(A) Lot requirements. In addition to the provisions of §§ 153.070 through 153.076, the following requirements for arrangement and development of land and buildings shall be met in the ID-1, ID-2, ID-3 and ID-4 Districts. For the Research Recreation (ID-5) District, lot requirements shall be those as identified in the latest adopted version of "Planned Industrial Park Development Text: Northwest Dublin Commercial Park/Sports Ohio."
(1) Intensity of use. Lot size shall be sufficient to provide the yard spaces required by this section and the following provisions:
(a) Minimum lot size. The size of lots within the Innovation Districts shall meet the following:
Zoning District | Minimum Lot Size |
ID-1 | 3 acres |
ID-2 | 2 acres |
ID-3 | 3 acres |
ID-4 | No minimum |
(b) Maximum lot coverage. Lot coverage for structures and impervious surfaces shall not exceed the following.
ZONING DISTRICT | MAXIMUM LOT COVERAGE |
ID-1 | 70% |
ID-2 | 75% |
ID-3 | 70% |
ID-4 | 75% |
(c) Building height. The height of principal and accessory structures shall be limited based upon setback requirements of this District and as limited by the Height Regulating Plan in the Community Plan's Economic Advancement Zone Plan. All structures greater than 68 feet in height shall require conditional use approval in accordance with § 153.236.
(2) Setback requirements. Placement of structures and improvements shall provide sufficient separation to the adjacent site or use according to the following provisions. Setbacks shall be provided as necessary to accommodate any additional site requirements such as landscaping, mounding and buffering.
(a) Lot width. Lots shall be a minimum of 60 feet in width at the public right-of-way.
(b) Front yards. The required front yard setback for principal and accessory structures shall be determined based on the roadway type as identified by the EAZ Transportation Plan.
STREET TYPE | REQUIRED FRONT SETBACK |
Arterials | 50 feet |
Collectors | 35 feet |
Local | 30 feet |
(c) Side and rear yards. The following setbacks for components of principal and accessory structures shall be determined based upon the height of each individual component.
Building Height | Side/Rear Building Setbacks | |||
ID-1 | ID-2 | ID-3 | ID-4 | |
17 feet | 30 feet | 15 feet | 30 feet | 15 feet |
>17 – 34 feet | 35 feet | 20 feet | 35 feet | 20 feet |
>34 – 51 feet | 50 feet | 35 feet | 50 feet | 35 feet |
>51 feet | 75 feet | 50 feet | 75 feet | 50 feet |
Required side and rear setbacks for principal and accessory structures for non-residential uses shall in no case be less than 75 feet from a limited access right-of-way and 30 feet from any residential zoning district or a residential subarea of a planned development district as listed in § 153.016, unless developed as part of the ID-4 District.
(d) Side pavement setbacks. Required side yard setbacks for pavement, which includes open storage, service and loading areas, shall be at least 15 feet, except for common access drives or shared service courts. Required side pavement setbacks shall be at least 30 feet from any residential zoning district or a residential subarea of a planned development district as listed in § 153.016.
(e) Rear pavement setbacks. Required rear yard setbacks for pavement, which includes open storage, service and loading areas, shall be at least 25 feet, except for common access drives or shared service courts. Required rear pavement setbacks shall be at least 75 feet from limited access right-of-way and 50 feet from any residential zoning district or a residential subarea of a planned development district as listed in § 153.016.
(B) Additional outdoor requirements. The following requirements for outdoor storage, operations and service areas shall be met in the ID-1, ID-2, ID-3 and ID-4 Districts. For the Research Recreation (ID-5) District, requirements shall be those as identified in the latest adopted version of "Planned Industrial Park Development Text: Northwest Dublin Commercial Park/Sports Ohio."
(1) Outdoor operations. Uses shall operate entirely within an enclosed structure, unless it is determined by the Director that proposed outdoor operations are harmonious to the surrounding area and are adequately screened.
(2) Outdoor storage. Exterior storage shall be screened in accordance with § 153.133(C)(1). Storage must be located to the side or rear of all buildings and shall not be visible from adjacent properties or from the public right-of-way. Areas devoted to the storage of materials, supplies, equipment or products outside of a permitted structure shall not exceed the following:
(a) An area equal to 25% of the GFA of the primary building when the GFA is less than 225,000 square feet;
(b) An area equal to 5% of the GFA of the primary building when the GFA is more than 225,000 square feet; or
(c) An area equal to 50% of the GFA of the primary building within the ID-3 District.
(4) Service areas. Overhead doors shall be located to the side or rear of structures to minimize visibility from public streets. Open service areas and loading docks shall be screened by walls a minimum of six feet in height, but not greater than 12 feet. Walls, fences or landscape screening shall have 100% opacity to effectively conceal service and loading operations from an adjoining public right-of-way and from any residential zoning district or a residential subarea of a planned development district as listed in § 153.016. Compliance with the provisions of § 153.133(C) shall also be required.
(5) All storage areas and structures for outdoor mechanical equipment must be screened so as not to be visible from the street and from pedestrian circulation areas, or recessed within the footprint of the building.
(C) Architectural requirements. The following requirements for architectural design shall be met in the ID-1, ID-2, ID-3 and ID-4 Districts. For the Research Recreation (ID-5) District, architectural requirements shall be those as identified in the latest adopted version of "Planned Industrial Park Development Text: Northwest Dublin Commercial Park/Sports Ohio."
(1) Design purpose. The Innovation Districts utilize architecture as a key component for establishing a specific character for the area. Structures within the Innovation Districts are expected to have a forward-looking, contemporary architectural expression that is typically associated with technology and research uses. Buildings within the Innovation Districts shall reflect the high standard of development that is found throughout the community while seeking to accommodate the unique nature of uses within the Districts. All development in the Innovation Districts shall be required to meet the objective architectural requirements of this section unless a modification is approved, as provided herein. These requirements are intended to encourage creative architectural design while setting a level of expectation for development.
(2) Architectural intent. All structures within the Innovation Districts are expected to be thoughtfully designed with materials, detailing, scale, and proportion that is intentional and carefully thought through and with specific attention toward aesthetics and overall style and character. Buildings may utilize any combination of exterior materials from the list of permitted materials, however, in all cases, these materials shall be applied in a manner that provides well-detailed and aesthetically pleasing facade surfaces. Characteristics of a well-detailed facade include, but are not limited to, deliberate joint patterns, finished edge detailing, and durable, rust and fade resistant finishes. Concealed fasteners are highly encouraged.
(a) ID-1. The Research Office District is intended to focus on larger buildings with multiple stories. As a district with high visibility focused on office-type construction, greater attention to architectural style and variety will be expected than other portions of the Economic Advancement Zone. Elements of the ID-1 District that are within the research support buffer may have a greater focus on retail and mixed use construction, but should utilize the same attention to quality and detail as other technology-related structures.
(b) ID-2. The Research Flex District is expected to have a greater focus on smaller footprint buildings that effectively blend office and industrial design together in a manner that pays attention to quality and detail. The high quality level of the Research Office District is desired; however, review of projects in the ID-2 District will recognize that the increased emphasis on industrial-type components will warrant greater architectural flexibility to meet the needs of the market segment.
(c) ID-3. As the most remote district of the EAZ, the Research Assembly District is planned for more intensive industrial activity. With larger footprint manufacturing expected as a focus, a high level of quality is expected. The level of architectural detail and variation expected in this district will be lessened to meet the needs of clean manufacturing operations and smaller flex construction with different price points.
(d) ID-4. Located adjacent to park amenities and existing residential uses, architecture should provide for high quality combination of office, residential and mixed architecture that effectively conveys the contemporary nature of the EAZ and provides for a more pedestrian-focused environment.
(3) Applicability. Architectural requirements as specified by this section shall apply to new construction. Design of additions to structures existing as of the date of this amendment may coordinate with architecture of the existing structure, but to the extent possible shall meet the requirements of this section.
(4) Critical design components. Architecture within the Innovation Districts should incorporate design technique and the application of building methodology that will result in architecture that is unique and diverse, while fitting into a general category of style. In particular, development will be evaluated according to the following criteria:
(a) The visual and functional components of the building shall be complementary to the contemporary design style selected for the Innovation Districts and any adjacent users.
(b) The design expression is to be a modern application that is appropriate to high end technology or research uses. The design is consistent with the look and feel of a high-end technology or research uses where applicable. Consideration shall be given to the unique nature of the use or the interior arrangement of uses and activities within the structure.
(c) All buildings are to use durable, long-lasting materials constructed with solid craftsmanship that will provide longevity.
(5) Elements of contemporary style. Building design within the EAZ should clearly address in any appropriate combination, the following list of critical elements that embody the contemporary style.
(a) Innovative use and presentation of building materials;
(b) Utilize opaque, translucent and transparent materials to create facade compositions;
(c) Make use of textures, protrusions, recesses, overhangs and other features that make use of shadow;
(d) Design beyond the basic box by integrating added shapes, recesses, curvilinear forms, angles, non-conventional shapes, cantilevers, independent planes and by using special architectural features;
(e) Avoid materials that are strongly associated with traditional residential architecture such as ashlar stone patterns, stressed or tumbled brick, brick that has been flashed to give it an older, non-uniform appearance and lap wood siding; and
(f) Emphasize natural light and sustainable building techniques.
(6) Applying the pattern book. Architectural requirements of the Innovation Districts and applicable review procedures highlight the most important site and building development issues. The provisions of the Districts recognize that design details not included in these requirements are best left to the inventive discretion of architects, land planners, and owners. Nevertheless, acceptance and implementation of the broader design themes of the EAZ are vital to the success of the city. Architectural provisions of the EAZ Plan should be used to provide additional clarification and guidance. The architectural pattern book portion of the plan illustrates acceptable levels of architectural expression and can be used to find cost-effective design methods by which to balance visual quality and project cost.
(7) Building variation.
(a) Elevations. All sides of a principal structure shall display a compatible level of quality and architectural interest, particularly those highly visible to the public. Each street facing elevation for principal structures on corner and through lots shall be required to vary the design of the facade. The structure's architectural features and treatments shall be distributed through all of the facades.
(b) Architectural variation. All building facades shall include architectural design elements that will provide greater visual interest and a consistent level of quality. Single-material, monolithic wall planes with lack of detail shall be avoided. This is particularly applicable to large footprint buildings with long, uninterrupted walls. Elements may include, but are not limited to the following:
1. Recessing and projecting of wall planes. Variations in depth shall be a minimum of 12 inches.
2. Architectural features that compose an aesthetically pleasing composition that reinforces the building character;
A. Overhangs, columns, arcades and recessed entries;
B. Architectural sunscreens, plant grids and green wall systems, trellises, arbors or pergolas; and
C. Reveals, projecting ribs and offsets or insets 18 inches or greater in depth.
3. Variations in roof area and wall heights along the top of building walls and eave lines to create visual interest.
(8) Architectural detail. All building facades facing public streets or residential districts shall incorporate architectural details, textures and/or design techniques that provide greater visual interest.
(9) Fenestration. Building walls facing public streets or residential districts shall incorporate adequate changes in architectural fenestration to effectively avoid blank and undifferentiated elevations while balancing the needs of internal space needs and operations. To achieve this objective, the following shall be observed:
(a) Windowless exterior walls are prohibited.
(b) Windows and doors shall be in harmony with and proportionate to the building facade.
(c) For industrial warehouse and production areas, clerestory windows and/or other comparable architectural elements shall be encouraged as a means to enhance interior lighting and to avoid blank facades.
(10) Entrances. Main entrances to the public shall be designed to be clearly identifiable and provide visual orientation for visitors according to the following:
(a) Buildings shall have at least one primary facade with a public entrance facing a street, main parking lot, or connection to a parking structure serving the building.
(b) Any public entrance shall be clearly identified as a special architectural feature for the building and be designed with a high level of care and detail and have an appropriate scale to the rest of the building. Insets, canopies, porticos, arches, change in roofline or form, overhangs or other architectural design elements shall be used.
(11) Roofs. Building roofs and rooflines shall meet the following minimum criteria:
(a) Buildings are encouraged to be designed to include varied eave lines, parapet heights and/or ridgelines to provide visual interest when appropriate.
(b) Rooftop mechanical equipment and other functional components shall be screened from view from the ground by parapets not lower than the height of the roof equipment, screens with materials and details compatible with the building's facades, pitched roof areas, or special architectural features. Parapets on flat roofs shall not be included in the calculation for building height.
(c) Energy conserving roof components are encouraged but their application shall fit comfortably within the building's design if visible, or be completely concealed from the ground views.
(d) Low pitched, long span metal panel roofs commonly found on pre-engineered metal buildings are discouraged unless they are concealed by a parapet or other architectural component.
(e) Visible roof materials shall be standing seam or batten seam metal or other products that are compatible with a high technology architectural expression.
(f) Downspouts and scuppers shall be carefully integrated into the facade design.
(12) Materials. At least 80% of exterior walls shall be constructed of one or more of the primary materials listed below:
(a) Primary materials.
1. Brick. Brick shall be uniform in color within any one specific color range but using more than one color range to create patterns is acceptable. Bricks that have been flashed to change color in the individual unit, distressed bricks and wood mold bricks are not acceptable.
2. Glass. Transparent, tinted, reflective, coated, opaque, translucent, and textured glass, as well as glass block, is permitted.
3. Stone. Stone such as limestone, granite and marble are acceptable. Synthetic stone of a high quality that is indistinguishable from natural stone is also acceptable.
4. Pre-cast concrete. Pre-cast concrete panels developed with shadow lines, reveals, textural changes, color variations and/or exposed aggregate are acceptable.
5. Architectural metal. Smooth face, textured face and corrugated type insulated or un-insulated metal panels are acceptable. Careful attention to how the panels are adjoined, detailed at corners and attached is required. Long span, high profile fluted or ribbed metal panels, are prohibited from use in the ID-1, ID-2 and ID-4 Districts. Use of fluted or ribbed metal panels shall be limited to no more than 65% of the exterior in the ID-3 District.
6. Synthetics. Synthetic siding materials such as fiber cement siding and EIFS are acceptable if carefully integrated into the building's design and detailed with a high level of shadow lines and reveals.
7. Concrete masonry units. Architectural masonry units with special aggregates and finishes are acceptable. Split face masonry units may be acceptable if combined with other masonry products to raise the level of visual quality.
8. Tilt-up panels. Concrete tilt-up panels are acceptable if they contain a high degree of detail by the use of shadow lines, textural variations and/or applied projections and limited to large footprint buildings.
9. Other primary building materials may be approved by the Architectural Review Team (ART) if demonstrated to be of similar quality to the permitted primary materials.
(b) Secondary materials.
1. Any primary material listed above may be considered as a secondary material.
2. Gypsum fiber reinforced concrete (GFRC). Fiber reinforced concrete products may be used for trim or architectural features.
3. Frost-proof ceramic tile. Porcelain or other frost-proof ceramic tiles may be used as accents or to create special features.
4. Architectural metal. Metal extrusions, panels and structural components may be used as accents or for special features such as canopies and sunshades. These materials must be finished to prevent rust or corrosion. Use of corrugated or long span, high-profile fluted or ribbed metal panels is prohibited.
5. Split-faced block. Split-faced block shall be used in limited quantities for components like foundations or site walls.
6. EIFS. Exterior insulated finishing systems may be used to add three dimensional features to the walls.
7. Other secondary building materials may be approved if demonstrated to be of similar quality to the permitted secondary materials.
(13) Color. Structures shall incorporate combinations of color that will provide visual interest while being harmonious with the surrounding area.
(a) Base colors. Main building colors shall be neutral, off-white or earth tone. Base colors shall constitute a predominance of the visible building exterior.
(b) Accent colors. Building trim and/or detailing may utilize brighter accent colors to create visual interest, enhance wayfinding and/or to identify main public entrances. Application of accent colors may be used up to an amount not to exceed 10% of the total area of all building elevations.
(14) Accessory structures. Attached or detached accessory structures shall be constructed similar in design, style, quality and appearance with identical materials as the principal structure.
(Ord. 13-08, passed 4-7-08; Am. Ord. 32-11, passed 6-27-11)