Ordinance 06-12RECORD OF ORDINANCES
We ton Legal BlamL Inc _ —F orm N. 30093
06 -12
Ordinance No.
Passed 1 20
AN ORDINANCE REZONING APPROXIMATELY 6.4 ACRES
LOCATED ON THE SOUTHWEST CORNER OF TULLER ROAD
AND TULLER RIDGE DRIVE FROM CC, COMMUNITY
COMMERCIAL DISTRICT TO PUD, PLANNED UNIT
DEVELOPMENT DISTRICT TO FACILITATE THE
DEVELOPMENT OF AN APPROXIMATELY 122,000- SQUARE-
FOOT SKILLED NURSING FACILITY (CASE 08- 116Z /PDP)
NOW, THEREFORE, BE IT ORDAINED by the Council of the City of Dublin,
of its elected members concurring, that:
Section 1. The following described real estate, (see attached legal description),
situated in the City of Dublin, State of Ohio, is hereby rezoned PUD, Planned Unit
Development District, and shall be subject to regulations and procedures
contained in Ordinance No. 21 -70 (Chapter 153 of the Dublin Codified
Ordinances), the City of Dublin Zoning Code and amendments thereto.
Section 2 . The application, including the list of contiguous and affected property
owners, and the recommendations of the Planning and Zoning Commission, are
all incorporated into and made an official part of this Ordinance, and said real
estate shall be developed and used in accordance there within.
Section 3 . This Ordinance shall take effect and be in force from and after the
earliest period allowed by law.
Passed this �9±L day of 2012.
. t ing O fficer
ATTEST:
rJ4� a n_'e�
Clerk of Council
Ordinance 06 -12
ADDITIONAL CONDITION APPENDED BY COUNCIL ON 2 -27 -12
That the notes regarding the traffic improvements at Tuller Road and Riverside
Drive be removed from the preliminary development plan.
Office of the City Manager
City of Dublin Pho 614 - 1 410.4400* Fax:b614 --410 -4490 1090
Memo
To: Members of Dublin City Council
From: Marsha I. Grigsby, City Manager \N�
Date: February 23, 2012
Initiated By: Steve Langworthy, Director of Land Use and Long Range Planning
Re: Ordinance 06 -12 — Rezoning approximately 6.34 acres located on the
southwest corner of Tuller Road and Tuller Ridge Drive from CC, Community
Commercial District to PUD, Planned Unit Development District. (Case 08-
116Z/PDP)
Summary
Ordinance 06 -12 was introduced at the February 13, 2012 City Council meeting. This is a
request for review and approval of a rezoning with preliminary development plan for 6.34 acres
from CC, Community Commercial District to PUD, Planned Unit Development District to facilitate
the development of an approximately 122,000- square -foot skilled nursing facility. (Case 08-
116Z /PDP /PP)
Building Location
During the rezoning /preliminary development plan review by the Planning and Zoning
Commission, a condition of approval (lq) was added to allow the applicant the possibility to
modify the site plan to reduce the amount of pavement located between the building and the
street, and locate the building as close as possible to the East/West Road and Tuller Ridge
Drive.
The applicant tested various site layout options to determine whether the site plan could be
modified to more closely meet the Bridge Street Code requirements. The applicant provided the
preferred layout for the site at the February 13, 2012 City Council meeting, which was met with
Council's support. The preliminary development plans have been revised to reflect these
changes and are included in the packet.
Streetwall
Council inquired about the location of the proposed streetwall along the proposed East/West
Road. Concern was expressed about the visual barrier that would be created if it is located
within close proximity to the sidewalk and roadway, and requested it be located farther back.
Planning will work with the applicant to ensure the streetwall is located appropriately at the
final development plan.
Roadway Improvements
Council expressed concerns about the traffic improvements related to Emerald Parkway Phase
8, particularly the potential for a right -in, right -out at the intersection of Tuller Road and
Riverside Drive. As stated during the City Council meeting, the approval of the rezoning and
Memo re. Ordinance 06 -12 Rezoning with Preliminary Development Plan
Vrable Skilled Nursing PUD
February 23, 2012
Page 2 of 2
preliminary development plan for the Vrable project will not dictate the proposed traffic
improvements at the Tuller Road and Riverside Drive intersection. Engineering has indicated the
details and timing of the final traffic improvements could include multiple phases of construction
and design options once Emerald Parkway Phase 8 is completed. Further options will be
evaluated following the completion of Phase 8 and the new East/West Road. Engineering is
preparing more detailed information and materials to address these details and concerns for
City Council as a formal information package at a future meeting.
Street Network
Council also requested more information regarding the proposed street network identified
within the Bridge Street Corridor, which has been provided for reference. The street network
map demonstrates how the transportation improvements in the vicinity of Riverside Drive and
the Vrable skilled nursing center fits within the overall context of the Bridge Street Corridor.
The street network map creates a strong grid system to distribute traffic over many routes,
rather than concentrating it on a few select roadways. The new East -West Road on the
southern edge of the Vrable development connects Bridge Street at its western end and Sawmill
Road at its eastern end. It crosses the Scioto River to link the neighborhood districts located on
either end of the Bridge Street Corridor and provides additional mobility options, which
demonstrates an important the Vision Principles within the Corridor.
Recommendation
Planning recommends City Council approval of Ordinance 06 -12 at the second reading /public
hearing on February 27, 2012.
— —,
1
1 9 I-- T • — r -_ Irl 1 v U
Refer to §153os3(D)for HD,TH
development intent in the y n a —
BSC HIstorleTranein n P Q 8 4 NKER OR 1
Neighborhood District m 1 1 -
cr aorncc ST _� A W DU BLIN - GRANVILLE RD I I 1 1
33 161 — �
0
FF , i e O PIL _ RRI _ F {
Street Families
Existing Potential
ine ine line Corridor Connector Streets'
District Connector Streets
Neighborhood Streets
(Not Depicted) Alleys / Service Streets
Refer to §153.061(C) for a description of the purpose and intended application of each street family.
Principal Frontage Streets
Refer to §153.060(C)(4) and §153.061(D) for principal frontage street requirements.
1
1
F INO /pN qVN R0.
Referto §153063(E)for development intent nn the h BSC Indian Run Oro INDIAN ao
Neighborhood Distinct
1
1
1
r
1
1
0
257 1
11 1 p
1
x 1 u
1
-- 1 —&
•J
1
1
�
z
A
1
1
1
O
A
73
1
m
�m 0 .
• r
• - -J—
I
1
•T -
- - �
(A P
`"
1
1
1
1 W
�
Referto §153063(C)for
development intent in the
BSC Sawmill Center
°
Neighborhood Distnd
11 1 p
1
x 1 u
1
-- 1 —&
•J
Q
�
Z a0 �NO/gp,
1
1
T i
1
II 5TONERo
c o
' 33
m
_ = z
i 4 n
m
� : Z
1
M
A
SHOAT 5T
' Intersections with Corridor Connector Streets A
I may be subject to access restrictions as determined by the City Engineer.
N
0 500 1,000
mmm=� Feet
K
i
Indian Run
Greenway
11 P'dAarlspl
IFR
V
y Z
N
O
Civic/
Green
Riverside
Community
Park \
MifKf li
<� BriHi
Square
M
a
Is
Indian Run - Sawmill Center
A Greenway
l>
�limbs
0
>e
I
A
T
A
N
e
M
0
A
Historic Dublin -
Sawmill Center Greenway
r
MARTIN RD
Plazas, Squares & Gateways
1 Greens & Parks
Greenways & Open Space Connections
J
F
3
Q
N
Office of the City Manager
City of Dublin Phone: 614 - 1 410.4400 • Faax: 14 - 1 0 -449 0 43017 - 1090
Memo
To: Members of Dublin City Council
From: Marsha I. Grigsby, City Manager V�
Date: February 9, 2012
Initiated By: Steve Langworthy, Director of Land Use and Long Range Planning
Re: Ordinance 06 -12 — Rezoning Approximately 6.34 Acres Located on the
Southwest Corner of Tuller Road and Tuller Ridge Drive from CC, Community
Commercial District to PUD, Planned Unit Development District. (Case 08-
116Z/PDP)
Summary
Ordinance 06 -12 is a request for review and approval of a rezoning with preliminary
development plan for 6.34 acres from CC, Community Commercial District to PUD, Planned Unit
Development District to facilitate the development of an approximately 122,000- square -foot
skilled nursing facility. (Case 08 -116Z /PDP)
Background
The Planning and Zoning Commission reviewed an Informal application for a 114,128- square-
foot skilled nursing facility on June 23, 2011. They supported the proposed use and agreed it
was generally consistent with the Community Plan Future Land Use designation and appropriate
for the site. Some Commissioners were concerned the site would not be developed in a manner
that furthers the surrounding development under the provisions of the Bridge Street Corridor
and encouraged the applicant to work with Planning and Engineering to meet the general
recommendations of the Bridge Street Corridor Vision Plan.
Description
The site is undeveloped with frontage on Tuller Road and Tuller Ridge Drive. The site slopes
approximately 30 feet from southwest to northeast. There is an existing tree strand along the
west property line and a 110 -inch Cottonwood in the center of the site. A bikepath runs along
Tuller Road. Street trees are located along Tuller Road and Tuller Ridge Drive.
Development Tent
Proposed Development Text and Plan
Use
The proposed development text permits skilled nursing and rehabilitation facilities, assisted
living facilities, permitted and conditional uses in the Suburban Office and Institutional District
of the Zoning Code. It also permits ancillary uses associated with a permitted use that include
outdoor entertainment, courtyards, patios, porches, walks and therapy areas.
Memo re. Ordinance 06 -12 Rezoning with Preliminary Development Plan
Vrable Skilled Nursing PUD
February 9, 2012
Page 2 of 6
Density /Lot Coverage /Setbacks
The proposed development text does not specify a maximum density for the site, but does limit
the lot coverage to 70 percent. The required setbacks from all property lines and rights -of -way
are 15 feet for building and pavement.
Parking
Code requires one parking space per six beds, plus one space for every employee on the largest
shift, or 80 parking spaces. The proposed text defaults to the Zoning Code requirements;
however, the text permits the applicant to provide additional parking to accommodate the large
number of staff members that work within the facility. The preliminary development plan
includes 122 spaces.
Landscaping
The proposed development text defaults to Code for landscaping requirements, with the
following exception: a masonry wall or continuous hedge may be used to screen the parking
areas visible from the right -of -way in lieu of the required perimeter buffering provision and
vehicular use area screening. Modifications were made to the proposed text to clarify the
requirements related to the perimeter screening and screen wall proposed along the East /West
Road.
Architecture
The proposed development text contains material requirements including brick, stone, stucco,
and hardi - plank, requiring 75 percent of the building elevations to be comprised of masonry
material, and prohibits the use of through -wall air conditioning units. The text requires four -
sided architecture and consistent use of building materials on all building fagades.
Signs
The Zoning Code allows two signs for this site at a maximum height of 15 feet and a maximum
size of 66.6 square feet. The proposed text permits two, 50- square -foot main identification
signs with a maximum height of 6 feet. An additional directional sign that identifies the
business, limited to 4 square feet and 3 feet in height is also permitted.
Access
The proposed development text indicates the final location and design of the proposed streets
to be approved as part of the final development plan. The City is working with the applicant to
identify details regarding the design and construction of the proposed public streets, pedestrian
amenities, and intersection improvements. The applicant will be responsible for the dedication
of rights -of -way along the proposed roadways, as well as the construction of the North /South
Road. In addition, the construction of the East /West Road by the City within the right -of -way
dedicated by the applicant is conditioned upon the applicant entering into a TIF agreement with
the City.
Traffic Study
Since traffic modeling was done with the Bridge Street Corridor work, the applicant is not
required to conduct a full traffic study, as would be typically required at the
Memo re. Ordinance 06 -12 Rezoning with Preliminary Development Plan
Vrable Skilled Nursing PUD
February 9, 2012
Page 3 of 6
rezoning /preliminary development plan stage. An access study will be required with the final
development plan.
Preliminary Development Plan
The preliminary development plan indicates a 122,287- square -foot building in the center of the
site with four wings dedicated to the specific areas of specialty care. The proposal includes two
new public streets to provide access to the site: one extending north to south from Tuller Road
along the western property line (North /South Road), and a second extending east to west
between Tuller Ridge and Riverside Drives along the southern property line (East /West Road).
The main building entrance is centered on the south elevation of the building and aligns with
the access point along the East /West road. A covered entrance and drop -off area is provided for
the main building entrance and a secondary entrance is located at the southeast corner of the
building. A small parking area intended for visitors is located between the building and the
proposed East /West road. A larger parking area for staff and residents is proposed to the rear
of the building along Tuller Road. A rear building entrance is located in the northeast corner of
the building along the rear elevation and includes a covered drop -off access. The service and
loading area is also located on the rear (northwest) of the building.
Recommendation of the Planning and Zoning Commission
The Planning and Zoning Commission reviewed this application at the January 19, 2012 meeting
and recommended approval of the rezoning and preliminary development plan to City Council
with the conditions listed below. All conditions related to the development text have been
incorporated. All other conditions will be required to be met at the final development plan
stage.
1) The following items will need to be addressed as part of the final development plan:
a) The submission of a more comprehensive tree survey and tree replacement plan that
indicates how all the trees affected by the proposed improvements are mitigated.
b) The two oak trees identified along Tuller Road should be included on the comprehensive
tree survey and mitigated.
c) Any trees removed along the west side of Tuller Ridge Drive must be replaced in
accordance with the tree preservation requirements.
d) The plans should be revised to include top of wall heights to ensure the height
requirement is met and to ensure all vehicular use areas incorporate the required
screening.
e) The proposed plans should be revised to show the masonry piers located one per every
50 feet.
f) The applicant should continue to work with Engineering regarding the impacts of the
wetland area based on the proposed improvements and address how it will be
mitigated.
g) The applicant must verify with the City of Columbus and /or the Washington Township
Fire Department that the waterline located on Tuller Road has adequate capacity to
Memo re. Ordinance 06 -12 Rezoning with Preliminary Development Plan
Vrable Skilled Nursing PUD
February 9, 2012
Page 4 of 6
handle the domestic and fire demand from this facility, until the proposed waterline
improvements occur with the relocation of Riverside Drive.
h) The applicant should continue to work with the City to determine if the relocation of the
existing sanitary sewer is necessary and what party will be responsible for the
completion of these improvements.
i) The applicant will be required to conduct an access study as part of the final
development plan process.
j) The applicant should continue to work with Planning and Engineering to determine the
final layout and design of the cycletracks, sidewalks and other streetscape elements.
k) The proposed plans need to be revised to include required ADA accessible parking
spaces.
1) The applicant will need to continue to work with Engineering to ensure the ground
recharge methods are incorporated to meet the stormwater management requirements
and the water released from the site does not negatively impact the Scioto River or
upstream facilities.
m) The applicant should continue to work with Planning and Engineering on the design and
landscape materials for the stormwater facilities to ensure the desire for high quality
stormwater management facilities and features is met with the final development plan.
n) The applicant work with Planning and Engineering to identify appropriate materials,
installation methods and maintenance provisions regarding the pervious pavement
proposed on site.
o) Planning will continue to work with the applicant to finalize the plant material at the final
development plan.
p) The two gatehouse features at the east /west street entry should be lowered or
removed.
q) Allow the applicant the possibility to modify the site plan to reduce the amount of
pavement located between the building and the street, and locate the building as close
as possible to the east /west road and Tuller Ridge Drive at the final development plan
stage.
r) The proposed masonry walls located along the East /West Road currently shown at six
feet be reduced to three feet in height.
2) The development text should be revised according to the following, prior to review by City
Council:
a) State the height of the wall or hedge be 30 inches in height, as measured from the top
of wall in the parking lot and require one tree per 40 feet.
b) Eliminate the provision exempting the replacement of the existing street trees along
Tuller Ridge Drive.
c) Permit two main identification signs limited to 50 square feet each, and not to exceed
six feet in height. The directional sign may display the name of the business but should
be limited to three feet in height, as measured from established grade, and no more
than four square feet.
d) Require 75% masonry materials on the building elevations.
e) Bicycle parking be provided on -site at one space per 20 parking spaces.
0 Remove statement regarding vision for proposal as it relates to Historic Dublin on pg 1.
Memo re. Ordinance 06 -12 Rezoning with Preliminary Development Plan
Vrable Skilled Nursing PUD
February 9, 2012
Page S of 6
g) Remove references within the text permitting deviations to the proposed plans at the
final development plan (pg 2 and 6).
h) Require the applicant to provide street trees along roads built by the applicant.
i) Clarify the Development Standards statement on page 2 to indicate conflicts with
Chapter 153.
j) Prohibit Through the Wall Air Conditioning Units (PTACs).
3) The applicant will be responsible for the dedication of right -of -way along the proposed
roadways, as well as the construction of the north /south road.
4) The construction of the east /west road by the City is contingent upon the applicant entering
into a TIF agreement with the City.
5) Minor modifications to the turning radii in the rear parking lot to meet fire truck
maneuvering requirements must be made prior to submitting for City Council.
6) The plans must be revised to identify the replacement trees within the landscape
requirements section of the proposed landscape plans.
7) The final location, design and construction of the on- street parking spaces will be
determined with the roadway improvements.
Bridge Street Corridor
The site is located in the proposed Bridge Street Office Residential District, which recognizes the
area for a mix of multiple - family, personal service, commercial and office uses. The proposed
Bridge Street Corridor Zoning Code provisions encourage urban architecture with buildings
along the street edge and parking behind. While the proposed plan cannot be formally reviewed
under the proposed code, the Commission and Planning have urged the applicant to design the
site in a manner that furthers the future surrounding area development under the provisions of
the Bridge Street Corridor.
The proposed plans indicate how the applicant made an effort to revise the building layout and
design to create a stronger street presence along the future East/West Road. The building was
rotated and shifted to the south to present more of the building fagade parallel to the future
road, which shifted the closest part of the building from approximately 140 feet, to 68 feet from
the future right -of -way. However, these efforts do not result in a site design that complies with
the Bridge Street Corridor, principally due to parking locations.
During the rezoning /preliminary development plan review by the Planning and Zoning
Commission, much discussion occurred between the applicant and the Commission about
whether the proposed building could be relocated to better meet the intent of the Bridge Street
Code. The Commission added a condition of approval (1q) allowing the applicant the possibility
to modify the site plan to reduce the amount of pavement located between the building and the
street, and locate the building as close as possible to the East /West Road and Tuller Ridge
Drive.
Memo re. Ordinance 06 -12 Rezoning with Preliminary Development Plan
Vrable Skilled Nursing PUD
February 9, 2012
Page 6 of 6
The applicant has tested various site layout options to determine whether the site plan can be
modified to more closely meet the Bridge Street Code requirements. Given the topography of
the site, the orientation of the building, the internal requirements of the building, and other site
development standards, limited modifications can be made accomplish this goal. The applicant
has provided the preferred layout for the site. Planning has reviewed this option and
determined it is the best of the alternatives provided and satisfies the condition of approval as
the applicant moves forward with the final development plan.
Recommendation
Planning recommends City Council approval of Ordinance 06 -12 at the second reading /public
hearing on February 27, 2012.
08- 116Z /PDP /PP N
City of Dublin Rezoning /Preliminary Development Plan/ n
Land Use and Preliminary Plat A
Long Range Planning Vrable Skilled Nursing Care Feet
Tuller Road and Tuller Ride Road 0 200 400
08- 116Z /PDP /PP N
City Of Dublin Rezoning /Preliminary Development Plan/ A
Land Use and Preliminary Plat
Long Range Planning Vrable Skilled Nursing Care 0�F0eet
Tuller Road and Tuller Ridge Road
1 1 _�
land the and
Lang Range Munth a
5800 Shh -Rings Rood
Dubin Oh* 43016 236
Phone/ 100 6'4410••600
far 61 4-410-4747
Web Ste www dubrn oh us
February 2009
PLANNING AND ZONING COMMISSION APPLICATION
(Code Sect;on 153 232)
I. PLEASE CHECK THE TYPE OF APPI IceTlnM
❑ Informal Review ❑ Final Plat
(Section 152.085)
❑ Concept Plan ❑ Conditional Use
(Section 153.056(AH1)) (Section 163.236)
❑ Preliminary Development Plan / Rezoning ❑ Corridor Development District (COD)
(Section 153.053) (Section 153.116)
❑ Final Development Plan
(Section 163.053(E))
❑ Amended Final Development Plan
(Section 163.053(E))
❑ Standard District Rezoning
(Section 153.018)
El Preliminary Plat
(Section 152.015)
❑ Corridor Development District (CDD) Sign
(Section 153.116)
❑ Minor Subdivision
❑ Right -of -way Encroachment
❑ Other (Please Specify):
Please utilize the applicable Supplemental Application Requirements sheet for
additional submittal requirements that will need to accompany this application form.
II. PROPERTY INFORMATION: This section must be completed.
Property Address(es): Tuller Road and Tuner Ridge Road
Tax ID/Parcel Numberts):
Parcel Sims) (Acres):
273 009080
6.34 acres
Existing Land Use/Development: undeveloped
IF APPLICABLE, PLEASE COMPLETE THE FOLLOWING:
Proposed Land UsaiDevelopment Skilled nursing facility
Total acres affected by application: 6.34 acres
III_ CURRENT PRnPFRTV nwarcDIQ%- a,a____
Nana (Individual or Organization): Tuller Henderson LI
Malang Address: 3248 Henderson Road, Columbus, Ohio 43220
(Street. C ft State, Zip Code)
Daytime Telephone: 614 545 - 5500
p er; 614 - 545 - 1320
Email orAMernato Contact Information:
Pagel of 3
IV. APPLICANT(S) This Is the person(*) who Is submitting the application If different than the property owner(*) listed In part III.
Please complete If applicable.
Name: Al Vrable
Applicant Is also property owner: yes ❑ no
Organization (Owner, Developer, Contractor, etc.):
Mailing Address: 3248 Henderson Road, Columbus, Ohio 43220
(Street, City, State, Zip Code)
Daytime Telephone. 614 - 5455500
Fa , 614 - 545 - 1320
Email or Alternate Contact Information:
V. REPRESENTATIVE(S) OF APPLICANT / PROPERTY OWNER This Is the person( who Is submitting the application
on behalf of the applicant listed In part IV or property owner listed In part 111. Please complete N applicable.
Name: Ben W Hale, Jr and Jackson Reynolds, attorneys
Organization (Owner, Developer, Contractor, etc.): Smith & Hale LLC
Mailing Address- 37 W. Broad Street. Ste 725, Columbus, Ohio
(Street, City, Stets, Zip Code)
Daytime Telephone: 614 - 221 - 4255
Fax: 614 - 221 - 4409
Email or Alternate Contact Information: jreynolds@smithandhale.com
VI. AUTHORIZATION FOR OWNER'S APPLICANT or REPRESENTATIVE(S) If the applicant Is not the property owner,
this section must be completed and notarized.
1 Tu1er Henderson LLC the owner, hereby authorize
Smm and Ha to act as my applicant or
representative(a) In all matters pertaining to the processing and approval of this application, Including modifying the project I agree
to be bound by all representations and agreements made by the designated representative.
Signature of Current Property Owner. �J� l 1 /�.r ��/I�J - ......._ Date. Avd it /SI is
Check this box If the Author"n for Owner'saappllcant or Re resen t
Rep tative(s) b attacl�'6
p ument
Subscribed and sworn before me this 144 - day of F RdAs`Z.Y Y0 r
-�: . _ Carl E. Meyer, Jr.
State of — ay - M - 0 ' * �- * N&Y PUbNC, SM Of Ohio
County of FWAIu 39UfQ Notary Public M E = _' O, My COmmlti8i0t1 E>cpan09- ?92016
VII. AUTHORIZATION TO VISIT THE PROPERTY: Site visits to the property by City rep � , �assandal to process this
application. The OwnsdApplicant, as noted below, hereby authorizes City representatives to vlslt, photograph and post a notice on the
property described In this application.
1 Tuller Henderson LLC m the owner or authorized representative, hereby
authorize City representatives to visit, photograph and post a notice on the property described In this application.
I Signature of applicant or authorized representative: Jm A,�li Z' V'66.� / %ie- I Date. 2%12 I
of 3
VIII. UTILITY DISCLAIMER The OwnsdAppllcant acknowledges the approval of this request for review by the Dublin Planning and
Zoning Commission and/or Dublin City Council does not constitute a guarantee or binding commit rent that the City of Dublin will be able
to provide assantial services such as water and sewer facilities when needed by said Owner /Applicant
Tuller Henderson LLC the owner or authorized tative
provide
represen ,
that approval of this request does not constitute a guarantee or binding commitment that the City of Dublin will be able to
dial senE+rla aualallhrater and sewer feel! Vwn need by said Owner/Applicant
t s Ulm/ _ .
of applicant or authorized representative:
Date: 2/W.12
IX. APPLICANT'S AFFIDAVIT: This section must be completed and notarized.
1 J8df ftnp!Ls. SnWA and Hai the owner or authorized representative, have
road and understand the contents of this application. The rrnation contained In this application, attached exhibits and other
infonrmftn submitted Is complats and In all respects d orregL to the best of my kpw*jedge and belief.
Signature of applicant or authorized
Subscribed and sworn to before me this L- ff day of l 1J - �Y� , 20
State of � 3 IV)
Cgpr"rpf,, ... Notary Public f
NBW C. Tunmons
Notely Public, State of Ohio
My Commission E)#ms 09-042015
Date: 2/JL1
FOR OFFICE USE ONLY
Amount Received: 3500.00
Application No: 08- 11OZIPOP
P8Z Dsta(sy 1119112
P&Z Action: rea of approval
Receipt No: 74507453
Map Zone • 2
Date Received: 12(18108
Received By: ,IP
City Council (First Reading): 2(13112
City Council (Second Reading): 2/27112
City Council Action:
Ordinance Number.
Type of Request: Rexar**"'*'*Oy I Devdapmant Plsr�nlifY Pfet
N, 8, E, W (Circle) Side of: Tuller Road
N, S. E, W (Circle) Side of Nearest Intersection: Tuller Ridge Drive
Distance from Nearest Intersection: at the Intersection
Existing Zoning District. CC
Requested Zoning District: PUD
Page 3 of 3
VRABLE HEALTHCARE PUD
Rezoning Statement
The future land use designation for this area in the 2007 Community Plan is "Mixed
Residential- Medium Density," with a density around five units to the acre. Portions of the site are
also shown as open space in the plan. However, the current zoning classification of the property
in the CC, Community Commercial District, may be of greater importance.
Under the current zoning, a wide range of retail and related uses are permitted, including
uses such as general retail stores, hardware stores, clothing stores, automobile sales, restaurants,
hotels, fitness, exercise and health facilities and even sexually- oriented business establishments.
These uses are allowed as of right and would generally require only the approval of a Corridor
Review District application by the Planning Commission and the issuance of permits at the staff
level before development could begin.
The benefit of the proposed zoning is that it will provide uses that are appropriate for the
area while removing the ability to develop uses that may not be desirable from the City's
perspective. This PUD will provide institutional uses which are clearly more in line with the
recommendation of the Community Plan than the uses that are available under the current zoning.
The skilled nursing, rehabilitation and assisted living facilities in conjunction with ancillary office
uses proposed in this PUD will blend effectively with existing development in the area, which
includes office development along Tuller Road west to Riverside Drive.
Healthcare of 80's and 90's involved hospital's having step down units which were
licensed skilled nursing centers. With today's healthcare reform, hospitals like Dublin Methodist
do not have a skilled nursing facility. The skilled nursing, rehabilitation and assisted living facilities
planned for this site will serve the aging population of the City with multiple services including
high levels of rehab, hospice and neurological to support conditions from dementia to traumatic
brain injuries. This project is very complimentary to the new Hospital and will have the most
advanced setting that will be more beneficial to the residents of Dublin than typical residential
development. These uses will have significantly less impact on traffic and no school -aged children
will be generated from this development, creating additional tax revenue for the school system
but no corresponding duty to spend money on new students.
The proposed development will respect the topography of the site and the architecture
will complement the quality of buildings already found in Dublin. Furthermore the transportation
network will be improved, by providing for a portion the East West Road through the site, as
proposed in the Bridge Street Corridor Study.
The desirability of this development is evident when comparing it to what is possible with
current land use entitlements. Instead of leaving open the possibility of intense retail
development, this proposal provides softer uses with abundant green space and a design that is
sensitive to the property's prominent location. Furthermore, it provides an opportunity for the city
to realize the financial rewards of income and real property taxes from a quality development.
In every respect this proposal is beneficial for Dublin.
12.29.11
VRABLE HEALTHCARE PUD
ZONING EXHIBIT
6.34 ACRES
Situated in the State of Ohio, County of Franklin, City of Dublin, located in Quarter
Township 2, Township 2, Range 19, United States Military Lands, being out of that 7.952 acre
tract conveyed to Tuller Henderson, LLC by deed of record in Instrument Number
200412080279020, and out of that 30.539 acre tract conveyed to Invictus Land Holding, LLC by
deed of record in Instrument Number 200007070134979 (all references refer to the records of the
Recorder's Office, Franklin County, Ohio), and being described as follows:
Beginning, for reference, at the centerline intersection of Riverside Drive and Tuller
Road;
Thence South 86' 33' 02" East, with the centerline of said Tuller Road, a distance of
50.28 feet to a point in the easterly right -of -way line of said Riverside Drive;
Thence South 09' 29' 53" West, with the easterly right -of -way line of said Riverside
Drive, a distance of 50.28 feet to a point at the common corner of that 0.081 acre tract conveyed
to City of Dublin by deed of record in Official Record 23346I15 and that 5.097 acre tract
conveyed to Tuller Henderson, LLC by deed of record in Instrument Number 200412080279022;
Thence South 86' 33' 02" East, with the northerly line of said 5.097 and 7.952 acre
tracts, the southerly line of said 0.081 acre tract, a distance of 481.71 feet to the TRUE POINT
OF BEGINNING;
Thence continuing South 86' 33' 02" East, with the line common to said 7.952 and 0.081
acre tracts, a distance of 408.60 feet to a point on the arc of a curve in the westerly right -of -way
line of Tuller Ridge Drive, of record in Plat Book 71, Page 60;
Thence with the easterly line of said 7.952 acre tract, said westerly right -of -way line, the
following courses and distances:
With said curve to the right, having a central angle of 34' 17' 17 ", a radius of 25.00 feet,
an arc length of 14.96 feet, and a chord bearing and distance of South 16' 16' 35" East, 14.74
feet to a point of reverse curvature;
With said curve to the left, having a central angle of 06' 25' 06 ", a radius of 530.00 feet,
an arc length of 59.37 feet and a chord bearing and distance of South 02' 20' 30" East, 59.34 feet
to a point;
South 05' 33' 02" East, a distance of 163.24 feet to a point of curvature to the right;
With the arc of said curve to the right, having a central angle of 09' 00' 00 ", a radius of
470.00 feet, an arc length of 73.83 feet, a chord bearing and distance of South 01' 03' 02" East,
73.75 feet to apoint of tangency; and
South 03' 26' 58" West, a distance of 254.31 feet to a point;
Thence across said 30.539 and 7.952 acre tracts, the following courses and distances:
With the arc of a curve to the right, having a central angle of 87' 03' 47 ", a radius of
20.00 feet, an arc length of 30.39 feet and a chord bearing and distance of South 46' 58' 51"
West, 27.55 feet to a point of reverse curvature;
With said curve to the left, having a central angle of 22' 03' 56 ", a radius of 837.50 feet,
an arc length of 322.54 feet and a chord bearing and distance of South 79' 28' 46" West, 320.55
feet to apoint;
South 68' 26' 48" West, a distance of 12.54 feet to a point of curvature;
VRABLE HEALTHCARE PUD
ZONING EXHIBIT
6.34 ACRES
With said curve to the right, having a central angle of 89' 59' 58 ", a radius of 20.00 feet,
an arc length of 31.42 feet and a chord bearing and distance of North 66' 33' 13" West, 28.28
feet to apoint;
North 21' 33' 14" West, a distance of 147.42 feet to a point of curvature;
With said curve to the right, having a central angle of 25' 39' 49 ", a radius of 470.00 feet
an arc length of 210.52 feet and a chord bearing and distance of North 08' 43' 19" West, 208.76
feet to apoint;
North 04' 06' 35" East a distance of 297.54 feet to a point of curvature; and
With said curve to the right having a central angle of 89' 20' 22 ", a radius of 20.00 feet,
an arc length of 31.19 feet and a chord bearing and distance of North 48' 46' 46" East 28.12 feet
to the TRUE POINT OF BEGINNING, containing 6.34 acres, more or less.
THIS DESCRIPTION WAS PREPARED FROM RECORD INFORMATION AND
SHOULD BE USED FOR ZONING PURPOSES ONLY.
EVANS, MECHWART, HAMBLETON & TILTON, INC.
HLK/ 2011Dec29
6_34 ac 20110454
08 -116Z Vrable /Stratford aRl
6860 Riverside Drive
G &I VI Sycamore Ridge LLC
c/o DRA Advisors LLC
220 E. 42 °d Street
New York, NY 10017
BVH Associates LLC
4590 Indianola Avenue
Columbus, OH 43214
Thomas Family LP
7780 Brock Road
Plain City, OH 43064
Century Life of America
c/o CB Richard Ellis
Attn: Rebecca Marshall
280 N. High Street, 17 Floor
Columbus, OH 43215
• Vrable Healthcare Companies
The Stratford Companies
c/o Richard W. Horn &
Allan K Vrable
3248 W. Henderson Rd
Columbus, OH 43220
City of Dublin
c/o Marsha Grigsby
David A. & Joellen Thomas
1700 Dunn Road
London, OH 43140
Tuller Henderson LLC
1605 NW Professional Plaza
Columbus, OH 43220
• Smith and Hale
c/o Ben Hale, Jr. &
37 W. Broad St. Suite 725
Columbus, OH 43215
hivictus Land Holding LLC
3248 W. Henderson Road
Columbus, OH 43220
Thomas Ridge LLC
c/o Schottenstein Stores Corp.
4300 E. 5 Avenue
Columbus, OH 43219
*Linda Menery
EMH &T
5500 New Albany Road
Columbus, OH 43054
VRABLE HEALTHCARE
PLANNED DEVELOPMENT DISTRICT (PUD)
As submitted for City Council February 13, 2012
I. INTRODUCTION:
A. Purpose and Intent:
The intent behind the creation of the Vrable Healthcare PUD is to provide the genesis of
a signature development across the river from historic downtown Dublin. The initial site
consists of 6.3 ± acres located along Tuller Road and Tuller Ridge Road. The focal
point of this segment will be a skilled nursing, rehabilitation and assisted living facility
with associated office uses.
Prior to the approval of this PUD, the subject property has a zoning designation of CC,
Community Commercial. While that zoning provides wide - ranging possibilities in terms
of retail uses, this PUD instead will enable the developer and the city to meet shared
goals relating to uses and quality of development. The site plan and architecture are
cognizant of the site's prominent location and accommodate the municipality's plans to
build an east west road from Dublin Center Village Parkway to Riverside Drive per the
Bridge Street Corridor Plan.
Not only does this rezoning application further these goals, but the project constitutes an
extremely large investment in the community that will generate a timely economic
windfall for Dublin. These economic benefits provide a source of funding for the
implementation of the city's long -term plans for the redesign of the area road network
and the creation of a large park along the river
B. Summary of Plan:
This zoning text and the accompanying development plan strike a balance between the
developer's needs and the flexibility desired by the city to implement a portion of the
Bridge Street Corridor Study. This site plan provides the opportunity for the City to
develop a portion of a proposed East West Road, which is intended to enhanced
connectivity from Dublin Village Center to Riverside Drive. The developer is proposing
an appropriate land use within the corridor and helping to facilitate future pedestrian
connections which are ultimately planned to link the east side of the river with historic
Downtown Dublin via civic space along the Scioto River. Anticipated public improvements
affecting the development site include the modifications to Tuller and Tuller Ridge
Roads, creation of a new East West Road, a new North South Road, streetscape and
utility upgrades. Additionally, the plan provides a conceptual right -of -way location for
the possible relocation of Riverside Drive in the future.
The development plan and this zoning text address development standards for an area
comprised of 6.3 ± acres that is found on the northeastern portion of the total property
site.
1
II. PUD TEXT
A. Location:
This site consists of 6.3 ± acres located west of and adjacent to Tuller Ridge Road
and south of and adjacent to Tuller Road.
B. Development Standards; Site Plan:
Unless otherwise specified in the submitted drawings or in this written text, the
development standards of the City of Dublin Code Chapter 153 shall apply to this
site. Additionally, the applicant has tried to incorporate some items from the BSC
Code including setbacks and landscape. To the extent that the submitted drawings
or this text are in conflict with the existing City of Dublin Code Chapter 153, the
drawings and /or text shall govern. Basic development standards are compiled
regarding proposed density, site layout, traffic, circulation, landscaping, and
architectural standards. These component standards ensure consistency and quality
throughout the development.
2. The site plan shown on the accompanying Preliminary Development Plan is being
provided for the purpose of demonstrating the site's capacity for the proposed
skilled nursing, rehabilitation and assisted living facility uses and associated office
space. This site plan has been prepared based on assumptions regarding the
alignment of the East West Road, North South Road, proposed utility relocations,
preliminary site and building design configurations. As such, this site plan may be
modified as we move though the various approvals due to any of these
assumptions.
C. Permitted Uses: The following uses shall be permitted:
Skilled nursing and rehabilitation facilities. For purposes of this PUD, these terms
shall refer to facilities providing temporary and /or permanent care for their
inhabitants. Such services include, without limitation, respiratory services;
rehabilitation from surgery; stroke recovery programs; cardiac rehabilitation;
speech, occupational, and physical therapy; long -term nursing home care; respite
care; hospice care; and Alzheimer and dementia care services.
2. Assisted Living facilities.
3. Ancillary Uses typically associated with the permitted uses including but not limited
to outdoor entertainment spaces, courtyards, patios, porches, walks and therapy
areas.
4. The permitted and conditional uses set forth in Section 153.026 (Suburban Office
and Institutional District) of the City of Dublin Zoning Code, provided that
conditional uses are approved in accordance with Section 153.236.
D. Lot Coveraae:
2
A maximum lot coverage of 70% shall be permitted.
E. Setback Requirements:
Building and pavement setbacks shall be 15' from all property lines and rights-of-
way.
F. Parkina and Loadina:
Unless otherwise stated in this text or depicted on the Preliminary Development
Plan, all parking and loading shall be regulated by City of Dublin Code Section
15 3.2 00 et seq.
2. Additionally, parking shown on the PDP is in excess of the code requirement. This
facility is not a typical nursing home and provides various levels of care and
rehabilitation services. A larger number of professional staff, doctors and visitors
are expected to serve this facility on a daily basis than what a traditional nursing
facility requires. As such, we are providing addition parking to accommodate
these individuals as well as additional parking to accommodate shift changes.
3. Bicycle parking shall be provided on site at 1 space per 20 parking spaces.
G. Circulation:
Vehicular access shall be provided to Tuller Road , the proposed East West Road
and the proposed North South Road from single full movement curb cuts. The final
location and design of these curb cuts shall be as approved as a part of the Final
Development Plan for this subarea.
2. A curb cut is shown to access the parcel to the west of the site. The final location
and design of this curb cut shall be approved as part of the Final Development
Plan for that parcel.
H. Waste and Refuse: Screenina:
Waste and Refuse: All waste and refuse shall be placed in containers and shall
be fully screened in accordance with the Dublin City Code. If walls are utilized for
screening and are visible from the public right of way, they shall be constructed
with materials that are harmonious with the architecture of the primary structure in
this subarea.
2. Mechanical or Other Equipment: Mechanical equipment or other utility hardware
on the roof, ground, or buildings shall be screened from public view with materials
harmonious to the building(s) found in this subarea.
I. Landscapina:
General Standards: Except as otherwise stated herein, landscaping shall be
provided through a combination of the requirements of in the Dublin Code, Section
3
153.130 et seq. (Minimum Landscape Requirements) and /or Code Section
153.065 D (BSC : Landscape) as shown on the Preliminary Development Plan.
2. Perimeter Buffers and Screening: A buffer shall be provided to screen parking
visible from the public right -of -way, except as noted in 3 below. This buffer shall
serve to fulfill both the vehicular use and property perimeter screening
requirements. Interruptions in the perimeter buffer shall be permitted for vehicular
and pedestrian circulation, drainage and other necessary easements or
infrastructure. Said buffer shall be located along any parking area perimeter
abutting a public right -of -way and shall be comprised of screening to include
either:
a. 1 tree per 40' of parking perimeter and a continuous hedge, 30" in height
minimum and 36" maximum, as measured from established grade, with 75
percent year round opacity. The continuous hedge may incorporate
masonry piers at approximately 50' on center; or
b. A solid masonry wall with piers, minimum height of 30" and a maximum of
36 ", as measured from established grade.
Screening for loading and service areas will incorporate the use of walls,
evergreen and /or deciduous trees and shrubs to screen loading areas from the
public right -of -way.
Additional landscape shall be provided along portions of the building perimeter
which abuts a public right -of -way and may be either foundation plantings and /or
screen walls. Courtyard areas shall not be considered part of the building
perimeter
3. Street Wall: A masonry wall may be provided to screen parking and serve as a
street wall along the east /west road. Said masonry wall shall not exceed 36" in
height and may have an ornamental iron fence attached on top, not to exceed an
additional 36" in height. Masonry piers shall be incorporated and shall not
exceed the wall and /or wall with fence height by an additional 1'. All heights
shall be measured from the top of wall to established grade.
4. Landscaping Plan: A Preliminary Landscape Plan shall be submitted with the
Preliminary Development Plan. Areas including but not limited to entries, porte-
cocheres, drop -offs, loading areas, courtyards, walks and stormwater quality
areas, etc. may be conceptually shown on the Preliminary Landscape Plan with
final materials and details to be provided at time of Final Development Plan. Final
Landscape plans shall be submitted to the Planning Commission as a part of the
Final Development Plan. Landscaping shall be in accordance with that which is
approved as a part of the Final Development Plan. The Planning Commission shall
be permitted to allow deviations from the strict application of the Dublin
Landscape Code as a part of its approval of the Final Development Plan for this
subarea.
5. Retaining Walls: Conceptual locations of retaining walls shall be indicated on the
Preliminary Development Plan. Final design (including top of wall heights),
4
placement and materials for retaining walls, shall be submitted and approved as
a part of the Final Development Plan. Retaining walls exposed to public rights -of-
way shall be cladded with materials that are harmonious and compatible with the
materials utilized on the primary structure. These may include masonry, masonry
veneer, stone, or stone veneer
6. Street Trees: Existing street trees along Tuller Ridge Drive and Tuller Road shall
be retained, to the extent possible. Any street trees removed shall be mitigated
by the developer in accordance with the tree preservation ordinance. Street trees
shall be provided as part of the public improvement plans for the construction of
the East West Road, North South Road and reconstruction of Tuller Ridge Road
with specifics relating to species and location to be coordinated with the City of
Dublin's Landscape Architect. The developer shall be responsible for providing
street trees along roads they construct.
7. Plant Materials: Trees utilized to meet the various requirements of the landscape
code may be single or multi stemmed trees deciduous or evergreen trees,
excepting street trees along public rights of way which shall be single stemmed
deciduous trees.
8. Tree Survey: A comprehensive tree survey and replacement plan shall be
provided at time of Final Development Plan.
J. Stormwater Management: Per the specifications provided to the developer by the City
of Dublin, the site is required to provide water quality per Ohio EPA requirements. In
regard to water quantity, the City shall require the developer to only provide water
recharge. Water recharge shall be 35% of a rainfall event, with the specific event to
be determined by the City of Dublin at a later date.
K. Lighting:
General Standards: Except as otherwise stated herein, lighting shall conform to
the Dublin Exterior Lighting Guidelines.
2. Lighting Plan: Final lighting plans shall be submitted to the Planning Commission as
a part of the Final Development Plan. Lighting shall be in accordance with that
which is approved as a part of the Final Development Plan. The Planning
Commission shall be permitted to allow deviations from the strict application of the
Dublin Exterior Lighting Guidelines as a part of its approval of the Final
Development Plan for this subarea.
3. Exterior Fixtures: Exterior light fixtures may be pole or wall mounted, shall be
dark in color, and shall consistently utilize similar types and styles.
4. Light poles: Light poles shall be limited to a maximum of 20 feet in height.
L. Architecture:
Design: The architectural design the buildings on this site shall be in accordance
with that which is approved as a part of the Final Development Plan. Conceptual
5
building elevations and material suggestions shall be provided with the Preliminary
Development Plan.
2. Buildina Heiaht: The maximum height of structures shall be 45 feet as measured
per the City of Dublin Code.
3. Materials: Permitted exterior materials shall include brick, stone /synthetic stone,
stucco /synthetic stucco, engineered wood composite material (e.g. Hardi -plank or
similar product), cementitious siding, or any combination thereof. The application
of brick or stone veneer to a single building fagade shall be prohibited. A minimum
of 75% masonry materials shall be required on the building elevations.
4. Four - sided: Buildings shall employ four -sided architecture. Exterior building
materials shall be used consistently on all four sides of the structure.
5. "Through the wall air conditioning units" (PTAC's) shall be prohibited.
M. Sianaae:
General Standards: Except as otherwise stated herein, signage shall conform to
the Dublin Sign Code, Section 153.150 et seq.
2. Sianaae Plan: A plan indicating conceptual locations for site signage may be
submitted with the Preliminary Development Plan. A final signage plan shall be
submitted to the Planning Commission as a part of the Final Development Plan.
Signage shall be in accordance with that which is approved as a part of the Final
Development Plan. The Planning Commission shall be permitted to allow deviations
from the strict application of the Dublin Sign Code as a part of its approval of the
Final Development Plan for this subarea.
3. Ground Sians: Ground - mounted signs shall be permitted in this subarea as follows:
a. Location; Number, Size:
i. Two main identification signs shall be permitted and are limited to
50 square feet each and not to exceed 6 feet in height as
measured from established grade.
ii. One directional sign shall be permitted and may display the name
of the business but should be limited to 4 square feet and not to
exceed 3 feet in height as measured from established grade. All
other directional signage shall be permitted per the sign provision
of Dublin's Zoning Code.
b. Landscaping: Ground signs shall have landscaping around the base of the
sign as required by Dublin Code.
C. Sian Base: Monument sign bases shall utilize materials that are complimentary
to the materials used on the building.
6
d. Illumination: All ground signs shall be externally illuminated with ground -
mounted fixtures.
III. GENERAL MATTERS:
The site plan shown on the accompanying Preliminary Development Plan for the site is
conceptual in nature and is being provided for the purpose of demonstrating the capacity
of the site for the uses contemplated therein.
7