The URL can be used to link to this page

106-01 Ordinance RECORD OF ORDINANCES Da on Le al Blank Co. Form No. 30043 Ordinance No.........106-01...(Amended).. Passed AN ORDINANCE PROVIDING FOR A CHANGE IN ZONING FOR 4.07 ACRES LOCATED ON THE SOUTH SIDE OF VENTURE DRIVE, APPROXIMATELY 800 FEET SOUTH OF PERIMETER DRIVE, FROM: PCD, PLANNED COMMERCE DISTRICT, TO: PCD, PLANNED COMMERCE DISTRICT (TEXT MODIFICATIONS PERIMETER CENTER SUBAREA M - CHILDREN'S HOSPITAL MEDICAL OFFICES - 5675 VENTURE DRIVE/CASE NO.O1-086Z). NOW, T~REFORE, BE IT ORDAINED by the Council of the City of Dublin, State of Ohio, of the elected members concurring: Section 1. That the following described real estate (see attached map marked Exhibit "A") situated in the City of Dublin, State of Ohio, is hereby rezoned PCD, Planned Commerce District, and shall be subject to regulations and procedures contained in Ordinance No. 21-70 (Chapter 153 of the Codified Ordinances) the City of Dublin Zoning Code and amendments thereto. Section 2. That application, Exhibit "B", including the list of contiguous and affected property owners, and the recommendations of the Planning and Zoning Commission, Exhibit "C", are all incorporated into and made an official part of this Ordinance and said real estate shall be developed and used in accordance therewith. Section 3. That this Ordinance shall take effect and be in force from and after the earliest period allowed by law. Passe is ~ day of tG , 2002. ayor -Presiding Officer Attest: Clerk of Council Sponsor: Planning Division rr~. i hereby certify that iapies of this OrdinancelResoiution avers posted in ~r C1ry of Dublin in nccordnnce witi~ Section 731.25 of the Ohio Revised Code. ; CGc~lsrr k of Council, Dublin, Ohia 1 ,1 ~1 St ~ R- R1 F R- r 0 ~ ~ R- ~ R ~ R- R-1 PUD P~ ~ PUD , T PLR uucES w -1 ~ PC ~ t - p ,~yPy arL~ etStK ITE / Puo ~ =m RI ° RI Po~ ~ GI° KWAY _ ~ LI Y RI CD s RI ; a LI Puo RI z -R 2 Y w oLR c 4~ 01-08GZ PLR LR Children's Hospital Medical Offices - ~ ~ 5675 Venture Drive , ~ EXHIBIT "B" Current or Existing Zoning District: Requested Zening District: No of Acres to be Rezoned: PCD PCD 4.07 STATEUI ENT: State bre!!y hc:~ the prcpcsed zoning and develcpment relates to the existing and potential future land use character of the vicinity. The minor revision is to allow for a reduction in the parking spaces required and is due to the special nature of the Close To Home Center which shares parking with our proposed new Medical Office Building. STATE^~9 ENT: State brie!ly hotiv the proposed zoning and develcpment relates to tha Dublin Cemmunify Plan. The minor revision has no negative impact to The Dublin Community Plan. i~ j I II i PREVIOUS A~PLICATIG'.? , , r' ~ ih I~~ ,t t:~ , ~ YES ? NO H.es an al.plir~tirn (or r cri^~1 tI c pra~~~rt/ be~•n c.•.ni~~d / tF~: C~t; ~c.~c:l •i hin ( ) '~',,,r-• I~F YES. ~VH[N'? I it .~:.~'.r il~•~, t, rt ~ ~rc nc,;,!:.~,licn ~ I i II - I• IF A PLAf:f'ED DISTRICT IS RECUESTED, IS CC~~IPOSITE OR PRELI".UNARY PLAN ATTACHED? YES ? NO IF A PLANf~ED DISTRICT IS REQUESTED, IS PROPOSED GEVELOPIIENT TEXT ATTACHED? YES ® NO ? I1. PLEASE INCLUDE THE FOLLU~VIh:c.;: i ~ ] 1.1 COPIES OF LEGAL DESCRIPTION: L~.,;~J ~'.~c;~.ril~C,;i; ..1 ih~~ prcl~~~rty lu I:~~ rclon~~~1 ccnsist~; ul _ I~•+~p ~ PLAN RLQUIIiE^JENTS: j ] 1~1 SET;i OF PLANS TO SCALE (NIT GfiCAT i~ TIiAN31' X SHOWING: ~ l h.• :al~~ in~l ,ill Lin~1 '~O17 Irrl I~ryrn~l th~~ lu~ut'•~1 u'~':; ~ N i I rr, ~ti in i'~ it .i' ~ v :I.i I ,~~i ' n : (f ~ , ~ ! . I~~.I~I ~ l~•L~!_ I''~'1~ ~I ~ ;i: 1 ,rn ~I i n•! a i:' 1 ! ~ . ~i i ~ ii, li n ~l Ir ~r 1'. ail ~ n I, m ~I~~n.i ~ ! I r~, . l'u'~ ; r ~ ~'i~ I I, . ~ i ni . ; ~ .r i ~ u I , ~ . 1__mn~l L in. t ~ i;r~~l a - - ddd f'! 1'. , ~ ` ~ r~ EXHIBIT "B" f. Size of the site in acreslsquare feet; and g. All properhj lines, strc-et rights-of-way, easements, and other infcrmation related to the Iccaticn of the prcpcsed boundaries. 14 SETS OF REDUCED DRA~'JING(S) (NOT GRE.~TER THAN 11' X 17") 14 COPIES OF COUNTY OWNERSHIP MAP: (NCT LESS THAN 8'/' X 11"AND NOT MORE THA~J 16" X 2G') Shcwiny ccntigua:~ property o:~~ners :~.ithin X00 feet from the perimeter of the area to be rezoned. ~ CONTIGUOUS PROPERTY OWNERS Lis; all neighboring property owners within 3C0 feet from the perimeter of the area to be rezcned. Such list to be in acccrdance v:ith the County Auditor's current lax list. (Use additional sheets as necessary.) Labels formatted for Avery 5160 may be submitted as labels er cn a computer disk. PROPERTY OWNER (not Mortgage Company or Tax Service) h1 Al LING ADDRESS CITY/STATErZIP CODE rr? Dublin Building LLC Dublin Building LLC Madison, WI 53713 5655 Venture Drive 2101 West Beltline Highway j Emerald Professional Building 2041 Arlingate Lane Columbus, OH 43228 ~ ~ LLC ~ i Mount Carmel Health 5955 East Broad Street Columbus, OH 43228 'I Attn: Chief Financial Officer I! ~IOlde Poste Properties LLC c/o Ruscilli Construction Co. Columbus, OH 43228 2041 Arlingate Lane III i City of Dublin 5800 Shier Rings Road Dublin, OH 43016 ~ 'i I Ballantyne Family LP 5750 Shier Rings Road Dublin, OH 43016 II i I!~ III ~ I irr. - ,I _.I - '.I I - '~I ~I I - - _J I r., ~ i' ~ n f , 1.. , f. il~ ..'i , I i < d r ~ EXHIBIT "B" PROPERTY OLVNER INFORMATION Name of Current Property Ovmer(s). Children's Hos ital Mailing Address: (street, cir~, state, zip cede) 7D0"_Childreh's Drive, Columbus, OH Attn: Libbey Hoan~ Daytime TeI~ pncne: Fax: 614-722-5118 614-722-5995 _ Name of Contact Person'. (~~x. At:ornz:y. Architect. etc): 'Please complete the Agent Authorization. Section VII, bolo"::. pain GhzdOttl II I t ~ ..,,I i ,I ~ t~.~~a ~ ~~~r~~ The Daimler Group, Inc., 1533 Lake Shore Drive, Columbus, OH 43204 i C,iyP~mv T~.I~,; I,_.n": Fax 614-488-4424 i 614-488-0603 ~"~l, ;h c. lh~ .,i-c., Ih~" I ;,ir/ r;c;n...~ h~ rs:n? ;i j Paul Ghidotti ____!J V. AUTNOFiIZATIOfJ TO `JISIT Ti1E PROPERTY vr.i(~ to t!~~, i~n.; ~r'~ r. ....~r/ Ly C. , r I~r n.3 . in crr;~~r to I,rrx: hl' ~i ,r,: .n Tl.~~ C..r ,i r~i~. r . ~ ~ r Ia~;;,.~i . , !o it~ I~i I h ..n„ i,~~_ t ~ r~~;~ _ _ ~,r tl r, Lrcp~~C% du: cnt~<<1 in tl•i~ :~I I~~'icnP,~;n_ VI. UTILITY CISCLAI?.tER ~ T' C;~;~. ' ~ ; i r,: f` + I rr ~ t I r t:> r, I-r 1, _r+; 3"; r~ ' d. F- . ~ •r. If ~ 1 ( ~ ('if; ~~n r, r ri n C ! , i ~ , r.il 3" i~~ _ ,r, ~i 1~.~ if , . s o ;I ~ ~ i iL r, t.ch, 11 G'.y C,i; ~ " ~n ;l'' ~ r i., r , L. i,,. t. , .~i i ~ it ,r r,, . hrtur~_ Tn•, ~:I I~~~..~nt ON.nrr hcr~ try .j~ ~ ~c~•.I~ ;~'s fh.~t i~r, ..31 ~ ( . ~ "I ~ ~t r r ,I , ~ ~w+( r , ~i~ _ C;rr~r ~ ~n ir~i~ r C_il•lin C; ril ~ not "~cn:=t',ut"~ a ~ .u~L < <:r ~I~in,1u'~~) r-, ~,i'..~ n('.f~„~l h C~ , C~.:~ ,:n ,.,:I i, ~~..nf,., , ~n;~ ~i ~ . i; ~r ud;,,~~•.~~r r _,;.I:~~n rn~~.1~d by ;.ri~1 "I I~ .rni VII. OIVNFR AUTHCRI'ATION FOR REPRESENTATIVE - - Libb~Hoan~ of Children's Hospital tf~,, ~ :.r~.~ ~r .:n~t .,,~I~I,~~.;r~.t. f~ ~r ~I~,~ ...;~h ~a - - .~,-t , ~ n ~ I; . ~ r u~~l ~ rt n .,il ri rt.:.r,~ l rc lt, ~ hrc~:c<_ir 7 ar.l .+r, rr: ,I ~.I .I i:; .+II~i ...~.n r. :u~! n'J mr~l'; rnl .l ~ r,-~•~ 1, ,rn~l I i ~;r I~• t:; ~n;". i'J ~~~hr~ r l ~li,.r~„n,~I.i~~n~~~n~~ r;_~ r.r.:~• L, Ir,~,h~_:nln.~t~_~d.~r,~~nl. i Siyn;iturc of Cr n•r 1 P aporty Cwnor: D.ilc: / D/ tii~tn.dum of Cum nl I'rcpri,y (l.vn~~~ D.rte: NSA NSA VIII. AI'I'I I~~AUTS f II~AV11 ~ : , ~ i ~ ~ l ,t f ~ ~ ~i ~ n I' 1 ,1 1 C , t , rI C" ;-o I ~ ~ r i . EXHIBIT "B" STATC OF V' `/~y~,~ COUNTY OF_~Irty_^' i -Paul Ghidotti ,the a~.clicant or the applicant representative, have read and understand the contents of this application. The infcrmation contained in this applicati::n, attached ex'~ibits and other information submittc-d is complete and in a!I respects true and correct, to the best of my knowledge and belief. Siynature of Applicant or ~ Date: I i Authorized Representative: t ~~J GKi?1 I ~cribed and sworn to before me this ~ St da/ of ~vwl~ASt ~ ~ I Notary Publio i,~(r~~,LL~JV y1.L~ V ~'M~~ ~ ~ ` f KRISTINA V. BEZAK _ Notary Public, State of Ohio Commission Expires 03-28-05 ~~~'~TE,OF O~',,,,,r ~r.w v u+ c~ -o o, H C O N y Y ~,,.~...,.:a.....~... _ _ a. wt' t'. ti ~ ~ Z 1 F ,r --r ~ o ~ ~ _ w ~ ~ V f yo-., ~ F ' ~ ~ _ t o o ~ g ~ ,i iL W E ~ > .mss tai ~ ~,y. } t ' 1~ R If; -jQ 'gyp ;:a ~ ~ ~ 3m W z~ ~ ~ ~ ° ~ "1 ~ ~ W < • ,~t l -•-a ~ i"" r ~ • _ r _ l J - ff) r ~ ter, `f( / ~ ~ ~ ~ ~ ~ _ ~ , , , f~ t _ r~ t~~ r~-, ~ ~ ~ REV: June 5, 1998 February 21, 1998 ~ll~IS1..~~~ ~~-t~1 P~i~ ~-1 a DESCRII'TION OF A 3.737 ACRE TRACT ON VENTURE DRIVE, SOUTH OF PERIlVIETER DRIVE, DUBLIN, OHIO Situated in the State of Ohio, County of Franklin, City of Dublin, in Virginia Military Survey No. 2542 and being 3.737 acres out of an original 115.000 acre tract of land conveyed to Olde Poste Properties by deed of record in Official Record 13476, page E 18, Recorder's Office, Franklin County, Ohio, and bounded and described as follows: ~ Beginning at a 3/4" LD. iron pipe found in the north limited access right-of--way line of U.S. Route 33 and Ohio Route 161 as established on Sheet 11 of 24 of Ohio Department of Transportation plans for FRA-270-7.47N, at the southwest corner of a 4.337 acre tract of land conveyed to Dublin Building, LLC, by deed of record in Instrument 199708140071429, Recorder's Office, Franklin County, Ohio and in a south line of said original 115.000 acre tract, said iron pipe being N 87° 56' 25" W a distance of 367.00 feet from the southeast comer of said original 115.000 acre tract, the southeast corner of said 4.337 acre tract and the southwest corner of Lot No. 2, as shown upon the plat of Metro North Business Park, of record in Plat Book 66, Page 71, Recorder's Office, Franklin County, Ohio; thence N 87° 56' 25" W along the north limited access right-of--way line of U.S. Route 33 and Ohio Route 161 and along a portion~of a south line of said origina1~.115.000 acre tract a distance of 13.42 feet to a 3/4" I.D. iron pips found at an angle point iri the north limited access right-of- way line of U.S. Route 33 and Ohio Route 161 and at a corner of said original 115.000 acre tract; thence S 80° 44' S9" W along the north limited access right-of--way line of U.S. Route 33 and Ohio Route 161 and along a south line of said original 115.000 acre tract a distance of 203.96 feet to a 1/2" I.D. iron pipe found at an angle point in the north limited access right-of--way line of U.S. Route 33 and Ohio Route 161 and at a corner of said original 115.000 acre tract; thence N 87° 56' 25" W along the north limited access right-of--way line of U.S. Route 33 and Ohio Route 161 and along a portion of a south line of said original 115.000 acre tract a distance of 74.70 feet to a 3/4" LD. iron pipe set; thence N 2° 53' O1" W crossing a portion of` said original 115.000 acre tract and parallel with the east line of said original 115.000 acre tract and the east and west lines.of said-4.337 acre tract a distance of 351.67 feet to a 3/4" I.D. iron pipe set; thence S 87° 06' S9" W crossing a portion of said original 115.000 acre tract a distance of 25.74 feet to a 3/4" I.D. iron pipe set at a point of curvature; thence northwesterly crossing a portion of said original 115.000 acre tract and with a curve to the right, data of which is: radius = 111.50 feet,- delta = 87° 59' 49", a chord distance of 154.90 feet bearing N 48° 53' 07" W to a 3/4" I.D. iron pipe set at the point of tangency; thence N 4° 53' 12" W crossing a portion of said original 115.000 acre tract a distance of 24.56 feet to a 3/4" I.D. iron pipe set in the curved south. line of a 1.793 acre tract of land (a portion of Venture Drive - 60 feet in width) conveyed as Parcel II to The City of Dublin ~leFd Hof-recer~d~ in Instrument 199708140071427, Recorder's Office, Franklin County, Ohio; f.: ~ ` - ~y, . . Page 1 of 2 y / J 98-011/D3_737AC.DOC.DOC REV: June 5, 1998 February 21, 1998 thence easterly along a portion of the curved south line of said 1.793 acre tract (a portion of Venture Drive) and crossing a portion of said original 115.000 acre tract and with a curve to the left, data of which is: radius = 330.00 feet, sub-delta = 42° 36' 45", a sub-chord distance of 239.81 feet bearing N 70° 09' 26" E to a 3/4" I.D. iron pipe set at the northwest corner of said 4.337 acre tract; thence S 64° 45' 31" E along the southwest line of said 4.337 acre tract and crossing a portion of said original 115.000 acre tract a distance of 225.81 feet to a 3/4" LD. iron pipe set at a corner of said 4.337 acre tract; thence S 2° 53' O1" E along the west line of said 4.337 acre tract and crossing a portion of said original 115.000 acre tract a distance of 432.31 feet to the place of beginning; containing 3.737 acres of land more or less and being subject to all easements and restrictions of record. The above description was prepazed by Kevin L. Baxter, Ohio Surveyor No. 7697, of C.F. Bird & RJ. Bull, Inc., Consulting Engineers & .Surveyors, Columbus, Ohio, from an actual field survey performed under his supervision in January, 1998. Basis of bearings is the east line of said original 115.000 acre tract, also being the east line of said 4.337 acre tract, being S 2° 53' O1' E, as shown of record in Official Record 13476, Page E 18, Recorder's Office, Franklin County, Ohio. ~ F a Kevin L. Baxter ~ ~ 6CEVtl~l Ohio Surveyor #7697 { tt 1-' ~ z ~ i aft cR i .~~~~E Page 2 of 2 98-011/D3 737AC.DOC.DOC ~l~ f. July 27, 2001 DESCRIPTION OF A 0.330 ACRE TRACT SOUTH OF VENTURE DRIVE, NORTHOF U.S. ROUTE 33, DUBLIN, OHIO Situated in the State of Ohio, County of Franklin, City of Dublin, in Virginia Military Survey No. ~ 2542 and being a portion of a 5.172 acre tract of land conveyed to Mount Carmel Health System by deed of record in Instrument 199908120205494, Recorder's Office, Franklin County, Ohio, and bounded and described as follows: Beginning, for reference, at a P.K. nail found in the centerline of Venture Drive (60 feet in width) and at a point of curvature of the eastern curve of Venture Drive, said portion of Venture Drive having been conveyed as a 1.793 acre tract of land (Parcel II) to The City of Dublin by deed of record in Instrument 199708140071427, Recorder's Office, Franklin County, Ohio; thence S 04° 10' S7" E crossing a portion of said 1.793 acre tract a distance of 30.16 feet to a 3/4" I.D. iron pipe set in the curved southeast line of said 1.793 acre tract, at the northeast corner of said 5.172 acre tract and at the northwest corner of a 3.737 acre tract of land conveyed to The Children's Hospital by deed of record in Instrument 199807010164323, Recorder's Office, Franklin County, Ohio; thence S 4° 53' 12" E along an east line of said 5.172 acre tract and along a west line of said 3.737 acre tract a distance of 24.56 feet to a 3/4" I.D. iron pipe set at a point of curvature; thence southeasterly along a portion of the curved northeast line of said 5.172 acre tract, along a portion of the curved southwest line of said 3.737 acre tract and with a curve to the left, data of which is: radius = 111.50 feet, delta = 80° 07' S0", a chord distance of 143.54 feet bearing S 44° 57' 07" E to a 3/4" I.D. iron pipe set at the true place of beginning of the tract herein intended to be described; thence continuing easterly along a portion of the curved northeast line of said 5.172 acre tract, along a portion of the curved southwest line of said 3.737 acre tract and with a curve to the left, data of which is: radius = 111.50 feet, delta = 07° 51' S9", a chord distance of 15.30 feet bearing S 88° 57' O1" E to a 3/4" I.D. iron pipe set at the point of tangency; thence N 87° 06' S9" E along a south line of said 5.172 acre tract and along a north line of said 3.737 acre tract a distance of 25.74 feet to a 3/4" I.D. iron pipe set at a corner of said 5.172 acre tract and at a corner of a 3.737 acre tract; thence S 2° 53' O1" E along an east line of said 5.172 acre tract and along a west line of said 3.737 acre tract a distance of 351.67 feet to a 3/4" I.D. iron pipe set in the north limited access right-of--way line of U.S. Route 33 -Ohio Route 161 as established on Sheet 11 of 24 of Ohio Department of Transportation plans for FRA-270-7.47N, at the southeast corner of said 5.172 acre tract and at the southwest corner of said 3.737 acre tract; thence N 87° 56' 25" W along the north limited access right-of--way line of U.S. Route 33 -Ohio Route 161 and along a portion of the south line of said 5.172 acre tract a distance of 41.15 feet to a 3/4" I.D. iron pipe set; thence N 02° 53' O1" W crossing a portion of said 5.172 acre tract and parallel with an east line of said 5.172 acre tract and with a west line of said 3.737 acre tract a distance ~~I=B~~eet~ the true place of beginning; Page 1 of ~ ~ ~ ~ `V , ~ I 98-01;1~'ci#~g AreQ~~ dac_+~~+ 3 JJ,I Juty 27, Zoo 1 containing 14,351 square feet 0.330 acre) of land more or less and being subject to all easements and restrictions of record. An exhibit of this description is attached hereto and made a part thereof per city of Dublin development department requirements. The above description was prepared by Kevin L. Baxter, Ohio Surveyor No. 7697, of C.F. Bird & R.J. Bull, Inc., Consulting Engineers. & Surveyors, Columbus, Ohio, from an actual field survey of said 3.737 acre tract, performed under his supervision in January, 1998. Basis of bearings is the east line of an original 115.000 acre tract, also being the east line of a 4.337 acre tract (east adjoiner to said 3.737 acre tract), being S 2° 53' O1' E, as shown of record in Official Record 13476, Page E 18, Recorder's Office, Franklin County, Ohio. ~~w: w.. Kevin L. Baxter ~~P-(~ Y`~+ t, Ohio Surveyor #7697 -E 1CEVfi~ L. 9 5-7697 O j s~ /STE~~~ r~Jf r,. RVE•~U .W.. Page 2 of 2 98-011/Parking_Area_l.doc ~f t_ ~ ~ z - l ~ i~~ t i I ~W ~ • 1 ~ ` l 1 ~ 1 ~ ~ \ i ~ ~ , ~ M \ . , ~ ( ~ ~t ' i . E / n~,,,,,,,,,,,,„~,,,,~,,;~ ~i \ ~ XFACtOLS DNY PN7'ATt )'J2~ 3 ~ I ~ i ~ ~ m ~ ) 1 ~ i~ - - era o~ pvery~ul~1 a m m m m m m m m -n m . _a 3 m m - J Q [b - < ^ VJ Z - 0 - Y~I~X Road n - L ~ ~ -D m ~ C~ ~ ~ ~ Metatec goutevatd pp m s ~ ~ m ~n p ~ < n W ~ m - m m ~ ~ cn n ~ m p ~ ° ~ m n ~ w CO Q - - I ~ ~ - w ~ ~ m _ ~ Q~ D _ ~ ~ ~ ~ ~ ~ Comm Partcwa Z ~ ~ _ ~ _ _ ~ 1 - r - m 3 - m d 'O - ..G D ~ a ~ ~ ~ DUBLIN BUILDING, LLC 3 4.337 AC. ' INSTR. 199708140071429 PLACE OF BEGINNING a N P.N. 2 73-0082 1 1 FOR 3.737 AC. TRACT o' b ~ h S 2' S3' O1 E 432.31 ' i~ ro oD ~ Z ~ ~ ~ ~ ~ 4 ~ s~ ryry ~ 4 N (v h ~1 3 a`' 3.737 AC. ~ ~ ~ a ~ Q ~ ~ J O M ~ M V1 ~a W c ~ O o R = 330.00' ~a ~ G Chs = 239.81 ' d ~ N 70' 09" 26"" E 3 ~ Crj C, h ^ 3 h ~ ~ p N 2' S3' Ol " W 351.67 N ~ ~ ~n OLDE POSTE PROPERTIES 115.000 AC. Q = O.R. 13476, E 18 ~ P. N. 273-001916 i ~ d = 8T 59' 49"' o R = 111.50' a ~ 24.56" Ch = 154.90" N 4' S3' 12"' W N 48' S3" 07" W ti ti W , my J~ a4~ O ~ O ti ~ U~jO =ern BAS/S OF BEARINGS: THE EAST LINE OF SAID ORIGINAL 115.00 ACRE TRACT, ALSO BEING THE EAST LINE OF SAID 4.337 ACRE TRACT; BEINGS 02'53" Ol" E, AS SHOWN OF RECORD IN OFFICIAL RECORD 13476, PC. E 18, RECORDERS OFFICE, FRANKLIN COUNTY, OHIO. EXHIBIT FOR 3.737 ACRE TRACT 0147 VENTURE DRIVE, SOUTII 01~' PERIMETER DRIVE DUBLIN, OHIO ~ V. M. S. N0. 2542 (OLD POSTE PROPERTIES) ~~~~~Q ~ f~(~~~~~ ti~ f 7 °jj C? i i ~ , ~ ; AUG - 1200 SCALE: 1 = 80" ~ -EPA ! ~ ---~-FeS~uory 21;' 1998 C. F. Bird & R.J. Bull, Inc. ~ s"k~E`~~~ ` 2875 W. Dublin-Granville Rd. By Columbus, Ohio 43235 Kevin L. Boxier - Ohio Surveyor No. 7697 /EXHlBI TS/CHLON OWC 98-001-01 ~~x~~~ ~ DUBLIN BUILDING, LLC 3 4.337 AC. INSTR. 199708140071429 0° N P. N. 273-008211 ~ ~ h S 2' S3' O1 " E 432.31 ' c i~ 2 tic d ~ A o i° 'ti b W Q, h N 3 ,w. ~ ~ ~ THE CHILDREN'S HOSPI TAL Opp 3 737 AC. INSTR. 199807010164323 & o P.N. 273-009753 a ~ ~ v ~ G \a ~ w ~ ~ d ~ ~ a h ~ G \ A :r S 0233'01 " E ~ Cti ~ ~ 351.67' ~ C~ d = T51'S9" 2N 14,351 Sq. Ft. 0.330 Ac.) ~ R = 117.50 N 0233'01 " W ~ 2 ti ~ Ch = 15.30 349.18' ~ 'r V S 8837'01" E Q TRUE PLACE 0 ECI . 3 m ~ FOR 0.330 AC TRACT ~ OV N ¢ 2 d = 800750" ~ oM Y o ~R = 111.50 ~ o a ~ 24.56' Ch = 143.54 ~ ~ W o S 4' S3' 12" E S 4437'07" E MOUNT CARMEL HEALTH SYSTEM ~ ~ ~ ~ ti 5.172 AC. _ S 04'10'57" E INSTR. 199908120205494 Q m U ~ 30.16' P. N. 273-009976 - 0 1fo g ~ ~ / 1<EVi~i s ~ Q ~ ~ * ~ BAXTER ~ Z ;9~5-7897,0 f `'*SURVE`f ~ P°`~ I = 3/4" I.D. Iron Pipe Set Unless Otherwise Shown ~""'~",-M«^"°~ BASIS OF BEARINGS: THE EAST LINE OF AN ORIGINAL 115.00 ACRE TRACT, ALSO ~ BEING THE EAST LINE OF A 4.337 ACRE TRACT, (EAST ~ ADJOINER TO SUBJECT SITE), BEINC S 02' S3' Ol" E, AS SHOWN OF RECORD IN OFFICIAL RECORD 13476, PG. E 18, RECORDERS OFFICE, FRANKLIN COUNTY, OHIO. EXHIBIT FORA 0.330 ACRE TRACT SOUTH OF VENTURE DRIVE AND NORTH OF U. S. ROUTE 33 DUBLIN, OHIO N V.M. S. N0. 2542;;:~~ ~ SCALE 1 " = 80' ~JULY 27, 2001 C. F. Bird & R. J. Bull, Inc. ' 2875 W. Dublin-Granville Rd. By_ ~~iL(~/~/ Columbus, Ohio 43235 Kewn L. Baxter -Ohio Surveyor No. 7697 EXHIBITS NEW_PARKING TRACT.DWG DAIMLER Development • Leasing • Construction • Sales AU/G ? /:~~fUC1 August 15, 2001 ~ ( ~ v" Mr. Chad Gibson City of Dublin ~ t 5800 Shier-Rings Road ~ ~ ~ ice. Dublin, Ohio 43016 Subject: Application 01-087RDP (Children's Hospital) Additional Information Dear Chad: In response to your fax dated August 2, 2001, please accept the following additional information regarding the above-mentioned development plan. 1) Sign Elevations. As you know, this project is a second phase adjacent to the Northwest Close to Home Center and no additional signage will be installed with this construction. 2) Exterior Lighting Plan. Enclosed are 14 copies of the Electrical Site Plan which show the locations of all light fixtures and the light level calculations showing the illumination counts within the space. Please note that all of these lights currently exist on the site. 3) Tree Survey/Tree Preservation/Tree Replacement Plan. Included in our original submittal was a Landscape Plan showing the revised landscaping ~,,4 for the project. All existing material on site will remain and we will be adding plant material to our parking lot expansion and around the new building. With regard to a tree preservation plan, we have enclosed a photograph showing the approximate location of the additional acreage that will be contained within this development for the parking lot expansion. As you can plainly see from the photograph, the area is an open field with absolutely no trees. As a side note, as shown on our Landscape Plans, the trees which are located along the western boundary of the parking lot shown in this photograph will be relocated as part of our landscaping efforts. As there are absolutely no trees on the property other than those planted as part of the Landscaping Plan, we do not believe that a tree preservation or a tree survey should be required. Please confirm that we are correct. The Daimler Group, lnc. ph: 614.488.4424 www.daimlcrgroup.com 1533 Lake Shorc Drivc fx: 614.488.0603 •~^-^~^~~•^~«~~A.•~w~~b~~ Columbus, OH 43204-4891 er+•+ 4) Material Samples. Building materials for the new medical office building will be identical to the adjacent Children's Close to Home facility. Attached are a listing of those materials and a photograph of the building. If you believe it is necessary, we can bring the building materials to the Planning Commission meeting. Please advise. believe this is all of the information that you have requested. Additionally, enclosed please find a parking study by Children's, which supports our request for the minor zoning revision to reduce the number of required spaces. As you can see from the study, their current facility requires only a fraction of the parking currently in place. If any additional questions arise, please feel free to call. It is very important that this project be heard during one of the two September Planning Commission meetings if possible so I would appreciate every effort made by the Planning Division to have the matter heard. Best regards, G~ I 1~'S Paul G. Ghidotti Vice President PGG/tsy Enclosure cc: Todd W. Sloan Libbey M. Hoang ~ b r E crr~ _ -z ~ BUG 1 ~'ii'' . ~ ~ - a ~,~P JUL-Jl-GI~JVJl 11 • YJ f l..flILLRC~Y J (IUJ!- 1 i rte- bl4 (GGJ77J r, bGi b~ Frank Messer & Sane Construction Co. State Farm Opcntioa Crater ~p0 New Albaay Road, 6a 93 39-x$ Ptroac (61.~ 939-4680, Fax ( ) F'az Traasmittal Total of Q Pages (iaclading Cover Sheet) To: Children's Hospital Attn: Libbcy Hoang From: Chris Malinowski Daie: July 30, 2001 Color Selections for Close w Home Dnblfn pear Lrbby_ As requested the folbwing is a listing of exterior ooiar selccticros for the Close to Home public Project: Exter~°-r: E1FS Color Selection= Accart Color. Color- Parex Canyoa 17~awn 10449 (61) Finish - Parex 5.34 Sand Fine Field Color Color - Fa[cx Khaid 10414 (60) Finish - Parex 5.34 Sand Fine Note: Extudcd foam shapesmanufa~~d by Canamould Simulated Stone Information: Carriage Hill Store Corap~Y Style _ guff' I:,mestozre (C-1 Ol) w/Buff Trim Stases Roof: MairufaCtu[et. DMI,1nc. -Standing Seam IL2018 Mdal Coping ~ Color. Match standing seam roof Standing Seam Metal Roof_ Iviattu~cttu+er: Carlisle Segue Edgo CvPiag - Colot' Sierra Tan Conttadar: CetttCal Colo Awning Company (Columbus, ~l0) Awning !Q Fraat F~trY- Color of Fabtic: "l~cep Blue Sea° twill put together a listing of all I can be reach ~ 939680 lac ~ m Cell Plro"e si 496-6232 Y- pleasecall me if you have any qa Sincerely, Frank Messer sad Sons Constraedon Company _ Chrly MaGnanrski F~t1~ ~ LUO i Project Manage / U ~ ~ TOTAL P.02 w~• '""M ~ i. . yh _ 4~F~i~cirer~'s hospital g 'rC)U ~;hi?d~-en's I]rivL ___A_.__._._____._~__~____-, . , ' ~ z r~_ 'ti~C' August 10, 2001 Mr. Chad Gibson ~ Senior Planner City of Dublin Division of Planning 5800 Shier-Rings Road Dublin, Ohio 43016 Subject: Parking Requirements for Close to Home Facility ~ ~ ° ~ ~ and Adjacent Medical Office Building ~ ~ ~ ~'g? Dear Chad: Please accept this letter as additional information regarding the parking requirements of our Northwest Close to Home Health Care Center and the adjacent proposed Medical Office Building. As you are aware, we are requesting a minor zoning revision to reduce the number of parking spaces for the two facilities from the current code requirements of 185 spaces to 129 spaces. This request is based on the fact that our Close to Home Health Care Centers require just a fraction of the parking that would be typical of a medical office building of their size. The Northwest Close to Home Health Care Center is 18,124 square feet. Operations within the facility are to provide diagnostic, therapeutic, and urgent care services to children in the northwest area of Columbus. Due to the center's high volume of laboratory and radiology visits, turnaround is rapid and the average length of stay is approximately 1 hour. We also maintain a relatively small medical staff when compared to the total square footage of the facility. We have found at this location and at other locations that we require approximately 35 parking spaces, which is significantly less than the 91 parking spaces required by the zoning codes of this site. We conducted car counts of both staff and visitor cars at two-hour intervals during our hours of operation for a period of ten days. Attached is a spreadsheet showing the counts that were taken at the Northwest Close to Home Health Care Center between Tuesday, July 24"' and Monday, August 6t'' (please note that from Thursday, July 26th at 4:00 p.m. through Saturday, July 28"' at 4:00 p.m., traffic Mr. Gibson August 10, 2001 Page 2 count numbers were not taken. However, we do believe that we have gathered enough information to accurately estimate the traffic at the facility.) Only four times, out of the 65 times in which counts were made, was our total parking count at 30 or above and the highest single count being 33 cars. A similar traffic study done at this site during the winter resulted in a maximum car count of 34 with an average car count of 24. Additionally, the proposed 18,900 square foot medical office building adjacent to the Northwest Close to Home Health Care Center will require less parking than your code for this area requires. Based on similar facilities that we have built in other market places, we would anticipate that the parking requirement for this facility would be approximately 4 cars per 1,000 square feet of leasable area, or approximately 75 spaces. Based on this information, we believe the required parking for this facility would never exceed 110 spaces. However, to add an extra margin of safety, we have included 129 parking spaces in our final development plan and our request for a minor zoning revision. We are certain that this will be more than adequate amount of parking for the facilities as they will be used. If you have any questions or need additional information, please feel free to call me at (614) 760-1608. Sincerely, Larry Long Program Manager, Close to Home Health Care Centers cc: Todd Sloan , 't Northwest Close to Home Health Care Center, Parking Study Please Include Staff Cars Tuesday, July 24, 2001 Wednesday, July 25, 2001 Thursday, July 26, 2001 Time Count of Cars Time Count of Cars Time Count of Cars 8:00 AM 4 8:00 AM 5 8:00 AM 4 10:00 AM 24 10:00 AM 25 10:00 AM 21 12:00 PM 15 12:00 PM 20 12:00 PM 25 2:00 PM 32 2:00 PM 30 2:00 PM 26 4:00 PM 24 4:00 PM 30 4:00 PM 6:00 PM 22 6:00 PM 20 6:00 PM 8:00 PM 10 8:00 PM 15 8:00 PM Friday, July 27, 2001 Saturday, July 28, 2001 Sunday, July 29, 2001 Time Count of Cars Time Count of Cars Time Count of Cars 8:00 AM 4 8:00 AM N/A 8:00 AM N/A 10:00 AM 10:00 AM N/A 10:00 AM g 12:00 PM 12:00 PM 12:00 PM 21 2:00 PM 2:00 PM 2:00 PM 13 4:00 PM 4:00 PM 4:00 PM 15 6:00 PM 6:00 PM 13 6:00 PM 15 8:00 PM 8:00 PM 11 8:00 PM 15 Monday, July 30, 2001 Thursday, August 2, 2001 Friday, August 3, 2001 Time Count of Cars Time Count of Cars Time Count of Cars 8:00 AM 4 8:00 AM 8 8:00 AM 7 - 10:00 AM 25 10:00 AM 22 10:00 AM 14 12:00 PM 22 12:00 PM 13 12:00 PM 15 2:00 PM 13 2:00 PM 33 2:00 PM 10 4:00 PM 4:00 PM 15 4:00 PM 8 6:00 PM 17 6:00 PM 28 6:00 PM 15 ` 8:00 PM 21 8:00 PM 15 8:00 PM 15 Saturday, August 4, 2001 Sunday, August 5, 2001 Monday, August 6, 2001 Time Count of Cars Time Count of Cars Time Count of Cars 8:00 AM N/A 8:00 AM N/A 8:00 AM 4 10:00 AM N/A 10:00 AM 8 10:00 AM 20 12:00 PM 7 12:00 PM 10 12:00 PM 19 2:00 PM 12 2:00 PM 16 2:00 PM 26 4:00 PM 11 4:00 PM 10 4:00 PM 16 6:00 PM 10 6:00 PM 18 6:00 PM 22 8:00 PM 19 8:00 PM 11 8:00 PM 15 ~.l) t ~'OC DI- ~8~,~f~P PROPOSED TEXT ADDITIONS PERIMETER CENTER DEVELOPMENT TEXT CITY OF DUBLIN, OHIO As Passed by Council September 6, 1988 Revised December 21, 1989 Revised February 5, 1990 Revised November 19, 1990 Revised January 3, 1994 Revised November 7, 1994 Revised February 6, 1995 Revised January 15, 1997 Revised September 5, 2000 Revised December 11, 2000 Revised June 21, 2001 Revised July 1, 2001 Revised December 10, 2001 _t1 1~~ rn;., ~i a~~ J , PERIMETER CENTER DEVELOPMENT TEXT PERIlVIETER CENTER TEXT INDEX PAGE SUBAREA MAP ii PERIMETER CENTER SUBAREA STANDARDS ---------------------------------------------------------------------------------------1 SUBAREA DEVELOPMENT STANDARDS ------•-•-•-----------------------------------------------------------------------------------4 SUBAREA A INTERCHANGE RELATED -_______________________________________________________________________________9 i.r. SUBAREA B POST ROAD RELATED ----------------------------------------------------------------------------------11 SUBAREA B-i REVISED POST ROAD RELATED ___________________________________________________________________14 SUBAREA B-2, B-3 HOMESTEAD -------•--•------------------------•---•-----------------•------•---------------------------------17 SUBAREA C INTERNAL ORIENTATION -----------------------------------------------------------------------------25 SUBAREA D STATE ROUTE 161 RELATED USES _______________________________________________________________28 SUBAREA E SERVICES ZONE -------------------------------------------------------------------------------------------30 SUBAREA F RETAIL CENTER - - - - - - -.38 SUBAREA F-1, F-2, AND F-3 RETAIL CENTER RELATED (RESTAURANT/FLEX OFFICE) ---------------------------------•-------------------•-----------------43 SUBAREA G MULTI-FAMILY .--------•--------------------•----------------------------------•----------------------------46 SUBAREA G-1 MULTI-FAMILY (REVISED) .-------------------------------------------------•------------------------_48 SUBAREA H CONDOMINIUM (REVISED) ---------------------------------------------------------------------------50 SUBAREA I TRANSITIONAL AREA SUBAREA J MIDWESTERN AUTO GROUP (MAG) _____________________________________________________________56 SUBAREA K GORDON FLESCH CO., INC_ __________________________________________________________________________63 SUBAREA L PANERA BREAD----------------------------------------------------------------------------------------------66 SUBAREA M CHILDREN'S HOSPITAL---------------------------------------------------------------------------------74 APPENDIX A SUBAREA F ILLUSTRATIONS A-1 APPENDIX BSUBAREA G-1 ILLUSTRATIONS B-] APPENDIX C SUBAREA J ILLUSTRATIONS ----------------------------------------------------------------------------------.-.-..C-1 . PERIMETER CENTER DEVELOPMENT TEXT Subarea J Midwestern Auto Groun: (14.787 acres) This is a visible area that has been rezoned to allow Midwestern Auto Group to develop it as a high quality automobile retail and service operation. For uses other than automobile dealerships the development standards shall be those contained in Subarea D, Perimeter Center. Subarea K Gordon Flesch Co.. Inc.: (4.37 acres) Due to Subarea K's high visibility from State Route 161/US 33, it is essential to maintain a high level of quality development. All the qualitative aspects of "Subarea D" as originally established shall be incorporated in this Subarea K, but the use definition shall be expanded so that Gordon Flesch may operate within the new subarea. Subarea L Panera Bread: (1.959 acres) Typically found between a major interchange and the first arterial intersections, this subarea contains freestanding uses in individual lots that require a highly visible orientation and immediate access. Architecture, signage and site planning/traffic elements are coordinated through various controls to assure a unified development appearance. Subarea M Children's Hospital: Due to Subarea M's high visibility from State Route 161/US 33, it is essential to maintain a high level of quality development. All the qualitative aspects of "Subarea D" as originally established shall be incorporated in this Subarea M, except for the parking requirements which shall be modified due to the unique nature of Children's Close to Home Facility. PERIMETER CENTER DEVELOPMENT TEXT Subarea M - Ch ildren's Hospital (new subarea from Subarea D) Subarea Description: Subarea M shall be established as the 4.07± acres directly east of "Subarea K" which is part of the existing "Subarea D", originally established in the Perimeter Center Subarea standards as adopted by Dublin City Council on February 9, 1988. Due to Subarea M's high visibility from State Route 161/US 33, it is essential to maintain a high level of quality both as to exterior finishes and landscaping. Thus, all of the qualitative aspects of "Subarea D" as originally established for "Subarea D" shall be incorporated in this Subarea M, but the parking requirements shall be modified due to the special nature of Children's operations. Interrelationships of Rezoning and Development Plan: To create the new Subarea M, a rezoning was necessary. This rezoning is agreed by the initial end user of Subarea M (Children's Hospital) and the City to be specifically conditioned on the development plan presented for the parcel and the rezoning and development plan are presented concurrently. In effect, the rezoning amounts to a parking variance, the development plan, the architecture, building materials, and development standards of the specific rezoning and development proposal presented are integral parts of the rezoning. The on-site parking provided here is substantially less than either the off-street parking requirements of the Code provisions, or general experience in Dublin, would seem to justify. In this particular case, the urgent care facility has been fully operational and has demonstrated an almost minimal utilization of parking. Given this unusual circumstance, a lower than normal ratio of parking is being provided on the site. If the urgent care facility operation or use changes in any way which would increase parking needs, a new parking plan will need to be submitted to the Dublin Planning and Zoning Commission for consideration. This new parking plan may include, but not be limited to, cross-access and parking easements, installation of additional spaces, agreements for use of off-site parking, provision of off-site employee parking, and/or reducing the use or intensity of the use(s) on this site. (Alteration of the urgent care facility cannot be undertaken until the new parking plan is approved by the Planning and Zoning Commission). Permitted Uses: The following uses shall be permitted in Subarea M: a) Those uses listed in Section 1159.01 and 1175.01 of the Zoning Code. b) Corporate offices. 76 i r PERIMETER CENTER DEVELOPMENT TEXT c) Hotel and motel. d) Institutional uses. e) Drive-in facilities developed in association with permitted use. f) Ancillary commercial uses within a structure primarily devoted to office use. g) Office and distribution facility for the sales, leasing, storage, repair, distribution of copiers and/or business machines and related products. Yard and Setback Requirements: 1. Setback along State Route 161 shall be 60 feet for all pavement areas and buildings. 2. All other publicly dedicated local streets shall have a 25 feet for pavement and building setback. 3. Side yards shall be 25 feet for pavement and buildings. 4. Rear yards shall be 25 feet for pavement and buildings. 5. Total ground covered by all buildings shall not exceed 25% of the total lot area. However, parking garages and buildings shall cover no more that 75 % of the total lot area. Height Requirements: 1. The maximum height for structures in Subarea M shall be measured per the Dublin Zoning Code and have a maximum height limitation of 65 feet. The maximum height may be extended if the structure is set back from both Perimeter Drive and State Route 161 right-of--way and additional 2 feet beyond the required setback for every 1 foot of height above the 65 feet maximum. A minimum height of two stories shall be required for all primary structures. Parking and Loading: 1. The subarea will contain 129 parking spaces. Size and type of parking and loading and other facilities shall be regulated by Dublin Code Chapter 1193. Circulation: 76 ~ , PERIMETER CENTER DEVELOPMENT TEXT 1. The proposed Wall Street Loop Drive shall have a 60 foot right-of--way and a 30 foot pavement width. 2. Curb cuts on Wall Street Loop Drive shall be spaced a minimum of 200 feet (as measured from the driveway's centerline) with opposing cuts offset no less than 100 feet or directly aligned whenever possible consistent with prudent traffic engineering principles and practice. Waste and Refuse: 1. A11 waste and refuse shall be containerized and fully screened from view by a solid wall or fence. Storage and Equipment: 1. No materials, supplies, equipment or products shall be stored or permitted to remain on any portion of the parcel outside the permitted structure. Mechanical equipment or other utility hardware on roof, ground, or buildings shall be screened from public view with materials harmonious with the building. Landscaping: 1. All landscaping shall be according to the Dublin Landscaping Code Chapter 1187. 2. Street trees shall be planted along Wall Street Loop Drive. Trees shall be planted one (1) per 30 feet along R.O.W. (trees may not be grouped). The minimum caliper shall be 3 inches per tree. 3 . Along State Route 161, a 6' landscaped mound shall be provided with trees planted a minimum of one (1) tree per 30' O.F.T.O. (trees may be grouped). Lighting: 1. General standards for lighting are contained in the general text. Lighting for Subarea M must comply with the Perimeter Center general standards, and meet Dublin lighting guidelines. 76 I. EXISTING TEXT PERIMETER CENTER DEVELOPMENT TEXT CITY OF DUBLIN, OHIO As Passed by Council September 6, 1988 Revised December 21, 1989 Revised February 5, 1990 Revised November 19, 1990 Revised January 3, 1994 Revised November 7, 1994 Revised February 6, 1995 Revised January 15, 1997 Revised September 5, 2000 Revised December 11, 2000 PERIlvIETER CENTER DEVELOPMENT TEXT PERIMETER CENTER TEXT INDEX PAGE SUBAREA MAP .......................................................................................................................ii PERIlVIETER CENTER SUBAREA STANDARDS 1 SUBAREA DEVELOPMENT STANDARDS .........................................................................4 SUBAREA A INTERCHANGE RELATED 9 SUBAREA B POST ROAD RELATED ....................................................................11 SUBAREA B-1 REVISED POST ROAD RELATED 14 SUBAREA B-2, B-3 HOMESTEAD ....................................................................................17 SUBAREA C INTERNAL ORIENTATION 25 ~ SUBAREA D STATE ROUTE 161 RELATED USES 28 SUBAREA E SERVICES ZONE ...............................................................................30 SUBAREA F RETAIL CENTER ...............................................................................38 SUBAREAS F-1, F-2, AND F-3 RETAIL CENTER RELATED (RESTAURANT/FLEX OFFICE) 43 SUBAREA G MULTI-FAMILY .................................................................................46 SUBAREA G-1 MULTI-FAMILY (REVISED) ............................................................48 SUBAREA H CONDOMINIUM (REVISED) 50 SUBAREA I TRANSITIONAL AREA 52 SUBAREA J MIDWESTERN AUTO GROUP (MAG) .................................56 SUBAREA K GORDON FLESCH CO., INC ..............................................63 APPENDIX A SUB AREA F ILLUSTRATIONS A-1 APPENDIX B SUBAREA G-1 ILLUSTRATIONS B-1 APPENDIX CSUBAREA JILLUSTRATIONS C-1 ~i Q W m T (J W O O w ~ w O- ~ ~ ~ ~ ¢ - ~ ~ W ~ \ 1 J \ m \--~-T- _ wed wwo~ .J 0 - . U w ~ ~ M Y a i m m ~ ~ O c ~ m m U a o m ~ ~ ~ ~ ~ I- ~ i a-- ~ Z ~ ~ ~ W w a > M U ~ ~ vi w•• W m p~ene~tio9 ~3eW c`c ~ d • ~ U ~ w U to ~ U . PeO~ xa~tlM 0 U ~ o ~ L,t_ ~ m y m ~ E ~ a W W W W W W W W ~ trend eta P181P~nW1 - PERIl~IETER CENTER DEVELOPMENT TEXT uses or uses that exhibit a degree of clean, quiet unobjectionable processing activities within an enclosed structure. These uses are more appropriate to Subarea C because of its internal relationship within the site. Subarea D State Route 161 Related Uses: (93.943 acres) Because of extensive State Route 161 frontage, uses within Subarea D are primarily freeway oriented, general office, corporate headquarters office and institutional uses, hotels and motels. Subarea E Services Zone: (14.2 acres) Typically found between a major interchange and the first arterial intersections, this subarea contains freestanding uses on individual lots that require a highly visible orientation and immediate access. Architecture, signage and site planing/traffic elements are coordinated through various controls to assure a unified development appearance. Subareas F, F-1, F-2, and F-3 Retai( Center: (33.0 acres) This area contains a mix of retaiVcommercial uses in an integrated shopping environment typical in size to a community center. This self-contained area also has access on all sides creating an even distribution of traffic. (Revised 2/6/95) Subarea G Multi-Family: (16.2 acres) As a buffer or a transition zone to the single-family area to the north (Post Road frontage), the multi-family area will have a unified, residential scale appearance with a limited density. Subarea G-1 Multi-Family: (13.1 acres) This area contains high density multi-family development which serves as a transition zone between a retaiUcommercial community center to the west and lower density multi-family development to the north and east. Architecture of the buildings is to be consistent with the Perimeter Shopping Center (Subarea F) in its design, materials, architecture, detailing and overall quality. Subarea H Condominium: (8.0 acres) This subarea may be used for multifamily condominium housing at a density of less tham 7 units per acre. (Revised 11/7/94) Subarea I Transitional Area: (5.0 acres) This zone will function as a transition zone between the retail uses of Subarea E (the service zone along Avery Road), and F, F-1, F-2, and F-3 (the retail mall) and the freeway oriented office area - Subarea D to the east. 2 PERIMETER CENTER DEVELOPMENT TEXT SUBAREA DEVELOPMENT STANDARDS General: 1. If these standards conflict in any way with the City of Dublin Codified Ordinances, then the Planned Commerce District shall prevail. Standards in the Dublin Zoning Code applicable to matters not covered in this document shall apply to each of the subareas in the Planned Commerce District. 2. The standards included herein shall not require modification of any structures, landscaping, or other improvements actually in place as a result of development occurring prior to this rezoning. Such structures, landscaping and improvements shall be considered permitted and legal and conforming uses at the location and to the size and degree they exist at the time of said rezoning. 3. Perimeter Drive will be constructed through to Wilcox Road as a part of the initial development phase of Subarea F, F-1, F-2, and F-3. The loop road through Area E, F, D shall also be constructed as part of the initial phase. At such time as the part of said Perimeter Drive is constructed through the Thomas property, the remainder of said Perimeter Drive from the east line of the McKitrick property to the west line of the Thomas property shall forthwith start and be completed within a reasonable time. The entire length of Perimeter Drive shall have a sidewalk along the southern right-of-way from Avery Road to Coffman Road. Nothing herein shall prohibit owner(s) from completing Perimeter Drive prior to the required completion period. If additional right-of-way is required for ramp widening, it shall be provided. ~ The landscape buffer along the south side of Post Road shall be installed in its entirety from Avery Road to Wilcox Road with the beginning of construction on Subarea G, H, F or the construction of Perimeter Drive from Avery to Wilcox. With regard to the mound and landscaping required on the property along Post Road and owned by applicant Olde Poste Properties, the following schedule should apply: a. At such time as any parcel of said property along Post Road is developed, applicant shall complete the mounding and landscaping along the Post Road frontage of said parcel as a part of the initial phase of construction and maintain the same thereafter. b. In addition, if said applicant, prior to the completion of the mound and landscaping as required under a) hereof should develop lands lying north of Perimeter Drive (not at the date of this rezoning developed) with construction amounting to 100,000 square feet of building area or more, applicant will complete the entire mound and the landscaping between the 4 PERIMETER CENTER DEVELOPMENT TEXT mound and the Post Road right-of--way from Discovery Boulevard to the east if the City of Dublin undertakes to water the landscaping elements until any or all parts of the Post Road frontage mound and landscaping are constructed in accordance with a) hereof. For these purposes, neither the planned day care center which is a permitted use at the northeast corner of Discovery Boulevard and the proposed loop street nor construction on the 15-acre parcel owned by White Consolidated Industries shall be included within the said 100,000 square feet. The applicant shall be obligated to pay one-third of the cost of the improvement of Avery Road from the south right-of-way line of Post Road to the north right-of-way line of S.R. 161 according to plans approved by the City of Dublin if, and only if, the City of Dublin agrees to pay one-third of said cost, and one-third of said cost is assumed by those owning property on the west side of Avery Road, between Post Road and S.R. 161. Said improvement shall be undertaken and performed by applicant prior to the opening of any commercial use on applicant's property the subject of this rezoning if, and only if, the City of Dublin furnishes the applicant in money or required materials with its share of said costs at a time which reasonably meets applicant's construction and opening schedules. In addition, applicant agrees to include within the improvement project that part of Avery Road (Muirfield Boulevard) from the south right-of--way line of Post Road to the present southerly terminus of the four land section of Muirfield Drive north of Indian Run if, and only if, the City of Dublin furnishes the applicant in money or required materials with the cost of said additional construction. Both applicant and the City of Dublin understand that appropriate contracts will be executed covering the construction contemplated herein. 4. The street plan shown on the plan is the general plan which will be platted and constructed. It is not, however, intended to be precise, and while the functional system will be produced, its precise location may vary from that shown so long as the functional objectives continue to be attained. A safe bike connection from Post Road to Perimeter Mall through areas G & H will be provided if the bikeway connection over S.R. 161 is made, a bike tie/link will be completed to Post Road from the proposed bike path in Area G, H to State Route 161 connection. 5. Signage and Graphics: DESIGN CRITERIA a. These criteria are written in conjunction with the Dublin Sign Code Chapter 1189. In areas of conflict, these criteria shall supersede the Dublin Sign Code. 5 PERIlVIETER CENTER DEVELOPMENT TEXT b. Materials and Landscaping: (1) All signs with a base shall have the base constructed of the predominant material of the user building. (2) All signs mounted on pylons shall have landscaping around the t""" base of the sign and around the pylons such that the pylons are not visible. All plantings shall be of an evergreen material (see Example E attached). The length of the pylons shall be limited to .two (2) feet between the grade elevation and the bottom of the sign face. c. Dimensions of Sign: (1) Maximum area of sign face: 50 square feet per face, with a limit of no more than two faces per sign. (2) Area of sign base (if any) shall not exceed area of sign face. The base shall not be included in the overall area permitted for the sign face. (3) Maximum overall height: 8'-0" above top of adjacent street curb. Signs located on earthen mounds shall maintain conformance to 8'-0" maximum height above top of adjacent curb. (4) It is intended that the signs shall be generally rectangular in design with an approximately 3' to 5' height to length ratio. Specific designs for each user may be considered on their own merit as long as they follow these general guidelines. (See Exhibit A through E attached). d. Sign Graphics: (1) Graphic identification shall be limited to the site users name, logo and street~number. (2) The area of graphic images such as logos shall not exceed 20% of the sign face. (3) Street numbers shall be located in the lower corner of the sign face or base nearest the right-of-way. (4) The maximum height of any letter or number shall be 16". 6 PERIIvIET'ER CENTER DEVELOPMENT TEXT e. Quantity: No more than one ground sign shall be permitted on any one lot or multiple lots if devoted to one specific use or user, except that, for buildings or uses having frontage on each of two public rights-of-way, two ground signs are permitted. Neither ground sign shall, by itself, exceed the maximum allowable area of 50 square feet for each face. f. Signs may: (a) be non-illuminated, (b) feature internally illuminated graphics or ©incorporate back-lit graphics. Only the sign graphics shall be illuminated. g. Signage setbacks from the right-of-way are as follows: (1) 10'-0" along Avery Road (2) 12'-0" along the south side of Perimeter Drive (3) 8'-0" in all other areas. h. Traffic and directional signs. shall be in conformance with Dublin Sign Code 1189.03. i. Within Subarea B, all signage shall be limited to the south side of all structures along Post Road. j. No sign shall be painted or posted directly on the surface of any building, wall or fence. No wall murals shall be allowed. k. No signs shall be applied to windows for the purpose of outdoor or exterior advertising. 1. No roof signs shall be permitted, nor should a sign extend higher than the building. m. No flashing, traveling, animated or intermittently illuminated signs may be used. n. No billboards, or electrical or other advertising signs shall be allowed other than a sign carrying the name of the business occupying the site or "for sale" or "for lease" signs in accordance with Dublin Code 1189.03(g). 6. Lighting: Except as otherwise herein stated: 7 ~ 1 PERIIvIETER CENTER DEVELOPMENT `I~XT a. External lighting within all subareas shall be cut off type fixtures. b. All types of parking, pedestrian and other exterior lighting shall be on poles or wall-mounted cutoff fixture and shall be from the same type and style. c. All light poles and standards shall be dark in color and shall either be constructed of dark wood, dark brown, black or bronze metal. d. Parking lot lighting shall be no higher than 28'. e. Cutoff type landscape and building uplighting shall be permitted. f. All lights shall be arranged to reflect light away from any street or adjacent property. g. Direct or indirect glare into the eyes of motorists or pedestrians shall be avoided. h. All building illuminations shall be from concealed sources. I. No colored lights shall be used to light the exterior of buildings. j. Landscape lighting along Avery Road shall be ground mounted with a low level of illumination. 4 8 PERIlvIETER CENTER DEVELOPMENT TExr Subarea D -State Route 161 Related Uses Permitted Uses: The following uses shall be permitted within Subarea D: a) Those uses listed in Section 1159.01 and 1175.01 of the Zoning Code. b) Corporate offices. c) Hotel and motel. d) Institutional uses. e) Drive-in facilities developed in association with a permitted use. f) Ancillary commercial uses within a structure primarily devoted to office uses. Yard and Setback Requirements: 1. Setback on Perimeter Drive shall be 35' for all pavement areas and 75' for buildings. 2. Setback along State Route 161 shall be 60' for all pavement areas and buildings. 3. Side yards shall be 25' for pavement and buildings. 4. Rear yards shall be 25' for pavement and buildings. 5. All other publicly dedicated local streets shall have a 25' pavement setback and 50' building setback. 6. Total ground covered by all buildings shall not exceed 25% of the total lot area. However, parking garages and buildings shall cover no more than 75% of the total lot area. Height Requirements: 1. The maximum height for structures in Area D shall be measured per the Dublin Zoning Code and have a maximum height limitation of 65'. The maximum height may be extended if the structure is setback from both Perimeter Drive and State Route 161 right-of--way an additional 2' feet beyond the required setback for every 1 foot of height above the 65' maximum. A minimum height of two stories shall be required for all primary structures. Parking and Loading: 28 PERIlvtETER CENTER DEVELOPMENT TEXT 1. Sizes, ratio, and type of parking and loading and other facilities shall be regulated by Dublin Code Chapter 1193. 2. Bank drive-thru requirements as per the Columbus Zoning Code. Circulation: 1. Perimeter Drive shall have a 80' right-of-way and a 36' pavement width. All other local public access streets shall have a 60' right-of--way and a 32' pavement width. 2. Ventura Boulevard shall have a 60' right-of-way. 3. The Loop Road shall have a 60' right-of-way, and a 36' pavement width. 4. Curb cuts on Perimeter Drive shall be spaced a minimum of 200' (as measured from the driveway's centerline) with opposing cuts offset no less than 100' or directly aligned wherever possible consistent with prudent traffic engineering principles and practice. Waste and Refuse: 1. All waste and refuse shall be containerized and fully screened from view by a solid wall or fence. Storage and Equipment: 1. No materials, supplies, equipment or products shall be stored or permitted to ~ remain on any portion of the parcel outside the permitted structure. Mechanical equipment or other utility hardware on roof, ground, or buildings shall be screened from public view with materials harmonious with the building. Landscaping: 1. All landscaping shall be according to the Dublin Landscape Code Chapter 1187. 2. In addition and within the required building setback, a 3' - 4' earthen landscaped mound shall be provided along Perimeter Drive with street trees planted 50' on center and located +1' from R.O.W. line with R.O.W. 3. Along S.R. 161, a 6' landscaped mound shall be provided with trees planted a minimum of 1 tree per 30' O.F.T.O. (trees may be grouped). 29 ` REVISED PAGES OF PERIMETER CENTER DEVELOPMENT TEXT o'i -oevz PERIMETER CENTER DEVELOPME NT TEXT CITY OF DUBLIN, OHIO As Passed by Council September 6, 1988 Revised December 21, 1989 Revised February 5, 1990 Revised November 19, 1990 Revised January 3, 1994- Revised November 7, 1994 Revised February 6, 1995 Revised January 15, 1997 Revised September 5, 2000 Revised December 11, 2000 ~ Revised July 1, 2001 ~ - PERIMETER CENTER DEVELOPMENT TEXT PERIMETER CENTER TEXT INDEX PAGE SUBAREA MAP ii PERIMETER CENTER SUBAREA STANDARDS ..............................:.............•----------------._.._._........------__-_.1 SUBAREA DEVELOPMENT STANDARDS ----------------•-----..._........_...__...---•--------------------------------------..._._...4 SUBAREA A INTERCHANGE RELATED . ................................••-----•---.....---•--------•------------....._9 SUBAREA B POST ROAD RELATED ..................•--•--------•-------•------------------------------•------•------11 SUBAREA B-1 REVISED POST ROAD RELATED 14 SUBAREA B-2, B-3 HOMESTEAD ..............................•---•---•---•----.........----------.._..---...----...17 SUBAREA C INTERNAL ORIENTATION .........................•-----•---•--------.......------------•------------_25 SUBAREA D STATE ROUTE 161 RELATED USES ._••-_•________________________________________________________28 SUBAREA E SERVICES ZONE .......................•---•-----•-•----•---••---------.......-------•--...._.....__.._.....30 SUBAREA F RETAIL CENTER ---.....-•--------------------------•--•---..__......._....----•----...-•------••-----------38 SUBAREA F-1, F-2, AND F-3 RETAIL CENTER RELATED (RESTAURANT/FLEX OFFICE) _.._..---•------------•-----------------------------------••-----------43 SUBAREA G MULTI-FAMILY .-••---------------------------•---•--------------..........-•-•-------------•--•-•----•------46 SUBAREA G-1 MULTI-FAMILY (REVISED) ---------------------...---•----------------._.....-•----------------------.48 SUBAREA H CONDOMINIUM (REVISED) ------------------------------------------•-----._.....---....--•--•-••----50 SUBAREA I TRANSITIONAL AREA ...................................•------•-----52 SUBAREA J MIDWESTERN AUTO GROUP (MAG) .•_•_-___•___________________________________________________56 SUBAREA K GORDON FLESCH CO., INC. -----•-------------•---------._....-•-•-----•-••--•-------......----------63 SUBAREA L CHILDREN'S HOSPITAL........---•--•--••--------------------------------•-•------...------•-------•---66 APPENDIX A SUBAREA F ILLUSTRATIONS .-----•-•------------•---•-------------•-------------.._.......------.................A-1 APPENDIX B SUBAREA G-1 ILLUSTRATIONS ------------------•------........--•----------••-•-----------.-------•------••---___B-1 APPENDIX CSUBAREA J II-LUSTRATIONS -------------------------------------------•-----------------•----------•------------•-.C-1 L.~ I ~ ~ Q T~ d ~i uJ • t ~ ` ~ . ~ ^ Q J ~ LY] ~ ~ ~ WulO~ ~ ~ ~ a a ~ J ~a U w ~ ~ Y ~ m m m _ _ , ~ ,,,r,a ~ ~ m ~ ~ . U ~ d ~ ~ Lr ~ ~ i.. ~ ~ _ z cn ~ m W is O..' m M U > ~ uj ~ ~ ~"'lJ mew a7 p.tene~rw9 r• . ~ d c~ U w U m U peon Xo°11M Q 2 _ . C~ U m c ~ o ~ t1. m m t- • .~C a W ll! W v1 L11 ll1 W W d r- ~4 Ple~ln~~end / ~ ~ L \ m I ~ ~ I \ _ ~~.5 IlYI/Yd .UYQ t'IQ77MIX ~ i I ` ~ ! ~ ' ~ ~ ` I ~ ~ ~ j . ~ ~ ~ a~ . ti 11 I Y ~ ~ ~ 3 ~ ~1~~ ~ \ ~ -I ~ • ~ S i, ~ ~ I ~r ~ ~ ~ ~ ~ ® tai ~ ~ ~9 q ~ ~ 1 ~ ~ ~ t ~ I \ ~ 3 ~ iL W ~ ~ W ~ I r A r~ ~ ii ~ ~ (1 ~ ~ i i, 1 ~ PERIMETER CENTER DEVELOPMENT TEXT Subarea J Midwestern Auto Groun: (14.787 acres) This is a visible area that has been rezoned to allow Midwestern Auto Group to develop it as a high quality automobile retail and service operation. For uses other than automobile dealerships the development standards shall be those contained in Subarea D, Perimeter Center. Subarea K Gordon Flesch Co.. Inc.: (4.37 acres) Due to Subarea K's high visibility from State Route 161/US 33, it is essential to maintain a high level of quality development. All the qualitative aspects of "Subarea D" as originally established shall be incorporated in this Subarea K, but the use definition shall be expanded so that Gordon Flesch may operate within the new subarea. Subarea L Children's Hospital: Due to Subarea L's high visibility from State Route 161/US 33, it is essential to maintain a high level of quality development. All the qualitative aspects of "Subarea D" as originally established shall be incorporated in this Subarea L, except for the parking requirements which shall be modified due to the unique nature of Children's Ciose to Home Facility. rr.. 3 T l . a PERIMETER CENTER DEVELOPIvSENT TEXT SUBAREA DEVELOPMENT STANDARDS General: 1. If these standards conflict in any way with the City of Dublin Codified Ordinances, then the Planned Commerce District shall prevail. Standards ~in the Dublin Zoning Code applicable to matters not covered in this document shall apply to each of the subareas in the Planned Commerce District. 2. The standards included herein shall not require modification of any structures, landscaping, or other improvements actually in place as a result of development occurring prior to this rezoning. Sueh structures, landscaping and improvements shall be considered permitted and legal and conforming uses at the location and to the size and degree they exist at the time of said rezoning. 3. Perimeter Drive will be constructed through to Wilcox Road as a part of the initial development phase of Subarea F, F-1, F-2, and F-3. The loop road through Area E, F, D shall also be constructed as part of the initial phase. At such time as the ' part of said Perimeter Drive is constructed through [he Thomas property, the , remainder of said Perimeter Drive from the east line of the McKitrick property to the west line of the Thomas property shall forthwith start and be completed within a reasonable. time. The entire length of Perimeter Drive -shall have a sidewalk along the southern right-of--way from Avery Road to Coffman Road. Nothing Herein shall prohibit owner(s) from completing Perimeter Drive prior • to the required completion period. If additional right-of-way is required for ramp widening; it shall be provided. The landscape buffer along the south side of Post Road shall be installed in its entirety from Avery Road to.Wilcox Road with the beginning of construction on Subarea G, H, F or the construction of Perimeter-Drive from Avery to Wilcox. With regard to the mound and landscaping required on the property along Post :Road and owned by applicant Olde; Poste Properties, the following schedule should apply: a. At such time as any parcel of said property along Post Road is developed, applicant shall complete .the mounding and landscaping along the Post Road frontage of said parcel as a part of the initial phase of construction and maintain the same thereafter. b. In addition, if said applicant, prior to the completion of the mound and landscaping as required under a) hereof should develop lands lying north of Perimeter Drive (not at the date of this rezoning developed) with construction amounting to 100,000 square feet of building area or more, • applicant will complete the entire mound and the landscaping between the 4 PERIMETER CENTER DEVELOPMENT TEXT Subarea 1 - Children's Hospital (new subarea from Subarea D) Subarea Description: Subarea L shall be established as the 4.07± acres directly east of "Subarea K" which is part of the existing "Subarea D", originally established in the Perimeter Center Subarea standards as adopted by Dublin City Council on February 9, 1988. Due to Subarea L's high visibility from State Route 161/US 33, it is essential to maintain a high level of quality both as to exterior finishes and landscaping. Thus, all of the qualitative aspects of "Subarea D" as originally established for "Subarea D" shall be incorporated in this Subarea L, but the parking requirements shall be modified due to the special nature of Children's operations. Interrelationships of Rezoning and Development Plan: To create the new Subarea L, a rezoning was necessary. This rezoning is agreed by the initial end user of Subarea L (Children's Hospital) and the City to be specifically conditioned on the development plan presented for the parcel and the rezoning and development plan are presented concurrently. In effect, the rezoning amounts to a parking variance, the development plan, the architecture, building materials, and development standards of the specific rezoning and development proposal presented are integral parts of the rezoning. Raking all of these matters together, the particular parking presented at the time of rezoning of Subarea L is appropriate for the site. Permitted Uses: The following uses shall be permitted in Subarea L: a) Those uses listed in Section 1159.01 and 1175.01 of the Zoning Code. b) Corporate offices. c) Hotel and motel. d) Institutional uses. e) Drive-in facilities developed in association with permitted use. f) Ancillary commercial uses within a structure primarily devoted to office use. g) Office and distribution facility for the sales, leasing, storage, repair, distribution of copiers and/or business machines and related products. 66 PERIMETER CENTER DEVELOPMENT TEXT Yard and Setback Requirements: 1. Setback along State Route 161 shall be 60 feet for all pavement areas and buildings. 2. All other publicly dedicated local streets shall have a 25 feet for pavement and building setback. 3. Side yards shall be 25 feet for pavement and buildings. 4. Rear yards shall be 25 feet for pavement and buildings. 5 . Total ground covered by all buildings shall not exceed 25 % of the total lot area. However, parking garages and buildings shall cover no more that 75 % of the total lot area. Height Requirements: 1. The maximum height for structures in Subarea L shall be measured per the Dublin honing Code and have a maximum height limitation of 65 feet. The maximum height may be extended if the structure is set back from both Perimeter Drive and State Route 161 right-of--way and additional 2 feet beyond the required setback for every 1 foot of height above the 65 feet maximum. A minimum height of two stories shall be required for all primary structures. Parking and Loading: 1. The subarea will contain 129 parking spaces. Size and type of parking and loading and other facilities shall be regulated by Dublin Code Chapter 1193. Circulation: 1. The proposed Wall Street Loop Drive shall have a 60 foot right-of--way and a 30 foot pavement width. 2. Curb cuts on Wall Street Loop Drive shall be spaced a minimum of 200 feet '(as measured from the driveway's centerline) with opposing cuts offset no less than 100 feet or directly aligned whenever possible consistent with prudent traffic engineering principles and practice. Waste and Refuse: 1. All waste and refuse shall be containerized and fully screened from view by a solid wall 67 PERIMETER CENTER DEVELOPMENT TEXT or fence. Storage and Equipment: 1. No materials, supplies, equipment or products shall be stored or permitted to remain on any portion of the parcel outside .the permitted. structure. Mechanical equipment or A,,,,~ other utility hardware on roof, ground, or buildings shall be screened from public view with materials harmonious with the building. Landscaping: 1. All landscaping shall be according to the Dublin Landscaping Code Chapter 1187. 2. Street trees shall be planted along Wall Street. Loop Drive. Trees shall be planted one (1) per 30 feet along R.O.W. (trees nay not be grouped). The minimum caliper shall be 3 inches per tree. 3. Along State Route 161, a 6' landscaped mound shall be provided with trees planted a minimum of one (1) tree per 30' O.F.T.O. (trees may be grouped). Lighting: 1. General standards for lighting are contained in the general text. Lighting for Subarea L must comply with the Perimeter Center general standards, and meet Dublin lighting guidelines. 68 PERIMETER CENTER DEVELOPMENT TEXT APPENDIX A Subarea F Illustrations A-1 PLANNING AND ZONING COMMISSION RECORD OF ACTION NOVEMBER 1, 2001 ~swa of Plaening 0 Shier-Rings Road Di ,Ohio 43016-1236 Phoae/1DD:614-410-4600 Fax: 614-161-6566 Web Site: www.dubGa.oh.us The Planning and Zoning Commission took the following action at this meeting: 2. Rezoning 01-0862 - Minor Text Revision - Perimeter Center, Subarea D - Children's Hospital Medical Offices - 5675 Venture Drive Location: 4.07 acres located on the south side of Venture Drive, approximately 800 feet south of Perimeter Drive. Existing Zoning: PCD, Planned Commerce District (Perimeter Center Plan). Request: Review and approval of a PCD development text modification to create Subarea M and to reduce the required number of parking spaces from 185 to 129 spaces for a medical office, under the provisions of Section 153.058. Proposed Use: Anew, two-story, 18,900 square foot medical office building. Applicant: Children's Hospital, c/o Libbey Hoang, 700 Children's Drive, Columbus, Ohio 43205; represented by The Daimler Group, Inc., c/o Paul Ghidotti, 1533 Lake Shore Drive, Columbus, Ohio 43204. Staff Contact: Chad Gibson, Senior Planner. MOTION: To approve this rezoning application because the use is consistent with the surrounding area and the Community Plan, and conforms to the PCD regulations, with four conditions: 1) That the text be revised to further restrict uses, and the Perimeter Center subarea map be revised to reflect this change; 2) That if the emergency facility should be coverted ~o another use or if there is a demonstrated parking shortage, the applicant shall return to the Commission for review of a revised parking plan which shall provide the necessary spaces, and that these be revised accordingly before forwarding to City Council for scheduling; 3) That the future building be compatible to the main building in terms of materials, colors, and architectural design; and AS SUdMRTEQ ~O CptlNCtl 1jln D l pOp ~AEEi1N6 OAI l~ =='r~ ~l Page 1 of 2 PLANNING AND ZONING COMMISSION RECORD OF ACTION NOVEMBER 1, 2001 <a. The Planning and Zoning Commission took the following action at this meeting: 2. Rezoning 01-0862 - Minor Text Revision - Perimeter Center, Subarea D - Children's Hospital Medical Offices - 5675 Venture Drive (Continued) 4) That any additional text modifications requested by the Commission be made by the applicant and be submitted within two weeks. * Paul Ghidotti, agreed to the above conditions. VOTE: 6-0. RESULT: This rezoning application was approved. It will be forwarded to Council with a positive recommendation. STAFF CERTIFICATION Barbara M. Clarke Planning Director Page 2 of 2 Dublin Planning and Zoning Commission Staff Report -November 1, 2001 Page 5 2. Rezoning 01-0862 -Minor Text Revision -Perimeter Center, Subarea D - Children's Hospital Medical Offices - 5675 Venture Drive Location: 4.07 acres located on the south side of Venture Drive, approximately 800 feet south of Perimeter Drive. Existing Zoning: PCD, Planned Commerce District (Perimeter Center Plan). Request: Review and approval of a PCD development text modification to create Subarea M and to reduce the required number of parking spaces from 185 to 129 spaces for a medical office, under the provisions of Section 153.058. Proposed Use: Anew, two-story, 18,900 square foot medical office building. Applicant: Children's Hospital, c/o Libbey Hoang, 700 Children's Drive, Columbus, Ohio 43205; represented by The Daimler Group, Inc., c/o Paul Ghidotti, 1533 Lake Shore Drive, Columbus, Ohio 43204. Staff Contact: Chad D. Gibson, Senior Planner. BACKGROUND: The Perimeter Center PCD was adopted in the late 1980s and covers a broad area from Avery-Muirfield Drive to Coffman Road, between Post Road and US 33/SR 161. Most of this area was rezoned from LI, Limited Industrial District, to PCD, Planned Commerce District for a mix of commercial uses and a few others. The site is currently located in Subarea D of the PCD on Venture Drive which permits office uses. In 1998 the site was developed with an 18,124 square foot medical office with emergency care services (98-026DP). The proposal adds 0.33-acre to the existing 3.737- acre site and would create a new subarea, Subarea M. The primary text change proposed for new Subarea M reduces the required parking from 185 spaces to 129 spaces for the__site. A new, 18,900 square foot medical office is proposed. This is a minor text revision under the PCD provisions of Section 153.058. Section 153.058(E) establishes the following criteria for approval of a composite plan (rezoning): • The development is consistent in all respects with the purpose, intent, and applicable standards of permissible land uses; • The density of the proposed plan is in conformance with appropriate comprehensive plans such as the Dublin Future Land Use Plan and the Thoroughfare Plan; • The preliminary site layout maintains the image of Dublin as a planned community; • The orientation of critical open space and linkages, buffer areas, entry ways, and other elements have a bearing on the overall acceptability of the composite. plans, and contribute to the orderly development of land within the City; • The development provides and maintains a safe, convenient, and non-conflicting circulation system for motorists, bicyclists and pedestrians; and The development standards for the proposed development, which may vary from the requirements in the Dublin Code when warranted, are found to be desirable for the implementation of the composite plan. Dublin Planning and Zoning Commission Staff Report -November 1, 2001 Page 6 The Planning and Zoning Commission is to make a recommendation on this rezoning request. The application is then returned to City Council for a public hearing and final vote. Atwo-thirds vote of City Council is required to override a negative recommendation by the Commission. If approved, the rezoning will become effective 30 days following the Council vote. A development plan must also be approved prior to construction, and in this case, it appears as the next case on the agenda (01-087RDP). CONSIDERATIONS: Site Characteristics: The 4.07-acre site is located on the south side of Venture Drive, approximately 800 feet south of Perimeter Drive. To the west and the north, across Venture Drive, is undeveloped land, also within Subarea D of Perimeter Center. To the east is the Gordon Flesch office building (Subarea K), and to the south is US 33/SR 161. • The existing site is irregular in shape and has approximately 240 feet of frontage along Venture Drive, 292 feet of frontage along US 33/SR 161, and is 550 feet in depth. Site Layout: • The site is relatively flat and is developed with an 18,124 square foot building located at the southeast section of the lot. The main entrance is oriented northwest, towards Venture Drive. The site has 131 parking spaces. Patient parking is generally located to the west and northwest of the building, and employee parking spaces are located to the rear (south) of the building. There is landscaping and mounding along the perimeter of the site and afour-foot concrete sidewalk along Venture Drive. • When the existing facility was developed, a future, freestanding building of approximately 6,500 square feet was shown to the north. It was required to coordinate with the existing structure. The general location of the new building remains the same, but the footprint has increased. As now proposed, the new building will be 18,900 square feet. Parking/Access Considerations: • The existing text for Subarea D refers to Code parking requirements. One parking space per 200 square feet of building area is required for medical offices and one space per 250 square feet for general office uses. There are 131 parking spaces currently on site for the existing 18,124 square foot building and only 91 spaces are required. The existing parking will support an additional 8,076 square feet of medical offices, per Code. Based on the proposed second building of 18,900 square feet, an additional 55 spaces are required to meet Code for medical use. A total building area of 37,024 square feet would require 186 spaces per Code, anu the plan provides 129 spaces (or one space per 288 square feet). The text specifically states that 129 parking spaces will be provided, and does not allow for ~ deviation from this number. Staff is concerned with the functionality of the site, and believes that Dublin Planning and Zoning Commission Staff Report -November 1, 2001 Page 7 further text restrictions regarding use (and future re-use) are needed to support such a substantial parking reduction. • A parking survey was submitted for the existing medical use ("Close-to-Home" emergency child medical care). The survey indicates that the site has more parking than needed, based on the current use. The maximum number of vehicles observed in the existing 131-space parking lot at any one time was 33. Random, daytime staff visits confirm this conclusion. A separate parking study was noted in the application, and which noted an average use of 24 parked vehicles. Access will not change with the proposed development and is from Venture Drive. The curbcut is located west of the Gordon Flesch entrance. The applicant has agreed to share the existing entrance drive with the parcel to the west if that site cannot meet the driveway spacing requirement. Evidence of a shared access agreement must be submitted to the City prior to building permits being submitted. Land Use/Zoning: • The proposed use is a medical office facility which is permitted under the current/proposed zoning text. The density of this project will be about 9,100 square feet per acre (based on 37,024 square feet and 4.07 acres). No maximum density is specified in the existing or proposed text. • The hours of operation for the existing urgent care facility are Monday through Friday 8:30 a.m. to 10 p.m., Saturday noon to 10 p.m., and Sunday 10 a.m. to 10 p.m. Hours of operation for the new medical office have not yet been finalized, but they will likely be Monday through Friday, 8 a.m. to 6 p.m., and a "half-day" Saturday. The text does not address hours of operation. Development Standards: • Venture Drive was platted with a 50-foot building line and a 25-foot parking setback. The Perimeter Center text requires that all buildings and pavement be set back 60 feet from US 33/SR 161, and this will not be changed. Existing lot coverage by building, parking and sidewalks is about 50 percent. Existing building coverage is 10.4 percent, and it will increase to 15.2 percent with the second building. This is below the 25 percent maximum building coverage permitted within the Perimeter Center text. Overall lot coverage proposed will be around 56 percent. Signage/Lighting: • All lighting should meet the general standards within the. Perimeter Center text and the Dublin Lighting Guidelines. Any new fixtures and/or poles should replicate and coordinate with existing. • The site has two ground signs, one at the Venture Drive entrance and one along US 33/SR 161. No sign changes are proposed. All signage is subject to review and approval by the Commission. Utilities and Stormwater: All utilities are available to the site. Stormwater management must comply with the Stormwater Regulations and the requirements of the City Engineer. Dublin Planning and Zoning Commission Staff Report -November 1, 2001 Page 8 STAFF RECOMMENDATION: Staff recognizes that the building in place uses very little parking, but cannot explain why this is the case. The reduction of parking spaces requested is substantial, and staff believes additional text restrictions are appropriate in this case. Staff could not identify a similar parking situation elsewhere in Dublin. The existing urgent care facility could be modified to a more parking-intensive office use without a text change or Commission review. Staff recommends approval of this rezoning by text modification with four conditions: Conditions: 1) That the text be revised to further restrict use, and that if the emergency facility should change use or that a demonstrated parking need should result, that the applicant return to the Commission for review of a revised parking plan which provides the necessary spaces, subject to staff approval; 2) That the future building be compatible to the main building in terms of materials, colors, and architectural design; 3) That any additional text modifications requested by the Commission be made by the applicant and be submitted within two weeks; and 4) That the Perimeter Center text, including the subarea map, be amended prior to scheduling a public hearing at Council. Bases: 1) The proposed use is compatible with the surrounding area and generally conforms to the PCD regulations. 2) The proposal, as modified above, will preserve the desired character of the area. 3) The proposal is consistent with the Community Plan. Dublin Planning and Zoning Commission Meeting Minutes -November 1, 2001 Page 5 2. Rezoning 01-0862 -Minor Text Revision -Perimeter Center, Subarea D -Children's Hospital Medical Offices - 5675 Venture Drive 3. Revised Development Plan 01-087RDP -Perimeter Center, Subarea M -Children's Hospital Medical Offices - 5675 Venture Drive Chad Gibson presented the rezoning and development plan staff reports together. He said the Perimeter Center PCD text revision would reduce the required on-site parking from 185 spaces to 129, by creating a new Subarea M. The revised development plan focuses on the construction of an 18,900 square foot medical office building. He showed several slides. Mr. Gibson said the 4.07-acre site is at the southeast corner of Venture Drive. Access will remain from Venture Drive. Trees with yellow dots as shown on the site plan will be moved. This building will encroach on the existing parking lot, and so the site was expanded slightly toward the west. An existing mound with trees will be moved immediately to the west. No new identification signage is proposed. There will be one directional sign. Two dumpsters are located at the extreme southeast corner of the site. The building has stone on the first level and on the entrance feature with beige EIFS on the second floor. The roof is of tan standing seam metal and there are blue entry awnings. The plan includes 131 parking spaces. The proposed building will architecturally match the clinic building. A stone sample was presented. Mr. Gibson said for the rezoning application, staff recognizes that the existing site does not use much parking. The requested parking reduction is substantial, and staff believes that additional text restrictions are needed. He said that staff recommends approval with four conditions: 1) That the text be revised to further restrict use, and that if the emergency facility should change use or that a demonstrated parking need should result, that the applicant return to the Commission for review of a revised parking plan which provides the necessary spaces, subject to staff approval; 2) That the future building be compatible to the main building in terms of materials, colors, and architectural design; 3) That any additional text modifications requested by the Commission be made by the applicant and be submitted within two weeks; and 4) That the Perimeter Center text, including the subarea map, be amended prior to scheduling a public hearing at Council. Mr. Gibson said that staff recommends approval of the development plan with ten conditions: 1) That the development plan be revised to reflect any text modifications for Subarea M as adopted and/or amended by City Council; 2) That only the subarea standards be revised, and that the "General" section of the Perimeter Center Development Text continues to apply to this area; 3) That material samples be demonstrated at the meeting that coordinate with the existing building, subject to Commission approval; 4) That the flags, poles, and signs comply with the Dublin Sign Code, and that the signs comply with the Perimeter Center text with regard to area (combined area not to exceed 66.6 square feet), logo size, lettering height and setback, subject to staff approval; 5) That the landscape plan be revised to include comments within the staff report, subject to the staff approval; 6) That the stormwater management plan comply with City standards and the Stormwater Regulations; Dublin Planning and Zoning Commission Meeting Minutes -November 1, 2001 Page 6 7) That evidence of recorded shared access easement, with the parcel to the west, be submitted to the City prior to building permits being issued; 8) That lighting comply with the text, the Dublin Lighting Guidelines, and coordinate with existing lighting, subject to staff approval; 9) That the dumpster enclosure gates be kept closed according to Code; and 10) That the applicant address any landscape compliance issues on the site by May 15, 2002. Mr. Sprague said one of the dumpster doors remains open all the time. Mr. Fishman asked if there was a sign regarding the closure of the doors posted and asked that one be installed. Paul Ghidotti, representing Children's Hospital, said the Damiler Group will act as the construction manager for Children's Hospital. He noted that the Commission approved the Close to Home Center concept. The new building will be a full two-story structure. Mr. Ghidotti said this second building will be a complimentary medical use with 8 a.m.-5 p.m. standard hours. Half of the building is to be occupied by pediatric opthamology, hospital clinic, and time-sharing for doctors. The Close to Home hours compliment the new building, and 129 parking spaces should be sufficient for both uses. Larry Long, program manager for Children's Hospital, said this type of use has a low parking usage. This facility's average wait time for patient services in this building should be about 20 minutes. He said their largest volumes are lab and X-ray services. Occupational and physical therapy visits tend to average an hour. Mr. Lecklider said the staff report recommended adding text language that will limit uses. It might require the Commission to approve any use changes or if there are any parking problems. Mr. Lecklider asked if staff needs information of employees. Mr. Gibson said generally;-when a parking issue is discussed, this information is helpful. Mr. Lecklider asked if the inconsistent site grading between the site plan and the grading plan had been resolved. Mr. Gibson said when the building permit process is reached, staff will make sure the plans coordinate. He said there were minor issues between two different groups doing two different sets of plans. Mr. Lecklider asked if the interior of the new building will be two stories. Mr. Ghidotti said both stories will be fully occupied with a mix of some hospital-related uses and leased traditional medical office space. He did not expect a parking problem. Mr. Fishman said this will be a beautiful addition to Dublin. He asked if the use changed in ten years and asphalt needed to be added, would the site still meet all the current Codes as far as lot coverage, greenspace, etc. Mr. Gibson said the Perimeter PCD limits the building to 25 percent coverage of the lot and the overall lot coverage to 75 percent. Ms. Clarke said there did not appear to be any area to add more parking in the future. Mr. Gibson agreed. Mr. Fishman said that parking was his concern when he looked at the plan. Dublin Planning and Zoning Commission Meeting Minutes -November 1, 2001 Page 7 Mr. Gibson said the original development plan required cross access agreements with the property to the west. That agreement needs to be modified because of the acreage change. Mr. Fishman did not want the green areas on the site paved later. In ten years, the use may change and the applicant may want to eliminate greenspace for additional parking. He wanted a condition added to cover this. Ms. Boring noted any condition is subject to future modification. Ms. Clarke said even if there was a recorded easement between two property owners, the two owners can decide in the future to vacate the easement, unless the City is named in that easement. She said staff cannot explain why this 18,000 square foot building uses so little parking; it is unique among occupied buildings in Dublin. No general land use could reasonably be assumed to function with so little parking, and almost no use is permanent. She said the parking ratio at the Children's building works fine. Unless there are specific hours of operation restrictions or limited uses, "functional" parking into the future is doubtful. In other cases where the full amount of parking was not needed now, a staged parking plan was approved. However, in this case, there does not appear to be any place to put that parking when needed. Mr. Sprague agreed the site plan has certain limitations in expanding its parking. If the use of this building changes, the purchase of additional land may be required. If it is not available, a future Commission or Council will say it is unfortunate, but the restrictions run with the land. Mr. Fishman said this site can not meet the Code minimum, and that concerns him. The restrictions should run with the land, and it should be the applicant's problem to solve in the future without paving all the site's greenspace. Ms. Boring said the text should be revised according to Condition 1. Mr. Gerber proposed that "...shall return to the Commission for review of a revised parking plan, and shall provide the necessary parking spaces" be added. The applicant must show that it works. Mr. Lecklider noticed that the rendering was not consistent with the plans submitted in the packet. The entryway on the rendering seems to be centered, not on the north side. Mr. Ghidotti said that was a perspective and the plans are correct. The entry would be on the north side. Ms. Boring asked if the first building had a lot of openspace. Mr. Ghidotti agreed. He said they have a good relationship with Mt. Carmel which owns the property to the west. Mr. Ghidotti agreed to add springs to the dumpster doors to close them automatically and to post an interior sign to keep the doors closed. Ms. Boring wanted this as a condition. Mr. Lecklider said the plan has only one handicap space in front of the proposed building and wanted this rechecked. Mr. Ghidotti said that may be an oversight, and he will investigate it. Mr. Gibson proposed language to address use changes and parking needs: "Prior to any use modification of the urgent care facility, the applicant shall return to the Commission for approval of an alternate parking arrangement, including but not limited to cross parking agreements and off-site employee parking." Mr. Fishman said that was good. Mr. Ghidotti said the use might be less dense, and should not require Commission approval. They should not be required to have Commission review if there is no need for a change. Mr. Fishman agreed. Ms. Clarke suggested that the text wording be worked out in the Planning Dublin Planning and Zoning Commission Meeting Minutes -November 1, 2001 Page 8 office after all of the lawyers have a chance to review it. She said if the Commission directed staff to draft appropriate language, they will do that. Ms. Salay thanked Children's Hospital for bringing this amenity to Dublin, and Mr. Fishman echoed this view. Mr. Gerber said he was very much in favor of it. Mr. Sprague said everyone appreciated that Children's Hospital was developing a fairly low intensity use at this site. Mr. Lecklider made the motion to approve the rezoning application because the use is compatible with the surrounding area, generally conforms to the PCD regulations, will preserve the desired character, and is consistent with the Community Plan, with four conditions: 1) That the text be revised to further restrict uses, and the Perimeter Center subarea map be revised to reflect this change; 2) That if the emergency facility should be converted to another use or if there is a demonstrated parking shortage, the applicant shall return to the Commission for review of a revised parking plan which shall provide the necessary spaces, and that these be revised accordingly before forwarding to City Council for scheduling; 3) That the future building be compatible to the main building in terms of materials, colors, and architectural design; and 4) That any additional text modifications requested by the Commission be made by the applicant and be submitted within two weeks. Mr. Ghidotti agreed to the conditions above. Ms. Boring seconded the motion, and the vote was as follows: Mr. Gerber, yes; Mr. Sprague, yes; Ms. Salay, yes; Mr. Fishman, yes; Ms. Boring, yes; and Mr. Lecklider, yes. (Approved 6-0.) Mr. Lecklider moved to approve the revised development plan because it is consistent with the Perimeter Center PCD, and continues the high quality of surrounding development, with 10 conditions: . _ 1) That the development plan be revised to reflect any text modifications for Subarea M as adopted and/or amended by City Council; 2) That only the subarea standards be revised, and that the "General" section of the Perimeter Center Development Text continue to apply to this area; 3) That material samples be demonstrated at the meeting that coordinate with the existing building, subject to Commission approval; 4) That the flags, poles, and signs comply with the Dublin Sign Code, and that the signs comply with the Perimeter Center text with regard to area (combined area not to exceed 66.6 square feet), logo size, lettering height and setback, subject to staff approval; 5) That the landscape plan be revised to include comments within the staff report, subject to the staff approval; 6) That the stormwater management plan comply with City standards and the Stormwater Regulations; 7) That evidence of recorded shared access easement, with the parcel to the west, be submitted to the City prior to building permits being issued; 8) That lighting comply with the text, the Dublin Lighting Guidelines, and coordinate with existing lighting, subject to staff approval; 9) That the dumpster enclosure gates be kept closed according to Code, and that a spring closing mechanism, and a sign which states that the gates are to remain closed, be added to the enclosure; and 10) That the applicant address any landscape compliance issues on site by May 1 S, 2002. Dublin Planning and Zoning Commission Meeting Minutes -November 1, 2001 Page 9 Mr. Ghidotti agreed to the amended conditions above. Mr. Gerber seconded the motion, and the vote was as follows: Ms. Salay, yes; Mr. Fishman, yes; Mr. Sprague, yes; Ms. Boring, yes; Mr. Lecklider, yes; and Mr. Gerber, yes. (Approved 6-0.) n ~ C ~ 0. s t • ~ ~ i i~ ~ ~ ~ ~ ~ t ~ ~ ' ; ~ $ a ~q ~ a ~ t ~ E{ r ~ ~f t ,rs ~ $:fit ' ~ ~ a ~ $ • l ~ ~ t qi a p; 4 ~ ~ ~t ~ t =bs ~ E~ E ~p ~ W l ~ ~`a 9~ Y~`~8 ~ $ ~ ~a ~ ~,a o ! ~~8^ ~ R ~ ; 1 sit ~ ti a 1 2 C `Ft~ $ ~ ' ~ ~ ~ ~ ~ t ~ E~ ~ ~ $ : ~ ~ t~ # ~ Ya t~a •a~ ~ to _ 3~~ i is ~ $ ~ a ~ ~ 3 ~'Q© J ~s~ ~t# ~t~~ i~ ~ j« s s ~d f sa ~ ~ ~ ~ ~s ~ a U ~ ~:i~ ~ ~~s ~ ~a E~~ ~ E ; a ~ ~ x ~~~t ~ ~ ~ ~ ~ ~ w ~ r ~4 W tb•' C. O O ~ . ` r ~ ~ ~ ~ ~ ~a s ~ a YY a;.s $ t # B~ +f ~ s y ~ O ~ O ~ O s~~ ~d~ ~ ~Z~ ai sY 1a ~ ~ ~ ~ Y ~ ~ ~Y ~d::,^ 0 ~ a ~ ' ~ t r $ Y~ t~ ~ t ~~sY ~i ~ a~ ~ ~a q ~ ~ t~ i~ ~ ~ d# ! a t~ t~ a#~~1 F ~ # a~" ddz~~~g ~1 ' ~i ~d# i ~bE~ _ ~t~~2 $ ~ F ~ t~~~t ~f ~ xs8$ ~ a~a ~:j{ # ~ ~a. ~ ~ ~ ~ ~ apt ~ ~ ~ ~ a~~a ~ a~ ~~~t ~i S~t s yd~~ ~ N ~ a ti I 8 V s ~6 aE ~f ae atl ~ ~~i ~ , ~ ~ ~ S~ ~ a ! g~~~ ~ ~ ~ ~ ~ ~ ~ ~ ~ t ~ t~ E ~~t t s . a ~E ~ • tt E#~ l ~ e j pp ~ t !rp t' ~ ~ ~ • ~ ~ g ~ a ~ t : ~ ~j6 t~ ~ ~ ~ ~ . ~ i f ~ae~ ~ ~ ~~3 ~ .~t ; i $ i~a i~t ~ ~k 5 ~ ~ g~ ~ ~ ~ ~ ~2 ~ ~ t e • ~ s ~ ~ ~ 't t# € d^t E ~ E ~ ; t~$ {[t~ ~ a t g ~qa ! ~!l i ~ ! ~a~ 9t ~ j ~ ~ ~ eta ! ~~i a~~stl' a ~ ~ ~ €1i ~ ~ sF ~ ~ ~ ~ ~o ~ ~ i $ s d t~ ~ ~ t t ~ !5 ~ ~ s i ~ ~ ~ i ~ ~1 ~t~~ a ~ ' ~i ~s t~ ~ ~W to d ! t $ e ! is ~ ~ ~ t~ t t ~ s?~ # a YY d ~ ~ ~ $ to ~ ~ t ~E$+. $s ~ ~ p ~ ~ ~ ~ ~ tir~2~?~ ~ a ~ ~ ~ts!! spa ~f$f~ ~ ~ ~d~ std Y t ~ ~ ~~ti i~ ~,t ~~E r ~ $ , tr) E ~ t ~ ~~S ~ ` f ~ ~ a a~ ~jr ~ ~i! ~ ~ a ~!#t ~ ~ $ $ ~ E e r ~ $ ~si $ ~ ~ d t~ d~ d ~ ~ ~ ~ ~ati r ~ ~ ~ ~ ~ ~ ~ 4 ~ ~a ~ ~ ~ ~te ' d ~ ~ ~ t # # ! ! s~ s ~ >~N Z d . d d ~ ~ s~ ~ ~ Z s ~ ~ ~ E #E~ s # s~Y k ~ ~ ~ ~ ~a g ~ $ d ~ ~ ~ ~ p&f, ~ 7[ epe 8TH 3~ Y d ~6~ d~Si~ ~ ~t ~ ~ 8S i ^ ~PZ4d-17~4o14t)\R'bq(S\~P\I10\P66/\N~ad Pte)\SBCY'\ ~1( C a ~ ~ 2 e .3 E G ~ y e ~ yy g N ~ x GI ;o~F $ of 'gyp ~ W gg 3i t 'ti 3~ ~ a~ o~~~ ~ ~ ~ ~3 ~ ~g~s ~W ~ ~B ~ ~pFI ~I W~ ~ ~ ~ 2 0 ` L a:3~~as3lereecEFtalia~>;aAawaaa ~s~.~rY z ~ ~~t,,~,~~~~t~~~tt~~~~~t~~,~~,~,~,a, ~ Y~t~strrpiti~e~aaba8dn~ea~t~l~lr:~:, + t ~s~ ~u•s/ss ~,tnorr •sn ~ ~ ~ ~ I ~ ~ ~ ~ , rr ~ t .asu rr rsy-, B rtr nw ~ © ~ ~.+3 M ..65 .OB S BB COt ' r t. B4 .LG N - rrr. ter, ZY T' ~ d 3 3 3 ~ ti >r ~v } j1 'pW~ Y'r~ rr4rr°u° a°' ~ c. rr.a. ~ •i ` ~ ~ ~ a [ 6 I ~j I - ~ 0 0 0. X x~ I I I I I i I,~ I I I ~ I 1~, ~ ~ ; I a I ~~1 a e~ ~ J ,y 1 ~ 4~. I ~ ~ ~I - I ~ i W i II I ~ ~ trat{~~f~f8{~ ~{~~~~{{tt~aa~~i~+~`~#`~2eieialt~ I rr I ~Wb ~fNi~~~OO~O~~i ~2~~~~L~F[~~id2 W I ~ - -art I ntt' I Q^J, ` I ~ ~ ~ ;``\.`r'{~l~ r.r tr I ~~xN rr. ~ ~ y LS. I p ~ v„~J [ I I ~y~d~ . ~ 4oI~~.~ d~~ ohnado o is o yp 7 ¦d rs.. ~ I {E ~ ~ • ' I rr 1 ~ ~ q Y a M ~ ~ tj rts. .I N , Wa .rte Mai ar I ~ ~ I ~ r I I MWIr I I ; 3 I ; r..r*r• rtt,. rr. o°dtr~'~ I ~ ~ I e E~ ~ ~ I rtr N nm. r~ E ' I Ytli ' I I I --"111 ~ I ~ r>r ~ ~ r Jl . 1~ •'siirt r rjr W .I >3 ~ C ~ rs.. 3 W rfd, rfel~'° tr - --f n u I - L` 'wrr wS ~ H rya j .~~r. _ - -R ~k r w I z ,LO .ii N 4 ~ f ~ - ~n \ 1A01 YYI 40 4 I~~,;1 ~QZ"r r~-a '+J _ _ r>. fX_c,,_,, - \ r L rr.. •LO .OP ~ D rs~rt' k i rr u ~ ~.rr nr.L-.J ~ °t' ~k wv.~? ~ •A~ r I I ~ ~ t .Y /l?.. • rvw I 1 NP1. ~ 101 lYL P MY r \N1M r~• ~f ~ ` + ~ $ 1 l~, I ~ ~ r vn• rw. ~ ~ ap. r~ rr~ rw. + rr. vrnr. p I r° ~ir*s• i 'rv nor. rw~; M ~ I r ~k~L I ~ I rtr. ~ rw~ ~ r.r r¦1 >r 9\\\ ~ ~ 1\~ . 11rr Iae aw.. ~ f~ \ /y,I//~ ~ u~ 6 A I IF rw. ~ rr.. rr. 6 \ / ~ ra. '^O1 .w I rv. ,I d .nn.rttei rrL \ t ~!3 r`f ~~^~I utr nr d ~ rst ~ ~ I - r \ i ~1~~p.a 1 - ~ r rw' I ii i ~ n \\ti - ~~1'r ~ qkb~ tu.trs a-.r tcd~ v- ~ ---'-------'-0 I mss. • ~ ~ ~ \ rnt rrr ..y I ~ ~J_ ~ ' _ r ~ ~ ~ +lIM I V'O i ~ ~ ~ to / ~ nsa! _-__~___~_~_J _ ' / % ~O ~ LY ,Br .ZY ~ ~ ~ LZ?ILOD?,BOL66, \ ~ ~ di i ~ gE _ r = .w•,w .i, ~ Nr~eno ~o ulo 3,u / ~ ~ ~ rsl ~ ~ / ~ I MrP MWNV N M WI /.L •f ..'9/Y N4Y1.1 • i - wW~ _ I pW I~ r47 M9~•p47.. 4 • ~ ~ i ~ • ~k~ ~ i ~ / % Y tSk~~S ~ ~ ~ / ~ / ~ ,wan Harm 8 8 I ~ ~ / ~ ' ~ / i / / i O~pzyd-odo~pty~\OdO1\~~P\fI0\8661\s}~a a,,d puo~\SHOf\~H y r, w:,. ..ail I~ r ~ L 4' i t a ti ~ ~ ~ ~I~ ~ ~ a ~ ~E 3 q~ ~ w p ~ ~ t ~ a ~ ~ ~ ~ ' ~ a y oe se~~ 2 -~aa 1 a p r a oar 00000 ~s~ ~r•s/ss .~,~nor~ •sn ,p6'rOL M „6S .OP S Y'1 ~ .WTU i'Z .lQ r y~ .9S .[p ~ Z1'lH I st0-~'-1 " f Yx u..qN '+3 -ass Z_ w r H ,1 \i~ d 111 ~ ( I 1 ~ ~ i II I I II I I I ~ ~ ~ - • I~' I~`I L,LL.L~-11.1 J' _ 1.,1.1 ~W T e9 _ y.----;~ r- I r _ - ~ r-~' -~----R--- 1 tlk I " e ,y . I ~ F~-- I\~ ~ b nl ~ I i ~ I I'mo` W i ~ I I IZ.d I S be h ? 0 I x ~y~ ~ I ""ice-Y,~~ $o< it I ~ "~ti Y^`l C^___~ ~ ~ I ` 'A~N I ~ ~ ~ / I a ~ ~ ~ w~ I I 1 1 1 I~ ~ I " ~ I ~ r I I 111 i~ r~ ~ ,y33k1 i( e h _ I I I I I I a ~ " ~ ~ - I - - 1 - - I~~I --~k - " i' I I I I I ~ osru _ao .io .oe - v e ~ "a I ~ 1 lF"11 L ° ~~~W I~' ~ I iJOI I I I I \ ~ I ~ I~ b ~ 1 ~ I a l I 1 1 1 1 1 1 y ~ ~ ~ ~g _ I ~ \ ` \ ~ %l J I \ ~ I I I ~ I ~ st I .0- t~~/-+ns .ni ~ _ ~`"r . - - - ~ \ ~ \ \ ---1-~~1~; ~ P°~•S a / ~(S " 30/1 J ` ~ ~ ~ •t,~ ~ 3 sat ,eo .o['°w° - ~ erg„('//i~~~R1~~~ "~.aa- ~ B ~ ~ ~ 'p~Ii~ ~ >~k~~ i ~ i ~ ~ a..1.y'" M°y „'yY9,,a'^+~+1 n .p. i i ~ / i~'Y ' A k~+{i \ ~ / ~ i !~'tl ~ WAD I° p~aw+~i47+~ ~ § ~ ~ ~ ~ ~kR'd o ~ j yy ~ , ~PZ1~14~P14C11MbC11516~P1lfoID661~°l~vd F~o7\SBLN\.H ~a ~ ~ ~ 0. ~ L ~r a ~ ~ ti N 7 ~ 'L' ~ ~ ~ ~ ~ ~ i Q ~ ~ ~ ~ ~ ~ ~ ~ ~ L kk~ ~.1 ~ ~ ~ > ~ W1 ~ ~ ~ ~ ~ ~ 4 ~ L :iiflllJipfiii~i_iiii •,j,•,'• L L ~ ~ ~ L ~ ~ iiii:•' $ tl ~ ``i` ~ ~ >5 'ii ~v a A . ~ ~ ~ ~ ~ c A ~ ~ ~ ~ 2 ~ . . ? ' Est x •s/ss ~,tnor~ •s n M ..lt .9S .Lp ,96'('OZ M „69 .O9 S r Y7 .wTU Dr p "t/n » a i ~ ~ q.Jl~ / I I I 1 1 1 1 1 1 1 i ~ I I I 1 1 1 1 1 1 1 ~ ~ 111 L L L L L----------__-•~•T~ . } 1.~1- ( - ~ e ~ I r__ ~ e i I L~ I ~F- - b Oa~~ _ e - $ L ~ ~ I ~ Q1a a ~ U000 w s - ~-°d - - - ~ s N 1~ _ V~Xr i ~ x >a~ K / ~ ~,O' ~ r-- m ' ~ ~ I ~ I I ~ I I i I ~ _ ~ ~I . I ~ a ~ e~ r- y I I ~ f, ~ I I l l f M, i i ~ ~ M -ro ,rp.rr !v ~ ~ + ~ 4 k i~ ~ ~1 1 1 1 1 i~ 1 4 e , 6 ~ I I I I I I I .or ,ioT `a` : v" o k ° ~ ~ ~ ~ ~ ~ I I I I ' A ~ 12 •r I I I I I I M 1`\\\` p ~ W~ J JWW WJ 1 ~ I I I I I I \~Y 8 I ` gglp~ ` ; ~~'•ri \I ~ Od 1 ~ ;Y~C ~ ~ ~ ~ as _ I I 1 1 1 1 1 1 1 Y 6 ~,y ~ P ~ Son ~y~~\\ iii g„ ~;s~~ .per=,~=___ ~ i ~ ~ / / i ~ ~ ~ ~ ~ ~ / ~ ~ / / ~ i % ae+w tiav~v / i. / i ~ / ~P'l~WZ4d-PPp\3XYlSI ~PIIfOI BB~I ~l~Y~d P~7IS&~'I ~H .i -..ai c ' , , I U p W U 2 Y (n lu J L ° w m m m W ° K m ~ J L Y ~ w a ~ ~ w ~ k ~ ~ I- W w°- J w Q ZK (a _JJ ~ N a z a= 3 ~ ~a Q ~ O U J F K. Q 1- iQ F m J . 1- ~ W Q w N N ~ ~ r L~. c~i~ ~ S ~ rc Z W Y Q J N N° V U1+ Q° W W K 2 Q W O ~ W N ~k'4x 1 ~ m o f ~n S s L Q, IQ ~ N W j W N Z K 0. W O Q E- u' F' - W Z R' ~ 0 R' ~ 2" H"~~~'~ 7 ~ G crs OWN Z Z_ °QQ O > W WO w ~ Z O Z ° N ° ~ ~I1 k w & ZQ~ JJ WQ'l11 ° V QQ? m m~ ° Z K W O U W U Q CEO W ~ uri Z Hw} v moa. wz = a O ,gym ~ w2K O-n= QZZ ~QZW- rcN pc+ 00 = K w > K w > W ~ n ^ WF W {-W N LL Q~ °U~ONj J=~ HLL F-d N O 0. W U ° W ° ~ a r I_I•yO n~ ~ L.L. ~ZN QL0.' Oa'Q QQ°~J° Q ° NO NQ- tee Fh~4i Z J J W Q Z Z °'-I F Z J J° IJ ° Q t • 1Y ~ ~ ~ m Q Q Z 0.w O_WQ NZ~J?w N-°=° ml ~K S ~J-+ z J 2 LLI K O = LL H Q ~ O Q N m N ° S W 0. O ~ ~ VI - V1 zi ~I w' l,J ~.L ga N N O U~ O Q IL N V}~ K Z ° 41 U m U W V w 44 I~ [I] C7~~g8 a- N LL z Z uKZ ~}mzK~O wKJ z_° z~ ~ ~ q . U ~ 1'_~Jm J~ ~ A~, 7y~~ FD° FOOD OJT Um0-~'~U mN£~ F-t Fp ~ W S ^4~ ~5' ~ ~~''W~~~~~ -1 Z Z I- N F- O O l? O Z > Z - " ~ i--i rr--~~ `i A Q doo dl°e~ao ~upi~ HHOKaN~ Fw=? dz d~ " ~ c~~ ~ Q Z UQ; OC Z Z w z ~ 0. z Q K O I- Q N z° u = Z 1-x-1 z`p W J Q Q J= l!) Q Z Ll Q 0.- 2 W Z Q J Zp J F J~ /jam:. F4 Q ~.iC~~ y E ~ au~iu~i a~au~i °va~ aJ~JanK.~a~ nJ.;nLU aQ a3 Q ~ - ~ ~ U VI _ n m v rti a I~ ~ g W 01 Z J W a' - • W Q w~ h.~ U' H O ~~W °Q Q Z~ W 2 QF QN o0. ~a w~v~ ~ a~ o~ iw z~ ~W~; ~ ~ Na ~ o N Q 0 ~T-\n; .3.. ~~t. Z ~ YY ~ ` ~ i1.- .f 31 yyT'1, i. - t.+~. _ r s'%k. ¢ ~-Q-ja-- ~ ~ \ \ N a°. t \ . ` ~ . - ~ tf~ . ~ = III Q _ 3 e. T~I ~~I x yr ~ 4. k fix.... / ~ I I ~ - Y v. I ~x,r~ r L. _ I I w Yh j...-.--_ , I I ~ ~ - ~ i K la ; . _ II _ ~ ~^J ~ y?' 1~^. '-s i i 1 i p pmt m e ~ ~ t,~(s ~ ' 1 t s~ 1 ~IS',. v~ i i I j U w m m a u° \ 1 I I t 1, . c• ~ ~ 1 ~ 1 I I ~ ~ II tI II I I I J. ~ ~ J-~ ~ , i I d ` > 11 1 j ~ ty N • LJ I I I L. L L l 1 1-------~''••k''S'"1 I I 1 I (V L TI ~ I I 11 N O ~ I• -.\;~f_'="~.;'-~ r F~~ y f J. II I I 1 I I N 1 Q yp'- _ cr cv v y I I" BIZ- - 11 1 j Z ° °O V t ° r I ` [ ` 1 I •.y ~ 1 1 1 1 Q Z R Z b i o - S!•. •'n! J ~1 t,l % I I 1 I fixx' ~ l~ Y l7 Q n ~ ~ L I p r I I I--- I I I W KZ p N V I 11~ T - 11 1 j E~-'QZ W j ~F r"- J U' ~W Q u 1 ~ _ 1 I Q~ •I__.. ~ 'i C/ ~ i i a i I = w°~ z Q c ~ o' _I Sd ' 1 f> ~ ~~t~ T' y5a- ~ - - IIAII K w A. J ^ O i ~ a 3 ~ t~ I ~ " c y ° -n i ` ~ ~ ,c i i I ti~ ~ t I pl I I I,,;I~ I I i d i I ~ Q w~ - Q i i- - ---~,r" 4 ~ ! .I I I I`r •I ~ _ - I e I I o. o Q I ' 'I ~ ~ ~ - •V~ -~\~~f* -F -f- it ~ ~'I IIAII _ w CaC ~ l~`. IL I (1 , ? 1~ 1 ~ 1y;., ! I ; •1 I I A I I O E O O ° _ 1 I 1 l r I. j ~ 1' I I Iwih I L, I I A l l O Q ~ u~ ° 'l. i ~ s-- j -~-r- d~ I% I I 11 l~~ i i A i i W ° J ° n °u o ' 111111 ~ u Q ~ a „ E ~ ' '•,cXy' i~ M I I I I ~ ZZ ~(~'N Z j 101 ~ V ' Q Z ~ J~ p-:: I I r I I I Ya, ~ ~ ~ o a ~ m rc 1~ N~ ~ J On ~ ~ - r ''z / &:I I I I~'I•I'•.~ ~I f11 ~•~~~~J 1 ~ xN ~ W J Q J Q Q _ i l1- Q. J - ~%j ~•~'/J f'I I I I~`tl ~33 ~ n~,, ~ ~ W Z ~ Y ~ I~ N N 1 Z 0. J f ,.f 7•: ~z~ ,t~ ~:r ~i`L,~ti•.~'~ -k.; ,`li~k~.}ct 'E,~ ' - - _ ~-r~ ~1 I 1 O K Irc-w KV}- \ tw ~ t..,.. `z~5~ 'Z I 1 I t I I I 1 I ~ I Z ~ Z N ~ U j~ =i\ I S I I I I I I I 1 1 k~ ~ ~ ~ ;~cs:~,~z~ O° - o J z~- h 1 7 LL Qw kn,„~, s+.i. Ib 2 ~L,v'_L ~-cx~1--L- .i• nn ~ z tw9 w O O `'t;:v l~~-='-:-' tit---c~ . : i'~1- ~ ~ ~ o Q a L u - ~ Y'!~~" ~`c1!,~: ~ ~ 1 rf _ •v~ y ul O J Ilf J ~ \ j ~ w WOK ~W~ f- U~ Q Q~ wQ° ~K Z.. ~ - U mu ~Kii ZNFw- O l17 W F-wQ °NN i 0.' Z i' 1/ / Q U~ QIKLK UQ~ U O W y, U = ' Y Al'e . li ~Y15e.~•v~~~:.Y V,..tiYf u = ~ m u o V ~ 8 ~ ~ Q ~ z z~ 1 2R~ No~~ ~ W 2? ~ W N I 1 O K ~~b Q~ F 3~mm ~ n ~ Rz:~ ~iUo ~ W i m I ~ Wes O ~ $ ~ Q' UQ ~ p ~C W ~ U qS v - m M 9 s9q( a ff~, - - _ W Q H~ ~ Ir~ ~ ~ - [~N ~X ~ ~X YZ u~ x W ~J >-w < F ~ ~ a W < < 1~4~ ~Z~ = N~ <~71 a a ~ ~ t~"1 ~ ~ 1. J14.. iW~ J V Jl~ m.. C 1 ..I ,~h~ ~ . 4 i. G(11. J'jb. I ~ n A~ ~ s; ~ ®I . a r I' r. - i~ I - ail~j~: ~ } ~ ~ ~ Y It'I;i hf7nl; ll ~i ~ .l ~ i I I' ~ 7mmry~~~1, „ 5 - ~ i ~ }'-";e - - - - ri~i i T ;t >AI `'~#f: ~ m ? - ~I1 ?fib O i Ir_ 1 Ifl'^~{I 1 1 `4 x 5 W 1 I ~ ~ i 9 r - ~ I'1 " r" W ~ m r ~'i )n n CL _I _ 4'J p f ,1~~'SYII'ilYl~lZ11 ~1',, ~ fm1 _ _ n~ W J• np 't'U-' ~ o r ~ - -LwJ_ - - - _ ~ . 0 - - - ~ 0 . ~R n ® ~ ~ M - ® U ~ 1 f `p ! LIB 0---- L ® - - Z ~:a. .4 .r-d .r-.E .r-.G .v-.r .o-,v 4 L ~ r~,,~,1,.; ~~.c~.~.:~tt - ® n > J `J I _ W ~ j W J I ~i ire,: I N ' fi, ~ w . . rl~,I~L a~ ' i ~ ® - n n~ ~ I n~llp r. ~ ~ - - - - - - P 5~~1, p ~ ~ - - - - : ~ ~ - - - - - I , I co t _ r Z a , T . , O k F ~I~y r r ,~„Sf"'" ~~ry'~~R I t, Q t ' W 1 I W I Q 1 F n - N 1. ~ O p 1- Zg ~ m y p W V U 2 WM.- ~