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033-01 Ordinance
RECORD OF ORDINANCES Dayton Legal Blank Co. Form No. 30043 Ordinance No .....................33.-01............................... Passed AN ORDINANCE PROVIDING FOR A CHANGE IN ZONING FOR 1.959 ACRES LOCATED ON THE SOUTH SIDE OF PERIMETER LOOP ROAD, APPROXIMATELY 750 FEET EAST OF MUIRFIELD-AVERY DRIVE FROM: PCD, PLANNED COMMERCE DISTRICT, TO: PCD, PLANNED COMMERCE DISTRICT (REZONING 01-0222 - PERIMETER CENTER SUBAREA E - PANERA BREAD - 6665 PERIMETER LOOP ROAD CASE NO.Ol-022Z). NOW, THEREFORE, 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. Passed t ' of , 2001 M or -Presiding Officer Attest: Clerk of ouncil Sponsor: Planning Division I hereby certify that copies of this Ordinance/Resof ution were posted in the Cty of Dublin in accordance wits Section 731.25 of the Ohio Revised lode, t ~ZC~,~n>~Cle?k o avncil, Dublin. Ohia i May 21, 2001 Council Meeting: ORDINANCE #33-01 - PANERA BREAD Council by motion amended the text on page 73 Item #3 under "Height" to remove the applicant's name and read as follows: 3. Building height ~ D~~°'~~ ~-'°~a shall not exceed 32' at the peak of the pitched roof. t, Council by motion added the following~conditions: 3. That the text be revised to reflect that the trash enclosure shall be maintained in a closed condition; 4. That the satellite dish be placed in the more aesthetically appealing position, ground orwall-mounted, as determined by staff. _ _ _ ...,a...M~...,:...,,~w,.,....~.. - - ~ ° ~ t. - ~ ~ o i ~ ° it I 0 I o ~ o 0 o a ~ - ~ ~ 1 PSTRD ~ ~ W ~ ~ ~ EET RIME R w~ F. ~Wfi ~ P~Rl DR w " m ~'B.R ~ (TE ~ ~ . , ~ 4 O~ ~ VENTU DR 3 3 t 6.1 ' L L 4q ' L~, i ~g Q SHIER _ o a~~ ~ , ~T - V ill Panera Bread Perimeter Center, Subarea E - o n ~~7~ S ~ _ . v.,. LLaw~. . _ . . . r ~ ~ 1~1 1~1 'p m . . , ,dr.a. _ ~ " ~ ~ VY11c~ RO'ad n ~ ~ ~ i ~ m C3 ~ j t,Aetat~ n C ~ ~ Q w ~ m m n . ~ - m o o : ~ . ~ ~ 0 ~ ~ ~ C .~a z1 ~ n ~ m _ n ~ v. . -o p ~ ~ ` ~ Comm Pa Z _ _ ~ W ~ ; 1 t o ~ o ~ m n m S 07 m ~ Panera Breai~• ~ Perimeter Center. Subarea E _ _ __m.< EXHIBIT R`ZONlNG /OPP~ICATIO•~ (Code Section 153233) EXPIR;r CITY OF DG~3LI>`t Ordinance No. ~ c 5300 Shier Rings Rcad " - Dublin, Ohio A.3016 City Council 1st Reading ~ tw:r Fhone/TDD:614/761-6550 Fax: s1a~s1-x566 City Council Public Hearing City Council Action ~ FOR OFFICE USE ONLY _ ] Amount Received: Application No: P&Z Gate(s): P&Z ti o . o~ c7 z y- - ~PR~ ~ R~eipt f~Jo: tt~11S i=ee No: Date Received: Received By j Ty.::,. ~t :;~~~esc j ~ - 111L`I ~ l ~ •i S 1(71% - I PLF:aSE SUEti11T TVVO {2) ORIGNAL SIGNED AND NOTARIZED AFPLJCATIONS - PLL.aSE PR[~T - A±JD Tt;IRTEi=N (13) COPIES OF THE ORIGINAL APPL.1CATlON and CHECK THE TYPE OF APPL'CATION Composite Plan(Ccda S~-cticn 153.053) r' Prciiminary Oevclcpment Flan (Cede S ~ticn 153.055) iOPi=i~TY 1;JFOR^'ATIOy _ ~~.r~-~_~,a..~,.-.~~-- - TAX ID idG; Parcel Size: 1 . DISTRICT PARCEi NO: 273 005360 {Acres) 1.959 AC Pr""ty''."`'-.,,s: 6665 Perimeter Loop Road (Sub Area E) 4 ~ N.E. Corner Avery Road and Perimeter Loop Road I ,~:~i ~•c (rJ. s. E. West Side of Perimeter Loop i - - 'yy Nctirest tr,tersuct;cn: Perimeter Loop and Wilcox 1 Oistanco Ir;,rn Ncarost Int,:r:;rr,;cn: 120' N S, E. W from Noar^st Intur9 ti ~ F ~ ; ~ g Etiating Land U ;ryD.~•~~~Icpn-~~nt Vacant site in a PCD, Planned Commerce D' M -t,- (Perimeter Center Plan) ~ Q U l5 f'r+•t,~,_:~tf t.,na L' :~rC.,v~dal,n,~vit Restaurant - Panera Bread ~ f ~j~ 1212001 ~ Btl.f.; F D~J _ i,~•Zm,n~j At~pliC•,tu•n ~ r._u_;. EXHIBIT "B" Current or Existing Zoning District: Requested Zoning District: No. of Acres to be Rezoned: PCD PCD 1.959 STATEMENT: State briefly how the proposed zoning and development relates to the existing and potential future land use character of the vicinity. The 1.959 acre site is bounded by three streets; Avery, Columbus-Marysville, and Perimeter Loop Road. Due to setbacks an area of only 1.1 acres remains as buildable/paving .area. This provides 447 greenspace without including the landscape area within the parking lot. The proposed zoning will have no effect on the future land use of the vicinity. STATEN ENT: State briefly hcw the prcposed zoning and development relates to the Dublin Community Plan. The site is part of the Perimeter Center Plan and will follow the requirements of the plan except that the required parking ratios I I cannot be met. We fall 15 spaces short for the building-plus another 17 spaces for the patio for a total parking requirement of 117 while providing 85 spaces. (5000 square foot building + 850 square foot Patio150 =117) There will be 150 actual seats including patio seating. Historically Panora has found that on average each car has 1.45 people. This then would require 104 1 cars. We also know that all tables are never filled to capacity as one person will sit at a two top and one thru three people will i j sit at a four top. Thus a restaurant is never filled to capacity. The industry average for this occupancy is about 80% of seating I j capacity. This then would reduce the anticipated parking requirement to 84, one less than provided. In addition we are j j negotiating with Mr. Rick Swaro of Developers Diversified, managers of the Big Bear Center across the street, to create a cross I) parking agreement so we can meet our parking requirement. , 1 PREVIOUS APPLICATION? , Nas an applicalicn for rezcning the prcperf~r been denied by the City Council within U:e last fNO (2) yczrs? YES ? NO ? , i IF YES, WHEN? i ~ State the basis cf reccnsideraticn: i I Igrr I i IF A PLANNED DISTRICT IS REQUESTED, IS COMPOSITE OR PRELIMINARY ALAN ATTACHED? YES ? NO ? I tF A PLANNED CISTRICT IS REQUESTED, IS PROPOSED DEVELOPMENT TEXT ATTACHED2 AYES ? ~zNO ? _a_z_ ` ~ II. PLEASE INCLUDE THE FOLLOWING: ? 14 COPIES OF LEGAL DESCRIPTION: 1 ~ ~ I Legal description of the property to bo rozoncxJ ccnsists of ~ page(s). pt_r1N REQUIREMENTS: ? ~ 1.2 SETS OF PLANS TO SCALE (NOT GREATER THAN 24' X 3G') SHOWING: a. The silo and all land 500 foot beyond thc~ boundaric~.v b. North arrow and bar scxlo ~ c. Existing condlUons {Roads, buildings, vognt~tlcn,topogmpf;y, ~urisdlctiorud beundariov, utilities, olc.) d. Proposed Uses (R~~ienal tr<u.sportatia~ system, densities, # of dwellings, building/unit typos, syuar~~ focia,ns pn m ~c~.) Existing and propc:sai za~iny dlslrict boundaries R~rrcning ApplicaL'on PLA-108 Oslo C~u2'199 m ~ m EXHIBIT "B" IV. PROPERTY OWNER INFORMATION Name of Current Property owner(s): $enj ieEnterprises Inc. hlailingAddress: 2221 Teardrop Avenue -Columbus, OH 43235 (Street, City, State, Zip Code) DaytimeTelephcne: 614-527-4442 Fa"~ 614-527-4443 Name of Contact Person', (ex. Attorney, Architect, etc): i 'Please complete the Agant Authorization, section VII, below. Roy J. Yoder Architect, Inc. ~ I +tauing Address: 4111 Executive Parkway, Suite 303 -Westerville, OH 43081 i (Stra<a. City, State, Tp Ccde) I Daytime Telephone: 614-794-7320 Fax. 614-794-7327 i ~i 'Nhich of the above is the primary contact person? - ~ 1 V. AUTHORIZATION TO VISIT THE PROPERTY Site •nsits to tho prcperC/ are necessary by City representati•aes in order to process this application. The Owner/Applicant hereby authcriz~s Ci;y represen±ativcs to visit, photograph and post a notice cn the properh/described in this application. UTILITY CISCLAIMER The City of Cublin vrill rnaka every effort to prc~ide essential services to tho prcpert/ as needed. Havener, the rapid gro++th cf tha City c! Goblin and ncr;hwest Frank:in County has stretched the Cit~/s capacity to provide these services to the limit. As such, the Ciry of Goblin may bo unablo to maka alI cr part cf said facilities availab!© to the applicant un51 seine futuro dato. The AppliranUC~.vner hereby acknowledges that apprcu?J of this rrruest for rezming by ifio Cublin F!ar.nir.g ar,d Zoning Commission andror Dublin City Council dons not constitute a guarantee or binding commitment :hat lha City c( Cublin will be able to pra.u!a essential sen~ces such as water and sewer faciliti©s vahen rc-eded by said Applicant. Vll. O':V*tER AUTHORIZATION FOR REPRESENTATIVE ~ 1'>D ~ ~ ,the comer and applicant, hereby authorize ~ to rot as m raprasentativa and .u~~.nt in all manors pi:r;:irning eo Lhu processing and appre~al of ;f;is apr,:Ca:ion irdud:ng mcaif}erg ,^rrject, and I arcY3 to Le bound by all representations and agreements made by th©dosignated agent. Signature of Current Property Owner: Date: ~ - - t, j Signature 01 Current Property Owner: Oate: VIII. APPUCA~JT'S AFFIDAVIT , .s (~ezr:nm~lAppfraticn PlA-1Cf3 CatoC3/~P'S9 6665 Perimeter Loop Rd. Legal Description 1.959 Acres Situated in the State of Ohio, County of Franklin, City of Dublin, located in Virginia Military Survey No. 2999 and being 1.959 acres of Reserve "C", as shown upon that plat entitled "Perimeter Center", of record in Plat Book 72, Pages 47 & 48, all references being to those of record in the Franklin County Recorders Office, said 1.959 acre parcel being more particularly bounded and described as follows; Beginning at an iron pin in the westerly right-of--way line of Perimeter Loop Road marking the southeasterly corner of Reserve "C' ; Thence, leaving said westerly right-of--way line, South 49 degrees 22 minutes 04 seconds West, a distance of 43.77 feet to an iron pin marking the southerly most corner of Reserve "C"; Thence North 66 degrees 06 minutes 45 seconds West, along a line parallel to and 25.00 feet northerly of the existing northerly limited access right-of--way line of Columbus-Marysville Road and along a southerly line of Columbus-Marysville Road and along a southerly line of said Reserve "C", a distance of 166.98 feet to an iron pin; Thence North 84 degrees 41 minutes 22 seconds West, continuing along the southerly line of Reserve "C" and along a line parallel to and 25.00 feet northerly of said northerly limited access right-of--way line, a distance of 241.27 feet to an iron pin in the dedicated easterly right-of--way line of Avery Road marking the southwesterly corner of Reserve "C"; Thence, North 19 degrees 18 minutes 48 seconds West, along said easterly right-of--way line, a distance of 172.10 feet, to an iron pin; Thence, leaving said easterly right-of--way line, North 75 degrees 07 minutes 04 seconds East, across Reserve "C", a distance of 340.22 feet to an iron pin in the westerly right-of--way of Perimeter Loop Road; Thence, along said westerly right-of--way line, the following courses and distances, South 14 degrees 52 minutes 56 seconds East, a distance of 98.84 feet to an iron pin marking a point of curvature to the left; South 27 degrees 45 minutes 26 seconds East, along the arc of said curve (Radius of 430.00 feet, Delta - 25 degrees 45 minutes 00 seconds), a chord distance of 191.63 feet to an iron pin marking the point of tangency; and South 40 degrees 37 minutes 56 seconds East, a distance of 60.80 feet to the Place of Beginning and containing 1.959 acres, more or less; Subject to all legal easements and rights-of--way of any previous record; f The beazings, in the above description, are based upon the bearings of r ~ o>~e~j n~e~Ce~te~ ~ j, of record in Plat Book 72, Pages 47 & 48. ~ ~ ' ~ - ~ ZD~I LJ CITY OF DUDLlf~ PERIMETER CENTER TEXT INDEX PAGE SUBAREA MAP ...............................................................................................ii PERIMETER CENTER SUBAREA STANDARDS ........................................1 SUBAREA DEVELOPMENT STANDARDS ...............................................4 SUBAREA A INTERCHANGE 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 SERVICES ZONE ......................................................66 APPENDIX A SUBAREA F ILLUSTRATIONS .......:....................................A-1 APPENDIX B SUBAREA G-1 ILLUSTRATIONS ..........................................B-1 APPENDIX C SUBAREA J ILLUSTRATIONS ~::.r..~:..~- C e ~~~k ~til PERIMETER 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 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: (12.24 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 Retail Center: (33.0 acres) This area contains a mix of retail/commercial uses in an integrated shopping environmental 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 GMulti-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 aretail/commercial 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 than 7 units per acre. (Revised 11/7/94) 2 • PERIMETER CENTER DEVELOPMENT TEXT 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-l, F-2, and F-3 (the retail mall) and the freeway oriented office area Subarea D to the east. Subarea J Midwestern Auto Group: (14.787 acres) This is a visible area that has been rezoned to allow Midwestern Auto Group to develop ti as a high quality automobile retail and service operation. For uses other than automobile dealerships the development standardes shall be those contained in Subarea D, Perimeter Center. Subarea K Gordon Flescb Co., INC.: (4.37 acres) Due to Subarea K's high visibility from state Route 161/LTS 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 Services Zone: (1.959 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. 3 _ _ _ _ _ _ . ...,a. _ Subarea L Services Zone: (April 1, 2001) 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 planning traffic elements are coordinated through various controls to assure a unified development appearance. Subarea- Services Zone: Permitted Uses: w.r~ The following uses shall be permitted within Subarea L: a) Those uses listed in Section 1159.01 (Suburban Office and Institutional District) and 1175.01 (Office, laboratory, and Research District) of the Zoning Code b) Those uses listed in Section 1163.01 (a), (2),(5), and (8), eating, drinking places. (Community Commercial District- Permitted Uses Only) c) Drive-in facilities developed in association with a permitted use. d) Ancillary commercial uses within a structure primarily devoted to office uses. e) Gas station. Conditional Use: a) Outdoor seating. Outdoor music or loudspeakers, outdoor advertising on umbrellas, and outdoor winter storage of furniture is prohibited. The outdoor dining area shall conform to the pending Perimeter Center Planned Commerce District Development text as it may be amended by City Council. General: The Services Zone will function as a transition zone between the shopping center to the east and Avery Road, a primary entrance point to north Dublin on the west. The orientation and the face of the out-parcels in the zone will be to the east and at the corners toward the intersecting streets and to what would normally be considered the rear of those parcels, (i.e. the portion abutting Avery Road will be employed as an entrance feature to the residential areas to the north). Buildings will have a common architectural theme with good aesthetic quality, the same or comparable building materials and a common lighting, signage, and landscaping ethic. Within this mold the east and intersecting streets face may identify the separate users and their products with appropriate expressions of individuality. However, the west face must appear as unified, single 66 E I. r.. _ ....+-...r-r.w PERIMETER CENTER DEVELOPMENT TEXT expression. Structures, be they buildings or walls; roof lines and types; building spacing; signage, lighting and landscaping should present an almost non-commercial approach with low level signage employed solely to identify users with structures and landscaping effectively shielding the street from the impact of activity on the site. The following additional standards are deemed appropriate to produce such a function. Yard and Setback Requirements: 1. Along Avery Road, pavement setbacks shall be equal to 30', building setback equal to 50'. Signage setback shall be equal to 10' from the R.O.W. 2. Along Perimeter Drive, the south entry drive and the loop road, pavement setbacks shall be equal to 30' and building setbacks equal to 50' 3. All area between the right-of--way of Avery Road and the parking setback shall be landscaped per approved plan. 4. All other local street pavement setbacks shall be 25' and building setback 50'. 5. At all public road intersections with Avery Road including Perimeter Drive and the south entry drive, a corner building and parking setback measured along a line bisecting the angle formed by the intersection of the required building setback lines shall be 50' building setback (See Exhibit A). 6. Along S.R. 161, the setback shall be 50' for buildings and pavement. 7. Total ground covered by all buildings, excluding parking garages and lots, shall not exceed 25% of the total lot area. Utilities: 1. All utility lines including water supply, sanitary sewer services, electricity, telephone and gas, and their connections or feeder lines should be placed underground. 2. All utility connections should be kept to the rear of the side of the building, out of view or screened. 3. All mechanical equipment and related structures should be effectively screened from grade level view as well as on the site views from within the development. 4. Mechanical equipment or other utility hardware on roof, ground, or buildings shall be screened from public view with materials harmonious 67 . PERIMETER CENTER DEVELOPMENT TEXT with the building. Rooftop mechanicals are to be screened according to code. Circulation: 1. Avery Road R.O.W. width and pavement section will be per approved engineering plan. 2. The Perimeter Drive shall have a 100-foot right-of--way and a 56' pavement width. 3. The south entry drive shall have an 80-foot right-of--way and a 56' pavement width and taper to a 60' right-of--way beginning directly south of the intersecting north-south service road. 4. The loop road shall have a 60' right-of--way and a 32' pavement width. 5. All other local public streets shall have a 60' right-of--way and a 32' pavement width. 6. Opposing curb cuts on Perimeter Drive and the Loop Road shall be offset no less than 100' (as measured from the driveway 's centerline) or directly aligned wherever possible, consistent with prudent traffic engineering principles and practice. 7. Plans shall meet the engineering comments contained in the staff report, subject to staff approval. Paving: 1. Asphalt paving for roads and parking areas. 2. Concrete curbs. 3. Concrete road paving as needed in service area. 4. Paint stripping in parking areas and on roads should match color or that used for Perimeter Shopping Center. 5. Sidewalks should be minimum of 4'-0" wide; paving material to be broom finish concrete. Parking: In addition to .meeting the current City of Dublin Code requirements, the following guidelines should:be followed in the design of parking facilities: 68 i PERIMETER CENTER DEVELOPMENT TEXT 1. All parking and loading shall be regulated by the Dublin Code Chapter 1193. 2. Drive-thru stacking areas for fast food restaurants shall accommodate a minimum of eight spaces per exchange window. 3. Bank drive-through stacking requirements as per the Columbus Zoning Code. 4. Parking stalls shall be laid out in the most efficient manner; 90 degree layouts are suggested with 9' x 9" stalls and 22' -24 `aisles. 5. All parking lots should be paved, curbed and internally drained. 6. Wheel stops should be used where sidewalks abut parking spaces, to prevent car bumpers overhang from blocking the sidewalks. Increase parking blocks from 6" to 8" in the parking areas adjacent to the outdoor seating area. 7. No parking shall be permitted on Perimeter Drive or Perimeter Loop Road. 8. One curb cut shall be permitted for each parcel. An additional combined curb cut shall also be permitted creating a maximum of three curb cuts for every two paxcels. 9. Where slops occur that exceed 3:1, the area shall be terraced or treated with erosion control materials, shrubs or ground cover. Materials with will roll, wash, or float away are to be avoided on these slopes. 10. Full, compact, handicap and motorcycle parking spaces shall be provided. 11. If compact parking spaces are provided, they shall be grouped in rows as illustrated, rather than a few spaces spotted at several locations around the site. All compact spaces shall be 16' long x 8' wide. 12. Handicap parking spaces shall be 19' long x 12 `wide. Handicap ramp access shall be included in conjunction with these parking spaces. 13. Required parking for the 5,000 square foot restaurant is 100 spaces. Required parking for the 850 square foot outdoor seating dining area is 17 spaces. Total required is 117. Reduce the required number of parking spaces to 82. 14. If deemed necessary, subject to staff approval, additional parking is to be provided. 69 s _ _ PERIMETER CENTER DEVELOPMENT TEXT Waste and Refuse: 1. All was and refuse shall be containerized and fully screened from view by a solid wall or fence. Service: 1. All loading activity shall occur within a building. 2. All refuse, trash and garbage collection shall be enclosed or not visible 3. No noises, smoke, odors, vibrations or other nuisances shall be permitted. 4. No area of the site will be used for outdoor-storage. 5. Service courts and loading docks shall be screened from all streets by landscaping, mounding, or walls. 6. All waste and refuse shall be containerized and fully screened from view by a solid wall or fence. 7. No materials, supplies, equipment or products shall be stored or permitted to remain on any portion of the parcel outside the permitted structure. 8. All noise producing services (as measured just off-site) are to be limited to the hours of 7:00 a.m. to 9:00 p.m., as required by code, and that a sign be mounted on the inside of the dumpster gates indicating the limitation of those services and that the dumpster doors are to remain closed at all times. Landscaping: 1. All landscaping shall conform to the Dublin Landscaping Code Chapter 1187. 2. In addition, landscaping within the Perimeter Loop Road setback shall include a continuous three-foot hedge with stone pilaster sixty feet on center with street trees planted 50' on center within the R.O.W. and planted +1 from the R.O.W. 3. Landscaping shall meet Code, the text, and the comments contained in the staff report, subject to staff approval. General Conditions: 1. As many existing trees as possible shall be preserved. 70 PERIMETER CENTER DEVELOPMENT TEXT 2. Any portion of a lot upon which a building or parking area is not constructed shall be landscaped. 3. Street trees on each side of an entry drive shall be set back twenty (20) feet from the curb to accentuate the entry/exit points. 4. A minimum green belt of ten (10) feet shall be maintained along each adjoining property lien. 5. Shrub plantings are recommended massed or clustered in beds rather than w~ singular shrub plantings. 6. Site unity can be maintained by specifying the same species of major landscape elements (shade trees, evergreen trees and ornamental trees). New compatible species of shrubs and ground cover will be introduced to the plant palette as needed to provide interest, focal points and screening around new development. Fence/Walls: 1. No chain link or wire fencing shall be permitted. Signs and Graphics: Signs and graphics play an important role in the Perimeter Center Mall. In past years in the development of cities, little attention has been paid to signs and graphics or their impact on the environment. We do not want this to happen in the Perimeter Center. Graphics: There shall be main identification for the out parcels on Perimeter Loop Road, Avery Road and Perimeter Drive. A. Dimensions of Signs: 1. Maximum area of sign face: 50 square feet per face. Signs are to meet code for primary and secondary image and are to be non-vinyl and externally illuminated and the color will be selected from the approved 71 ~..e PERIMETER CENTER DEVELOPMENT TEXT Perimeter Center palette of colors being dark blue, dark green, dark red and black, 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: 9' above top of adjacent street curb. Signs will be located on stone bases and shall not exceed 5 feet. 4. Logos shall be limited to 20 percent of each sign face. 5. A maximum of three colors per sign, excluding the background colors, are permitted. 6. No more than on 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 use having frontage on each of two public rights-of--way, two ground signs are permitted. Maximum height above grade shall be 9 feet. When two (2) ground signs are permitted for a corner lot the total maximum area of such sign faces shall not exceed 66.5 square feet. Neither ground sign shall, by itself, exceed the maximum allowable area of 50 square feet for each face. 7. Where more than one tenant occupies the building, there should be one sign identifying the name of the building only. 8. All building identification signs shall be freestanding, ground-mounted, double faced and set perpendicular to the street frontage. 9. No major building identification signage shall be attached to the building. Information Signage: 1. This category includes all information and directional signage other than identification which occurs on site. On site permanent direction signs, e.g. employee and visitor parking, deliveries, etc. will be of a common design material and size must meet signage standards. 2. The height of the signage is designed such that the viewing panel is always visible for a person seated in an automobile for a maximum height of 3-1/2' above grade. 3. All copy for information/directional signage shall be kept flushed to the left without identification. 72 ~ PERIMETER CENTER DEVELOPMENT TEXT 4. In addition to signage, traffic control may be indicated via painted markings on pavements. Architectural: Hei ht: 1. No out parcel structure shall be more than 28' in height. For structures with pitched roofs, this height limit will be measured to the roof peak. 2. Building facade height, as measured from the base of the eave to the ground elevation, shall not vary by more that 2' between buildings. 3. Building height for the Panera Bread structure shall not exceed 32' at the peak of the pitched roof. 4. Cross easement agreements are to be recorded prior to issuance of building permits. 5. Details of the "wall light fixture" and the "gooseneck fixture" are to be submitted and approved by staff. 6. Demonstrate to the satisfaction of staff and prior to applying for building permits that all conditions have been resolved. Color Palette: 1. Earth tones, muted and natural tones are preferred. Accent colors in brighter hues are permitted for building accent features only such as awnings, doors, limited trim, etc. A mixed palette on a single building should be carefully selected so all colors harmonized with each other. Colors and materials (brick, stone, roof, awnings, sign background, etc.) are to match the Perimeter Center materials scheme and color palette, subject to staff approval. Materials: 1. Warm-tone brick. 2. Stone veneer with limestone trim, (Limestone rubble in a coarse ashlar pattern). 3. Cedar shakes/shingles with not less than 3251b. per square weight. 4. Split-face concrete block uses as an accent with brick only. 73 ? PERIMETER CENTER DEVELOPMENT TEXT Roof: 1. Pitched roofs with gabled or hipped ends are required with a slope equal to 8/12 2. Minimum 8" overhangs are required. 3. Glass roofs are acceptable in portions of a structure. 4. Mansard roofs are not permitted. 5. Flat roofs are not permitted. Scale: 1. The scale of structures should be sympathetic to a residential character. 2. Structures should be designated to harmonized with the landscape. 3. The scale of each building can be aided through the use of articulated building elements, such as porticoes, dormers, recesses, and other such elements which help break up the mass and bring it into a more residential character. Wall Articulation/Fenestration: 1. In addition to using building elements to articulate the building mass, individual walls must be articulated with fenestration, pattern, or structural expression equally on all sides of each structure. 2. Blank facades on the "rear" of the building will not be permitted, however, articulating such facades with recesses, fenestration, fences, pilasters, etc. is encouraged. 3. The amount of fenestration should be balanced with the amount of solid facade. 4. With the exception of enclosed service corridors, the buildings shall have the same degree of exterior finish on all sides. 74 a:. A¢ ~ ~ ~ ~ ~ k,~i ~ - 0 1 ~ a ~ ' w~ ? ~ - ~ ~ S` 7 ~ r ~ r ~ ~ w~ ~ ~ ~ ~ z"~ =n y tr. ~ ~ i I `~l ~ t ~ 5 ~w•° ,l• ~ ~ ~ a ~ ! ~ i'» ' ~ ~.,q: i '~kt. aF1s ud~ 4 i•j~~jy}} ~ }fi' k^N k; C ` { ~ r, vl~' ';ji'+ 3= qi ~ ~ ~I t 1 y , ~ _ ~ ~i Y`~ u r 4 1'' z ; P.~~ ~ i ~ ,..,t a ~ n~ ~ i_ at ~ 1 ~ Nib ~ s ~ ,~e'. ~ ~ { ~ .~y _ d 1 a~ I f ~ r 1~ 1 i ~ ~ ~ t~ ~ ~ s ~ ` . 3 ~ ly.«,f 1 ~u~K~i > 1 A V ~ c ~ ' ~ ~ ' m o ~ ~ }r . ~ . G7 O ~ ~ Q n T x.r; X.. 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I i}~mt 5q Ro so '°W m i _ ` _ ~m b (p m -T r JI_ m D O Z ;Z - - n Ju m ~ r m - D - _1 O ~ ~ b" A Z o F ~ A € F A a ~ n w £ ~ ~ m g ~ D n _ P0~ A ~N ~ o N } 5° H O b C Rs 1 ~ m J r m ~ ~a a b !A '1 ~ 0 m z r m ~ o 1 = O yA L~ Z D A (~y n o N d nv ~u ~N t~ - N ~ n {tp~~ i N 1 Z Sm A ~ tN D D n m 11 n^% [i XT ~ i m~ F Y~ A O n y -I mm ~ ~ Jmc yNp~ ' Z m m m Y A X % D L Z n n -1 G1 ~ yy pN m m ~ T Z pANEIjA $R~D BENJIE LEWLS ROY L YODER ARCHITECT i Nc ~ EXTERIOR ELEVATIONS ~ ° ~v,~a~ v~...eM~...»..,....v,.....e.~..,._,.w..~.,...Y,,...~......»...e.,...._.e.,d,..~~,,.e..M :..""A.,':.~» r."'~`:.~ ...~."::...~..M..,.~~a... _ _ . PLANNING AND ZONING COMMISSION RECORD OF ACTION APRIL 19, 2001 ..C[TI' OF 1)OBL[N ' ision of ['lancing 00 Shier-Rings Road h, Ohio 43016-1236 Phone/TDD: b14-410-4b00 fax: 614-761-6566 Web Site: www.dublin.oh.us The Planning and Zoning Commission took the following action at this meeting: 4. Rezoning 01-0222 -Perimeter Center Subarea E Location: 1.959 acres located on the west side of Perimeter Loop Drive, immediately north of the US 33/SR 161 off-ramp. Existing Zoning: PCD, Planned Commerce District (Perimeter Center). Proposed Zoning: PCD, Planned Commerce District (Perimeter Center). Request: Review and approval of a minor Perimeter Center text revision to create Subarea L from the southern portion of Subarea E, to increase the maximum building heigl-~t to 32 feet (from 28 feet), to reduce the parking requirement, and to establish outdoor seating as a conditional use. Proposed Use: A 5,000 square-foot restaurant with outdoor seating. Applicant: Benjie F,nterprises, Inc., c/o Don Weaver, 2221 Teardrop Avenue, Columbus, Ohio 43235. MOTION: To approve this rezoning application because it is consistent with the Perimeter Center composite plan, continues the high quality architectural character of the surrounding ~ development, and the applicant has secured anoff-site parking agreement to supply the Code- required amount of spaces, with two conditions: 1) That the text be revised to reflect outdoor dining as a "conditional use" rather than a "permitted use," and that outdoor music or loudspeakers, outdoor advertising on umbrellas, and that outdoor winter storage of furniture be prohibited; and 2) That if it is deemed necessary by Dublin Code Enforcement, that parking spaces be added, subject to staff approval. * Michael Braunstein, attorney, agreed with the above conditions. VOTE: 5-0. RESULT: This rezoning application was approved. It will be forwarded to City Council with a positive recommendation. STAj; F CERTIFICATION ISO 9002 ~ ~ R E G I S T E R E. D >~UBMRTED X 3 0 Kyl Eze enior Planner 517 b ~oo~ Dublin Planning and Zoning Commission Staff Report -April 19, 2001 Page 15 4. Rezoning 01-0222 -Perimeter Center Subarea E Location: 1.959 acres located on the west side of Perimeter Loop Drive, immediately north of the US 33/SR 161 off-ramp. Existing Zoning: PCD, Planned Commerce District (Perimeter Center). Request: Review and approval of a minor Perimeter Center text revision to create Subarea L from the southern portion of Subarea E, to increase the maximum building height to 32 feet (from 28 feet), to reduce the parking requirement, and to establish outdoor seating as a conditional use. Proposed Use: A 5,000 square-foot restaurant with outdoor seating. Applicant: Benjie Enterprises, Inc., c/o Don Weaver, 2221 Teardrop Avenue, Columbus, Ohio 43235. Staff Contact: Kyle Ezell, Senior Planner. BACKGROUND: The applicant is proposing a Panera Bread store. It is the most recent in series of developments including Shell, BP, and the Perimeter Center shopping center anchored by Big Bear. The Perimeter Center text has strict guidelines regarding architecture, materials, landscaping and specific development standards to produce a cohesive gateway development. This text was originally adopted in 1988, but has been revised several times since then. This is a request for approval of a minor revision to the Perimeter Center Planned Commerce District text revision to create Subarea L from the southern portion of Subarea E. Subarea E was created for outparceUconvenience retail uses. The purpose is to keep the general standards of Subarea E intact, but to allow an increase in the maximum building height, to reduce the parking requirement, and to establish outdoor seating as a conditional use. There is a companion case for review of a development plan/conditional use for this site (see application 00-022). CONSIDERATIONS: Site Characteristics: • The site is 1.959 acres located on the west side of Perimeter Loop Drive, immediately north of the US 33/SR 161 off-ramp. The site is generally rectangular and flat. • The site and properties to the north, and east are zoned PCD as part of Perimeter Center. To the north of the site are the Shell and BP gas stations (with convenience stores and car washes), both of which were approved in 1999. To the east is the Perimeter Center shopping center within Subarea F. To the west across Avery- Muirfield Drive is the new Walgreens, Wendy's, Burger King, and Avery Square Shopping Center (Riverside Hospital PCD). Development Standards: • The proposed Subarea L complies with all development standards set forth in the currently zoned Subarea E, except for the changes listed below. Dublin Planning and Zoning Commission Staff Report -April 19, 2001 Page 16 Anew Subarea "L": The proposed Subarea L consists of this individual parcel of 1.959 acres and proposes three changes to the development standards of Subarea E: Outdoor dining, reduced parking requirements, and increased building height. • Other minor formatting revisions include updating the Perimeter Center Text Index including Subarea L, updating the Perimeter Center PCD Subarea Plan Map indicating Subarea L; Adding a description of the Perimeter Center Subarea Standards and deleting 1.959 acres from Subarea E (Services Zone) while adding a description of Subarea L (Services Zone of 1.959 acres); and inserting a new text for Subarea L on page 66 in the Perimeter Center Development Text section. Outdoor Dining: • Outdoor dining has been added as a Permitted Use (page 30 of the Perimeter Center PCD text). Staff believes that the proposed six tables located at the front of the building in this developed retail area is entirely appropriate. There are no residentially zoned properties near this parcel, thus noise, odor, and other associated nuisances will not affect any residences. To allow acase-by-case review for outdoor seating, staff recommends that outdoor dining be added as a Conditional Use only. • Staff recommends that outdoor music or loudspeakers, outdoor advertising on umbrellas, or winter storage of furniture outdoors be prohibited. These recommendations should be amended in the text. Parkin • As has been the case with other commercial developments within Planned Commerce Districts (Burger King, Wendy's and Walgreens for instance), a reduction in required parking is requested. Required parking fora 5,000 square-foot building is 100 spaces. Required parking per Code is 117 spaces (100 spaces for the building and 17 spaces for the outdoor dining area). • This proposal includes 82 spaces, which the applicant contends is adequate based on operations elsewhere. Developers Diversified (manager of the Perimeter Center shopping center directly across the street) has agreed to create across-parking agreement so the parking requirement can be met. Currently a landscaped mound separates the Big Bear lot from this site. Staff supports this parking arrangement if: 1) Employees are required to park at the shopping center; 2) A cross-walk be constructed across Perimeter Road; and 3) Signs indicating pedestrian traffic to warn motorists be placed on Perimeter Center Loop Drive. The text must be revised to reflect these recommendations and be specific to the "Panera Bread" development. Height of Building: The maximum building height in Subarea E is 28 feet. The applicant is requesting a maximum height of 32 feet in the proposed Subarea L. The increase in height will permit major mechanicals including HVAC equipment, heating and cooling units, condensing units, fans, etc. to be located within the roof. Four feet will not significantly change the character of a building in this location. • The BP gas station and Shell have heights of 28 feet. Staff believes that four extra feet will not compromise the intent of the original Perimeter Center PCD text. Dublin Planning and Zoning Commission Staff Report -April 19, 2001 Page 17 STAFF RECOMMENDATION: The proposed changes to the Perimeter Center PCD text are reasonable and will not affect the overall character of the larger development. Staff recommends approval with two conditions: Conditions: 1) That the text be revised to reflect outdoor dining as a "conditional use" rather than a "permitted use," and that outdoor music or loudspeakers, outdoor advertising on umbrellas, and that outdoor winter storage of furniture be prohibited; and 2) That the text related to parking should reference the "Panera Bread" development and state that: Employees will be required to park in the Shopping Center; A crosswalk be constructed; and Signs indicating pedestrian traffic to caution motorists be placed on Perimeter Center Loop Drive, all subject to staff approval. Bases: 1) The proposal is consistent with the Perimeter Center composite plan. 2) The proposal continues the high quality architectural character of the surrounding development. 3) The applicant has secured anoff--site parking agreement to supply the Code- required amount of spaces. ri _ ~ Dublin Planning and Zoning Commission • Staff Report -April 19, 2001 Page 18 5. Development Plan/Conditional Use 01-023DP/CU -Perimeter Center Subarea L - Panera Bread - 6665 Perimeter Loop Road Location: 1.959 acres located on the west side of Perimeter Loop Drive, immediately north of the US 33/SR 161 off-ramp. Existing Zoning: PCD, Planned Commerce District (Perimeter Center -revision pending). Request: Review and approval of a conditional use and development plan under the provisions of Section 153.051 and 153.236. Proposed Use: A 5,000 square-foot restaurant with six tables for outdoor seating. Applicant: Benjie Enterprises, Inc., c/o Don Weaver, 2221 Teardrop Avenue, Columbus, Ohio 43235. t Staff Contact: Kyle Ezell, Senior Planner. BACKGROUND: The applicant is proposing to build a Panera Bread store. It is the most recent in series of developments including Shell, BP, and the Perimeter Center shopping center anchored by Big Bear. The Perimeter Center text has strict guidelines regarding architecture, materials, landscaping and specific development standards to produce a cohesive gateway development. This text was originally adopted in 1988, but has been revised several times since then. This is a conditional use and a development plan application. -There is a companion case to amend the PCD text for this site (see application 01-022Z). The conditional use proposed includes outdoor seating adjacent to the front of the building (6 tables, 24 chairs on 850 square feet of patio). The Commission will also be responsible for reviewing the development plan to determine that it is a detailed and accurate representation of the approved Perimeter Center PCD composite plan and development text. The detailed design for site elements such as layout, utility extension, grading, architecture, signage, parking, landscaping, and lighting ~ are subject to review at this time. The Code sets out the following criteria of approval for a final development plan: Compliance with the Dublin Zoning Code and prior conditions of approval; • Creation of an expanded and more detailed representation of the approved preliminary plans; and • Consistency with sound zoning and planning concepts. The approval process for conditional uses is somewhat different. The Commission is to conduct a public hearing and render a decision within 30 days. The Commission determines, if, and under what conditions, the conditional use is appropriate Following approval by the Commission and Council, the applicant may proceed with the building permit process. A certificate of zoning compliance will lapse for a conditional use at the end of one year. - .-4-.... Dublin Planning and Zoning Commission Staff Report -April 19, 2001 Page 19 CONSIDERATIONS: Site Characteristics: • The site is 1.959 acres located on the west side of Perimeter Loop Drive, immediately north of the US 33/SR 161 off-ramp. The site is generally rectangular and flat. • The site and properties to the north, and east are zoned PCD as part of Perimeter Center. To the north of the site is the Shell gas station, the BP gas station (with convenience stores and car washes), both approved in 1999. To the east is the Perimeter Center shopping center (Subarea F). To the west across Avery-Muirfield Drive is the new Walgreens, medical offices, Wendy's, Burger King, and Avery Square Shopping Center (Riverside Hospital PCD). Development Standards: • The proposal is a 5,000 square-foot restaurant, located on the south side of the site. Parking is provided in the front (north) and sides (east and west) of the building. A 13-foot lane is proposed to the rear of the building for delivery trucks. • Buildings are required to appear residential and project a "non-commercial" image from Avery-Muirfield Drive. Sign and trim colors are very limited in the parameters of the Perimeter Center color/material schemes and palettes. • Within the new Subarea L (and previous Subarea E), the total building coverage cannot exceed 25 percent of the lot area. The proposed building coverage is about 5.8 percent. • The text requires minimum building setbacks of 50 feet and minimum pavement setbacks of 30 feet on both Avery-Muirfield Drive and Perimeter Loop Road. Ten- foot sideyards are required. The proposed plan conforms to these setback requirements. Site Layout: • This development is oriented toward the shopping center (as are the adjacent Shell and BP gas stations as required by Subarea E). Its primary entrance is oriented toward the Perimeter Center shopping center. This proposal will be one of the most visible developments of Perimeter Center because of the proximity to the Avery-Muirfield off-ramp, which serves as a gateway site for the PCD. • This site has one curb cut (30-feet wide) to access Perimeter Loop Road. An internal connection will link the Shell station to the north. Evidence of recorded cross easement agreements must be provided prior to the issuance of building permits. • A dumpster is located on the west side of the property and is properly screened. • There are 82 parking spaces (78 regular and 4 handicap) located on the front (north) and sides (east and west) of the building. Outdoor Dining as a Conditional Use: • A companion rezoning application (01-0222) has been submitted to allow outdoor seating, creating a new subarea ("L") to accommodate this request. • The 850 square-foot patio is located in the front of the building, and will include 6 tables and 24 seats. • Outdoor seating on this site must conform to the approved Perimeter Center PCD text for Subarea L. Dublin Planning and Zoning Commission Staff Report -April 19, 2001 Page 20 Landscaping/Tree Preservation: • The landscape plan incorporates several features required by the development text. The Perimeter Loop Road frontage consists of an evergreen/stone pilaster treatment. The hedge/stone pilaster design is continued along AverylMuirfield Drive along the west side of the building and parking lot. The proposed plant material should be changed to reflect the correct species and numbers of the approved 1995 Avery/Muirfield Drive buffer plan. Pilaster spacing should be consistent with the existing sites. The height of the column needs to be increased to three feet to be consistent with the other outparcels. r~... Abutting SR 161/LJS 33, a six-foot high mound plus one tree per 30 feet is required. The existing mound was planted several years ago, and the dead trees along the mound will be replaced along the road. The height of the mound in relation to this site needs to be verified on the plan with spot elevations. The landscape plan is deficient in several areas. Parking lot screening is missing along the north side of the site. In order to use off-site plant material to meet Code requirements, a legally executed landscape easement will have to be prepared and recorded. The hedge along the east side of the parking lot may not adequately screen the cars due to its distance from the edge of pavement. Additional screening may have to be located adjacent to the parking lot to meet the intent of the Code. Parking lot perimeter trees are missing altogether. • The landscaping plans need to incorporate perimeter trees and a further enhancement of the detention basin. Plant species should also be better coordinated with the Shell station. • Interior landscaping is short by approximately 250 square feet and one tree. Several of the proposed areas do not appear to meet the minimum inside width requirement of seven feet. Alight pole will have to be relocated from an island due to a tree/light pole conflict. • Two small satellite dishes (on the west and south elevations) must be painted to match surrounding materials and match the Perimeter PCD palette. Any other mechanical units will have to be screened to Code. • Maintenance for awnings must be ongoing and the responsibility of the property 1i"' owner. • The dumpster will be screened with aneight-foot wall, which will include a stone and brick face (to match the building facade). The front (west) elevation will be the opening (1"x8" rough sawn cedar on a steel frame). These must match the Perimeter PCD color palette. • The landscape plan needs to include street trees for both Avery/Muirfield Drive (sweetgum) and Perimeter Loop Road (red oak). Staff recommends the addition of shade trees within the patio area. Utilities and Storm Water: • The site has access to an eight-inch water line along Perimeter Loop Road. The site has access to sanitary sewer that is located at a man-hole at the northeastern corner of the property. ~,r" Dublin Planning and Zoning Commission Staff Report -April 19, 2001 Page 21 • The access to Perimeter Loop Drive is 150 feet from the access to the Shell gas station. Staff recommends moving this access point to at least 200 feet (50 additional feet) from the gas station access drive. • A 3,500-foot dry retention/filter area is shown on the southeastern corner of the site. The development must meet all stormwater regulations. The building must also meet fire department regulations and could need additional fire repression systems. Architecture: • The architecture of the building is similar in scale, massing, and materials as other buildings in the Perimeter Center PCD. An 8/12 pitch hip roof with cedar shakes is proposed. Each elevation is articulated with the brick and stone pattern from the Perimeter Center PCD text, and is similar to the other constructed buildings. • The building will have a stone base and brick walls. These must match the color palette for Perimeter Center. • The rear elevation facing the off-ramp and Avery-Muirfield Drive is enhanced with awnings to soften the SR 33/US 161 off-ramp view. The awnings must match that of the Perimeter Center color palette. • Five louvers are shown (two on the roof and three on the top section of the south elevation). These will be painted to match the surrounding cedar shakes or brick, but must meet the color palette for Perimeter Center. Parking: • As has been the case with other commercial developments within Planned Commerce Districts (Burger King, Wendy's and Walgreens for instance), a reduction in required parking is requested. Required parking fora 5,000 square-foot restaurant is 100 spaces. Required parking per Code is 117 spaces (100 spaces for the building and 17 spaces for the outdoor dining area). • This proposal includes 82 spaces, which the applicant contends is adequate based on operations elsewhere. Developers Diversified (manager of the Perimeter Center shopping center directly across Perimeter Loop) has agreed to create across-parking agreement so the parking requirement can be met. Currently a landscaped mound separates the Big Bear lot from this site. Staff supports this parking arrangement if: 1) Employees are required to park at the shopping center; 2) A cross-walk be constructed across Perimeter Loop Road; and 3) Signs indicating pedestrian traffic to warn motorists be placed on Perimeter Loop Road. Revised plans must be submitted to reflect these changes. Lighting: • The proposed lighting plan meets the Dublin Lighting Guidelines for light uniformity and light trespass. • The text requires cut-off light fixtures no higher than 28 feet. The proposed lighting plan shows 28-foot pole-mounted fixtures (Lithonia Lighting Metal Halide KSF2). Wall lighting (Lithonia Lighting Cutoff Mini-Wa1lPaks TWAC) is proposed that will be flush-mounted with the canopy ceiling. • Details need to be submitted for two light fixture styles shown on the elevation drawings (the wall "Light Fixture" and the "Gooseneck Light Fixture."). Dublin Planning and Zoning Commission Staff Report -April 19, 2001 Page 22 Signs: The signs meet the required setbacks for Avery-Muirfield (10 feet) and Perimeter Loop (8 feet). • Two different sign designs (Options A and B) have been submitted. Both contain stone bases matching the building, but must be an approved stone from the color palette ("Buff 'limestone brick). The signs both contain a vinyl internally illuminated double-sided sign face. Option A, which faces Avery-Muirfield Drive will be six feet tall and contain a 24 square-foot sign face. This design is consistent with other signs along Avery-Muirfield Drive. The placement of the sign base must align with the stone pilasters along Avery Road. Option B will is shown along Perimeter Loop Road, and will contain the same materials (which also must meet the palette colors and materials). Option B's sign face will be 12 square feet and will share the top of the monument with stone on one side. The height of Option B is five feet. The street number should be incorporated into the lower corner of the sign face or on the sign base. Both signs do not meet the provisions for primary and secondary image. The white oval behind the word "Bread" needs to be removed. All sign designs must be revised to meet Code. • The proposed background color is PMS 1355 Opaque Green, with black and white copy. The logo is proposed to be black and PMS 1344 Gold. Background colors and graphics must be revised to match the color palette. STAFF RECOMMENDATION: This proposal adds another quality development and meets the intent of the Perimeter Center Planned Commerce District. Outdoor seating on this site will provide a unique atmosphere for patrons and will have minimal negative effects on surrounding properties. Staff recommends approval with nine conditions: Conditions: 1) That the outdoor dining area conform to the Perimeter Center Planned Commerce District Development Text; 2) That the colors and materials (brick, stone, roof, awnings, sign background, etc.) be revised to match the Perimeter Center materials scheme and color palette, subject to staff approval; 3) That the landscape plan be revised to meet Code and the text, and the comments contained in this staff report, subject to staff approval; 4) That all plans be revised to reflect the engineering comments contained in this staff report; 5) That the signs be revised to meet Code for primary and secondary image and meet the materials and color scheme for the Perimeter Center PCD; 6) That evidence of recorded cross easement agreements must be provided prior to the issuance of building permits; 7) That employees are required to park across Perimeter Loop Drive in the shopping center parking lot, and that plans demonstrate across-walk and Dublin Planning and Zoning Commission Staff Report -April 19, 2001 - Page 23 signs to alert motorists to pedestrian traffic on Perimeter Loop Drive, subject to staff approval. 8) That details for the light fixture styles shown on the elevation drawings (the wall "Light Fixture" and the "Gooseneck Light Fixture") be submitted; and 9) That the applicant schedule apre-submittal meeting after all the above conditions have been resolved to the satisfaction of staff and prior to applying for building permits. Bases: 1) The proposal is consistent with the Perimeter Center composite plan. 2) The proposal continues the high quality architectural character of the w~ surrounding development. • 1 ~ ~ ~ HOL7t1YERL d~ ~O 1 _ a . ~O, 04` ~g. H cr. E 3 Dm[orm 1 A AL PLtTi[S ~ d > ~ .Ni t ~ ~ ~ s'~ s~LLS ~ i ~ M4 o sACCH~u A d 4 ~ ~V59 ~ ~ 1[[1NCIE A ~ ~ OLD P~ { ~ Cf 11IICHITA 8 1 g~ P8 ~ . I P~,gg D i ~s% ~ I~ c,~veti ~ ~ c?~ ~ ~o 1 = ~ OISIN R~~ ~ ~ DG$ D$ ~ C~. 1 Ct ADVSNTQ R 4 01TALA C~'~ o = CBANGE D `'~n[O ARAP OS CS ~ ~ ~ a _ D~ ~ p ~ ~ ~6 r~~p Ct ~ ~ F ~ TARA I DR P7 Cp~i4 H[u.I = FARMS PWKWY POSE RD - - LAKES LOOP 1fAId. ~~T ~ a ~ ~ ~ • ~ PERIaQsTBR DR Pte. L$ a ~ ~ tai p v' P c~ ~ ~ s~ 'd a SITE . ~ V~NTtJRE DR , o . r r • r r • r • • ` r COLUI[BU$ 1(ARYSVIILE RD ; i a ~ ~ i s t ~ ~ CGS RD j a ~ - r ' ~ ~ 1 i u.L PL o ! t G CGS DR ~ ~OVA'PION 1 1 1 ovsr~oit 1 J VfAY r, DAN-.~ . OVATION R • ~ OtDENB~H . RFaiDAIL ssNUx ~ . BRIDGE ~Pn~~"' ~ ~ ~ r~ 1 4 1 i CORLEY DR a. ~ t 1A~N a SC017A GT ~(OERNBR ~ TEMP ~ ~ _ r_~vtlr_ rr 1 01-0222 & 01-023DP/CU SCALE: 1 INCH EQUALS 1200FT ~ Panera Bread i ~ ~ 6665 Perimeter Loop Road • -.-r.~.._.~ _~s Bn y - T 1 1 1 R-1 t e ~ ~ ' R-~ - R, R- Puo P~ ~ - - PUD ~ PLR ups '1 CD Pc IT p :-1 B ~ PIP Puo u GI R~ RI ~Po PCD R ~ Ri s Puo RI PLR 2 i IAOP Y - ~c O PLR LR R ' R- 01-0222 & 01-023DP/CU -B Panera Bread • ~o ~ 6665 Perimeter Loop Road _ _ a _ Dublin Planning and Zoning Commission D Minutes -April 19, 2001 ~A~~ Page 11 6. Rezoning 01-0222 -Perimeter Center Subarea E and 7. Development Plan/Conditional Use 01-023DP/CU -Perimeter Center Subarea L - Panera Bread - 6665 Perimeter Loop Road Kyle Ezell presented these two cases together: a rezoning to amend the Perimeter Center PCD text and a combined development plan and conditional use application. The proposal is a Panera Bread store on a two-acre site at the newly renovated US 33 off-ramp. The six-foot mound does not shield this site from the ramp height. He showed slides of the site. The materials will match those on the neighboring buildings and meet Perimeter Center PCD text. Mr. Ezell said this site is in Subarea E (Services Zone) which permits restaurant and retail uses. This request is to create Subarea L with modified development standards for this site. Text revisions include raising the building height from four feet to 32 feet, permitting outdoor seating/tables as a conditional use, and reducing parking spaces from 117 to 82 spaces. Mr. Ezell said staff recommends approval of the outdoor seating. There is no nearby residential area. The height increase will permit mechanicals inside the roof. Mr. Ezell said Condition 2 in the rezoning case and Condition 7 in the development plan should be removed. He said staff recommends approval of the rezoning application with one condition: That the text be revised to reflect outdoor dining as a "conditional use" rather than a "permitted use," and that outdoor music or loudspeakers, outdoor advertising on umbrellas, and that outdoor winter storage of furniture be prohibited. Mr. Ezell said staff recommends approval of the development plan/conditional use with 8 conditions: 1) That the outdoor dining area conform to the Perimeter Center Planned Commerce District Development Text; 2) That the colors and materials (brick, stone, roof, awnings, sign background, etc.) be revised to match the Perimeter Center materials scheme and color palette, subject to staff approval; 3) That the landscape plan be revised to meet Code and the text, and the comments contained in this staff report, subject to staff approval; 4) That all plans be revised to reflect the engineering comments contained in this staff report; 5) That the signs be revised to meet Code for primary and secondary image and meet the materials and color scheme for the Perimeter Center PCD; 6) That evidence of recorded cross easement agreements must be provided prior to the issuance of building permits; 7) That details for the light fixture styles shown on the elevation drawings (the wall "Light Fixture" and the "Gooseneck Light Fixture") be submitted; and 8) That the applicant schedule apre-submittal meeting after all the above conditions have been resolved to the satisfaction of staff and prior to applying for building permits. Michael Braunstein, attorney for the applicant, said the driveway issue was still unresolved. If they move it south, it cuts into six parking spaces on the perimeter of the site. Don Weaver, project architect, said the biggest concern is that their access is 150 feet away from the Shell station driveway. Their two-acre site, after easements, etc. are subtracted, is only one acre. If the drive is moved further down, it will cut into the parking along Perimeter Loop Drive and it disturbs the flow into the site. They will have to maintain that cross access from Shell. He said working with staff has been a good experience. Mr. Weaver said this is the last site on Dublin Planning and Zoning Commission Minutes -April 19, 2001 . Page 12 Perimeter Loop Drive, and being 50 feet short of engineering standards should not present a problem. Mr. Weaver said 82 spaces will be adequate because they do not have adrive-thru or a peak lunch hour. He said the food industry uses an 80 percent occupancy, but their tables normally have only one or two people apiece. He said the outdoor dining area was limited by the weather. About 40 percent of Panera's business is morning carryout, and lunch carryout is 25 percent. Mr. Weaver said it was economically unfeasible to get a parking agreement with Big Bear. Mr. Weaver said a 32-foot height is needed to put the mechanicals above the ceiling. He said he will start with a 14-foot plate height for the trusses. He also is required an 8:12 roof pitch, per the text, which does not allow space in the truss to include the mechanical units. Mr. Fishman said he had no problem with a variance on parking. He was concerned about successor uses. He asked what could be done to protect Dublin against uses that would cause parking problems. Mr. Banchefsky said if a similar use moves into the building in the future, there was nothing that could be done to require more parking. Mr. Eastep asked if the parking could be varied under the development plan just for this use. Ms. Clarke said no, because the composite plan will run with the land. It is not use specific. Mr. Banchefsky said this not a variance, but a rezoning of this parcel. Ms. Clarke said typically, if a need for additional parking is demonstrated, it is handled by securing off-site parking. Mr. Sprague said that may be a deterrent for an intense future user. Mr. Fishman suggested that if more parking is deemed needed, then leases for off-site parking will be required. He did not want cars parked on Perimeter Loop Drive. Mr. Braunstein agreed that if a safety issues arise due to reduced parking as determined by Dublin's Code Enforcement, then the applicant/owner shall be required to obtain off-site parking to meet Code. Mr. Lecklider was concerned about the dumpster facing Avery-Muirfield Drive, and that they are often left open. Mr. Ezell agreed the site is very visible, and either the east or west side was the best dumpster location. Mr. Lecklider wanted a sign posted inside the gate stating the operating hours and that the doors must remain closed at all times. Mr. Lecklider said a vinyl, internally illuminated sign was inconsistent with the outparcels. Mr. Ezell said the proposal is a metal cabinet, like McDonald's, with internal illumination. Pin- mounted letters were discussed. Mr. Ezell said the applicant agreed to comply with the Commission's direction. Mr. Braunstein asked if an internally lit sign was wanted and noted that there is no signage on the building. Panera Bread preferred to use its standard colors. Mr. Fishman said the Sign Code is a hard issue for the community to compromise on. He preferred an externally lit sign, and Mr. Eastep suggested pin-mounted letters. Mr. Lecklider suggested an externally illuminated painted wood sign. Mr. Fishman said the proposed sign indicates the wrong green shade, and will need to be changed to meet the text. Dublin Planning and Zoning Commission . Minutes -April 19, 2001 Page 13 Regarding the heating/cooling units, Mr. Weaver said most of the ductwork would be between the ceiling and the bottom of the unexposed trusses. Mr. Eastep thought even with the 8:12 roof pitch, it would be possible to stay under the height limit. He also suggested a Georgian hip roof. Mr. Weaver said it will not work, and he did not like the look of the hip roof. He said he cannot shrink the building. Mr. Eastep said the overhang was short. Mr. Weaver said he could drop the pitch to 7:12. The building will only block the Big Bear parking lot. Mr. Eastep said the intent of the height limit in the text was to de-intensify the retail area. Mr. Sprague said this site is at a beautifully landscaped intersection and should look nice. He thought a 32-foot height would work. Mr. Fishman was concerned about the precedent. Mr. Ezell said the applicant has agreed to meet the Landscape Code. Mr. Fishman said large trees would help soften the height. Ms. Newcomb agreed.. She said the six-foot mounding along the US 33 ramp and the trees will be replaced. There is also screening and the Avery-Muirfield Drive buffer. Mr. Weaver agreed to work with staff regarding the landscaping. Mr. Eastep asked if the louvers could be of cedar to assure they will hold paint. Mr. Weaver said the louvers would be exhausting cooking equipment. Mr. Eastep asked if there was any grease- laden cooking. Mr. Weaver said no. He said there will be plumbing stacks protruding the roof. There should be no other roof top mechanical penetration. He said the HVAC equipment will be enclosed inside. Mr. Weaver said the electrical transformer will be screened. Mr. Eastep said cedar louvers can not exhaust heat. Mr. Weaver said they will paint them in to match the brick. Mr. Eastep asked if the curb stops at the outdoor seating area could be increased to eight inches. Mr. Weaver agreed. Mr. Eastep asked if the dumpster opening could be rotated to the north, instead of facing west. Mr. Weaver said it would be a real hardship to place the dumpster at the front door. There is barely enough room to get truck service to it. Mr. Fishman said the location was fine if the doors are closed. Mr. Eastep and Mr. Sprague agreed that was the biggest issue. Mr. Lecklider suggested placing a sign inside the gates, to remind employees to close the doors. Mr. Lecklider made a motion to approve this rezoning application because it is consistent with the Perimeter Center composite plan, continues the high quality architectural character of the surrounding development, and includes an off-site parking agreement, with two conditions: 1) That the text be revised to reflect outdoor dining as a "conditional use" rather than a "permitted use," and that outdoor music or loudspeakers, outdoor advertising on umbrellas, and that outdoor winter storage of furniture be prohibited; and 2) That if it is deemed necessary by Dublin Code Enforcement, that parking spaces be added, subject to staff approval. Michael Braunstein, agreed to the above conditions. Mr. Eastep seconded the motion, and the vote was as follows: Mr. Fishman, yes; Mr. Sprague, yes; Mr. Gerber, yes; Mr. Eastep, yes; and Mr. Lecklider, yes. (Rezoning approved 5-0.) Mr. Eastep made a motion that the development plan/conditional use be approved because it is consistent with the Perimeter Center composite plan, and continues the high quality architectural character of the surrounding development, with 12 conditions: Dublin Planning and Zoning Commission Minutes -April 19, 2001 A~~ Page 14 1) That the outdoor dining area conform to the pending Perimeter Center Planned Commerce District Development Text as it may be amended by City Council; 2) That the colors and materials (brick, stone, roof, awnings, sign background, etc.) be revised to match the Perimeter Center materials scheme and color palette, subject to staff approval; 3) That the landscape plan be revised to meet Code, the text, and the comments contained in this staff report, subject to staff approval; 4) That all plans be revised to reflect the engineering comments contained in this staff report, subject to staff approval; 5) That the signs be revised to meet Code for primary and secondary image and that the materials be changed to be externally illuminated and non-vinyl and to meet the pre- approved materials and color scheme for the Perimeter Center PCD, subject to staff approval; 6) That evidence of recorded cross easement agreements be provided prior to the issuance of building permits; 7) That if it is deemed necessary by the Dublin Code Enforcement office, that parking spaces be added, subject to staff approval; 8) That details for the light fixture styles shown on the elevation drawings (the wall "Light Fixture" and the "Gooseneck Light Fixture") be .submitted; 9) That parking curbs be increased from six inches to eight-inches in the parking areas adjacent to the outdoor seating area; 10) That rooftop mechanicals be screened according to Code; 11) That all noise producing services (as measured just off-site) be limited to the hours of 7:00 a.m. to 9:00 p.m., as required by Code, and that a sign be mounted on the inside of the dumpster gates indicating the limitation on those services, and that the dumpster doors must remain closed at all times; and 12) That the applicant schedule apre-submittal meeting after all the above conditions have been resolved to the satisfaction of staff and prior to applying for building permits. Mr. Braunstein, on behalf of the applicant, agreed to the above conditions. Mr. Gerber seconded the motion, and the vote was as follows: Mr. Lecklider, yes; Mr. Fishman, yes; Mr. Sprague, yes; Mr. Gerber, yes; and Mr. Eastep, yes. (Development plan/conditional use approved 5-0.) Mr. Ezell thanked the applicant, as did the Commissioners. Mr. Sprague said it would be a wonderful facility on a difficult site. Mr. Fishman welcomed Panera Bread. Mr. Sprague asked the Commissioners to consider a date for a brainstorming session. He adjourned the meeting at 10:18 p.m. Respectfully submitted, Libb FarPe Y Y Administrative Secretary Planning Division SITE PLAN oyD 3+ ~1 . ,0 919. 9G 0 ~ m ~ O 9203~ / pGE ~ mN ep q1~.9 \ ? ~ m ~o ~~v \ ` 0 2 \ S $20.3 920.70 'F ~ ~ N r ~,P`~~'~ c ~ ~N j5~~ 052 °o m ~ RVE DA1A- CU i ~ ~ \ u, a~ ~ ~ N ~3gp26~ ~ ra'e ,cRe~ y • ~ .P. 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Z 1~ r•. _ C m PRO SSIONAL CONSULTATION ~ DESIGN ~ FABR.ICATION ~ J 01-0222 & O1-023DP/CU Panera Bread 6665 Perimeter Loop Road n oa o o~ ~ ~ x~ ~ ~ o ~ ~ C'~ m ~ ~ op~oo oo' U~ ~p--C O F-~ r "i p vi o 'y=iOM Y ~"'~f Z~~r3 ?C ~ ~ ~ DpDpn~T ~ C ~~~zD - ~ W ^'nDr~ 0 a w ~ Q Dp~D-1 00 ~ tjj ~Z=gym N tij ~ ma°-=° c °i °w = b mzm~~ ra~o~m r~OZ r w N W p 5~,?~ 0 0 o°`o .ai ~p0~ o z~=p mxm3 m _o A C~Oz c ~ r3pm T o j Z tnp=° ~ a r ~ O=nO Z 0~~~ ~ , ~ p vmi vmi mom O ~ ~ Z~m° ~ ~ a m r o'o m ~ yy,~ b ao ~ pp3 Z I < ~=Z W f~ ~ m °Da~ s~,~ camp v+ x • z f~D~_ 'v 3m~ ovCo m ~ o T w g' r 70 ~m~ Za vm p ~ a ai 2 ref m ti z O 0 ~ D o cm z pN z c~ p m= ~ - q a m 70 Q ~ Z ~ ~r.. m W o m ~ N ~ .l O_ m P FESSIONAL CONSULTATION ~ DESIGN ~ FABRICATION ~ 01-0222 & O1-023DP/CU Panera Bread 6665 Perimeter Loop Road APR-05-01 12.39 FROM:DDRC -Tenant Coordination ID=2167551801 PAGE 2/2 . - -Developers . - -Diversified m Realty Corporation April 4, 2001 Mr. Roy J. Yoder Roy J. Yoder Architect, inc. 4111 Executive Parkway, Suite 303 Westervlle, OH 43087 RE: Panera Bread overflow parking Perimeter Loop Road - Dublin, Ohio Dear Mr. Yoder. We have found that we have excess parking at this center, and are very willing to negotiate an agreement to accommodate the necessary parking so Panes Bread can meet their parking requirements. Sincerely, pEVEOPERS DIVERSIFIED REALLY r~ ¦ri Danie( L. Drobnic Specialty Leasing Manager pt.p:jmb n r ~~14 ~ ~i! o-i Day ~ CITY nF (1I i~~ tn~ 01-0222 & 01-023DP/CU 3300 Enterprise Parkway, P.O_ Box 228042. Beachwood, Ohi Panera Bread lei: (2i6) 755-5500 Fax: (216) 755-1540 - www_ddr< 6665 Perimeter Loop Road ,J~ d R I ~ ,~qa p,. e i~~ n ~ ~ ~ ~ y~ L l II I Yi. 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