to the Table of Parking Requirements on Page 18 and said that there was a broad range of uses and parking calculations. He said the overall principle said that here is the parking chart which is the parking requirement -not less than, or more than, this is the number of spaces that will be built. EIe said under A.b. Parking Adjustments however, there are three options that can be given. Mr. Langworthy said one is that if it can be demonstrated to the City that fewer spaces are needed, by sharing parking with others that do not have the same operating hours, a parking analysis that shows that not as many spaces as required are needed may allow the lower number of spaces to be approved. He said another option is that not as many spaces are needed, but it can not be dernonsirated to the City with a parking analysis. Mr. Langworthy said the City can then say okay, construct the number the owner believes are needed, but an area where the rest of the parking could be built must be set aside on-site. He said a building can not be built over it and it can not be in a required setback. fle said if either the City determines or the owner determines later that parking is needed, the parking must be built in that location, called the deferred parking arrangement. He said it would be left as a green space, but the green space has to meet the parking setback and other requirements, as if it were a parking lot. Ms. Amorose Groomes said she thought this should be applied to all developments, because Kroger has literally twice the amount of parking than should have been required. Mr. Langworthy said this was an example of one of those that will come out of here and into the general Code. Mr. Fishman asked if these parking requirements will always be used. Mr. Langworthy explained that there were three different arrangements far parking requirements. He said one is a demonstration that because of the business nature not as many required parking spaces are needed, another is that if it can not be demonstrated, but they are certain they are not needed now and they will be required to provide space for deferred parking. Planning and 'Coning Commission January 12, 2008 -Special Meeting Minutes Page 5 of 17 Mr. Walter said he was in favor of options 1 and 3, but not 2 because there could be a change of use. Mr. Langworthy said a change of use had to meet the parking requirement. Mr. Fishman said it had already happened at Crosswoods where office buildings were built without the required parking because they were professional buildings, and they tamed into phone rooms now and people are parking in other lots even though there aze `No Parking' signs. I-Ie said the problem was created over ten years, but it was created because the buildings were built with less parking. Mr. Langworthy said he had occasions where uses have been turned down because they could not find enough parking. Mr. Walter asked if every time there was a lease holder change, they had to come to the City for approval. Barb Cox explained that if a business changed, typically they want to change the space somewhat so that a building permit is required. She said Review Services is involved in the review of that, so that is when the zoning and use is reviewed to see if there are changes. Mr. Walter asked what would be wrong with just using the calculation chart or doing deferred parking, but not demonstrate that less could be done. Mr. Langworthy said that could be done. Mr. Langworthy continued the review of Parking Adjustments with 6.c. and said the only way more spaces than were required could be added was to document the need. He said that would be more prevalent in commercial areas. Mr. Langworthy noted the waivers for retail uses under 2,000 square feet would he applicable only in the two Commercial Districts. Mr. Langworthy referred to 6.d., and said `outdoor seating areas, adjacent to a street' was different than just an outdoor patio because with a zero to IS-foot setback the seating area will be fairly limited. IIe said it would not take into account a backyard or side yard patio. Mr. Langworthy said regarding seas of asphalt, according to 6.e., after a year, the use of parking spaces could be inspected for use and if they have not been used, there will be the ability to require that the additional parking spaces be removed. Mr. Langworthy noted that off-street parking may be met in a shared parking lot located within 300 feet of the building/structure served and credit would be allowed for on-street if it was directly in front of a building with at least 50 percent of the width/length of the space applicable to the building. He explained that a line from each end of the building would be used to determine the front area of the building. Mr. Langworthy explained Section 4 -Bicycle Parking, required one space for every 12 parking spaces and that the bike facilities have to be within 100 feet of the building entrance. Mr. Fishman asked if there were architectural requirements for the bike facilities. Mr. Langworthy said a standard City bike rack is being studied and when it is decided, it will probably be added. Mr. Walter suggested that 9.e. be deleted because he could not imagine a facility where a bicycle activity would not occur. Mr. Fishman agreed. Planning and Zoning Commission January 12, 2008 -Special Meeting Minutes Page 6 of ! 7 Regarding 10.f. Loading Areas . - Mr. Fishman pointed out that there were places with unscreened docks in parking lots such as Toys R Us. Mr. Langworthy suggested instead of `facing' the word `visible' be used. The Commission agreed. Mr. Timmerman suggested that in B. -Parking Structures, 1: For 90 degree parking spaces, a minimum stall dimension of 8% feet wide, that 9 feet wide would be more appropriate, just for the physical feasibility of getting in and out of a car. Mr. Langworthy agreed. Mr. Fishman asked if the word `shall' should be changed to `should' in B.2.c. Mr. Langworthy explained there were two occasions when `should' is used. He said one is where there is some flexibility in the potential, for example with the cross-aisle there is a range. He said it could be `shall be between 18 and 24 feet'. Mr. Langworthy agreed to make that a universal change. Mr. Langworthy said the llublin Code had not previously included Parking Structure requirements. He said they have been considered in the Historic District and a Code change is being contemplated. 1-Ie said the requirements were taken out of that and put in this. Mr. Walter referred to 3. -Pedestrian Safety and asked for discussion of d. He added that e. seemed like just a comment, not a requirement, and he wondered why it was there. Mr. Langworthy noted that the `should' should be changed to `shall' in 3.d. Mr. Langworthy said probably the biggest part of this is Design and Appearance B.6.,7., and 8. where it requires some ground floor uses. He said the idea was because it was in the Community Center in particular that buildings are all close to the street including the parking structure possibly as part of that, so if it is, the ground floor has to have active uses in it, it can not be parking on the front, ground floor. He said the design above has to appear as though it is a building as opposed to clearly being able to see the parking structure. Mr. Fishman asked if something could be added here that encourages or requires parking structures to go underground as he had seen in other cities. He added: unless a hardship to go underground could be proven. Mr. Zimmerman said it might be a water table problem. Mr. Langworthy said in the COIC, it would be a water table problem. Mr. Walter said regarding B. -Parking Structures, the Commissioners have not had any specific training or experience around what makes a good parking structure and what does not. lle said he felt unqualified to make any determination whether or not this is good or bad. Mr. Langworthy said he had taken this from a couple of other cities where he saw the parking structures built to this requirement, and it looked like it would work. Mr. Langworthy referred to Page 23 -Landscape Requirements. He said he was going to make a change and defer C.2. -Waste and Refuse to the current Code which was more detailed than this. Mr. Walter asked if there was anything in the current Code that would preclude the situation that the City is facing currently with an indoor use of a dumpster. Mr. Langworthy it was an odd situation and he did not think a Code revision would be written for it. 1lowever, he said he would give it a thought as to how it could be done. Mr. Walter said he thought it was an example that Planning and Zoning Commission January 12, 2008 -Special Meeting Minutes Page 7 of 17 will be seen more frequently as there is more density. Mr. Langworthy said the Community Center was the place where there might be a potential to see that in the COIC District. Mr. Zimmerman referred to C.2.b. and asked if there was a way to put it where the refuse was more in the rear of the building, not predominately in front. Mr. Langworthy said he thought Dublin's current Code did a better job of it. Ms. Amoroso Groomes referred to C.3.a. -Storage and Equipment, and asked what kinds of things were being referenced. She said she noticed that at Tuttle Mall they had put all their snow removal equipment right along "Tuttle Crossing, in front. She asked if those kinds of things could be stored. Mr. Langworthy said snow equipment could be stored, but it was worded so it cannot be visible from the street or pedestrian areas. Mr. Walter said that was not what it said; it said "the storage area or the structure." Mr. Langworthy said he would copy or move that up to the next one. Mr. Walter asked if this applied to the entire COIC District. Mr. Langworthy said it was all COIL. He said the allowable outside storage area would be proportional to the size of the building. Mr. Fishman asked if 2'/i percent of the GFA of the main building would work, instead of the 5 percent currently provided. Mr. Langworthy said that would probably work after a certain size was reached. He said, for example, they could graduate the five percent up to 250,000 square feet and then 2%i percent over that. Ms. Amoroso Groomes said that would be good and Mr. Fishman said it would be better. Mr. Walter asked if outdoor patio equipment for a restaurant could be stored under this provision. Mr. Langworthy said as long as it was not visible from the street. Mr. Fishman asked if that would be changed. Mr. Langworthy said he had already. He said he was making changes as they go. Mr. Langworthy referred next to C. 4. and 5. Street Trees and Open Spaces. He said these Street Tree requirements are a little stricter than what is required now. Mr. Fishman asked about types of street trees. Ms. Amoroso Groomes asked if this was straight zoning, how it will be known what they have to plant. Mr. Langworthy said it referred back to the "boning Code where this is silent. He said that was included in the Applicability portion. He said a list of acceptable street trees is available in the Code. Ms. Amoroso said that was a problem because there are a lot of acceptable street trees on the list that are not necessarily bad trees, but the use of the streets would have to be considered before the use of a specific tree could be approved. She said the City has no checks and balances for that. Mr. Langworthy said when the City went through the Emerald Ash Borer problem; Council brought a policy about alternating, changing, or being less uniform in the street tree planting to avoid negative situations. Mr. Fishman said that did not solve the problem and it needed to be solved. Mr. Langworthy agreed to speak with the City Pvrester to see what they are doing. He said he did not want to set a street policy that is different in terms of species, etc. that is different than the entire City. Ms. Amoroso Groomes encouraged that a consultant would be used. Mr. Langworthy said that was outside his area of control. Planning and "Zoning Commission January 12, 2008 -Special Meeting Minutes Page 8 of 17 Mr. Walter noted that the screening requirement for surface parking lots was athree-foot high decorative masonry wall. He asked if that would be the only option for a very large building, and wondered whether this look was wanted. Ms. Amorose Groomes said that would be a snow removal nightmare. Mr. Walter noted that it did not quite say that, even though it was the intention that the screening wall must be broken up at intervals no greater than 50 feet. He suggested that it read_ "pedestrian access must be provided to a public sidewalk a maximum width of ten feet of..." He said he did not envision the wall being right on top of the edge of the parking Iot. Ms. Amorose Groomes asked if there were requirements of proximity of screening to the asphalt. Mr. Langworthy said no. Mr. Fishman said that would solve the problem. Mr. Saneholtz said he thought decorative screening walls were more appealing than landscaping because it was more permanent in nature. Mr. Langworthy said they would add a landscape option. Mr. Zimmerman said individuality was wanted. Mr. Fishman said a landscaping theme can be attractive. Ms. Amorose Groomes suggested five feet of green space per every 100 feet of asphalt. Mr. Langworthy said it was common in snow areas to require parking lots to have dedicated snow storage areas which were calculated. Ms. Amorose suggested a wall for the parking area on two sides, rather than all four sides would be needed. Mr. Langworthy said the wall would not be on all four sides anyway because it would be limited to screening on the street side or on a side setback bordering a residential site. Mr. Langworthy continued the review with D. Signs on Page 24. He said this is actually stricter than in the current Code for most other uses, mostly because there is a fairly strict limit on the number and types of signs. Ile said there are no provisions for temporary signs. 1-Ie said they may want to consider `incidental signs' which are signs that are not visible from the street, like an entrance sign to the door, credit card silms on the windows, hours of operation, etc. He said there is a limit on it, but here it is not even allowed and it is something that probably should be added to the Code. He said there is a percent limit and total square footage limit. Mr. Walter asked what was the intent with the Awning Sign section on the chart. He did not think awning signs were allowed in the current Code. Mr. Langworthy said it was in the Village and Community Center, but he would take them out if wanted. Mr. Walter said to take them out. Mr. Walter noted that there was still a transparency requirement for activating a section of the building, so window signs are allowed, as long as the transparency requirement continues. Mr. Langworthy said this was part of the COIC Code that refers back to the current Code, but regardless of the current Code, window signs, even if allowed, must still meet the transparency requirements. Mr. Langworthy referred to E. -Site Lighting on Page 25. He suggested it could be eliminated, referring to the Exterior Lighting Guidelines that are about to be brought forward to City Council. [No objections expressed.] Mr. Langworthy said F. - C.'irculation and Access, was about roadways, drives, sidewalks and pedestrian path systems. Mr. Fishman asked if the sidewalk requirement to have sawn joints Planning and Coning Commission January 12, 2008 -Special Meeting Minutes Page 9 of 17 versus molded joints had been done. He recalled it had been done in a development years ago for bicycles and strollers. Mr. Gunderman said it was done in Planned Districts whenever there was a bike path with pavement, sometimes in front of residential. Mr. Fishman said he thought it was a great idea, especially in residential areas. Mr. Gunderman said regular sidewalks have continued to be built the same way. Ms. Cox said that was a requirement on bike paths when the width of the area is eight feet, however it has nvt been required to date on regular sidewalks in residential areas. Mr. Saneholtz suggested that staff and City Council be encouraged to adopt this in order to make this more pedestrian-friendly in any capacity, residential or commercial. Ms. Amorose Groomes said it was costly. Mr. Saneholtz said he thought it would seem consistent with the philosophy of making this place more pedestrian-friendly. Ms. Cox confirmed that this was something wanted for the Code in general. Mr. Saneholtz said this being a new development, it was an opportunity to incorporate it. Mr. Langworthy referred to Page 25, F.1. ...the adopted Thoroughfare Plan and/or adopted plans for the Central Ohio Innovative Center, and said they are working on the whole roadway network. fie said it had been left open because he was not sure yet how that roadway plan is going to be incorporated into Dublin's overall system. Mr. Walter asked about bike lanes being included in either the Thoroughfare Plan and/or the adopted plans for the COIC. Mr. Langwarthy said he thought it was going to be a City policy that would be a Council retreat issue. Regarding 7. -Sidewalks on Page 26, Mr. Fishman asked if there was plenty of room for trees. Ms. Amorose Groomes said it would be subject to what species was planted. Mr. Walter asked if the numbers were different than what was in the current Code. Ms. Husak said that there are nn open space requirements for non-residential projects in the current Code. Mr. I,angworthy said they were looking at public and common open space that would be used for patios, courtyards, sidewalk cafes, perennial fountains, etc., as opposed to park land, open space and nature areas. Mr. Walter asked if there were definitions of what common space, open space, public space and dedicated parkland space were because the terms seemed interchangeable. Mr. Langworthy said he would look in the current Code to see. Mr. Timmerman asked if an office complex wanting to have an outdoor patio for their employees, would be required to have similar lovking furniture. Mr. Langworthy made it clear that was not in this paragraph. He said probably not because you would not be able to know that they are different because they will be a lot further apart than what we would do in Historic Dublin, for example where continuity was wanted. Mr. Walter referred to G.4. Any permanent open space..., and questioned why it was called `permanent' open space. He said that was a further delineation of the definition of what open space was. Ms. Amorose Groomes suggested it should read: "open space that may not be set aside fvr parking". Mr. Langworthy confirmed that she meant a deferred parking area could not be used. Mr. Walter continued with G.4, and asked what:...must bee ui ~ed.for congregation and recreational opportunities by users of the building and surrounding urea meant. Mr. Langworthy suggested instead available would be a better word. Planning and Zoning Commission January 12, 2008 -Special Meeting Minutes Page 10 of 17 Mr. Fishman referred to G.S., and suggested there be a way to delineate that common/open space is available to the public and not just occupants of a building. Ms. Amorose Groomes suggested not providing continuous fencing or require more access points from a public walkway. Mr. Walter and Ms. Amorose Groomes suggested that it read: "visible from the public walkways" instead of "from the street". Mr. Langworthy agreed. Mr. Walter noted that in G.3., public facilities were being encouraged and he did not think transit shelters, awnings, and canopies should be included because they were not permanent shelters. He asked where smvking areas would be located because he wanted to make sure it would not happen in this spot. Mr. Walter asked if a shelter for smoking should be located where the rest of the public could enjoy the area. Mr. Langworthy said that subject is a Council issue. Mr.' Saneholtz said he was a little concerned about regulating smoking too much, although he was not a smoker. Mr. Walter suggested that the COIC text could state that a smoking shelter needs to be available. Mr. Langworthy continued the review with H., the burying of utility connections and restrictions. Mr. Fishman asked if it included transformers. Mr. Langworthy said there were some elements that the City was not permitted to regulate which were essential services. Mr. Walter asked who decides the location of transformers. Ms. Husak said that utility companies often hold easements and place structures within them. [A break was called at 11:08 a.m. and the meeting began again at 11: I S a.m.] Mr. Walter and Ms. Amorose Groomes questioned why they were reviewing Section .07 - Development Approval Process. They said it was premature. Mr. Langworthy presented a flow chart showing an overview of the process which he thought would be helpful to the Commissioners. Mr. Langworthy said much of the pre-development process will take place either prior to the rezoning, or just after it because it is really up to the applicant to decide. He said apre-application review is more of a formal meeting where Planning goes through the entire process of what the requirements are. He said this is envisioned as a meeting to review the rest of the Code. I-le said this meeting will be easy if the applicant has gone through the design development process with Current Planning. He said once the application is submitted, it comes to the Administrative Review Team (AR'I~) which is made of six people. Mr. Langworthy said there are two branches that can happen at this point. 1Ie said if a plan comes in that meets all requirements, similar to a straight zoning now, the application goes to Review Services for a Building Permit, but the ART would be the determining body. FIe said that ultimately one person has to sign the approval, and the Director, as the chair, would sign the approval.. I Ie said in almost all the sections where they apply, he has changed the word `Director' to the `ART,' so that it is clear to the applicant that they cannot walk in to the Director's office and ask for approval. Mr. Langworthy said if one or more of the requirements are not met, then there is a step an applicant can go through. I~ie said an Administrative Departure is closest to what might have been considered previously as a variance. He said there were limitations as to what can be approved this way which will be discussed later. Mr. Langworthy said if the Administrative . Planning and Zoning Commission January 12, 2008 -Special Meeting Minutes Page 11 of 17 Departure is approved, then the applicant go back to the Review Services and Building Permit processes. Mr. Langworthy said however, if either they fail to meet a requirement and/or do not get Administrative Departure, then they come to the Planning and 7_oning Commission. He said the limitation on the site plan approval however, is that the Commission is only reviewing those elements that fail to meet the requirements. Mr. Langworthy said he had been working with Legal to try to get some of the language, because he treated it as an Administrative Appeal, and it has been decided that it would not be administrative, but an Appeal at City Council instead of an Appeal to the Board of Zoning Appeals. However, he said if the Conunission denied the element(s) they were reviewing, the denial goes as an Appeal to Council to make a determination that either the denial of the Commission is upheld, in which case they have to comply with it or it is a dead project or if Council overrules the denial, then 'it would go to the Review Services process. Mr.7.,immerman asked if the Commission denied something, would a 5 - 2 or 4 -- 3 vote of Council be necessary to override the decision. Mr. Langworthy said that had not been discussed, but now, it needs to be 4 - 3, but he supposed it could be 5 -- 2, a super majority. Mr. Zimmerman requested that Mr. Langworthy check into the necessary Council vote to override. Mr. Walter said he understood this process, but he was not sure that he wanted to go through the entire COIC text until the Commission agrees with Council that this is the general way in which they want to go. He suggested that the Commission adjourn now, go to Council to get approval on this process and then go through the COIC text. He said if they do not, it will be a very lengthy conversation of disagreement as they go through the text. Mr. Langworthy said he would work at the Commission's direction, but he can not guarantee that Council will/will not meet on this with the Commission. He said. if there is no discussion in the minutes that can be forwarded to Council so that they know what the Conunission's issues are, then there will be no communication method unless it is done informally. He said he would rather have a formal, on the record review of this. Mr. Langworthy added that he was not speaking for Council because he had not discussed it with them. Ms. Amorose Groomes said she thought that Council would want to meet. She said she had received a call from Council Member John Reiner that asked if this was where she wanted it to be. She said she replied that she did not even know if they knew exactly where they wanted it to be, let alone if they were there. Mr. Langworthy said that might be a good reason to have this discussion, so that it is known what should be brought to Council. Ms. Amorose Groomes suggested that the issues could be brushed over if they need something in the minutes without having a huge dialogue and debate over it. She said she thought the Commissioners were all on the same page. Mr. Langworthy pledged not to try to convince the Commission of anything. He said unless asked for a reason, he would just review the process. Planning andl.,oning Commission January 12, 2008 -Special Meeting Minutes Page I Z of 17 Mr. Walter noted that the diagram indicated said the ART meets and makes a determination that the proposal meets or fails all the requirements. He said there was much in the Code that the Commission discussed earlier that said `at the discretion of and it was not black and white. He asked when it says `fails to meet one or more requirements' what is the judgment of whether or not this is going as an Administrative Departure or as a Commission site plan approval. He said he was uncomfortable not having the same level of review. He said the left hand column could be traversed without even Council's approval as a straight zone does now. However, he said inside this Code are ways to for them to get around straight zoning. He said this was looser than a straight zoning. Mr. Langworthy said this was far stricter than a straight zoning. He said for example, there are no architectural guidelines whatsoever in a straight zone. Ms. Amorose Groomes said her only point was that what had been at the heart of this community since its foundation is the community involvement aspect and this Code lacks any opportunity for any individual to come and question any environmental impact or health concerns. She said the ion therapy thing was wonderful and maybe other projects along the same vein will come through that might have some possible health impact risks or environmental impact risks that they have not given the public the opportunity in any way to express their concerns. She said that was her biggest concern with this. She said she was uncomfortable with that because the process was changed dramatically. Mr. Walter said he had that specific question come up from residents in his neighborhood. Mr. I,angworthy pointed out that the 1,500 acres in the Dublin portion of the COIC was almost all straight zone now. Mr. Walter guaranteed that what was planned would be high quality, but it was all the redevelopment north of Post Road that concerned him. Mr. Langworthy said they could also ask for a straight zone. Ms. Amorose Groomes said that the City would not give it to them. Mr. Fishman said he agreed with Ms. Amorose Groomes and said these were valid reasons to look at this closely before the system is completely revamped. Ms. Amorose Groomes said she thought they cut their loses with the fact that they have already committed to this being straight zoned, and we do not repeat that error in the future. She said if what looks like is going to happen in this area now comes to fruition, she thought it would make it more desirable to the people in the adjacent properties to come into Dublin versus Plain City, Marysville, or other options. She suggested this was the place to not have to accept straight zoning. Mr. Walter referred to Page 18, 6.d. under Parking Requirements: The parking requirements shall be waived for retail uses of ~ 2, 0011 square feet yr less or uses that in the opinion t~f the Director or the ART are access~~ry to principal uses such as a portion of outdoor seating... Ile said those were the kind of decisions that impact what that development is going to look like and it is littered with it all over about `here is the requirement, unless we say something different'. Mr. Saneholtz said he thought that was the intent and he did not necessarily oppose that. He said they were talking about a commercial development area, not residential, which is a big thing for him. Ms. Amorose Groomes said in the Planned District, there is quite a bit of mixed use and residential was one of them according to the Community Plan. Planning and "Coning Commission January 12, 2008 -Special Meeting Minutes Page l3 of l7 Mr. Saneholtz asked if it was pretty well segregated from the commercial and also ifs we knew which areas are going to be which. I ie said a very disjointed, not coordinated 1,500-acre development with straight zoning. He said he got the sense that what is being attempted is at least to gain some control as to how overall, this 1,500 acres develops by providing some flexibility to staff through the Director to make some decisions with respect to that is outside of the current straight zoning where he did not know what powers if any you have in a straight zoning situation. Mr. Walter said that there was a whole section of this that was outside of the City's control today, and he accepted that inside the COIC as it exists today inside the City, there is a minimum level, and we will have very little control of being able to change that. However, he said he expected the product will be very high quality, just based on the user that will be in there for the most part. He said he was concerned about the area north of Post Road. Ms. Amoroso Groomes said she saw this as governing all the COIC zoning district which is what is on the Community Plan which is three or four times of what it is today. Mr. Walter said then when they come into the City, they would rezone into the COIC zoning district versus what is done now. Ms. Amoroso Groomes said now, they would apply for annexation and get an assigned zozung, based on their application. Ms. Husak said if someone petitions to annex, and the annexation gets approved, they automatically get the Rural District zoning, but she did not know if zoning other than Rural is ever part of that discussion. Steve Smith, Jr. said it can be if there is some type of agreement, but it still has to meet the Future Land Use map. Mr. Saneholtz said he would like to better understand the process. He clarified that as the Code presently stands, if someone annexes into the City, it becomes a Rural designation automatically, but if they want do something other than what Rural would support they have to come in and get a rezoning that meets the Future Land Use map with one of the four classifications. He asked what was he missing, other than they could come in and get low density in an area that is anticipating density to be heightened. Mr. Saneholtz said it had always been his thought that behind this, the motivation was_ to get control of a much larger area with a much more anticipatory and planned out end result than this parcel by parcel. Mr. Walter said no one disagreed with that. I-le said he thought this was good and is a good process. He said the question is simply the intent behind it was originally to speed the development process. Mr. Langworthy said he did not think that should be a primary motivator. Mr. Walter said another intent was to give a predictable result for a builder, and the insinuation there is that by including a Commission review in that process, there is a less predictable result. Mr. Walter said he was in complete support of having a good code like this that is rigid and strict to get a better known product. He said he was just suggesting that they move this review process to somewhere else inside this development process so that the public has the ability to comment on what is about to come through. Ms. Amoroso Groomes said a prime example of this when talking about disconnects would be the Mary Kelley's outparcel property. She said they met Code and everything else required, and Planning and Zoning Commission 3anuary 12, 2008 -Special Meeting Minutes Page 14 of 17 staff was of the opinion that the Commission would probably approve it but the Commission did not think it was good for a number of reasons, including the feedback from the neighbors. She said under this that would not happen, they met all the requirements so a Building Permit would have been issued. Mr. Saneholtz said he was tryirig to distinguish the difference between commercial against residential versus the commercial, which will be out here, affecting some anticipated residential in this process. Ms. Amoroso Groomes said she heard what was said about Mary Kelley's but what Mr. Saneholtz said had nothing to do with the fact that she was not supporting the building there. She said there were safety issues, parking issues, and other issues. She said the real issue was that it did not fit, but it met all the requirements and the Code, and under this scenario, it would go. Mr. Walter said he was concerned that the Commission's read through of this is going to be set not in stone, but in pretty solid material. Mr. Saneholtz said he was not necessarily opposed to that as a citizen of the community, because staff and the Commission have been empowered to do a certain level of work on his behalf and they are the professionals, but he was not taking away the public input on applications. Mr. Walter said with the type of businesses, such as Particle Therapy, there arc residents that have signifrcant concerns about environmental and health impacts of having that kind of facility in our community. Mr. Saneholtz asked if the residents had a scientific knowledge of this or whether they are they experts. Mr. Walter asked if Mr. Saneholtz was saying Planning and City Council are nuclear scientists. Mr. Saneholtz said absolutely not, but at some point we have to trust their planning expertise. Mr. Walter said a way needs to be provided for citizenry to have input on development. Mr. Langworthy said we do not have it now on straight •ron.ing, which is where this is going to go. He said if this Code is not in place, then we will have no oversight. Mr. Walter said he was not suggesting that the Code not be used, he was suggesting that this process be modified. I-Ie said we are already talking about doing a different type of process and we should think about doing a different type of process that includes zoning text. Mr. Walter wanted the area outside the current 1,500 acres to be discussed. Ms. Amoroso Groomes said replicating errors was her biggest concern. Mr. Langworthy said he would be hopeful that by the time this 1,500 acres was filled, that there would be a good idea how this Code should be refined to make it work. Ms. Amoroso Groomes suggested that the remainder of the 1,500 acres could be filled with three or four more folks. She asked how many acres of the entire 1,500 acres was the Particle Therapy piece. Mr. Langworthy said approximately 14 acres which had a variety of property owners. Mr.lirnmerman said at the bcgirining when the COIC was introduced, he thought it would be like a little city inside Dublin. He said this is different than the rest of Dublin and that is why in his opinion they have been putting this together. He said this was a pool for the City's economic development department to go out and sell this and come through and bring this new of process. Planning and %oning Commission January 12, 2008 -Special Meeting Minutes Page 15 of 17 He said he had no problem with the review process because if it met this text it will be of high quality. Mr. Walter asked who said the text was any good. Mr. Zimmerman said it was better than what we have now. Mr. Walter said we don't like River Ridge or the light replacement on the Kroger which is al! straight zoned, we can't agree on where we are supposed to be with signs, and so we say six months or a year from now, we will come back and visit it. Ile said they will not come back and revisit this once it is up and running. He said it would be done. Mr. 7_,immerman said this would get reviewed as they go down the road. Mr. Saneholtz said he was interested why Mr. Walter was so convinced that if there was something that was absolutely failing, that we would not review that. Mr. Walter said he was not talking about catastrophic failures to the City. He said he was talking about the previous conversation tonight about walls. Ms. 1~usak referred to the Residential Appearance Code which was approved with a requirement that it be looked at again within a certain time as some experience with implementation, review, and the enforcement of those issues. She said some subdivisions have specific architectural themes where the Residential Appearance Code did not fit, and that was fixed in the Code. Mr. Saneholtz noted that a lot of professional hours had been put into this along with public input from appointees, not citizens, and a lot of time had been put into it. He said he was pretty well convinced that it was not perfect, however when he thought about straight zoning in comparison to this, he would put his money on this versus the straight zoning that is presently there because he was hoping for a coordinated development. Mr. Saneholtz expressed that he had faith that when it started to need tweaking that the Commission and City Council will actually allow the necessary adjustments to the text that will give us a high quality product to match the initial buildings. He said he was convinced that Planning, Council, and the Commission will continue to make this the best Code it can be and we will learn as it goes along. Mr. Walter said the implication on this is that the Commission is a deterrent to creating a predictable product. He used Ms. Amoroso Groomes' example about the outparcel building at Mary Kelley's. Mr. Saneholtz said he could see where the Commission could be a detriment to the situation because it was a very unpredictable group opinion. He said he understood what is trying to be gained by this entire process over a portion of our City, is to keep a leg up on the neighboring cities that are our potential competition far these potential employers and businesses. He said he thought it was very, very forward- thinking to say for this part of the City we are going to come up with a Code that we can live with. He said it will not get the City 110 percent and we are not going to be able to negotiate 10 percent more out of these guys necessarily. Mr. Saneholtz said for this section of our City, we are not going to fall down on quality because hopefully it is in here, and if not it needs to be there. 1-le said then, once the standards are known and they have to meet them, then why does an unpredictable board of appointees need to get involved in a process. Mr. Saneholtz said if the Commission or Council have issues and concerns, this is a chance to have input, but at some point Dublin's economic development people have to be able to step forth and say in this region, you can do this and here are the rules. Planning and Zoning Commission January 12, 2408 Special Meeting Minutes Page 16 of 17 Mr. Walter said there was nothing wrong with that or saying that this review here should not have a summary step to say the. Commission agrees with that opinion. He said if there is a disagreement about that opinion, it needs to go through some sort of review process. He said now, there is no voice for anyone, except for hired staff to make a determination that this meets that. Mr. Saneholtz pointed out that there were a lot of horrible development texts compared to this in Dublin, and they went through the Commission for approval. He said there is no magic to prevent mistakes. He said it was not necessarily an avocation of responsibility over this because this is our responsibility now and this is our opportunity to have an impact upon this for the positive result we want for the City. Mr. Walter said he was in support of the text, but not the process. Mr. Zimmerman said if he was in support of the text, then the process was the right way to go. Mr. Saneholtz asked what Mr. Walter's concern was. Mr. Walter said his opinion was that the professional team wrote this Code and lives by it and has pressures from their management as employees to make things happen. He said they would default down the left side of the chart and the Commission has the obligation to have oversight and point out those things that they think may be contrary, that conflict between what staff may be directed to do by others inside the administration to get a development done, will drive it down this left hand column. Mr. Walter said the second area he thought was that public comment is needed. Mr. Walter said he wanted Council to tell the Commission that this is the process they want followed. Mr. I,angworthy addressed Mr. Walter's point about pressure and said Planning's direction is taken from City Council. He said if Council tells them something is not right, they fix it. Ms. Amoroso Groomes said the Commission has a high level of comfort with today's staff. She pointed nut that this is something that will develop over the next 20 to 50 years and she thought staff would retire by then. She said ar~y checks and balances have been removed of whoever would step into these positions. She said they do not want tv make their bed today for the balance, because many things could be significantly different for the balance of these parcels that may come into Dublin. She said the leadership, staff; and Council could be significantly different than today. Mr. Saneholtz said once this is approved, it can he modified. Mr. Walter asked why put something in place that needs to be modified. Ms. Amoroso Groomes suggested that they not set something in stone that did not need to be for an entire district. She said she was in favor of going this route for this 1,500 acres. Mr. Langworthy predicted that there will be Code changes regarding straight zoning so that they cannot get a Building Permit without architectural review, etc. He said he hoped the new Code would have a much greater ability to control the quality of that development than it does now. Planning andl..oning Commission January I2, 2008 -Special Meeting Minutes Page 17 of 17 Ms. Amoroso Groomes said she would like to have the new Code in place before she signs on to something. Mr. Langworthy said it was a timing issue right now because Particle Therapy was driving this right now. "I'he Commissioners agreed that the current Code and this CUIC text would be living documents that will be modified in the future to meet needs. Mr. Waiter said he wanted a conversation with City Council about this. Ms. Amoroso Groomes said she would like to hear their thoughts on the approval process. Mr. Zimmerman suggested they vote if this was the way they wanted to go, or did they want to forge ahead. Motion and Vote Mr. Walter made a motion that the Commission take a recommendation to City Council to have a discussion with Council about the approval process for the COIC District. Mr. Langworthy suggested it could be added that this only applies to properties that are within the City of Dublin as of the date of this adoption. He said then, it would not be able to be applied to a future annexed property. Ms. Amoroso Groomes said if Council did not want to talk about it, then ask them to provide direction, and the Commission will follow. She said it was very futile to sit and debate for long periods of time something that they have no control over. Mr. Walter amended his motion: That the Commission take a recommendation to City Council to either have a conversation with Council regarding the process, or for Council to provide the Commission direction on how to proceed with the process. Ms. Amoroso Groomes seconded the motion. The vote was as follows: Mr. Zimmerman, no; Mr. Fishman, yes; Mr. Saneholtz, no; Ms. Amoroso Groomes, yes; and Mr. Wafter, yes. (Approved 3 - 2.) The meeting was adjourned at 12:22 p.m Respectively submitted, '~~GCy~' ~ I(~~~.~ ~,,- Libby barley Administrative Assistant CITY OF DUBLIlY.. ~~ ~,. ~ ~~ Raw ~~ 5800 Shier-R'rtgt Road Nubia. Ohio 43016-1736 Phone/ TDD:614-4101600 fax: 614~10~74T W9b Sife: www.dvbft~,oh,~i PLANNING AND ZONING COMMISSION RECORD OF ACTION JANUARY 3, 2008 The Planning and 7_oning Commission took no action on the following case at this meeting: I. COIC Zoning District 07-I Ol ADM Central Ohio Innovation Center Administrative Request Proposal: A new 7_oning District to govern development within the boundaries of the Central Ohio Innovation Center (COIC). Request: Review and approval of the Central Ohio Innovation Center "Zoning District under the provisions of Code Section 153.234. Applicant: City of Dublin, Jane S. Brautigam, Ciry Manager. Planning Contact: Steve Langworihy, Director. Contact Information: (614) 410-4653, slangworthy@dublin.oh.us. RESULT: 'fhe proposed Toning District lanuage for the Central Ohio Innovation Center was partially reviewed. The review will continue at a Special Meeting on January 12, 2008. T rr• 'ERTIFICA"fI Steve Langw r y Director Mr. Fishman asked ow many acres w' be needed for total number of ac s is not known. said there are eh primary buildin I1c said the pri ry building needs ~ He said other r lated facilities hav een discussed. / Planning and Zoning Commission January 3, 2008 -Minutes Page 5 of 9 project. Mr. Lan orthy said the nts to the project at are behind the footprint and lo9ation to settle first Mr. Sane ltz asked about of er communities th had similar faeilit' s. Mr. Langwort said there ar wo types of faeilit' s, a proton facility d an ion facility. e thought there w re only two or ee in the world n the ion facilities, a d there are a numb ,even in the Unite States of the oton facilities. r. Langworthy en d his presentation y presenting a sli a of a speculative adway system proposed to serve its site. He agree to keep the Con Ission informed as ore information becomes availab to provide them a .•ense of what is goi g to happen in the ca. Mr. Walter nfirmed that a reta' component had nc been considered i he southern POD. Langwortl said the Village nter had been relo ted north of Post ad. He said a hot be consi ered related to the •oject and in fact, i s a permitted use i the COIC District. Mr. immerman asked ' the buildings are c nnected, will they e connected on gro d level or h insightf Ad nistrative Business . Langworthy poin d out that the Co nission was short couple of member ,and so until t ey are assigned, i was very importan that the commissi Hers let Planning ow as soon as possible if they c 'mot attend a me ing because a quo m is necessary f meetings. Mr. Fishman recallc % when Planning n de phone calls to check for Commis on meeting. T'he Commissione • ,except Mr. Fishlt n agreed that a re ular phone call wa not necessary. M . I tusak agre Mr. Fishman wou be called. Mr. I_a worthy reminded e Commissioners f the Special Mee ~ g scheduled fro a.m. until on on Saturday, J nuary 12, 2007. I ~ premised that br kfast will be avai ble. Mr. IIIl ierman said that th meeting would he sual dress. be w ground. Mr. L gworthy said t at as not known yet. e said the concen ation was on t e actual footprint the Particle Then ~ Center (PTC). I- said the PTC take approximately four years to get i o operation. He sa' 'the construction t' e was 18 to 24 mo ths, but there is a long `commissi ing period' necess• y to get the opera 'ng calibrated and t n approved before they can begi reating patients. 1'he Com Issioners thanked r. I,angworthy for is presentation. .Walter said it wa very Zimmerman cal~dd a short break at 9,r04 p.m. and the me~ng reconvened at~`18 p.m 1. COIC Zoning District Central Ohio Innovation Center 07-lUl ADM Administrative Request Mr. Langworthy presented this Administrative Request for the Commission's review, input, and subsequent recommendation to City Council on the proposed zoning regulations for the Central Ohio innovation Center (COIL}. He began by briefly reviewing changes the Commission had already requested. He asked if the Con~anissioners wanted the text updated, based on these Planning and Zoning Commission January 3, 2008 -Minutes Page 6 of 9 changes sent to them in a new text for the Special Meeting, or were they satisfied with keeping the one they have, or wanted to wait to see what the nature of the changes were. The Commissioners agreed to wait to review the nature of the changes. Mr. Langworthy proceeded with covering the proposed text changes previously discussed. He referred to page 3, Manufacturing a. -Prototype or light manufacturing. I-Ie said there had been a request to clarify the language by adding language about the nature of that light manufacturing. He said the following language was to be added: ...and that it not cause adverse affects on neighboring properties. I Ie referred to page 5, C. Similar Uses or Uses Not Addressed and said under 3., two words under a and b: generally and potential use had been requested to be clarified by adding more specific language on those kinds of words. Mr. Langworthy said page 6, B.1., the word `not ' will be added because it was omitted. He said page 7, 3.a. Durable building materials, simple configurations and solid craftsmanship are required was requested to be moved to Building Requirements, paragraph b. Mr.limmerrnan confirmed that they were to begin tonight on page 8, Height, where it should be corrected to number .5 instead of 2. Mr. I,angworthy said that a High Density POD has a maximum height of f"tve stories or 60 feet and then with a development incentive it can go up to seven stories, or 75 feet. He said the Low Density POD is three stories, 45 feet, and the development height incentive is up to five stories, or 80 feet, and then the next paragraph has the actual incentives that can be used to gain that additional height and those include LEED ratings. Mr. Langworthy said the second incentive is usually innovative storm water provisions and then using structured parking for 75 percent or more of the required parking. He said further on, there are requirements for parking structures, which currently are not anywhere in Dublin's Code. Mr. Walter asked if the building height was defined in the COIC or did it refer to Code. Mr. Langworthy con#irmed that it referred to Code. He said it would be calculated the same way as the Code calculates parking requirements. Mr. Walter reminded everyone of past issues with the definition of building height as contained in the Code. Mr. "Zimmerman asked if for example, afive-story office building, 60 feet high with a flat roof and a parapet on top for the mechanicals was considered to be part of the roofline. Mr. L,angworthy said there were provisions that addressed parapets to screen the structure, but they were not included in the building height. He said there was a limit on the parapet height. Mr. Walter confirmed that if there had been a height limit at the hospital, the IIVAC uzuts would not be considered in building height. Mr. Langworthy said it was not part of the main building, but they have to be screened in the COIC. Mr. Walter confirmed that if a parking structure was built, more building height is permitted because they are eliminating asphalt. Mr. Langworthy pointed out that numbers 2 and 3 were directly related to that. He said if you deal with lot coverage, essentially, you are covering more of the lot. He said if less of the lot is covered, more density is given. Mr. Walter confirmed that the definition of~a parking structure was included later in this document. Mr. Langworthy said the Village Center begins with Design Intent, but he reminded the Commissioners that it is more of the retail service orientation, designed to encouraged mixed- Planning and Toning Commission January 3, 2008 -Minutes Page 7 of 9 use; generally small-scale, and pedestrian orientation to the extent possible, and generally designed to serve the immediate PODS. Mr. Langworthy presented slides depicting the architectural and ground-level feel that they would like to see in the Village Centers which included the Shoppes at River Ridge, Sawmill Kroger Centre, and Perimeter Center. He said the design intent language was included in order to let people know what the City wants them to build. He said it was not regulatory per se; it was more just to express the intent of what is wanted. He said that is why the term `should' is used. Mr. Walter referred to A.l.g. Streets should be designed .for cars, pedestrius, and where appropriate, bicycles lle said if streets are designed f'or pedestrians, they should be designed for bicycles loo. Mr. Langworthy said they were waiting for direction on that policy. lie said he felt sure it would be a topic of discussion as to where and under what circumstances, for example bike lanes on the roadways would be required. He said some Dublin roadways that are leading to some of the Village Centers or adjacent to the Village Centers may or may not be appropriate for bike lanes. I-Ie added that the traffic volumes and speeds may be inappropriate. He said this is more of a shopping center look as opposed to a downtown look. Mr. Langworthy referred next to the requirement chart on page 8, and said the one they are less used to seeing was in the yards where it is called a "required building line'' which is a mandatory setback. Ile said normal setbacks are minimums. He said the required building line (RBI,) can be either an established number, or a range. He said in this case, there is a range between 0 and 15 feet; but they cannot be farther back than that. Mr. Zimmerman suggested that for instance, 8 units per acre instead read maximum 8 units per• acre so that it is understood that 8 units is not automatic and that there needs to be something for the full eight. Mr. Langworthy said they will have to write that on each one because the RBL, range provides a minimum and maximum, however, in the title, they could state that all these are minimums, and where they are not a minimum, state them as a maximum. Mr. Langworthy provided an example of a building line with a rear parking lot without a building. He explained that this portion will be covered by a strcetwall at ground level to provide the feel of the building line and to not allow the Look of a gap. Mr. Walter asked how the three- to six-foot height requirement for the strcetwall was determined. Mr. Langworthy said it had to be high enough to maintain the continuity (a minimum of three), but ii cannot be too high to actually begin to exceed the line and stick up awkwardly. Mr. Langworthy referred to page 10, Building Kequirements -Nonresidential. He said the building walls should not appear as a blank, flat facade, so require that building variations be included for minimum every 40 feet, and examples and requirements of what building variations can be used to make that articulation occur. Mr. Walter asked if a shutter or a downspout provided enough articulation. .Mr. Langworthy said as long as it got to 18 inches. I-Ie said it was an architectural feature that drew the eye away from the fa4ade. Mr. Saneholtz questioned «~hether or not there needed to be a minimum width of the projections or recesses. Mr. Langworthy responded that it would he difficult because of the variety of options given. He agreed to review that. Mr. Saneholtz noted that the words in l.a., Planning and "boning Commission January 3, 2008 -Minutes Page 8 of 9 and l.d. `variation' and `articulation' are used and he suggested they be sepazated. Mr. Langworthy agreed. Mr. Zimmerman said he envisioned the downspouts, gutters, and things similar being commercial-sized. Mr. Langworthy said this portion needed additional work. Mr. Langworthy described the expression lines required on page 10, B.2. and presented a slide showing an example. Mr. Zimmerman asked how many were needed if a building were five stories high. Mr. Langworthy said only one was needed. I-Ic explained that the taller the building the higher the expression line will be. Mr. Langworthy referred to page 1 I, 3. Roofs, and said some of the language was the same or similar as that of the High Density and Low Density PUDs. He said format-wise he felt the language needed to be repeated because specific areas are being considered. He said the materials are the same and 80/20 percent for the building materials. On page 12, 6. Height, Mr. Langworthy said that was in the Village Center and Community Center. He said there, they talked about a minimum building height of two stories. He said that was similar to what was done at Bridge and 1 sigh Streets so that it had an upper story feeling with buildings close to the road. Mr. Saneholtz asked if the sentence 6.a.2., which reads: That the nature of the use or architecture of the building necessitates asingle-story structure, could be more specific. Mr. Langworthy said he was considering how to describe that. Mr. Saneholtz suggested although it was not really a conditional use, some type of review process could be used. Mr. Langworthy said they would discuss it in the process part on Saturday, but suggested it could be moved to Administrative Departure. Mr. Langworthy said the maximum building height possible was six stories. He pointed out e. In no case shall bzilding height vary from the height of adjoining building(s) by more than two stories, to address a concern by Mx. Zimmerman about the view of roof tops from adjacent buildings. Mr. Walter asked if mechanical screening requirements were needed. Mr. Langworthy said it was already in the Code Mr. Langworthy said the next section was 7. Transparency Requirements and explained why a transparency requirement was called a `window shopping' requirement. Mr. Walter confirmed that if there was a contiguous area of open patio, courtyard, or seating, then a ten percent reduction was given to transparency. Mr. Langworthy explained that if there was one large building, it would have several entrances, but it would all be the same building. He pointed out that the public sidewalk was excluded fiom calculations. Mr. Fishman asked if different materials were needed around the glass. Mr. Langworthy said that was the transparency requirement plus the building materials requirements. Mr. Fishman asked if large panes of spandrel glass would count as transparency. Mr. Langworthy said that transparency was defined later in the ordinance. He said there were some exclusions to transparency, generally in buildings where public assembly takes place. Planning and Zonuig Commission January 3, 2008 -Minutes Page 9 of 9 Mr. Walter requested to continue the review tonight to page 17, because a lot of the language was the same. The Commissioners and Mr. Langworthy agreed. Mr. Langworthy referred to page 15, C. and asked that the Commission note that new single- family dwellings are not permitted. I-Ie added that existing homes in the northern part are permitted to keep them tiom becoming non-conforming. Mr. Walter said it would be fine if C 3 was removed. Mr. Langworthy agreed. Mr. Fishman asked if the windows were being trimmed in vinyl (D.2.). Mr. Saneholtz suggested the word `vinyl' needed to be deleted. Ivlr. Fishman said he did not mind. Mr. Zimmerman said trim packs come that way. f~Ie confirmed that if the main structure is stucco, wood siding, or Hardiplank, trim pieces will be wood. Mr. Langworthy agreed to use the language contained in the Residential Appearance Code regarding trim. Mr. Langworthy said there was more detail added here for Accessory Buildings than was currently in the Code. Mr. Walter referred to where stoops and elevating the first floor were discussed. He said he envisioned seeing a house with a front door and a plain facade. He asked if there was a requirement for a canopy over the stoop or a prohibition against it. Mr. Langworthy explained that if a stoop went over in the RBL, covering it would make it part of the main building, so it could not be covered. He said if it sat back from, and did not project forward of the RBL, they could cover it as a porch as opposed to a stoop. Mr. Langworthy said if there was a canopy, it became a porch instead of a stoop, and a different setback was required. Mr. Langworthy asked that nothing new would be sent to the Commissioners. Mr. Zimmerman said they would just keep what they had. The meeting was adjourned at 10:20 p.m Respectfully submi ed, Libby arley Administrative Assistant. PLANNING AND ZONING COMMISSION RECORD OF ACTION DECEMBER 6, 2007 CITY OF I)[lI3LIN_ Loyd Use asd long Range Plaaeiag 5800 Shier-Rings Road Du61in, Ohio 43016 123b Phone: 614-010-4b(10 Fox: 614-410-4741 Web Site: www.dublin.ah.us The Planning and Zoning Conunission took the following action at this meeting: 9. COIC 'Coning District Central Ohio Innovation Center 07-lOlADM Administrative Request Proposal: A new 'Coning District to govern development within the boundaries of the Central Ohio Innovation Center (CUIC). Request: Review and approval of the Central Ohio Innovation Center Zoning District under the provisions of Code Section 153.234. Applicant: City of Dublin, Jane S. Brautigam, City Manager. Planning Contact: Steve Langworthy, Director. Contact Information: (614) 410-4653, slangworthy~dublin.oh.us MOTION: 1'o table this Administrative Request application to be resci~eduled for the January 12, 2008 Special Meeting. * Steve Langworthy agreed. VOTE,: 7 -- 0. RESULT: This Administrative Request was tabled. STAFF CERTIFICA"TION Steve I_angworthy Director 5) 'That the deveIo~ent text be revised to r ire that patio throughout ti ~proJect; 6) That the d~elopment text be rev' ed to require ice gu standiry~eam metal roofs; and 7) Th~~he Sign and Graphics an be brought back t~ Final Development P~afi review. Planning and Zoning Commission December 6, 2007 -Minutes Page 18 of 18 ing e of a consistent charact r on areas of the buildi ~ with Planning and 'fhe vote was as foil/vc/s: Mr. Walter, no; Mr~1C~IcCash, yes; Mr. Fish an, yes; Mr. Sanel no; Ms. Amorose~t`oomes, yes; Mr. Zimm~i/man, yes; and Mr. Geri r, yes. (Approved 4 - Ms. Ott requested that the final dcvel ~ment pl Motiod and Vote Mr/Gerber made a motto o table this final eviewed and approved h the Architectural R Zoning Commission o later than January 17 vote was as foilo Mr. Walter, yes; M . M Ms. Amorose oomes, yes; Mr. Zim~rn~an, be tabled. / kinal De lopment Plan dev~~ opment plan in order the project to he e~c>c~v Board before retu i~ to the Planning and 008. Mr. "Zimmerman econded the motion. T cCash, yes; Mr. Fisl an, yes; Mr. Saneholt yes; yes; and Mr. Ge er, yes. (Tabled 7 - 0. 9. COIC Zoning llistrict Central Uhio Innovation Center 07-IOlADM Administrative Request Mr. Gerber moved to table this Administrative Request since it would be reviewed January 12. He requested that it be added to the January 3 Work Session and that parameters for January 12 also be discussed. Mr. I,angworthy suggested it be done as part of the Administrative Report and Mr. Gerber agreed. Mr. Saneholtz seconded the motion, and the vote was as follows: Mr. Walter, yes; Mr. Fishman, yes; Mr. McCash, yes; Mr. Saneholtz, yes; Ms. Amorose Groomes, yes; Mr. Zimmerman, yes; and Mr. Gerber, yes. (fabled 7 - 0.) Administrative Business Mr. Gerber noted that this was Councilmember Tom McCash's last Commission meeting. He thanked Mr. McCash for his two terms nn the Commission as Council liaison, and Dublin is a better place for his service. Mr. Gerber wished Mr. McCash luck. He presented a plaque to Mr. McCash which read: Planning and Zoning Commission -January 2006 through December 2007. Ms. Kogers explained that it was for this service period and that one for the Iast service period had been given to him already. The meeting was adjourned at 10:12 p.m. Respectfully submitted, / ~. (~ Libb Farley Administrative Assistant and Ebony Mills Staff Assistant C1TY OF DUBLIN_ land Use and loop Ranpe Mannlnp 59D0 Sher-Rings Road Dublin, Ohio 430161236 Phono/TDD:dl4-0ID-7600 Fax: 614-4104/47 Web Site: www.dubin.oh.us PLANNING AND 70NING COMMISSION RECORD OF ACTION NovEMi3rR Is, Zoo? The Planning and Zoning Comrnissivn took the following action at this meeting: 9. Central Ohio Innovation Center Zoning District Administrative Request 07-]OIADM Code Amendment Proposal: A new Zoning District to govern development within the boundaries of the Central Ohio innovation Center (COIC). Request: Review and approval of the Central Ohio Innovation Center 'loning District under the provisions of Code Section 153.234. Applicant: City of Dublin, .lane S. Brautigam, City Manager. Plaru~ing Contact: Steve Langworthy, Director. Contact Information: (614) 410-4653, slangwvrthy@dublin.oh.us RESULT: This Administrative Request for a Code amendment for a new "l_,oning District to govern development within the boundaries of the Central Ohiv Innovation Center was postponed due to the late hour of the meeting. STAFF Ci;RTIFICATION Steve Lang h Director Planning and Zoning Commission November 15, 2007 -Minutes Page 18 of 19 Mr. Gunderman said a second item that Il be included in the ork Session is the r iew of other planning topi ~ or outstanding issu Mr. Gunde n said Planning wo d like to make the anges in February d with work sessions th trst meeting of each oath. Mr. lter asked how testi ony would be impact by the new process. Ms. Readier said in to of appeals the disc sions from the work ssions would not be esented. She said th a peal is from the dec' ion of the actual he ng. Mr. Walter ask d if there needs to b a disclaimer at the be ' ning of the meeting. r. Gunderman said a appearance of the .ork session agenda wi 'be different than the Baring agenda. Mr. immerman said he li es the current set up of ie tables because the dy language can be r ad easily. Mr. Walter tscussed reorganizing a ew of the seats to giv all of the Commissio members a view oft audience. Mr. Gunde an said the process wi evolve as it develops. Mr. S dholtz said from the fir paragraph of the pro~sal he agreed with the ' tent. He said the chan is something which s been needed and t} Commission will wo towards achievin th desired goals. Mr. erber said the pro sed process will hel alleviate the curr t sconnect. Mr. Lang rthy said the process ill help the Commiss' n focus on the pia ing aspect of projects rath than focusing mostl on zoning. Mr. Gerber said t e next problem will E infill, which is a very •ensitive subject. r. Fishman said that infill i very important. Mr. Gunde~'fiian said every case ~Il be reviewed twice wiyth the new process. Mr. Cydrber asked if there~ll be a work session iy~'3anuary 200$. bee se there are cases which will need decisions a both meetings. ~1Gir. Gunderman said a application dates will e changed for next ear. Mr. Fishman as dhow the new proces will effect the Co mission's time. r. Gunderman said there will a more cases added to e discussion meeti s because decisi s are being made at one rnee ' g a month rather tha two. Mr. Gerber said for that rep on it will be more important or the Commission met ers to stay on poin o move thoroug he cases. Mr. Gerber said he got a lot oi.yt'of this work sessiop~and appreciated P1anning's efforts 9. Central Ohio Innovation Center 7.oning District Mr. Gerber asked if it would be helpful to have a Saturday morning session to help move cases through. Mr. Walter asked if there will be a discussion around the process. Mr. Langworthy said currently staff is trying to work out a way to resolve the problem. He said the word 'Director' does not always specifically mean the Director makes the decisions. He said Director could refer to staff. Mr. Langworthy said he will correct the verbiage. Planning and Zoning Commission November 15, 2007 Minutes Page 19 of 19 Mr. Gerber stated that the Central Ohio Innovation Center Zoning District topic will need to be discussed at a later time due to the late hour. [Planning will survey the Commission for dates to hold a special meeting if needed for COIC review.] Mr. Gerber adjourned the meeting at 10:10 p.m. Respectfully submitt d, Ebony ills, Office ssis t PLANNING ANll 'CONING COMMISSION RECORD OF ACTION NOVEMBER 1, 2007 CITY OF I)UBL1Nd land Use and long Range Plamting 5800 Shier-Rings Rood Duhlin, Ohio 43016-1236 Phone: 614-410-4600 Fax: 614-4104747 Weh Sife: www.dublin.oh.us The Planning and Zoning Commission took the following action at this meeting: 5. COIC 'Coning District Central Ohio .Innovation Center 07-101ADM Administrative Request Proposal: A new Zoning District to govern development within the boundaries of the Central Ohio Innovation Center (CUIC). Request: Review and approval of the Central Ohio Innovation Center Zoning District under the provisions of Code Section 153.234. Applicant: City of Dublin, Jane S. Brautigam, City Manager. Planning Contact: Steve Langworthy, Director. Contact Inforn~ation: (61.4) 410-4653, slangworthy@dublin.oh.us RESULT: 'Phis Administrative Request was discussion only and this discussion will continue at the November 15, 2007 Work Session. STAFF CERTIFICATION ~~'L1~4 ~ ~--. ,- J ~'~,/V Steve Langworthy Director Planning and Zoning Commission Minutes -November 1, 2007 Page I 1 of 18 the plans be adjus d accordingly and at the tree protecti fence detail and a tree preservation not . be updated at the b lding permit stage; 6) That the plan: e revised to accur ly identify replace ent trees and that, i 'necessary, the tree rep cement fee be paid for to the issuance a uiiding permit; 7) That the ape of the sign be re tsed to comply wit 'ode; and 8) That d ails be provided to address the proper nctionality of the roposed drainage syst in the event of se ent fill to ensure at there will be no agnant water in the b m within 48 hours of •igniticant rainfall. Mr. unmerman seconded lc motion. `hhe vo was as follows: .Walter, no; Mr. Fi an, ye , Mr. Saneholtz, no; s. Amoroso Groom •, yes; Mr. 7imme an, yes; and Mr. Ge er, yes. pproved 4 - 2.) Mr. Gerber called/a short recess. 5. COIL 7.oning District Central Ohio Innovation Center 07-IOlADM Administrative Request Rick Gerber said the Central Ohio Innovation Center (COIL) will be a tap priority of the City for many years. Ile said that City Council wants the Commission to review this concept and the text. I-ie said first, they will review the concept, verbiage and reasons behind the COIC Toning District. tie said how it will be approved, administered, etc. will be discussed at later meetings. Steve Langworthy said they will begin to see some areas both in this and the upcoming Code in a couple years, where flexibility is built in to attempt to achieve a delicate balance of knowing when we need to be flexible, and when to be tight. Ile indicated that after it is adopted and used for a couple of developments, changes seen necessary will be made to the Code. Mr. Langworthy said with the COIC Zoning District and future zoned districts, more attention will paid to the intent and purpose, which arc critical elements of any zoned district. He said the intent and purpose has been laid out in ternts of what the vision is for this district and some descriptive elements of what is intended for each of the land use components, the Low and High Density PUDs and the two center overlay districts. He said also, a purpose was included for the open space provisions, because the open space, while not a district= will be integrated into the development sites and projects. "I'ed Saneholtz recalled that the Commission had recently had difficulties in trying to apply what was written many years ago which for the Sawmill Road/SR lbl area. Ile said he was not asking if this was going Co be the CDD look or feel, but was this the kind of process That the CDD area envisioned. Mr. Gerber said he did not think that Corridor Development District had any similarity or parallel to this. He said he thought it was a way to find some consistency on some issues. He said they arc trying to create a way that the City can attract business and develop this large City investment. Mr. Gerber said this was creating a development text for that area that will have a Planning and "Coning Commission Minutes -November I, 2007 Page 12 of 18 lot of specificity, much like a planned unit district, which the Corridor Development District had never been. Mr. Saneholtz said he was interested in how the flexibility provisions would be used. Mr. Langworthy said an example of the flexibility was the maximum and deferred parking provisions added to the Code. I-Ie said maximum parking stated that only the number of parking spaces required can be built, but if more are needed, they must be justified in order to avoid massive parking lots. He said for deferred parking, if by nature of a particular use or operation, less parking than required is needed, then an area must be shown where additional parking can be built when necessary. Mr. Langworthy said he was hopeful that some of the flexibility provisions could be incorporated into other areas of the Zoning Code so they apply elsewhere in the City. Todd7.immerman pointed out that this was almost like building a city within a city. Mr. Langworthy agreed, and said it almost had to be looked at as Dublin's suburb. I-le pointed out that much of this property is not in Dublin, but the hope was that over time, it falls within Dublin's zoning control and it may or may not be part of Dublin. Kevin Walter referred to the provision that states: tf the sta~durds conflict in any manner with the City of Dublin's Codified Ordinances, then the provision of the District shall prevail, and said this was being proposed as the code of record and in essence the Dublin City Code does not apply when they are in conflict with each other. Mr. Walter said as the Commission reviews the process; it would help to know if there is any point that the standard is set lower than Cade. Mr. Langworthy said there were statements included for certain things that actually deferred back to the general Code because they were not covered here. Mr. Walter suggested something could be added to ensure that the higher level of quality is maintained if a conflict existed. Chris Amorose Groomes said given the potential uses for some of these, the building materials might need to be something that would deviate from what might be approvable in the balance of the community because of the style or use. Mr. Walter noted that it stated that some of the architectural design would be left to the imagination of t11e architect. Mr. Langworthy said it should say creativity instead. Mr. Walter said that was a place where this could become deficient to Code and he wanted to discuss it further. Mr. Gerber thought this should be consistent with the Arca Plan. Mr. Langworthy said must of Dublin's industrial areas arc old. He said the newer developments are more office and corporate oftlce uses in nature. He said this will have more of the research, manufacturing, and light manufacturing aspect to it. He said there are not a lot of good examples of industrial_buildings Dublin would like to have. Mr. Gerber said this was the Commission's first look at this draft, and suggested it might be helpful to show slides of Centennial Park and other developments to show the concept being Planning and Zoning Commission Minutes -November t, 2007 }'age t 3 of 18 considered. Mr. Langworthy wanted to clarify that some of the terminology and words used in the first part of the language regarding the building requirements is not intended to be completely descriptive; but character-oriented and wanted to make sure that the Commission was comfortable with that. Mr. Gerber said now, they seemed to make sense, but as they get further into this, they may want to consider something else. Mr. Langworthy said that developing a standards book is being contemplated because there is a concern about unified lighting fixtures, street furniture, etc. in the street design which were not normally codified. I-Ie said a standards book would indicate to developers the i-ixtures, etc. that needed to he matched so there would be consistency. Mr. Langworthy next discussed the uses allowed.. He asked for the Commissioners' opinions regarding the format. He said (B) listed the uses, where they are allowed, and under what process, and then under (C) the uses arc listed. Mr. Sancholtz and Mr. Zimmerman agreed that the format was good. Mr. Langworthy said the three types of uses or categories are permitted by right, conditional uses which are still reviewed by the Commission, and not permitted (uses not permitted in those particular districts). Mr. Langworthy pointed out that commercial uses exceeding 60,000 square feet in gross floor area was a number Planning chose because it was the average size of a large, multi-service grocery store, according to the industry standards. He said the only way to go above that was in the Community Center to the north and by a conditional use approved by the Commission. Ms. Amoroso Crroomes said she hesitated using a limit because some high-end distribution development might be acquired similar to the Abercrombie and Fitch building in Reynoldsburg. She questioned how prudent it was to have a maximum square footage number. Ms. Amoroso Groomes said there might be an opportunity for an aesthetically-pleasing 1M-square-foot building that fit which would be good for the City. Mr. Langworthy said retail commercial uses would have a maximum 60,000-square-foot use limit, but not distribution or production-type uses. lie said those would be regulated by their lot coverage, and ultimately, there could be some large buildings, but they will have some limit according to the size of the site associated with it. Mr. Langworthy said he did not think they would lean toward wanting to have ]arge distribution trucking-type facilities in this area, because some of the high-tech uses anticipated are very sensitive to vibration and that kind of activity. Ms. Amoroso Groomes suggested that when high-end office and high-end salaries that are drawn by the designers arc combined who pay into the tax base, it would work. Mr. Langworthy said that would qualify as a use that the City would like to see. Ms. Arrtorose said she would hate to have language that would deter those users because they did a good business and maintained their sites. Ms. Amoroso Groomes said she hoped the City could attract all owner-occupied facilities because there is a significant difference between how people care for, monitor, and look Planning and Zoning Commission Minutes -November 1, ?007 Page t4 of 18 after property that they own versus what they are leasing. She said she would like to attract those owner-occupied facilities and businesses that would have joint purposes, housed perhaps in several buildings on the same property, which for practical purposes, would be one facility. Mr. Langworthy said there were lot coverage limits placed on free-standing warehouses so they do not get too large without having additional property required. Ms. Amoroso Groomes said she thought warehousing should be dealt with differently than distribution, research, and product development uses. Mr. i,angworihy noted that in the use approval, the free-standing warehouse use is permitted in the Low Density POD, where there is a Iot of acreage, but it is a Conditional Use in the High Density POD, and that is where they should be cautious because there will be a closer proximity to other uses, buildings, and other issues, such as traffic to handle. Mr. Walter asked what uses were not contemplated anywhere in the district. Mr. Langworthy said they were avoiding ordinary manufacturing facilities. Ile said a lot of them were geared more toward small, light manufacturing kinds of facilities, as opposed to heavy manufacturing facilities. IIe said he did not think they were interested at least in portions of the high Density area, auto manufacturing, for example, but might be in Low Density because those would need larger parcels. fie said many uses were listed on the chart, but they will not be allowed everywhere. Mr. Walter said light manufacturing was a general term, and he suggested either that it be further defined or have light manufacturing always default to a review. He said there was a lot of light manufacturing located there today that could be classified as light manufacturing, but he was not sure that was what we wanted to continue in some cases. Mr. Langworihy said he was trying to account for those areas that are already there so that fewer of those uses are made non-conforming. IIe said along Industrial Parkway and some of the adjoining roads to it which are included in this district, have a number of existing uses and they did not want to do a wholesale swipe and make them ultimately non-conforming. He said some of those were accounted fvr in the light manufacturing category to make sure of that. IIe said it could be clarifed by saying uses that are existing as of the date of the property was zoned, for an example. Mr. Walter asked what the impact of making the property non-conforming was. Mr. Langworthy said it had an effect on them in terms of their ability to expand vn that site. He said they are concerned about making a property non-conforming, particularly in a use category, which would limit their ability to expand in that location because many thought they bought property to expand. Mr. Walter said he preferred something that limits existing property owners who have a use that they would be able to continue on the land they hold today. He said at some point, he would like to see light manufacturing elariiied. Planning and Zoning Commission Minutes - November 1, 2007 Page I S of 18 Mr. Walter said he understood that they were not speaking about the process tonight, but he did not know how to reconcile (C) where it discussed similar uses are not addressed and it began to use words like generally, potential, and a lot of vagueness. Mr. Langworthy agreed to deal with some of those words. Mr. Gerber called the discussion back to non-conforming uses. He said there were a lot of non- conforming properties around Dublin such as Made from Scratch or Tn~e Performance along Industrial Parkway, and if they chose to expand, he thought they should be able to do so. Mr. Langworthy said he agreed, to a point because he agreed with Mr. Walter, and in one respect, they do not want them to expand outside of their site. 1 Ie said some of those uses will ultimately grow out of that property and they want to allow them to go into another part of the CUIC that perhaps is more conducive to them and ultimately begin to redevelop those existing buildings. Mr. Langworthy said the existing uses they were most concerned about are the ones along US 33, because those have the highest potential of growing out of their sites the quickest and they also have the highest potential for land values, being that high visibility kind of area that may be attractive to a better, higher-end developer that will come in with a bigger, more visible kind of facility. He said the development along the roads west of Industrial Parkway will probably be there for a long time. He said he was not as certain some of the uses along US 33 would exist for an extended period; because they are already constrained between Industrial Parkway and t1S 33. He said that the next 20 years will provide the potential for redevelopment. Ile reiterated that the visibility factor on US 33 is huge and it should not be discounted as to how important it is to many kinds of users, apart from the ones there, because many of the ones there really do not need that level of visibility that they now have. Mr. Gerber said he felt that as he went through this over tune, he would have more comments and thoughts. Mr. Langworthy suggested that they would have to go back and forth on this as they go through the review process to understand how it works. Mr. Langworthy referred to Section 3 - Lo! and Yard Requirements, and said it included things that are not commonly used now in many of Dublin's non-residential areas. He said that in the current Code, many of Dublin's non-residential requirements do not discuss lot width requirements. Ile said in this zoning district, lot width is addressed comprehensively in order to make sure that there is at least some minimum set aside for what an individual building must have. Mr. Langworthy said even a small building would need to have some minimum lot width. Mr. Walter asked that the minimum lot area requirement be explained further. Mr. Langworthy explained that it had to do with the design concepts of what a L,ow Density PUU and a High Density PUll were. He said if an individual use is in a Low Density POD, it has a 20-acre minimum, but there could be five 20-acre lots in a ] 00-acre PUD, according to the land use plan. Mr. Langworthy presented a slide showing the Law Density PUD areas which are intended for large format users, 100,000 square feet and greater, and the associated parking. I tc said they did Planning and Zoning Commission Minutes -November 1, 2007 Page 16 of 18 not want a High Density POD area created ul a Low llensity POU area which ai7ected adjacent properties. Mr. Langworthy said the lot width was measured at the front setback line, and he explained how the front setback is measured. Mr. Gerber asked if the Post Road interchange was intended to be a I,ow Density area. Mr. Langworthy said there was the potential of changing the area back to High llensity for multiple reasons_ He said one reason was to push more of the Low Density north to encourage the High Density around the interchange where Dublin has existing water and sewer service, since that is a very complicated issue. Mr. Gerber said that it rnade sense to change that area because it was going to be the action center. Mr. Langworthy said it was going to be the "heart" of COIC. Ile said this particular South Village sets the character for the whole area. He said the character they set will be very important to how the entire area operates. Mr. Walter said putting High Density at that spot would abut a residential component to the south. Mr. Langworthy agreed and pointed to the green area along the Stream Corridor Protection 'Lone and said if they do change the High Density, they would incorporate an open space buffer along that southern boundary. Mr. Saneholtz said if there is any potential for light rail, there may be potential to have the village nearer the rail. Mr. Langworthy said the light rail link was noted on the South Central and North Central areas, as a possible location. Mr. Saneholtr asked if the Village Center was designed to be pedestrian-oriented to the High Density of the development. Mr. hangworthy said the Community Center was. Mr. Walter said ii was not discussed under Use and Intent. He said pedestrian and vehicular were included, but he expected to see light rail somewhere in there. Mr. Langworthy said it could not be codified because we do not know ifi it is going to be routed. however, he said it was in the Community Plan. H:e said he believed it was indicated that a transit location be permitted there, but as an accessory use. Mr. Walter said whatever light rail connection may or may not occur should be within walking distance. Mr. Langworthy said when a light rail connection is located; it is more of a regional Park and Ride, so the customers are very few from the immediate area. Ile said most of the traffic in a light rail setting was regional. I-Ie said the destination will not be the Community Center, but the point of employment and that was why multiple locations were planned, but not defined. I-Ie said frequent stops defeat the purpose of light rail. Ile said when and if they get to the point of discussing light rail, the location will have to be planned and then a decision will be made for land uses around it. 1-Ie wanted the Commissioners to know that the possibility of light rail had been considered. Mr. Langworthy said the next section is Building Requif~ements. Ile said as with the district as a whole; there is some intent and design intent for the individual building requirements before the actual requirements of those. Ile agreed to go back and look at some of the language to see if some of the terminology can be tightened. Planning and Zoning Commission Minutes -November 1, 2007 Page 17 of 18 Mr. Walter asked if the architectural detail of the building and number of sides that it applied to needed to be more specific than that it would not be limited to the front. Mr. Langworthy said they would try to avoid the designs popular in the 1980s or early 1990s where there were uniform banding effects, making them very linear across the front and unremarkable. He said they want horizontal variations as well as vertical. He said instead, they want to break up facades sv there is some horizontal dimension as well as vertical. Mr. Walter asked if there was a building with light industrial use and it had the office in the front with the warehouse in the back, how would it be treated. Mr. Langworthy said it would nvt be treated with the architectural details on the sides of the building as well as the front. Mr. Walter asked if the front and one side of the building would meet the variation requirement. Mr. Langworthy said yes and suggested instead of ``not be restricted," they should use a positive statement and say something about what we do want. Mr. Langworthy pointed out that the slide language said articzrlation, but the text language actually talks to variatwn which was a simpler term. He said if a building is 250 feet or more in single elevation or single distance elevation, every 90 feet has to have some articulation. He referred to (G) Acceptable varicztrons,for F,very 90 Feet and said for buildings less than 250 feet, every b0 feet would have some degree of articulation or building variation associated with it such as recesses, architectural details, roof elements, ornamentation around entryways, and variations in building heights. Mr. Walter asked what would stop something like the Columbus Convention Center's architecture being built with this Code. 1-Ie said it looked like a big warehouse. He suggested that Mr. Langworthy look at that building and write something into the Code that would stop that fiom happening. Mr. Langworthy agreed to see if that building would be allowed with this Code. Mr. Langworthy said he expected three kinds of users; one that wanted a signature building, a utility user with a particular use where the building form will follow function, and the other will be the kind of building where customers can have a nice experience in an attractive building without it being a signature building. Mr. Walter asked because the buildings will be there for a long time, if as part of the review process, there may be a different type of a review like the Arts Council. Ms. Amoroso Groomes asked if the business community had indicated who Dublin might be attracting in this district. Mr. Langworthy said since the COIC had not been to a public hearing. He said discussion has been limited to those people who were asked and they of~fcrcd good suggestions as to changes thought to be appropriate, some of which were used and others were not, Planning and zoning Commission Minutes -November 1, 2007 Page I $ of 18 Mr. Walter referred to 3(A) Building Materials and said contained a nebulous statement: Variable building materials, simple configurations, and solid craftsmanship are required. Mr. Langworthy explained that some of this language was based on Form-Base Code, but he could move it back to the design area B(2) as a purpose element instead of an intent. Mr. Walter agreed. Mr. Fishman confirmed that the materials would be listed. Mr. Langworthy said 80 percent of the building had to be primary materials and 2U percent of the building can be secondary. He said that returned to the language about the single facade because it was not 80 percent. He said each side of the building was to be 80120 percent. Ms. Amorose Groomes asked about loading docks. Mr. Langworthy said the loading dock regulations language was included in the parking section. Mr. Fislunan said he was concerned about ] M-square-foot warehouses in Dublin. He said he visualized ahigh-tech center with sophisticated buildings and not warehouses. Ms. Amorose Groomes said she was not opposed to a warehouse if it looked good and generated a positive income. Mr. Walter referred to Section 3, (4)(B) Building Entries: ~Iny public entrance shall be clearly identified using an awning, paving treatments, change in rovfline, ether features... He said some of those things like the awning and the canopy are less permanent, and he did not think they would want to encourage them on a public entrance. Mr. Langworthy said the intent was to make an entrance identifiable so it can be found. Mr. Langworthy presented a slide of an example of an awning that would be considered. Mr. Saneholtz pointed out a numbering error on page 8 and Mr. Langworthy promised to fix it. Mr. Gerber announced that this discussion will continue at the November 15, 2UU7 Work Session. Mr. Langworthy asked that the Commissioners keep their copies of the documents for this case in order to be eco-friendly. The meeting was adjourned at 9:28 p.m Respectfully submitted, v~~~v~~YYJ~ ~~~ ~~~~ ~ Flora Rogers acid Libby I~~Icy Administrative Assistants PLANNING RF,PORT crr~~ of o1lRt.1N_ PLANNING AND ZONING COMMISSION la.a u~. ana Laog Range Planning SR00 Shler-Rings Road NOVEMBER 1 2007 Dublin, Ohio 43016.1236 ~ Phone: 614-410-4600 Fax: 61410.4741 Web Site: www.dublin.o5.us SECTION I -CASE INFORMATION: 5. COIC Zoning District 07-lOlADM Central Ohio Innovation Center Administrative Request Proposal: A new Zoning District to govern development within the boundaries of the Central Ohio Innovation Center (COIL). Request: Review and approval of the Central Ohio Innovation Center Zoning District under the provisions of Code Section 153.234. Applicant: City of Dublin, Jane S. Iirautigam, City Manager. Planning Contact: Steve Langworthy, IJirector. Contact Information: (614) 410-4653, slangworthy@dublin.oh.us Case Summary: This is a request for review and input and subsequent recommendation to City Council on the proposed zoning regulations for the Central Ohio Innovation Center (COIL). 'l'he COIL coning district will become an additional straight zoning district with overlay districts for each of the four proposed types of development cones. The 2007 City Council goals include the desire to focus on the development of the COIL by fostering relationships with research and educational institutions, adopting high quality development standards and implementing a development review process that is predictable and consistent and identifying, recruiting, and securing anchor tenants. An additional goal of Council is to ensure the well planned growth of the U.S. 33 corridor by focusing on regional relationships throughout the corridor to secure the future economic opportunities for the region. At the October I1, 2007 Planning and Zoning Commission meeting, Planning presented an overview of the land use concept for the COIL. The presentation included an introduction to the proposed zoning district, which emphasizes development standards and implements the goals of the COIL as set by City Council (sec attached minutes). Case Background: The COIL includes an area of appro;cimately 5,740 acres, generally bordered by U.S. 42 to the north, tJ.S. 33 to the east, Shier Rings Road to the south and the rail road tracks to the west. Not all of the area identified as the CUIC is within the jurisdiction of the City of Dublin. The draft Planning and 'Coning Commission November 1, 2007 - Planing Report Case No 07-IOlAD1v1 Page 2 of 2 regulations that would be applicable to the COIC/U.S. 33 corridor under Dublin's jurisdiction are attached to this report for the Commission's review. SECTION II - REVIER' STANDARDS Case Procedure Code Section 153.234 grants City Council the ability to change or amend the text of the %oning Code and Code Section 153.232(B)(2) grants the Planning and Zoning Corrunission the ability to review amendments to the zoning ordinance and recommend action to City Council. The purpose of this discussion is to review the proposed language for the COIL Coning District and make a recommendation to City Council. SECTION III -PLANNING OPINION AND RECUMMENDATIUN: Review and Input The Commission should review the proposed CUIC 'Coning District and provide input on the draft language. Given the size of this document, the Commission may require more than one meeting to discuss the proposed ordinance and action is not contemplated at the November 1, 2007 meeting.