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(A) Contents of concept plan application. It is the intent of these regulations that the concept plan shall generally indicate overall design of the proposed project, including conformance with the Neighborhood Design Guidelines for residential projects. Information submitted should be comprehensive enough to enable the staff to understand the existing site and concept for the proposed development. The applicant shall submit a number of copies as determined by the Director of Planning. The information submitted should include the following:
(1) Completed application form along with the application fee.
(2) Vicinity map indicating the location of the site in the city and the general location of principal thoroughfares.
(3) Regional context map. A map indicating the proposed site and all areas within 2,000 feet in all directions showing both the basics of the proposed layout contained in the application and the property lines of the adjacent areas on a drawing that is 11 inches by 17 inches.
(4) Map of existing conditions and features drawn to scale, with accurate boundaries of the entire project and a north arrow, including the property proposed for development, all adjacent rights-of- way and 100 feet of property immediately adjacent thereto, indicating:
(a) Existing public improvements, permanent facilities, easements and property boundaries;
(b) General indication of existing structures on the site and abutting properties;
(c) Physical features and natural conditions of the site including the location of streams, tree masses, open spaces, etc.;
(d) General topography;
(e) Existing zoning district boundaries and jurisdictional boundaries;
(f) Surface drainage and areas subject to flooding;
(g) Existing public and private utility systems;
(h) Regional transportation system.
(5) The concept plan map, drawn to scale with accurate boundaries of the entire project and a north arrow, including the property proposed for development, all adjacent rights-of-way and 100 feet of property immediately adjacent thereto, indicating:
(a) Depiction of proposed land uses, including open space areas, indicating the approximate acreage by land use, density and type of buildings or dwelling units;
(b) The location of any lands to be dedicated to any public agency;
(c) The general circulation pattern;
(d) The relationship of the proposed project to the surrounding area.
(B) Contents of preliminary development plan application. The application shall include the maps, plans, and supplementary documentation itemized below and as indicated in the Neighborhood Design Guidelines for residential projects. The applicant shall submit a number of copies as determined by the Director of Planning. The information submitted should include the following:
(1) Completed application form along with the application fee. The application shall be signed and notarized.
(2) Vicinity map showing the relationship of the proposed PD to existing development and including existing property lines, easements, utilities, and street rights-of-way of the subject property and property within 500 feet of the site, zoning district boundaries, and existing land uses and structures.
(3) Regional context map. A map of the proposed site and all areas within 2,000 feet in all directions showing both the basics of the proposed layout contained in the application and the property lines of the adjacent areas on a drawing that is 11 inches by 17 inches.
(4) Legal description.
(5) Map of existing conditions and features drawn to scale, with accurate boundaries of the entire project and a north arrow, including:
(a) Boundaries of the area proposed for development, dimensions and total acreage;
(b) Existing public rights-of-way, buildings, permanent facilities, access points and easements on, and adjacent to, the site;
(c) Identification of any existing buildings or structures to be removed or demolished;
(d) Existing zoning district boundaries and jurisdictional boundaries;
(e) Existing utility systems and providers;
(f) The location of existing topography showing contour lines at vertical intervals of not more than five feet, highlighting ridges, rock outcroppings and other significant topographical features and identifying any areas with slopes over 5%;
(g) Locations of all wooded areas, tree lines, hedgerows, and a description of significant existing vegetation by type of species, health, and quality;
(h) Delineation of existing drainage patterns on the property;
(i) Location of wetlands (and potential wetlands) the 100-year floodplain, floodway boundary, 20-foot buffer area beyond the floodway, and flood elevation as delineated by the Federal Emergency Management Agency maps including rivers and streams and their related river or stream bank, ponds, and water courses and as required by Chapter 151, Flood Control.
(6) The preliminary development plan map shall include a plan for the entire area of the proposed project and shall be drawn to an appropriate scale with accurate boundaries of the entire project including a north arrow. The applicant shall submit a number of copies as determined by the Director of Planning. The information submitted shall indicate:
(a) The proposed location, use and size of areas of residential, retail, office, industrial or institutional uses, community facilities, parks, playgrounds, school sites and other public areas and open spaces with the suggested ownership and maintenance provisions of such areas, and their related parking areas, and access points;
(b) The general layout of the proposed internal road system, indicating the proposed vehicular right-of-way of all proposed public streets, general indication of private streets and pedestrian circulation, bike paths and other trail systems, access drive locations, improvements to existing streets, and traffic control requirements;
(c) Any proposed off-site improvements and/or utility lines/extensions needed to serve the site;
(d) Natural areas and other natural features to be conserved and any required buffer areas;
(e) Natural features to be altered or impacted by the development and areas where new landscaping will be installed, etc.;
(f) A summary table showing total acres of the proposed development; the number of acres devoted to each type of use, including streets and common areas; the number of dwelling units by type and density for each residential use area and the building height(s); and square footage as proposed for retail, office, industrial and institutional uses, by use area; and the number of parking spaces provided for each use area;
(g) Space for signatures of the applicant and the Planning and Zoning Commission Secretary, and the dates of Planning and Zoning Commission and Council approvals.
(7) Preliminary plat, if appropriate, designed in compliance with the subdivision requirements set forth in Chapter 152, Subdivision Regulations. The required subdivision information may be included on the preliminary development plan.
(8) Architectural drawings demonstrating the prototypical designs of the proposed buildings, to demonstrate the exterior design, character and general elements in sufficient detail to indicate the proposed visual character of the development.
(9) Project phasing map. A phasing plan and schedule identifying the separate phases of the project, including utilities and any off-site improvements. Such schedule shall include the proposed use or reuse of existing features such as topography, structures, streets, easements and natural areas.
(10) Proposed utilities including the proposed provision of water, sanitary sewer and surface drainage facilities, including engineering feasibility studies or other evidence of reasonableness, including verification of availability.
(11) Traffic study indicating the impact of future traffic on the existing and proposed roadway system, as required by the City Engineer.
(12) Explanation of relationship of proposed development to existing and future land use in the surrounding area, the street system, community facilities and open space system, services and other public improvements. If the proposal is not fully consistent with Community Plan, the applicant shall submit a letter justifying the proposed deviation from the Community Plan.
(13) Development standards text. The development standards text identifying the requirements that are to govern the design and layout of the PUD.
(a) The development standards text shall include signature and date lines for the applicant certifying the text.
(b) Dimensions and/or acreages illustrated on the development plan shall be described in the development standards text.
(c) Any dimensions or other provision that departs from any applicable standards set forth in the Dublin Zoning Code, especially addressing signs, landscaping, appearance, and parking, shall be clearly described.
(d) Adequate provision shall be made to establish a private organization (i.e. homeowners association) with direct responsibility to provide for the operation and maintenance of all common facilities that are part of the planned development, and, in such instance legal assurances shall be provided to show that the private organization is self-perpetuating.
(C) Contents of final development plan application. The application shall include the maps, plans, designs and supplementary documents itemized below, and as indicated in the Neighborhood Design Guidelines for residential projects. Copies of the maps, plans, designs and supplementary documents shall be submitted. Final development plans are intended to be detailed refinements for development and, as such, shall be accurate, detailed representations of the total aspects of the approved preliminary development plan. The applicant shall submit a number of copies as determined by the Director of Planning. The information submitted shall include the following:
(1) Completed application form along with the application fee.
(2) Vicinity map showing the relationship of the area of the final development plan to the entire Planned Development District and including existing structures, property lines, easements, utilities, and street rights-of-way of the subject property and property within 500 feet of the site;
(3) Regional context map. A map of the proposed site and all areas within 2,000 feet in all directions showing both the basics of the proposed layout contained in the application and the property lines of the adjacent areas on a drawing that is 11 inches by 17 inches.
(4) Final subdivision plat. A final plat shall be submitted in accordance with Chapter 152, Subdivision Regulations, if the proposed development includes the subdivision of land and a final plat has not already been approved;
(5) Legal description of the property, if a final plat is not submitted, with accurate distances and bearings from an established monument on the project to the three nearest established street lines or official monuments; and stamped or sealed evidence from a surveyor registered in the State of Ohio or engineer that the monuments actually exist and that all dimensional and geodetic details are correct;
(6) Final development plan map prepared by a qualified professional such as a licensed architect, surveyor, engineer or landscape architect, and drawn to an appropriate scale indicating the following items, to the extent that the information is not already shown on the final subdivision plat or construction drawings for a subdivision:
(a) A bar scale, north arrow, and total acreage of the area that is the subject of the final development plan, and accurate location of all monuments;
(b) Radii, arcs, points of tangency, central angles for all curvilinear street, radii for all rounded corners, and length of all straight center line between curves on all public and private street;
(c) The right-of-way lines of adjoining streets and alleys with their width and names, and indicating the edge of pavement and centerline;
(d) All lot lines and easements with their dimensions;
(e) The dimensions and locations of proposed structures, buildings, streets, parking areas, yards, playgrounds, school sites and other public or private facilities; the proposed pedestrian and bike path systems; the arrangement of internal and in-out traffic movement including access roads and drives; lane and other pavement markings to direct and control parking and circulation; and the location of signs related to parking and traffic control;
(f) Location of existing and proposed structures including fences, walls, signs, and lighting;
(g) Location and layout of all proposed and existing outdoor storage areas including storage of waste materials and location of trash receptacles;
(h) Sanitary sewers, water and other utilities including fire hydrants, as required, and proposed drainage and storm water management;
(i) Delineation and identification of areas to be dedicated or reserved for public use, provided those areas are acceptable to the city, with the purposes indicated thereon, and of any area to be reserved by deed covenant for the common use of all property owners, listing who will maintain the acreage of such areas, or indicating if it is to be dedicated or reserved and the proposed timing of dedication or reservation;
(j) Space for signatures of the owner, and applicant if different that the owner, and the Planning and Zoning Commission Secretary, and the date of Commission approval;
(k) Summary table showing total acres of the proposed development, the number of acres devoted to each type of use including streets and open space, and the number of proposed dwelling units by type, building square footage, number of parking spaces, pavement coverage, impervious surface area and acreage devoted to open space, private streets, and other public facilities.
(7) Proposed utilities. Verification of availability of all utilities, including water, sanitary sewer, gas, electric, cable, etc., and indication of all utility line extensions;
(8) Additional plans for proposed development.
(a) Topographic maps showing existing and proposed grading contours, water courses, wetlands and flood plains and other flood hazard boundaries and information;
(b) Landscaping and screening plans as required by § 153.136(A);
(d) A lighting plan, including, but not limited to, light pole heights and locations, building accent lighting, pedestrian lighting, average footcandle calculations minimum foot-candles and maximum foot-candles.
(e) A dimensioned sign plan indicating the character, material, dimensions, location, shape, color(s) and type of illumination of signs;
(f) Architectural plans for the proposed development, showing all exterior elevations and building floor plans, colors, materials, and other details to indicate the type of architectural style proposed for the development and conformity with applicable appearance standards, prepared by a licensed architect;
(g) Construction plans for all public improvements, site grading, and required development practices specified by the city code.
(9) Ownership. The ownership interests of the subject property, including liens and easements, and the nature of the developer's interest if not the owner.
(10) Covenants, easements and restrictions.
(a) The substance of covenants, grants of easements, or other restrictions which will be imposed upon the use of the land, buildings, and structures, including proposed easements or grants for public utilities; and proper acknowledgment of owners and/or holders of mortgages accepting such restrictions.
(b) For projects that include any area for common use of or to be maintained by multiple property owners, the association's bylaws or code of regulations, which shall include provisions that comply with the following requirements:
1. Membership in the association shall be mandatory for all purchasers of lots in the development or units in a condominium;
2. The association shall be responsible for maintenance, control, and insurance of common areas;
3. The association shall have the power to impose assessments on members for the maintenance, control and insurance of common facilities, and have the power to place liens against individual properties for failure to pay assessments;
4. The association shall have the authority to enforce reasonable rules and regulations governing the use of, and payment of assessments for maintenance, control and insurance of, common facilities by such means as reasonable monetary fines, suspension of the right to vote and the right to use any common recreational facilities, the right to suspend any services provided by the association to any owner, and the right to exercise self-help to cure violations;
5. The conditions and timing of transfer of control from the developer to the unit or lot owners shall be specified;
6. The association shall convey to the city and other appropriate governmental bodies, after proper notice, the right to entrance to any common facilities for emergency purposes or in the event of nonperformance of maintenance or improvements affecting the public health, safety and welfare. The city shall have the right, after proper notice, to make improvements and perform maintenance functions. In addition, the city shall have the right to proceed against the association for reimbursements of said costs, including the right to file liens against individual condominium units, houses and vacant building lots.
(c) The provisions and authority for any required architectural review that may control any aspect of the project beyond the city requirements.
(11) Modifications. A statement identifying any aspect of the final development plan in which the applicant is requesting a modification from the preliminary development plan, pursuant to § 153.053(E).
(12) Updated existing conditions. An updated/revised map of existing conditions indicating all changes since the map was submitted with the preliminary development plan.
(13) Table of contents. Table of contents or other index indicating where each of the plan submission requirements is located within the application package (page number of narrative or drawing).
(Ord. 75-03, passed 5-3-04; Am. Ord. 05-23, passed 3-27-23)
(A) Preliminary development plan. In the review of proposed planned developments, the Planning and Zoning Commission and City Council shall determine whether or not the preliminary development plan complies with the following criteria. In the event the Planning and Zoning Commission determines that the proposed preliminary development plan does not comply with a preponderance of these criteria, the Planning and Zoning Commission shall disapprove the application:
(1) The proposed development is consistent with the purpose, intent and applicable standards of the Zoning Code;
(2) The proposed development is in conformity with Community Plan, Thoroughfare Plan, Bikeway Plan, and other adopted plans or portions thereof as they may apply and will not unreasonably burden the existing street network;
(3) The proposed development advances the general welfare of the city and immediate vicinity and will not impede the normal and orderly development and improvement of the surrounding areas;
(4) The proposed uses are appropriately located in the city so that the use and value of property within and adjacent to the area will be safeguarded;
(5) Proposed residential development will have sufficient open space areas that meet the objectives of the Community Plan;
(6) The proposed development respects the unique characteristic of the natural features and protects the natural resources of the site;
(7) Adequate utilities, access roads, drainage, retention and/or necessary facilities have been or are being provided;
(8) Adequate measures have been or will be taken to provide ingress and egress designed to minimize traffic congestion on the surrounding public streets and to maximize public safety and to accommodate adequate pedestrian and bike circulation systems so that the proposed development provides for a safe, convenient and non-conflicting circulation system for motorists, bicyclists and pedestrians;
(9) The relationship of buildings and structures to each other and to such other facilities provides for the coordination and integration of this development within the PD and the larger community and maintains the image of Dublin as a quality community;
(10) The density, building gross floor area, building heights, setbacks, distances between buildings and structures, yard space, design and layout of open space systems and parking areas, traffic accessibility and other elements having a bearing on the overall acceptability of the development plans contribute to the orderly development of land within the city;
(11) Adequate provision is made for storm drainage within and through the site so as to maintain, as far as practicable, usual and normal swales, water courses and drainage areas;
(12) The design, site arrangement, and anticipated benefits of the proposed development justify any deviation from the standard development regulations included in the Zoning Code or Subdivision Regulation, and that any such deviations are consistent with the intent of the Planned Development District regulations;
(13) The proposed building design meets or exceeds the quality of the building designs in the surrounding area and all applicable appearance standards of the city;
(14) The proposed phasing of development is appropriate for the existing and proposed infrastructure and is sufficiently coordinated among the various phases to ultimately yield the intended overall development;
(15) The proposed development can be adequately serviced by existing or planned public improvements and not impair the existing public service system for the area;
(16) The applicant's contributions to the public infrastructure are consistent with the Thoroughfare Plan and are sufficient to service the new development.
(B) Final development plan. In the review of proposed planned developments, the Planning and Zoning Commission shall determine whether or not the proposed development, as depicted on the final development plan, complies with the following:
(1) The plan conforms in all pertinent respects to the approved preliminary development plan provided however, that the Planning and Zoning Commission may authorize plans as specified in § 153.053(E)(4);
(2) Adequate provision is made for safe and efficient pedestrian and vehicular circulation within the site and to adjacent property;
(3) The development has adequate public services and open spaces;
(4) The development preserves and is sensitive to the natural characteristics of the site in a manner that complies with the applicable regulations set forth in this code;
(5) The development provides adequate lighting for safe and convenient use of the streets, walkways, driveways, and parking areas without unnecessarily spilling or emitting light onto adjacent properties or the general vicinity;
(6) The proposed signs, as indicated on the submitted sign plan, will be coordinated within the PUD and with adjacent development; are of an appropriate size, scale, and design in relationship with the principal building, site, and surroundings; and are located so as to maintain safe and orderly pedestrian and vehicular circulation;
(7) The landscape plan will adequately enhance the principal building and site; maintain existing trees to the extent possible; buffer adjacent incompatible uses; break up large expanses of pavement with natural material; and provide appropriate plant materials for the buildings, site, and climate;
(8) Adequate provision is made for storm drainage within and through the site which complies with the applicable regulations in this code and any other design criteria established by the city or any other governmental entity which may have jurisdiction over such matters;
(9) If the project is to be carried out in progressive stages, each stage shall be so planned that the foregoing conditions are complied with at the completion of each stage;
(10) The Commission believes the project to be in compliance with all other local, state and federal laws and regulations.
(Ord. 75-03, passed 5-3-04)
(A) Definitions. For the purpose of this subchapter, the following definitions shall apply unless the context clearly indicates or requires a different meaning.
(B) Plan definitions.
(1) CONCEPT PLAN. A plan that generally indicates the overall design of a proposed PUD project with sufficient information to enable the applicant and the city to discuss the concept for the proposed development and to determine if the proposal is generally consistent with the Community Plan.
(2) FINAL DEVELOPMENT PLAN. A detailed plan showing the location of all site improvements, including easements, utilities, buildings, parking areas, circulation routes, points of ingress and egress, transportation and other public improvements (both on- and off-site), landscaping, architectural drawings, loading and unloading zones, service areas, ground signage, directional signage, location of refuse containers, lighting and accessory structures, and may include a subdivision plat. Critical dimensions are shown unless otherwise indicated.
(3) PLANNED DEVELOPMENT (PD). Any unified development project for which a specific plan for development and related set of development regulations has been adopted concurrent with the zoning designation for a planned development. A planned development includes any project approved in a Planned Low-Density Residential District, Planned Commerce District, Planned Industrial Park District or Planned Unit Development District prior to the adoption of this subchapter.
(4) PLANNED UNIT DEVELOPMENT (PUD). A form of a planned development that includes one or more uses permitted by right or as conditional uses and which is established according to the requirements of § 153.052, or was approved as a PUD prior to the adoption of these regulations.
(5) PRELIMINARY DEVELOPMENT PLAN. A plan, submitted at the time of rezoning, outlining permitted and conditional land use development sites, major circulation patterns, critical natural areas to be preserved, open space areas and linkages, buffer areas, entryways, and major utilities and their relationship with surrounding uses. For the purposes of §§ 153.050 through 153.056, a preliminary development plan shall include a composite plan and any other development plan adopted prior to effective date of these regulations that are still in force.
(Ord. 75-03, passed 5-3-04)
BRIDGE STREET DISTRICT DISTRICTS
(A) The primary purpose of the Bridge Street District (BSD) zoning districts is to implement the Bridge Street District Area Plan for development and redevelopment of the Bridge Street District consistent with the directions articulated in the Community Plan (Bridge Street District Area Plan). This is with the full recognition that the Plan may be revised and acknowledging that the illustrations in the Plan are conceptual and not regulatory. The community plan identifies the Bridge Street District as the centerpiece of the city with a focus on historic and cultural acknowledgment, preservation and creation of outstanding open spaces, and the presence of mixed use districts. These features allow for a wider range of choices for housing and employment, create interesting places and walkable districts, and enable buildings of lasting, memorable and high quality architectural character that maintain Dublin's commitment to exemplary planning and design.
(B) The Bridge Street District zoning districts are intended to bring to life the five Bridge Street District Vision Principles by enhancing economic vitality; integrating the new center into community life; embracing Dublin's natural setting and celebrating a commitment to environmental sustainability; expanding the range of choices available to Dublin and the region; and creating places that embody Dublin's commitment to community.
(C) Specific purposes.
(1) More specifically, the purpose of the Bridge Street District zoning districts is to promote development that creates an emerging center for urban lifestyles within a walkable, mixed-use urban environment that will enhance central Dublin's image as an exceptional location for high quality business investment.
(2) These districts are further intended to create places that embody Dublin's commitment to community through the preservation of those areas having architectural landmarks and traditional design, creating complete neighborhoods, and providing designs that honor human scale in their details. In addition, the Bridge Street District will continue to serve as a center of community for current and future Dublin residents.
(3) The BSD zoning districts also provide a simplified, but thorough, development review process that provides a high degree of predictability and consistency. The process also sustains Dublin's reputation for high quality development while allowing BSD property owners to compete efficiently and effectively in the marketplace.
(4) Because the Bridge Street District Area Plan is a transformative redevelopment concept designed for long-term implementation, a secondary purpose of the Bridge Street District zoning districts is to allow property owners the flexibility to take advantage of new and innovative business opportunities that are consistent with the Plan.
(D) Principles of walkable urbanism. To advance the purposes of the Bridge Street District zoning districts as described in divisions (A) through (C) of this section, the following principles of walkable urbanism will serve as a guiding framework to be used in the review of zoning and development proposals subject to the requirements of §§ 153.058 through 153.066. Individual principles may not apply in all circumstances, but should be used where appropriate to ensure the requirements and standards of these zoning districts are applied in a manner that contributes to the creation of walkable, mixed use urban environments as envisioned by the Bridge Street District Plan. In addition to the development requirements throughout §§ 153.058 through 153.066 intended to support walkability in the Bridge Street District, § 153.065(I) contains specific requirements for creating safe and comfortable pedestrian-oriented development desired by the city and consistent with the principles of walkable urbanism.
(1) General principles. The designs of buildings, streets, and open spaces within the Bridge Street District should contribute to the creation of an urban neighborhood pattern of development, characterized by:
(a) Quality architecture and urban design emphasizing beauty and human comfort and creating a sense of place;
(b) Pedestrian-friendly design that places a high priority on walking, bicycling and use of public transit;
(c) Creation of interesting and convenient destinations within walking distance for visitors as well as ordinary activities of daily living; and
(d) Respect for the natural environment.
(2) Streets, parking and transit. Streets should be capable of accommodating multiple modes of transportation and should facilitate the creation of a public realm designed primarily for people, characterized by:
(a) Streets and blocks arranged to allow for comfortable walking distances, to disperse traffic and to reduce the length of automobile trips;
(b) A connection to and enhancement of the existing street network;
(c) A recognition of the role of buildings and landscaping that contributes to the physical definition of streets as civic places;
(d) On-street public parking wherever possible;
(e) Shared parking and other strategies to reduce the size of surface parking lots and enable efficient and creative site design; and
(Ord. 07-12, passed 3-26-12; Am. Ord. 91-13, passed 11-18-13; Am. Ord. 114-14, passed 12-8-14; Am. Ord. 78-17, passed 11-20-17)
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