Good evening and welcome to the city of dublin planning and zoning commission.
you can join the meeting in person at 5 5 5 5 perimeter drive and
also access the meeting via the live stream on the city of dublin's website. We
welcome public participation, including public comments on cases.
please join me in the pledge of allegiance.
I pledge allegiance to the flag of the united states of america,
and two, the republic one, one nation under
god in with liberty and justice for
thank you, ms. Maxwell, would you please call the role? Yes. Mr. Alexander?
here. Mr. Chinook? Here. Mr. Desler.
here. Mr. Garvin is absent ms. Harder here.
mr. We,
here's at this time, we'll, uh, accept documents and approval of the minutes.
I will accept the motion to accept the documents into the record and approve the minutes from
the november 6th, 2025 special and regular meetings.
so moved. Thank you. Second.
thank you mr. Chen. Yes. Yes. Mr. We? Yes.
ms. Harder? Yes. Mr. Alexander? Yes. And mr. Desler?
yes. Thank you. Thank you. The planning and zoning commission
is an advisory board to city council when rezoning and plotting a property under
consideration. In such cases, city council receives recommendations from the
commission. In other cases, the commission has the final decision making responsibility,
the rules and regulations of the planning and zoning commission state that no agenda items
are to be introduced. After 10:30 pm our
procedures tonight, the applicant will present their case first, followed by
the staff's analysis and recommendation. The commission will then ask questions of
the applicant and staff, followed by public comment before deliberating
on the case. Anyone wishing to make public comment will be invited to come
forward. Under each application, please ensure that the green light
is on the microphone and that you state your name and address for the record.
we request that you keep your comments to three minutes or less tonight.
for those in the audience, uh, please refrain from side conversations, applause,
or other audible reactions to public comments or statements of
commissioners, staff, or applicants. It's important that the commissioners can hear what is
being said on the record and that all have a fair opportunity to be heard.
this protects the process, which is for the benefit of all concerned.
so at this point, I'd like to swear in, uh, witnesses tonight. Anyone intending to
address the commission or provide public comment on any administrative cases
must be sworn in. Please stand, raise your right hand
and answer in the affirmative after I state the question, the statement,
do you swear or affirm to tell the truth, the whole truth, and nothing but the truth in your testimony
to the commission tonight? Thank you all very much.
okay. Our first case tonight is case number 25 dash 0 9 9
ccp emerald parkway mixed use concept plan
req. It's a request for review and non biting feedback for the construction of a new mixed
use development. The 16 acre site is currently zoned plan commercial
district pcd thomas kohler, and is located at the northeast
corner of the intersection of emerald parkway and warner temple road.
we're gonna start, as I stated before with the applicant's presentation.
good evening. Uh, phil raey, uh, executive vice president of antitrust
real estate address is 9 5 5 yard street and anna brown,
uh, who's the lead developer on this project for us.
zach, you get it pulled up. Uh, so again, welcome commission
members. Uh, thank you for having us. We're really excited to hear your feedback, um, on
this project. We've, uh, we've owned this site for quite some time and we've gone
through a lot of different iterations throughout the years, and, and we think we've probably settled on
one that, um, we're really excited to share tonight. Um,
I move this here. So just a little bit about van trusts. Uh, I think you're
familiar with maybe some of our projects in the city. Uh, we're a family owned national developer
headquartered in kansas city, and we have an office in columbus, jacksonville, dallas,
phoenix, and salt lake city. Uh, primarily we got our start in office in industrial
development, and we have done some mixed use projects, uh, throughout the country.
one of the bigger ones we've done is, uh, the point at polaris, which is up at 71 and
gemini parkway, mix of office, multifamily, retail and,
and parking garage. So, um, as some
of you may know, we bought the emerald parkway site and the parkwood land,
uh, together from duke realty in 2016. We've,
um, actually did a land swap of the city of dublin in 2022
for the parkwood uh, piece. And then we ended up developing an industrial
building on crosby court. That was a speculative building. Uh, it's the
building that ineos has their office and lab in it. So again, we do a
variety of property, uh, uses throughout the city. So
over the nine years since we've owned this prop property, we've done, um,
a lot of different concept plans. As you can imagine, I think we're into the twenties and thirties,
uh, on our share file in the office, but we created one in 2024.
we were gonna bring it in front of the commission, but we decided with the envision dublin plan,
let's, let's hold off and wait and, and make sure that we create something that
hopefully is responsive to that plan and that you've created.
and, and honestly, I think from our standpoint, we think we've created
a more thoughtful, um, plan in a variety of different uses
based on that envision dublin plan. So we're really excited to hear,
uh, your feedback tonight. Anna brown's gonna kind of dive into the details
of our vision and happy to answer questions, uh, when we're done. Thank
you. Thank you.
um, so like phil mentioned, we initially submitted in early 2024
to bring a plan before you, we decided to pull that plan back, let
the envision dublin community plan be adopted, and then take
a fresh look at our site plan and try to create something that hopefully mirrors
what, um, the emerald corridor special area plan reflects.
um, and so in doing that, we wanted to focus on a thoughtful mix of,
uses, a variety of open spaces, walkability, and connectivity,
and to really make sure we're not only creating a successful development,
but really adding amenities that can support the office, the current
office uses and future office uses in that area. Um,
as you can see, we closely resemble the building layout of the plan. On the left here,
you have the special area plan. On the right, you have our, um,
site plan. Um, we closely resembled the building layout and the
distribution of uses. We've also tried to match, um, the landscaping screening
and the desire for street scaped private drives,
connecting east to west throughout the site plan. Um,
again, we really wanted to take a fresh set of eyes and make sure that we're being responsive to
the plan that was most recently adopted within the city.
um, so now to walk through our plan. So I'm gonna start on the north side, which is page left. So
throughout the site plan, we have a variety of open spaces, um,
included the largest being on this northern portion. So the
goal of this is to preserve the george geary run tree
line as it runs kind of east to west. Also, to provide
a large open space that adds not only to this project, but to the area. You can see
that we've included a large walking path, a large pond.
um, we'll show some photos later in the presentation that kind of represents
the feel we're trying to achieve here. Um, as discussed with staff,
we'd be open to dedicating this as and donating it as a public park.
um, but it's really meant to kind of establish the feel of what we're trying
to accomplish here. Um, adjacent to that, you'll find the amenities for
the residential uses. The clubhouse is designed to
offer fitness, um, lounge and coworking space
to the residences. We've also included a pool and, um, pickleball courts
here. So moving down further south to the residential uses. So
I'll start on the western boundary. On emerald parkway, we are showing three
story town homes right here. Um, the special area plan called for
one to two story commercial uses office uses here, um, at
a three story residential building. We're actually only five to six feet higher
than showing two story commercial office here. Um, the reason for deviating
from the plan in this area is
we all know the challenges with the office market today. And although the
properties across the street, I believe are fairly successful, it is
challenging to build new product to compete with that, where your rents are going to
be significantly higher and to fill those when a tenant could happily
go across the street. Um, so that's why we deviated there, but we wanted to
be really thoughtful. In doing so, you'll see in the elevations that we've added really unique
architectural characteristics here to add to the character along
emerald parkway. Zach, you can say that last one for me. Um, also including
a sidewalk and walkups to the ground level entrances to really again, establish
that neighborhood feel. Um, and then working back towards the east,
we're showing another variety of town home product here. This does not include
the tuck under garages. Um, in total we're at 35 town homes.
those are all ranging from two to three bedrooms. The middle town home product
is meant to offer a variety of character and then also maybe achieve a
different, um, price point for a similar use. And then continuing
east, another place that we differ from the special area plan is
the plan shows the existing tree line remaining that runs,
um, in the northern middle portion of the site. We're showing
a, a landscape sidewalk connecting the southern retail uses all the way up
to the northern uses here, as opposed to keeping the tree line. Um,
our initial review of the tree line is that due to the varying
grades, it will be challenging to preserve those trees as you grade
the site to bring it up to street level, um, and be consistent. We
are conducting a tree study, um, to help us analyze this. And
we're committing to committed to a tree replacement program to make sure that
although we're taking away, we're, we're equally adding to the site, um,
further east. So we show four story multifamily product
here, um, three buildings. And the layout of this was really replicating
the special area plan. Um, so we're showing about 210
units in this four story product. The
northern two buildings are roughly 80,000 square feet in total. And then the
southern building being about 50, 55,000 square feet. Um,
again, the character of each building is supposed to be different. So you're not looking at these
big blocks of a commercial product. Um, it's supposed to be broken up by
landscaping for this community feel. Um, like I mentioned, the main amenities
are on the northern portion of the site, but you'll see we have other amenities sprinkled
throughout. Um, this is for not only the benefit of the residents,
but also to break up the buildings and, uh, break up the parking on site so
you don't feel like you have these big chunks of parking because this is a surface parked project,
um, for parking for ratios. So at a studio to one
bed, we're showing one spot per unit at a two bed. We're at one and a half
per unit. And then a town home, we're at two per unit, which brings
you to just under 350 spaces for the residential uses.
um, moving down further south. So you'll see, I guess
I'll, I'll go back for one second. So you see we've added two private drives here, one
through the center of the site, one kind of separating the main retail
from the main residential area. Um, the addition of these were really
through feedback from the staff that we wanted to create a very street
scaped entrance on either side, um, of the project.
think of it as though you have a front door on both the east and the west side. Um, we've added
side sidewalks along those private drives. On the center one, you'll
see that we've added parallel parking, um, and walk-ups to the ground
floor units. Um, and then along parkwood, I know there was a
desire, which we agree with to activate parkwood drive. And so
we've designed these four story buildings to really have a front door on parkwood,
although they'll also be accessed from the east. Again, you'll see parallel parking,
landscaping sidewalks and walk-ups to the ground floor units.
um, moving down to the retail, so the retail plan,
although similar to the special area plan deviates slightly, and this is really due to
market feedback. We've brought this in front of a handful of retail
brokers in the area with the goal of how do we bring really quality
tenants to this project that not only will serve the residents that are
gonna live here, but also the surrounding office areas. Um, we've also met
with a handful of office neighbors and they
shared similar sentiment that we need to add amenities to this area. Their employees are
looking for somewhere to go after work for lunch, things like that. Um,
so that feedback drove not only the layout but also the size.
the outlaw on the southeastern portion is about 3,500 square
feet. That likely feels like it would be an elevated fast casual
or coffee concept here. Um, in the middle you'll see an
inline retail building that can serve retail office, daycare,
medical uses, um, as it sees fit. And then on the
southeastern portion, it's shown as about 3,500
square feet. It could be expanded, and that's really meant to accommodate a restaurant use.
you can see we've shown another pond here with outside seating to create
a really cool destination for residents and neighbors in this area.
um, you'll see here that we've also included two drive-throughs.
and again, that was based on feedback we've received from the market that if you really
wanna bring quality national credit tenants, tenants
that are gonna enhance the area a drive-through is a necessity for those
tenants. Um, again, we wanna be really thoughtful in how we curate
a tenant mix here, that they can be impactful to not only this project, but
also to the development as a whole. Um,
I just wanna call out, we've touched on it slightly, the pedestrian connections that we've developed here.
and so there's an existing, um, sidewalk loop around the
project. We obviously intend to maintain that as well as add a handful
of connections cutting through the project. This is designed, um,
to really integrate the mix of uses from the south all the way to the north so that
this area is not only accessed by car, but it can really be accessed by pedestrians
as well. Um, it also calls out, uh, the handful of green spaces that
we've included in the project. And then as
I mentioned before, we've included a handful, um, of imagery references just
to create, help create the field that we're trying to achieve here. Again, it's supposed
to be very neighborhood friendly, walkable, um, and inviting to the community,
not, you know, a a cold, harsh commercial use that kind of sticks
out within the neighborhood in the area. And then we've
included elevations, um, of each of the residential uses. So these are the tuck under town
homes that we've included on emerald parkway. We're using natural, natural
colored materials here. Um, again, the peak roofs we thought would
be complimentary to the peak roofs across the street at the camden office product.
um, we've added kind of those moon arches over the doors and a couple other
interesting architectural features, again, to elevate the curb
appeal along emerald parkway. And then next you'll see
the additional, um, town
home use. Yep, right there. Um, again, variety in
terms of the, the residential buildings, again, very thoughtful in the details
that we're including. It's supposed to kind of break up the site plan. And then
the third one we've included is the four story, um,
residential buildings, again, balconies. We're trying to both meet
what the market is telling us that tenants want and create a product that's desirable and
fits in with the area. And then we've also included, um,
a retail image as well. Again, we're showing flat roofs here, natural,
um, materials, a variety of materials used across the site that while they're
different they still compliment each other. Um, and then I'll just close here with
a handful of images. Again, trying to
establish the type of feel that we'd like this product to be. Um,
we want it to be very high quality, very inviting. It's worth
mentioning. Um, we did conduct a market study when trying to design
the residential and the rents we're trying to achieve here
average about $2,000 per month. So ranging from studio
to town home, it's about, our target is about 1300 to
$3,000 a month. So we're trying to create a high quality product here.
um, we hope that the community likes it. We hope it's well expected or well received
and happy to answer questions.
alright, thank you very much mr. Hounsell.
great, thank you very much and good evening. Um, I will do my best to keep this brief,
uh, as there was a great explanation of the project, uh, for the process. This
is a concept plan that the applicant has brought forward. This is a first step in what would
be a plan unit development process. Um, so the purpose of the concept
plan is for the commission to provide non-binding feedback and guidance for
the development. Really what's being considered tonight is alignment with the community
plan and its recommendations, um, providing feedback on the general layout and
the land uses densities, um, street scapes in
the open space framework and just understanding how it integrates with the surrounding areas.
so, uh, there's no determination tonight, but there is just a request for non-binding
feedback. So this site is, uh, approximately 16 acres
in size. It's highlighted in yellow. Uh, it is zoned thomas
kohler, which is a planned development district. Uh, some of these surrounding
contexts here, you have neighborhood office to the west. You have,
uh, what will be, uh, an additional neighborhood office in the southwest
corner at that intersection, which is that shiha law office that was approved.
um, in previous years. You have the corporate office buildings to the, the
east and northeast. And then you have a, uh, retail commercial
center to the south of the site. Uh, there are some natural features
existing on the site, which would be the glen gary ditched at the northern point of the
site. And then the, uh, row of mature
trees, which you can see
maybe there we go. Um, on the images on the screen,
uh, that are called out in the community plan recommendations.
so the community plan does offer recommendations at a very broad
level with the future land use plan. Again, the community plan was adopted last year,
uh, and does provide recommendations throughout the city. For this site,
it is recommended to be a mixed use neighborhood designation. The intent
of this is for a neighborhood services located near existing and future residential neighborhoods
that are walkable, auto accessible and scaled to neighborhoods.
uh, generally the principal uses that are recommended within these districts are office
commercial, uh, retail, eating and drinking with single family
and multifamily residential as supporting uses. And then there are other,
uh, development characteristics that you can see. Uh, now this is
very broad in what it recommends is this is applicable to any
property within the city dublin that is zone is designated for mixed
use neighborhood. Um, the community plan also does have more
specific recommendations within six special area plans. Uh, this site is located
within the emerald corridor, which, uh, has more site
specific recommendations that would be applicable, uh, to this site.
and you can see that here on the screen with the image that's provided. Uh,
the special area plan calls out the parkwood mixed use area,
uh, and provides the concept that is shown on the screen. Some of the recommendations
include a mix of uses such as uh, neighborhood scale, office, residential
uses and supporting commercial. Typically, uh, what's
expected here would be the buildings are fronting out on the street with shared parking to the rear
of the buildings. Uh, the massing here is proposed or expected,
recommended to be one to two stories along emerald parkway with a max of four stories
along parkwood place. And the intent of that is to provide a transition from the
existing neighborhood office that is located to the west of the site and then to the more corporate
office and interstate sites that we have to the east. Additional
recommendations are preserving the existing tree stand through the center of the site,
maintaining the green character, uh, along emerald parkway, providing a gateway
location at the route at the intersection of warner temple and emerald
parkway and then activating parkwood place.
so on the screen you'll see a comparison, uh, of the concept plan
on the left that's being proposed by the applicant. And then the emerald corridor special
area plan concept that's shown on the right now the special area
plan recommendation. This is not intended to show exactly how this should
develop. It is intended to show how the recommendations can be met for the site.
so it can differ from this, but this is just an example, uh, to give more of a visual understanding
of what these recommendations mean. Uh, I won't dive too much into the project
as that has already been summarized, but focused more on what the discussion questions are
tonight. Uh, the focus for the discussion questions would be around the massing
shown along emerald parkway. As stated, these are three story townhomes,
uh, that are shown along this frontage. Again, that does exceed what is
recommended. Um, however, the commission should consider whether this type of
massing is appropriate given the neighborhood office scale that's on the west side of
the street. Additionally, having residential along emerald parkway is something
the commission should provide their feedback on. Um, as within the concept,
it does show neighborhood office, um, but within the text it does not state
directly that it needs to be neighborhood office along along that frontage. So that is something
that, uh, staff and the applicant are looking for feedback on. Uh, the open
space framework, this is showing a new public park and the northern point
and then there are smaller passive spaces spread throughout the site. So the applicant
is looking for feedback on how they're showing open space. Um, and then the
final discussion question is about the commercial space at the southern portion of
the site. One of the recommendations is at the intersection that it'd be a gateway
location currently that's shown as a drive-through. Um, so understanding
where the commission stands with how this is being laid out with the commercial. Um,
and then also whether drive-throughs are appropriate for the site and if they are,
what's the appropriate location for them too.
so with that, uh, those are our discussion questions tonight. More than happy to answer
any questions. Thank you. So point of order,
this is at the point where we can ask the applicant and staff questions before we go into
comm. Thank you. Just clarifying. So at this point I'm gonna look to the
commission for questions for the applicant or staff.
mr. Chinook? Yes. You knew I was gonna call on you. I know, I know.
uh, thank you, uh, for coming. Thank you for your presentation. Uh, couple
questions. The, um, I mean this is for, I should start
with staff. So, so there's along, I'm parkway there's three story town homes.
obviously, you know, I know we talk about stories and height or very different things, but
we're calling these three stories. And then the architecture showing a large peak, almost making 'em
closer to four stories. , if you include attic space, is that, I mean, where
is it? Where do we stand on that height?
we would consider them three story similar to how a single story building the,
the neighborhood office across the street. Those are one story buildings, but because of the
roof type they do appear taller, so. Okay, thank you.
um, then I guess a question for the, uh, applicant. One of the, um, and I'm trying to understand
that the topography along erd parkway, there's, there's,
um, existing mounting there now and it looks like I can kind of see the topo
lines on this plan. Is that still the intent is to maintain the
mounting along emerald parkway that's there today? The, from
the grass, the grass mounting? Um, I don't believe the intent is
to maintain the, the mounting. It's, it's to even the grade across,
but we'll provide appropriate setbacks. Okay. And along those same lines, you
talk a lot about um, connectivity, pedestrian connectivity, which is
great. Mm-hmm . Um, when you think about, and I know this isn't necessarily in your realm here, but
as you look at this plan where you've got the, the property to the
east, significant part of the whole development connectivity to
that. Can you speak a little bit about, I guess the east and west too? We've got
all this co corporate office space across the street when you talked about having the
opportunity for restaurant spaces to support that. Um, we're not showing
a lot of connectivity between those two uh, properties.
sure. I'll start with the east. So as seen in the special area plan, obviously the eastern
side is intended to be an area of development. That's one of the main reasons
why we made parkwood appear as though it's the front door. So you're not coming
into the backside of a development to access it. Parkwood
itself should be fully street scaped landscaped with entrances into the
park. You can see the, the four curb cuts were showing on the
eastern side of this with obviously sidewalks lining each of those.
um, you could enter in between each individual building. And then that's also
why we've shown the interior pedestrian connections to be able to
walk about the site as well. And not just around it to where you feel
like you're fighting with cars in the middle. Um, on the western side, again, we tried to
line up or we did line up with the curb cuts on the other side of the building.
you can see on the northern and southern boundary of the properties to the west, we're aligning
the sidewalk connection point as well. So at some point, I guess
the future plan would be, um, some sort of walkway across
emerald parkway at that connection point? That would probably be desired, yes. Or some
sort of. Okay. Thank you. And then can you talk
a little bit about, as you, again, I know we're, you know, kinda using the envision dublin as a guide, which obviously
appreciate, um, can you talk a little bit about the breakout of the
space? 'cause you know, you've got the, to the plan south, you've got the, the four
story multifamily building that's kind of out there on an island surrounded by this re re retail
restaurant space. Um, can you talk about how that that site interacts and did you
consider more of a pure mix of restaurant retail
within the, within the residential as well as a
opportunity? Sure. So the way we've designed it is a mix of uses
versus within one building. Having first floor retail and then multifamily
above. That's, it's more challenging to create. Um, that was one of
the reasons why we put a smaller multifamily building down there to
connect the two pieces. So you didn't feel like you had a clean break at that private drive
entrance? I dunno if you wanna touch on the, yeah, and again, I think the other idea is just really
to create a neighborhood mm-hmm . So again, we want people out of the units walking around interacting with, you
know, the great park park system that the city has and the walkways and the
jogging pass. Again, as anna mentioned on the property of the east,
if and when that develops, we wanna be able to easily connect to that. Again, the city
owns the parkwood site. We think that by activating this site it'll create a new energy
for this area and help, you know, land a user that they want on
that, on that highway ground there. And then thank, thank you. That's really helpful. And
then as you look at how much residential is here versus the retail
restaurant, you feel that the general public outside of the, the residents
will feel comfortable coming onto the site and soliciting to different businesses here
since it's so it is a very heavy residential development. Yeah, absolutely. And that was just another
reason too, to separate the retail a little bit more where the general public could easily come
and visit a restaurant or any of the retailers that are in the, the inline
space was again just a, you want everybody be able to use it, not just the residents.
okay. Sorry, one more and then, uh, one more question for the applicant along
the arch on this standpoint of the architecture, uh, really, really nice design.
and you mentioned you feel, can you talk a little bit more how you feel it fits? 'cause it looks
judging by what's going on in the area. I would say it looks a little bit foreign to
what's happening there now, but I want, I wanna hear your perspective on how you feel it fits with
the design style. I mean the, the residential residential
specific. I feel like I, sure, I hear what you're saying on the, the retail space 'cause it does fit, but
along the residential site, can you talk a little bit more about the architecture? Sure. I think the intent behind
it was, although you're creating a new product, we wanted to take anything
ultramodern out of the inspiration of it. I feel like you see a lot of, whether it be
downtown or suburban new residential product is very, very modern. We did not want
that to be the case in this area. Um, we try to stay away,
although we're showing a darker product on the eastern side, we try to stay away from very
harsh materials and harsh colors, that kind of contrast. Um, again,
incorporating natural materials. And again, I think what
we will add to the area, although it doesn't exactly replicate, is using different
materials and having a different look for each building will make it integrate with the
neighborhood as opposed to standing out as a, a chunk on its own.
thank you
ms. Arger. Thank you. Thank you for being here and thank you for
meeting with the businesses around the area. I think that's, uh, a good,
um, perspective to kind of get about where we're going with this as well too.
um, when you think about the amenities, I see where they're gonna be able to do some
walking, things like that and, uh, I would think they wouldn't be able to use the pool.
um, correct that, but, uh, is, would the pickleball
be open to the public? We've debated
on the appropriate way to make it available to the prob to the public. It's intended
to be for the private residential use. I know other, other
projects in the area or ohio region have figured out the right way where it is
for the residents, but you can reserve it via a public link that allows
others to access. We haven't quite figured out the right way to do that, but it is something we're
looking into. Once you figure that out, do you think you'll be, um, whichever
way you go, the landscaping would change with that too, is have you thought
a little bit about that because you don't want, you know, the public to go fall
into the, you know, say I'm gonna go swimming today and then they can't. Sure, sure. That's fair.
no, you, it's a well taken point. You would appropriately landscape and fence it so that you
understood the break in public to private area.
and then, um, I guess I've got a couple questions. Um, thinking about,
um, the, um,
oops, I'm sorry, one second here. Um, parking
with the townhomes. So if I understand correctly, you can
park, there's a garage with it, is that correct? Just on the five
smaller buildings on the western boundary and then there's one slightly,
uh, southeast of those. Okay. And then, then there would be, um, a place like
that you could park another car. So that would be two cars, is that correct? So the
one would go in a garage and then there would be a, a allocated parking spaces
that you could park elsewhere, a pavement, a pavement that you could park your second
car. Is that correct? Yes. It wouldn't, I wouldn't imagine that it's designated
to that area, but it's accounted for within the mix of the parking
available to the project. Okay. It's hard for me to, to see that. 'cause I would think that
I would drive into my garage and then behind me would be another spot that
I could park my other car. Yeah. If I, you know, is that true
or you're figuring that out? I think figuring that out. Okay. Okay. Yeah, so, so then
I get to the number of parking that's there 'cause it still looks
a lot of parking and so, um, is that something
you're taking into effect the number that may be parked in a garage or
parked on a slab? Is that, so in the ratios
that we provided at studio and one bedrooms, one per unit, two bedrooms,
one and a half, and then town homes two per unit, that's all those ratios are
included in the 340 spaces. And the three 40 is reflective of
the 50 town home spaces as well as the surface parking. So do you count the one in the garage
as a parking spot? Yes. Like that's counted? Yes. Okay. Just clarifying, just
making sure I'm on the right track with that. And then the sidewalks, will they
be widened to what, you know, envision dublin's leaning
towards and so forth? They're, they're right now, if you go out there now it's, it's,
you know, the three I guess feet or something of that sort smaller,
but it's something we could explore. We haven't heard that detail. Yes. Yeah. So that like
if you're with a stroller, you can walk by it. Yeah. Yeah. Sounds good. Okay. And
then, um, are the, are the town homes that are in the middle
that, that change up a little bit? Um, do they have balconies or are those the
juliet those are shown with balconies, interior balconies,
correct. You can pardon me. Uh, with within, not on the corner. So it's
not as though the, the edges are flanked with balconies, but on the front of the building
you can see, um, on the elevation we have included balconies. And you're saying I can walk out on it?
uh, yes, the, the, uh, grade level ones are designed that you could walk out.
okay. Okay. Put some furniture out there. Yes. Okay. .
and then, um, a couple things, let me get my question here. Right.
um, so concerning
the drive-throughs, um, I guess I'm understanding
that you looked and, and in the scheme
of things, it sounds like drive-throughs are in and that will bring some
more people to the area. Um, have
you looked at or thinking about how many cars
stacks and would you need to know what type of product they
would be selling to know if cars could be stacked and if
there's prob problematic problems with that?
yes, you would need to know that and you would look into that as we got smarter on the use or
the tenant that we're able to bring to the project. But today you're asking for two, if
I'm hearing that correct? Yes. So, uh, a city question, um, would they need
to come back to this body to discuss? Um,
yeah, if they were doing that? Yeah, thank you. So because
this would be a part of a plan unit, development district, the next step would
be the preliminary development plan and rezoning, which includes the development text.
so that's where we would find and figure out what is appropriate for
the site, whether it's, you know, whether it is drive-throughs and
how many, um, where those would be located. That's, that would all be handled at, at
a next step. Okay. And at that point we may not know what, who
may be, um, you know, partaking in it, you know,
what business is there. Correct. But we would, we would
be outlining requirements for stacking at that point. Okay. And then
I had one question also, I I couldn't find if there was some busing around
there too. Um, bus that's on like parkwood or something of
that sort? So there's actually a spot on the site. Um,
it's where that southern curb cut is, um, I'm trying
to highlight it on the screen. Um, that is dedicated space for a bus
pull off, but I do not believe we have a bus route
there today. Tina, you wanna chime in on this?
I think that's right, but I think coda is actually looking at adding a line line 30, um, that could potentially
use that space. Okay, great. Thank you.
thank you. Thank you mr. Alexander.
zach, a couple questions about terminology. Um, all the
documents refer to the residential as a supporting use.
there are a lot of implications. Does that mean secondary
to the other uses on the site?
so within the, the parkwood mixed use
recommendations, so there's a page within the community plan that talks
specifically to this site. It talks about a mix of neighborhood
office, residential and supporting commercial.
so in that sense it does not talk about it being a supporting use. Now
in our, um, the example that we have on the screen,
again that looks at more than just this site. It looks as you
go along two 70 and then further to the north. So residential
is something that is contemplated, um, within this, this area.
I see. So it's broader. Um, another question. Can I, can I piggy back off of that? So the
community plan though, speaking of this as a mixed use neighborhood site,
the future land use yes. Yes. Speaks to it being a secondary use.
it does, but the more specific site recommendations for the special
area plan call out that this is not, it would not be
supporting that it is considered as a principle use. I think you I
recommended as one. Yes. I just wanted to clarify that between the two documents. Thank you.
alright, second question about terminology. Terminology shared parking
means different things. Now what the applicant
has done is done a strict parking count based on uses. But does the
community, the city ever allow for those
uses that are complimentary, sharing the same spaces?
we have done that, yes. And that's certainly something that could be contemplated here. I believe
that what the applicant had done with this is take their units and
provide a standard, uh, amount of parking that they would need. And
then I think the same with the commercial. So I think that's on, just based on what is out there.
it's not based on opportunity to share, it's just in shared locations. Okay,
thank you. 'cause that could have a lot of benefits. Um, a couple
questions for the applicant. How are you? Well, our, our neighborhood
plan, the, um, one of the plans calls out for a hundred feet right
away along, um, emerald parkway. Now
tell me why you've chosen to depart from that. So we, based
on the 30 foot setback that's shown in the special area plan.
okay. So since we have contradictory plans, you chose the one most beneficial?
yes, . Okay. Alright, fair enough. Um, how'd you come up with a number units
on the site?
? That's a great question. As a developer, we always want more density, but again, we're trying
to be respectful of the community plan, not do something that's gonna be overwhelming
for the, for the neighborhood. Um, still hopefully make the project feasible
and it's, it's certainly a, an art to get that to happen. But, um, again,
I think breaking up the residential buildings and creating, trying to create a neighborhood
there, there was just kind of a, a hope to get close to 200 units or just
above that. And, and last question, how are you addressing
the scale? I know jamie asked a question about the materials of those buildings
that are across the street. How are you addressing the scale of those
buildings? So we've started, and, and zach and I have had a lot of
conversations about the desire to step up as you move towards the east towards
two 70. That's why we've shown the tallest buildings of four story on
the eastern side. As you look across the site, you step up in height, understanding
that the, the camden buildings on the western side are at a lower height
in the town homes that we're showing. We're hoping by not only stepping up height
on our site, but by showing the different product types within the residential
realm, that it also helps with that massing effect again, so you don't feel like you're staring
at one very large building. Okay. Thank you. Thank you
mr. Disher.
thanks kim. Hey zach, I wanna go back on the, the question that gary asked and,
uh, kim followed up on about the, the, uh,
special area plan, right? And then the envision dublin
because they're, they're a little contradictory relative to primary and secondary
uses. That's, that's fair, right? Yes. Okay. So
what is the city's preference? So
the future land use is kind of your 40,000
foot high view and that's, that's part of the distinction in
what is recommended here is kind of a catchall for
any property in the city that has the mixed use neighborhood designation.
when it comes to the special area plans, these are not applicable throughout the entire city,
but just to key locations where
we have more specific recommendations that we want to take into consideration. So
I would say that the emerald corridor or special area plan is more specific
in what is recommended and expected in these areas. So that's why we
probably, we would consider the mixed use neighborhood in terms
of its intent. But the emerald corridor or special area plan recommendations
are more specific to this site. So that's where we're, there's a, there's a balancing
act between those, those two that, um, you know,
there are elements of it, but this is more specific and has those recommendations that do defer,
um, a little bit from the future land use plan.
right. Because here there's essentially zero office.
let's, and that would be in
violation of which one? Which one of the plans? I can't remember. Can't keep track of them. There's too many,
but it's essentially it was it the city's expectation
to have some type of office
use at this site based on how we show the
concept on the screen. It contemplates neighborhood, commercial, neighborhood office,
suburban office, and mixed use residential. So a lot of horizontal
mixed use rather than vertical mixed use here. I'm with you. Okay, thanks. I appreciate it.
okay, a couple questions for the applicant. The, you had mentioned
the, that tree line that was down the middle of
the, that'd be difficult to kind of navigate, uh, with,
with the design that you had, how, how much time did you spend
evaluating potentially saving some of the components of that mature
tree line? Our tree study is still underway, so we are in the
early stages of that. Okay. The,
gary had the question on the setback for, for, would you consider, how much evaluation
did you do on some of that? Uh, the, that the
retail component that fronts warner temple and,
and, and emerald parkway? 'cause it feels like it's
not, not in a bad way just kind of thrown down and I didn't know if there was any kind of
other consideration about incorporating, you know, entering emeral parkway
from, um, from tuttle incorporating some of
some different architecture of those retail buildings.
yeah, so we, we've started with kind of your standard setback and then that was
one of the reasons we've also included abundant green space around it. Thinking
that you could utilize that green space to add more interesting features,
um, to both highlight the retail but then also add to
the area some type of gateway feature or something like
that. Sure. Consider that. It feels, I don't
know, 'cause you know, that whole street, if you're, if you're continuing down there, there's a lot of like
drive-throughs. I think I know the old steak and chick, I can't remember they're there. It just, it feels
kind of not appropriate for that site. W would you, would
you consider removing the drive-throughs and doing some other
type of resident or retail in those in those areas?
I think what's challenging is what we've heard from the market is that if you eliminate
the drive-throughs, you're gonna be challenged to bring quality tenants to
those buildings to fill those buildings and actually add amenities to the area.
okay. What type of evaluation
have you done relative to the open spaces? Because
you know this, it's, it's fairly dense what you're proposing and it doesn't seem
like certain of these apartments are
gonna have a lot of green space to the extent they contemplate
children being around. So what we've tried to do,
while as phil mentioned, obviously as a developer you like to meet a certain density
for the project. But so what we tried to do is you have this main park
feature that's accessible from any residential building on the
site, but then you have those different pockets. We're showing a dog park
on kind of, I'll call it the, the southwestern corner of the residential. Um,
each of the other, so the furthest north four story building
and products would likely access the main amenity area.
and then the, the buildings on the center, center and southern portion
of the site, each of those have included a
patio grill, lounge area, outdoor area that could be specific
to that building. So that was something we tried to be thoughtful for that. If you feel
like, hey, I, I leased the furthest southern, um,
building on the site, I'm really disconnected from any sort of amenity area.
okay. In addition, that's also why we included that center
sidewalk, that that is straight from the northern to the southern portion, not obstructed
or turning so that you feel as though I, I could enjoyably
walk from one side to the other and access the main amenities in green space.
and you, you had mentioned it earlier, I think there's potential contemplating, contemplating
giving some of that land back to the city to run the park. Uh, that walking
loop or, because I feel if you're, if you're, if you're thinking about this,
I'm gonna let my kid go to a park that the may public could be there, it feels
unsafe potentially. And that's what I was trying to get at it. Some of these buildings
don't allow a contemplation of of um, I guess kids
in a, in a small contained area. I understand it's from a apartment complex, but
just having that, you know, ability to
not be worried about something happening. And if you give the park up public, there's gonna be public walking
around there. Um, and I'll tell you the pickleball thing is gonna be an interesting piece.
if you, if you don't have it locked down, people will yeah.
gravitate yep. To it. Um, real quick, and this is kinda
my last que last question, the three story townhome piece along
emerald. Was there any other consideration for, and I know that probably gonna talk
about the lack of office, but from, if you're contemplating residential
there, did you think of anything else on that frontage? 'cause
it feels when you're, you know, you go out there, it doesn't really make sense
with what's what across the street. Sure. So what we were trying to achieve
there is shown on the special area plan is smaller office product
likely designed to mirror the condo office across the street.
so instead of putting a large block of a residential building, we
tried to break up the massing so that the massing was similar, although the use was
different. And then we tried to, we added the peaked
roofs again to try to compliment the, the peaked roofs across the street. So
maybe, maybe our intentions aren't deriving the correct
product there, but we were trying to meet the desired massing along
that street. I understand.
I appreciate it. Thank you. I think I'm good, kim. Thank
you. Um, I have a few questions. Um, I'd like to start
first with the, with emerald parkway, miss waskowitz
. Um, there, there's the two new proposed streets
and then we have a relationship to the existing media in emerald parkway.
how is raf, I mean, there's already turn lanes for
the existing uses. How would this function to support this development?
the how would the, how would the median be? Mm-hmm . The median could be maintained
in that, um, center. What I'm picturing is their main
entrance on emerald parkway there in the middle of the site. That's correct. Um,
there's already a, a full median break for the development on
the west side. So that would, um, be modified to create
that left turn bay for, uh, this
proposed development. Um, and we would continue to work with them through the
pdp and the traffic impact study to make sure that everything was functioning. So
you could, you would add a left turn lane into the development at that point? It would be part of the
applicant's responsibility. Yeah. Right. But it have to be, you'd have to alter what's there now to create the correct.
right. Changing the existing median. Thank you. And can you, can you make
a left turn in on the south drive? It's, there's
already a . I would have concerns about that. I believe that would
be contemplated as a write in, write out. I'm also concerned about it in relationship
to the potential bus stop area. So I think those are details to work through in the next, um,
submissions. The, the, the graphic that's up on the street is pen
altered to look like the median is broken there, but it's not broken. Right? It is
not, it narrows, um, for the turn lanes at the warner temple intersection, but
there's a raised curb there. Okay. I, and again, we're getting into details
yeah. Be honest. But I just wanna to understand establishing this roads system
is dependent on those types of things. Um, second question
for the applicant, I assume that the two ponds are meeting
your stormwater management need? Correct. Or is there some other need you have under underground
tanks or anything to offset that? Correct. Those are intended to be detention as well.
okay. So, um, had you considered the, the northern
corner to be something other than a park a
like the, the, um, plan shows, the city plan shows that as
a developed corner. Had you ever considered that as an option
or because you needed a place to put stormwater management that was the logical place because
of grades or whatever? And so that's, I'm trying to figure out if that's a logical place for
storm under management or is it still a good development site?
sure. So what's really driving the northern portion being
a green place, which also serves as our detention, is a preservation of the george geary
run and the natural tree line right there. Mm-hmm . We're trying to leave that portion as natural
as possible, understanding that we can't necessarily achieve maintaining the
natural, um, tree line within the center of the site. So that's
what's driving, putting the pond up there. Um, we, we did look at other concepts
as well, um, similar to the discussions we've had
about feeling disconnected within a mixed use product. Um, I
think if you were to put either residential or office up
there, those tenants might feel slightly disconnected from the rest of the park.
and, and again, I think you're hearing some comments, questions from the commission that, you know,
open space in one corner versus more in integrated into the, into the neighborhood
is what I think the, the focus of their questions has been. I'm
gonna add, add, add that kim. Yeah. One of when I looked at your plan and
one of the, and this also follows up on jason's point,
there's no surveillance of these, these spaces, these passive play
spaces. They're kind of residuals left over from
moving the buildings and the parking around the site. And then we have a little space at the side of the building,
but the buildings don't really define. Um, and that's one of the ways to integrate
the green space. Now you've, you've made squares outta your parking,
so it'll be interesting to see how long those trees last in
those parking lots. But, um, I just, I think the point
both that you're hearing from a couple people here on the board is those play spaces
need to be better integrated into the arrangement of the buildings. Sure.
thank you. And I kind of follow onto that. I was gonna ask you about the dog park
and the location of why you chose that. I mean, it's kind of a key corner
coming into the development. Um, it does open up kind of
a view corner into the parking behind which we, which we want to probably screen.
and so just, and again, it's out on a busy road, so thinking of
dogs escaping and all of a sudden they're on emeral parkway, . Sure. So
the the private amenity areas would be
just that they would be private and secure within the residential
project. Um, although we're showing in this corner the dog
park expanding throughout the entire green space, that corner upon entry would
serve as a great place for a monument sign or a feature to enter the project.
and then you could screen any amenity use for the residential
behind that so it could serve multipurpose. Thank
you. And, uh, shifting over to the south,
again, I think there was some discussion around the, the drive-throughs
and the, and the restaurants. Um,
so those, the location of those two buildings are such that the one
on emerald parkway only has two sides you can access.
and the one that's on warner temple only has one side that you can access. And so I'm thinking of service
and trash and all that stuff of had you thought through about how those
buildings would be serviced? It, it's a fair comment, especially on the southeastern
corner. What drove the placement of it was
the outlaw on the southwest corner that probably wants to be a coffee user,
an elevated fast casual. They have a desire to be on a hard corner. That's
what's attractive to, um, tenants that would occupy that. And then
similar for the inline um, building, they
want strong frontage as well on a main road, which is why we've placed it
up against warner temple road. And then the, the goal
of placing the building in the southeast corner was to create a cool
outdoor seating patio environment that could be really attractive to
a use. But your point is well taken on circulation and I'm sure, I'm sure we'll come
back to that in future applications. Yes. Um, that's all the questions I had
right now. I'm gonna look to the commission if there's any follow up questions. Yes.
I'm sorry, I just had a quick question about two 70 driving
on parkwood. I didn't really see it, but do you think that from
their, um, town homes and so forth up, is there any way
either, um, they're seeing two 70 or if
if, if you're driving by and you're seeing this project?
I would say the, the goal in the future is that when the
space between this parcel and two 70 develop,
that is ideally going to have taller corporate office buildings, like what's
existing out there that help break up any view
corridor into the site. So at, at this point
we do not have concerns about that because we've made, we're trying to make that distinction,
uh, between what's should be corporate office and what should be, uh,
multifamily. Any
other questions? All right. I will now
open up for public comment. Thank you, uh, applicant for thank
you. Um, does anybody would like to, uh, talk to this application
from the audience, from the public?
hmm. Okay. I assume you're here for other cases. .
alright. Um, if nobody has any comments, I'm going to close
the public comment period and we're now gonna go into commission deliberation.
so we have a number of questions that are on the screen now. Uh, mr.
chinook, you always like to go first. I'd love going first.
uh, again, thank you for, for coming and I, I think, um,
appreciate the presentation and I think there's a lot that are, that's kind of well, well, well
thought out. Here, uh, and we brought up in questions. I think everybody's kind
of hinting at it. There's, there's definitely, I have a, a concern regarding the,
the mix that it's very heavy residential.
um, you know, where it deviates a little bit from our, from our envision plan.
and then that gets to you, you, you spoke of walkability
and pedestrian access and trying to create this opportunity to have
the residential or the retail supporting the, whether it's,
you know, coffee shops, whatever, supporting it and trying to, trying to create a pedestrian
environment. But it doesn't seem like it's kind of laid out to support that as much as
it sounds, especially it relates to the drive-through. So I have a, I have a problem with the drive
throughs as part of this. Again, trying
to less reli on automotive traffic, and I appreciate what your potential tenants
are saying, but it just doesn't seem to fit as it is in this current layout
that we're looking at. And I think we alluded to the general,
you know, green spaces and having it feel a little bit more truly mixed.
um, but, but again, I go back to, I think it's, it's, it's definitely heavy,
a little heavily weighed residential and, and, and as we,
as we look at it compared to kind of our, our, our vision for the space
and I add to whatever we can do to preserve the existing trees, I think we can maybe
try a little harder there. Um, it's not, I mean, it's a big part of our, our
vision too is to try to, you know, that that type of preservation, we appreciate what you've
done, um, uh, thus far. But I think we can take a little bit further and
try to work a little harder to preserve the other, the other trees on site. I'd go back
to the, I'd love when you come back, I'd love to see a, a, a kind of a,
a height study looking at what's going on in the buildings across berland parkway
as you get to the proposed whatever it is, the, the, if it's town homes
right around number parkway as we, as we go east or west, east
across the site. And look at how the four story multifamily buildings kind
of fit within the whole height. Because I, I do think, and the commission brought up several concerns about the height
and the scale of, of what's going on in the area and making sure, so a height
study or looking at the heights, I think would, would, would feel very appropriate and help us kind of understand,
um, how it's all going to mesh together and gel. And
then going back to the, the drive-throughs for a moment, the, the corner at emerald parkway
in warner temple is obviously a really key corner. And having, right now we have a drive-through as our feature,
uh, the drive through stack, I should say, as the feature I think we really need to consider, you've
started to deviate a little bit from the envision dublin plan with start
taking that, that, that retail space and bringing it front, hiding, parking,
whatever we can do to hide parking and create more of a, of a, of that type of street
scape and focus. You mentioned it, focus on some of these feature focal
features. Uh, some from, from some of those key areas on
the site, uh, would be something we definitely wanna consider and, and think about, um,
as we come back. And I'd say, again, I mentioned a mounting too. I think the mountings
kind of an important piece of that. I think it helps kind of, especially if we are gonna do residential,
I think we just want to kind of consider more how that's landscaped and, and maybe bring some of that
back. But generally, um, um, answer. I didn't really answer any of the questions directly, but
overall, I think it's okay. I think we have a little bit of work to do,
um, to, to be fully supportive of it. Um, but again, I think a lot, there's
a lot of really good thought. I like, you know, there's a lot of nice things about the architecture. I think we brought up some of the
little more, um, I, I appreciate the different materiality in trying to do something,
um, a little bit more, a little bit different. But I, I, I think we need to just, again, with the height and
everything else, we need to make sure it, it actually can fit within the, the, the surrounding
environment. 'cause there's a lot going on, um, around the site. But again, thank
you for, for being here. Thank you, ms. Har.
good points. Um, thank you for being here and bringing this project forward
and, um, sounds like you've been working with the city for a long time
and I, we appreciate that a lot. Um, talking
about, um, uh, where I am today on
it, it, it feels heavy. Uh, you heard that from everyone
about, um, that, that kind of feeling. So to me, the setback
is very important. If it's a hundred feet. It's also mimicking
the other side too, where they have the mound and they
have the trees and the grasses and the pine. There's, um,
we can see that that is just a nice cultivating area that, um,
that we can all grow from, from that. Um, also,
I like thinking about, um, the retail that you wanna bring forward.
I, um, and I think that's a good idea. I love that you reached out to,
um, uh, the people from the offices and around. That's very important to
get their thoughts. Um, but there's that emerald
town center that's across, across the street on warner.
um, they develop theirs inward. So when you, you've
gotta go in and that's where the parking is inward. And, uh,
they have a, a great businesses in there. Uh, there's a bakery and
different food places, pizza, veterinarian and so forth.
but what I think is positive on this end is you we're going face
forward on this. And I think that that then brings us closer
to them. Um, and that brings the kind of the businesses together
and people, um, a more walkable community with that.
on top of that, if you're standing over there, you can kinda look to your left and you see
the post office. So if we can get people walking from a residential
area to a commercial area to then across the street
safely, and then, oh, I can kind of keep going. It
just really brings us to that, um, walkability. Um,
and, um, and, and again, it's all of these corners already
have, um, where they've worked to build them. So when you're turning
a corner, um, even on park parkwood, I
believe, um, you know, it's, it's a, it's a nice experience. It's, it's
pretty that way. Um, and so forth. So if I'm
thinking about, um, you know, number two also,
uh, the, just the town homes and things like that, I like the idea
of the garages. I think reworking some parking issues,
if, and if you can share some park parking or if it,
if you're kind of bringing the town homes closer together, then it
feels like a, a a more of a community. Um, and, um,
you know, in that, that regard there too. So, um,
and let's see. Um, I'm, I'm good about the architecture.
I think I like the, the townhome especially, uh,
along the street. I think they look very nice. Again, I,
it's really gonna matter to have that space, um, between the,
between, um, the streets and then, and then to the townhomes.
and if it's a hundred feet, it should be a hundred feet with that too. Um,
but you did do a nice job with, I like the roundness of the doors.
I like, um, the, the different balconies and things like that.
um, when, when I get to the, the, the apartments in the back,
I, I think you should take a little look at those and see if there's some other,
uh, thoughts and so forth. I, I would be looking for. But
when we're talking about the town homes too, or, um, is there anything, solar ideas
or are there any, 'cause we've, we have a program on that. And then, um, any
kind of rooftop features as well too, if that's, if that's something, if that's sort
too. So, um, and
then I go to, um, the emerald parkway,
it's a corridor. If you go a little further down, you can see they have
benches on the corners, um, as well as like a,
a little, you know, it's a, a structure that you can sit in and things like that.
so it's, again, I encourage you to think outside the box,
um, and, uh, and, and, and moving in that direction.
but, um, overall, um, you know,
I, I get to the point where, um, I'm sensitive for
the number that bringing and that, um,
there's no office. Um, and that's, that's a concern. Alright,
thank you. Thank you, ms. Harder, mr. Alexander.
I'm, um, my one reservation about the plan has to do with emerald
parkway because if you read our documents, the a hundred foot right of
way, granted there's something that contradicts that, but also the fact that the,
a couple of the documents say one to two story buildings. So the approach is,
the implication of those two things is that the scale on emerald parkway
should be pretty minimal. It should not be as massive as you have.
and, and, and I think the scale is compounded by how far you bring them out.
however, across the street is not a good solution because if
you accommodated the a hundred foot setback and put parking in the front, that would be
much less desirable than buildings closer. So I would be, I would feel
more comfortable with yamal parkway treatment if the buildings were smaller
and I could give on the, the setback there. I, um,
I think this is gonna bring residential to an area where there's no residential or very little,
so it's gonna be very, very different. But I think it's needed there. So
I, I think I'm, and so I'm comfortable with the heavily
weighted residential use. Um,
one thing I, I brought up the parking before because if you thought more of the shared parking,
then, then you could reduce the size of the lots. You reduce
the heat island effect, you reduce your need for storm water. And
would asking for some of these green spaces to be more integrated, whether it's
the maintaining the existing trees and creating a, a more prominent path through
there, I would at least like you to explore that. But
generally I would be with, with reservations about emerald. I, I,
I, I would be supportive of the project. Thank you mr.
desler. Thanks, kim.
I echo my fellow commissioner's comments.
the space definitely needs something. I don't want to try to be too
repetitive here. I think you have an opportunity to incorporate hopefully some of the
existing mature trees rethinking the, the green space.
one thing is, it feels like the, the clubhouse
and recreation area was a little bit of an,
a little bit of an afterthought. And I was like, oh, we're just gonna stick it over here. I, if you're trying to make
a more centralized and dense residential area, maybe
the clubhouse should be centralized with a green space
that can run throughout a a center corridor. Um,
I feel the somehow there needs to incorporate some office,
but I, I do understand the difficulties now with, with that.
um, that's why you're the designers and developers to come up with something.
maybe that could incorporate some office component, but
I'd be, uh, somewhat a gary, I think I'd be okay with a more heavily weighted
residential piece. I would like to see some of the commercial and
retail, uh, this space is, is dying for it. And I think
across the street it could, it could be a little,
you have an opportunity. Let's just, let's just say, um, you heard my
reservations already about a drive through. Uh, doesn't necessarily mean I would
be completely against it, but there's gonna have to be something that's gonna make this pop out
a little better. Uh, because we don't want this to end up as, as portions of tu are,
which are, which are more of a, a thoroughfare, which is what's expected at that area.
the initial drawings relative to the, the
building massing, I think are, are appropriate. Um, it, it brings
a new wave of some architecture there, which I think is okay, but rethinking
how the, the, the town homes fit at that,
uh, along emerald maine may need to be again, reevaluated
I think for the, the use here. So lemme just check
my notes. Uh,
okay, I'm set. Thanks. Thank you.
is zach, can you pull up the, the graphic that shows the, the two plans side by
side, the area plan and the, I just want to make
a point, we've had discussion about two plans being different.
um, when I look at the, the one on the right, I
see blue and orange, that's probably more than it is the purple.
again, not knowing square footage is right or how tall buildings are, but I think both
plans are really speaking to this being mixed use and being
a balance of, of office, commercial and residential. So I don't
think the two plans are in conflict. I think they're actually quite well aligned and it, you know,
you could debate, you know, 60, 40, 40 60. But again, I
think there's a balance of uses and I think, um, one
of the things that this commission has been struggling with is this new definition of mixed
use and what does that really mean? And I think as we look at these cases, we're gonna
continue to, to discuss it. But, um, I think,
and you can go back to the question now, zach, I'm sorry. Um, I think the,
the mix of uses here is, is, is, is out of balance right now. And
I, again, I don't want to debate office or not office, but something else.
and I think mr. Alexander raised the issue of the emerald
parkway edge. And you know, when you drive up and down emerald parkway,
it's a commercial business address and all of a sudden to see residential fronting
onto it that it's not even an apartment that has kind of an edge,
it's townhouses that have a front door and walkways and, and all of a sudden you feel
that feels outta place to me in this corridor. So, um,
in terms of the layout, I think, you know, following the area plan, you've got the grid
right. Um, I think the uses are not quite in the right place.
I'd like to see something up else up against ammo parkway and, and
I, I don't want to say it has to be office, but it should be something other than
residential in my mind. Um, I think you heard a lot of talk about open
space and I feel like the open space is kind of being pushed to the
edges and when you want open space to be integrated into the development
and, and into the buildings that are make up the development. And I think
that, um, they don't have to be heroic open spaces.
they could be pocket parks and plazas that are intertwined and maybe the
dog park fits into that category. I still think that's in the wrong place.
um, but it's part of the open space network. And again, I agree
that this, again, the great, um,
effort to save the ex the existing, uh, linear
riparian open space. But I think this other one that you said you're
studying, I think that's something that could be studied harder. And I think in
studying that you might find that that's the solution to integrating the open space more,
uh, into the development. Um, so again,
I think you've got the basic, um, structure to the development. I
think you need to look at the uses. Um, and again, the,
the corner of emerald parkway and warner temple, um, they did
such a good job on the other side, again, it's a one story,
uh, commercial complex, but you know, that's been there for years and I've always
been amazed at how well that anchors that corner. And I would hate
to see the other corner on the other side not treated in the same way.
and so this idea of putting a drive through on that corner, um,
you know, and, and, and losing that as a gateway location, I think is
a, a lost opportunity. And I think the whole warner temple edge should
be, you know, considered as how does that edge contribute
to the experience of driving along warner temple. So, um, I
would like to see some more efforts in terms of distribution of uses. I think the general
layout is, is roughly there. Um, I think that the
architectural concepts appear to be aligned with what is out
there now. If you look at the buildings that are along emerald parkway and warner temple,
they have a character and I think fitting into that character is the right
direction. I think you're generally headed in that direction. And again, I've
already made the comment about the open space about distribution. So, um, those
would be my comments to the concept plan. I want to open it back
up to the commission. Do you guys all have any other comments? Which can I ask, do you ask your
perspective on the drive-throughs? I'm sorry, say that again? Can I ask your perspective on the drive-through?
um, I'm not a proponent of drive-throughs , but if they're at the right
location of the site and they're out of sight, they're not like front and center.
I would, I be, I could be supportive of them, but they,
if not done well, they can be a real detriment to a site plan into a urban
design field. Any other comments?
alright, um, advocate, have you heard enough from us and got enough
feedback? Well, we, we appreciate you coming in and, um,
we hope to see you again in the near future.
all right, we're gonna move on now to case number
25 dash 1 0 8 cp
avery crossing concept plan, a request to review
a non biting feedback for a mixed use development comprised of residential, commercial,
and open space. The 127 acre site is zoned r
rural and located southwest of the rings road and avery road intersection
and contains the ponderosa mobile home states.
so invite our applicant to come up now and make their presentation.
kim, am I good to step out? Uh, yes, thank
you. We will call you back in when, appreciate it. We move to the next case.
if you would, uh, turn the microphone on and state your name and address. Appreciate
it. Uh, good evening. Uh,
my name's gary o rocky, uh, dit architects, 1 4 7 2 5
detroit avenue, lakewood, ohio 4 4 1 0 7.
uh, well thanks for, uh, thanks for having us here tonight. Um, we were last here
in april, and, uh, we've got some great feedback and we're
back here again to show you, uh, some refinements that we made to the plan.
uh, just to, just to recap, this is just a, a plan to show where
the, uh, the site is in, uh, city of dublin near,
uh, avery road and tu crossing the future tunnel crossing road.
if the advancer isn't working, just look to me and I can advance the slide for you.
I'm sorry if that advancer is not working, just look to me and I can advance the
slide for you. Oh, okay. Okay. Yeah. Okay. Uh, next slide.
uh, and here again, it we're just showing, uh, the location of the site
and, uh, and everything that we're doing is sort of, uh, in line with the, with
the master plan for dublin. Again,
this is the existing condition. So you can see the outline of the site, and in
the middle of the site is an existing mobile home park, uh, that will remain,
uh, existing conditions of just some of the, uh, photographs down
avery. And, uh, you can kind of see in the key plan in the upper right hand corner
where the views are taken from. Uh, it's basically a
kind of a flat farm, uh, old farm site.
uh, so you can see this, this is sort of describes some of
the, uh, the purple, uh, line that goes through is
the future extension of tuttle. And, uh,
we work with the city to kind of come up with a val linear form that, uh, meets with
the, uh, desires of the envision master plan for
quadrants. Basically, if you can see, quadrant f will be mostly residential
project or quadrant. K is, uh, a commercial,
h is the, uh, existing mobile home park, and I would be multifamily.
uh, again, this just sort of, uh, further clarifies the quadrants, how we've
subdivided them. And as you can kind of see to the north, there's more single family homes
in dublin and to the south of the plan, uh, there is some
existing multifamily. Uh, so
this is the new plan that we have, and it's, it's very similar to the old plan.
uh, some of the refinements. I think the biggest refinements that
we've made are, uh, and based on comments that we received
were in regards to the open spaces. So, uh, the open spaces
have increased and there's also, uh, all the blue, uh,
water features that you see there are for, uh, storm water retention.
and we're trying to, uh, take advantage of those to make those not only
for stormwater for tension, but for amenities as well. Uh,
I think another comment that, uh, we did respond to was to reduce the
density by one unit per acre in the, uh,
southern part where the multifamily is, uh, in the upper right hand corner.
just to recap, you can see that's the commercial zone. The three orange
buildings are retail. The blue buildings are, uh, retail
slash restaurant. In the upper left hand corner, uh, there's
a mixture of townhouses, single family homes, cluster homes, and
duplexes. And then to the south are, uh, envisioned to
be three story, uh, multifamily units. And there's also a, a clubhouse
in the lower right hand corner, you can see kinda where the pool is. And it, uh,
borders on that, uh, water feature.
uh, again, this, this hasn't really changed, but this just shows the hierarchy
of, uh, roads and avenues and the potential, uh, connections
across tunnel parkway. Uh, and then, you know, we've been working with
the city for, for quite some time now to, uh, make sure that we're consistent
with, uh, what's envisioned for the area in terms of the master plan.
uh, and at this point I'm gonna turn it over to drew, uh,
from edge and he's gonna talk about, uh, some refinements that we made to the open
area plans.
thanks, gary. Thank you, commissioners. My name is drew russell.
I'm in the landscape archetype with edge three 30 west spring street,
columbus, ohio. Um, thank you for your time tonight. I'll be brief as
I talk through some of the changes that we've, we've made to our concept plan based
on the open space here. I know that mr. Will is gonna be going through quite a few of these as
well, um, when he speaks. So since the last concept plan submission
in april, we spent time further defining the open space areas
in an effort to provide a concept plan that responds to the comments we received
at that time and brings our plan closer in alignment with the envision dublin
community plan. Um, the exhibits provided in the submission were included to
communicate the overall open space concept and provide kind of that step-by-step
process that we went through to get to the open space framework plan. That that is part
of the submission as well. Um, this included establishing an open space theme
and some of the guiding principles we intend to use along the way. Um, taking
a step back and looking at the existing open space features and destinations
adjacent to our site so we can activate our parks and open space areas appropriately.
establishing a path and connectivity p plan that is consistent with the
envision dublin plan and will allow pedestrians to get to these destinations
and tie into the larger trail system. And lastly, we've provided
a series of enlargement plans to provide more details on some of the specific open space
areas shown on the plan.
um, in response to the envision dublin community plan, um,
we, we started by developing an open space theme.
um, what, what we wanted to base our entire concept around, and that theme was
to integrate our open space system into the larger network.
you can do that in many ways. You can do that physically through open, uh, through pathways
and trail connectivity. You can do it by locating
open space areas on our site, close to adjacent open space
areas on surrounding sites. And you can do that as you can see on
the imagery that we've provided through providing an aesthetic
and kind of the traditional dublin character that you see elsewhere around
the open space areas of the community.
um, in an effort to provide appropriate open space destinations
and better aligned with the greater community. We, we zoomed out a bit, um,
and first took a look at what already exists in other areas close by.
so we have two large parks, delmore and ted colton back parks,
both within walking distance there, you see it on the map, one's kind of to the north
there. And ted colton back park is, uh, to the east, um,
each with their own amenities. So using this information, we looked to see if there were any missing
pieces there that might make sense to locate within our open space areas.
and that helped us define the seven unique park spaces that we have on our site.
in addition, we've also started to identify potential areas for public art. As you
can see on there, um, opportunities shown in red.
an open space linkages plan was also provided to define a hierarchy
of pathway systems consistent with the envisioned dublin community plan, and
show how pedestrians will be able to get to the various destinations
within our site and connect to the larger regional network. Our goal here
is to create a, a walkable community. The commuter route shown
in the deep red color along tuttle crossing boulevard is intended more for
regional movement adjacent to the main thoroughfares, and it also extends up along
avery road. A connector route provides a convenient north south connection
through the site north, north and south there kind of through the mid
midpoint of the site. And, uh, a network of local route paths
also allow pedestrians to get to all of the internal park and open space
areas. We've also provided a
series of enlargements to give further detail on some of the individual open space areas.
the first shows a typical section conceptual section of what
tutter crossing boulevard greenway might look like. Um, we're intending
that this would be a variable with planted median and includes a lot of that
naturalized grasses, plenty of tree canopy meandering
paths for the local trails, a straight commuter route. On the other side,
we've included an enlargement of the central park area, showing gathering spaces,
a playground, a large lawn, and a pond with enhanced edge
treat edge treatments.
the corner of rings and, and avery road provides an opportunity
for community branding and gathering at the intersection of two major thoroughfares
and adjacent pathways. We see this park as a potential location for a
bike hub and gateway into the commercial portion of the site.
and lastly, the corner of tuttle crossing boulevard and avery on the southeast corner of the
site provides an opportunity for open space activation given
the proposed path tunnel under avery road and the large pond
adjacent to the commercial use areas. This could provide waterfront dining opportunities on the
upper pond side and a unique pocket park created by the pathway mirroring back
up to this street elevation. And we've included imagery
supporting that, showing some of the character that we plan to, to
try to implement. So with that, I'll turn it over and thank you for
your time. Thank you.
are you, are you finished?
there's just a few more slides. So, uh, so this is the, uh, uh,
sort of, uh, look and feel of the, uh, uh,
buildings that we were thinking of for some, some of the residential buildings, uh, a
vernacular, uh, to be contextual kind of with what's here in dublin and
central ohio. So these are the images that we had last time. I think
we did have, uh, uh, a couple more contemporary images that we, that
we took out, uh, based on the, uh, panel's, uh, feedback.
and so this is sort of what we're thinking at a very high level, uh, for look and feel. The
buildings, uh, you can kind of see the different, uh,
residential product types. Uh, again, just a generic
sort of spirit of place, sort of what, what they might feel like.
uh, again, some, some more of the townhouses and some of the, uh,
the, the commercial buildings were, are envisioned to be one story. And,
uh, and you can kind of see some examples there.
and, uh, I think, I think that's it. Uh, thank you very much. Okay. Thank you
mr. Will
thank you and good evening. Um, like the last case, this
is a concept plan review, so no determination is made. Um, if
the project proceeds future review and approval by both the commission
and city council would be required. Um,
the 127 acre site outlined in yellow is located southwest
of the intersection of avery and rings road and is zoned rule.
the site contains the existing 170 lot ponderosa
mobile home estates. Um, several tree rows, uh, large preserved
woodlot to the southwest, um, in avondale woods.
um, and the south, or the site, as you can see, is surrounded by existing single family
residential neighborhoods to the north, including balance tray and kramer's
crossing. Um, and the areas to the southeast of the city are within the city of
columbus and include single family homes, apartments, and some commercial uses.
um, the site is not presently served by water or sanitary sewer. Utilities
are designed to be extended with the extension of tu crossing boulevard,
which is presently not here, as
the applicant mentioned. Um, they have been in front of the planning and zoning commission,
uh, most recently in april of 2025. Um,
the commission was generally supportive of the changes that they'd made since the 2023
proposal, um, but recommended they further refine residential
densities and transitions between residential types, improve connections
between residential areas and propo proposed commercial development,
um, make stormwater or make sure that stormwater areas are more usable and better connected
as amenities and open spaces. Um, and that that continue or
the commission highlighted the necessity of transportation improvements in
the southwest area if future developments to occur. And then that
the applicant should continue to work with the neighbors in the area.
uh, since the april, 2025 commission meeting, the applicant
has hosted a virtual meeting, um, with some of the neighborhood surrounding
neighborhood associations, um, and properties as well as
their residents at ponderosa. Um, there have been public comments
submitted for this case, which were provided to the commission ahead of the meeting.
um, the community plan, um, is the document the city looks towards
when considering rezoning. The site, as I mentioned, is zoo zoned
rural. Presently the applicant is proposing, um, more
development. The two future land uses recommended are mixed use neighborhood
along avery road with residential mixed density,
um, recommended for the balance of the site. Similar
to the last case, this mixed use neighborhood is meant to be neighborhood
services located near existing and future residential areas,
um, with principal uses being more commercial and supporting
uses being residential. Um, I think to add upon,
um, what zach mentioned for this as supporting versus principal
is not only from a use standpoint, but the community plan makes recommendation
on character of the built environment. So residential areas in this mixed
use neighborhood could be used to help create more of that village or walkable
sense of place. So whether one or two commercial buildings might not be able to
do that, if you add residential buildings with that to help create enclosure
or a village feel, um, or something walkable, that that's how they can be also
be considered supporting. And
then the residential mixed density again is intended to provide
a mix of residential products between three and 12 dwelling per
acre, more residential and scaled one to three stories.
in addition to the future land use, this area is within the southwest
special area plan. Um, as mentioned,
um, with the future land use, there is a propo or a recommended,
uh, mixed use neighborhood node along avery,
um, organizing buildings to kind of create that sense of, um,
place the residential densities three to 12
that are proposed or recommended in the future land use. The southwest area plan
helps convey that it's not all intended to be 12 and that you should transition
from lower inten or lower density areas specifically to the north,
uh, the neighborhood neighborhoods along rings road and the residential,
um, properties on rings to more intense as you move, uh,
south into the southeast where the city of columbus has already built,
um, more intense residential products. Um, the special area plan also
highlights the existing natural features of the site and how to think about incorporating those
into the development. Other places in dublin, you will see, um, incorporate
those into true rows in the backyards or in front yards or into park features
or into the public realm. And then the special
area plan also mentions the, um, preserved open space in
aans woods. It's a large wood woodlot that that could become kind of a
backdrop for open space or park space. And then of course, the extension of total
crossing, which is intended to be similar like muirfield parkway, one
of our great street scapes with a lot of green in the roadway.
um, in envision dublin. The multimodal plan, uh,
thoroughfare plan rather also makes recommendations for future transportation,
um, improvements that are needed. Uh, total crossing boulevard as a corridor. Significance,
as I mentioned, um, a wider right of way to allow undulating
lanes more character. A very green, uh, parkway like aesthetic
rings road is intended to remain a two-lane collector, a rural character,
um, with future roads total crossing expansion of avery road.
it's intended that those roads handle more of, um, the traffic and that
street can maintain its rural character. Avery is, um, recommended
to be widened to four lanes. A recent roundabout improvement was made at rings and
avery. Um, future improvements might be needed there as well as a roundabout
with avery and the future extension of total crossing boulevard.
um, the city also has planned a bike tunnel under avery as part of that
intersection improvement
going through, uh, the proposed sub areas, 1, 2, 3, 4.
you'll see in the applicant's drawing that three and four were switched. Um, and a few of their
drawings. So we just picked one of them that they called four and one of 'em that they called three.
so four is the, uh, multifamily one in the south. Three is the mixed use
node. Um, sub area one contains 53 acres of single family
residential. Uh, two contains, um, the
existing ponderosa three as I mentioned, the mixed use and four, the multifamily.
um, so and sub area one, um, is the
single family. They have modified the street and open space network,
um, slightly to accommodate additional stormwater ponds.
the less area is shown as residential and more as open space
there. Um, dwelling units per acre remain the same in their proposal.
um, shown here as the applicant showed are some residential, um, character images.
um, this also highlights, um, the neighborhood design guidelines which are applicable
to sub sub area one, so single family, um, residential, both
detach and attach. This applies to the intent of the guidelines is to
foster character and sense of place in future single family neighborhoods
and make sure that landscape architecture and open space are thoughtfully designed.
sub area two is the existing ponderosa neighborhood. They
are not, or the applicant is not proposing any change or, um, major changes
with this, uh, application sub
area three is the mixed juice area, oops, sorry, neighborhood area.
um, similar to the last uh, proposal, some additional area
is shown for storm water, um, which seems to move some
of the development and open space areas around.
um, this, um, sub area is consistent
kind of with a mixed use, um, neighborhood recommended by the southwest
area plan and creating a character of in walkable area,
um, sub area four. Uh, for the multifamily, the applicant
has decreased the dwelling units per acre, sorry, zc should be
ac from 13 to 12 units. That 12 is the maximum recommended
by the future of land use. Um, they've also updated some of the stormwater ponds
and clubhouse near avery road. Um,
the applicant as they mentioned, have made changes to the open space. They
have, um, increased the amount of open space. However,
a number of this open space has included an increase in stormwater ponds, which
is something we just or the commission discussed at the last meeting to make sure that storm
water is being, um, used properly in ponds or that areas,
um, are more thoughtfully amenitized if we include ponds in those open
spaces. Uh,
a few changes to the street network, but still providing a, um,
for the extension of total crossing and additional neighborhood boulevards and local streets.
um, they have added the bike tunnel, um, at the roundabout or
future roundabout of avery road and rings road. Um, so
discussions are framed for the commission to facilitate non-binding feedback to the
applicant based on the commission's prior feedback in april. Um,
I'm happy to answer any questions. Thank you. Thank you. Mr. Will,
uh, open up to the commission now for questions for the applicant and staff.
gary, why don't you start us off? Um, just a couple. Um, chris
is is accurate that as a part of this development, they will actually build
the tell road extension to the end of their property. Thank you for
asking that. Um, at this stage we're looking for,
um, compliance with the community plan at the pdp
and rezoning. The applicant would be required to do a traffic impact study
that would determine which improvements are needed. Um,
as this is in the southwest area, it's not served yet by utilities
and we expect utilities to be extended with the street.
um, that is typical in dublin. The tis though will identify
what improvements that are need to be made onsite. There's no development
really, but offsite as well, and that will identify what those are at that stage.
so, okay. You answered my second question with the traffic study coming.
okay, thank, thank you. Um, I have a question for the
applicant. Um, is there
gonna be the mixed use, the way you've you've interpreted it
is, is separate individual buildings without any
integration within the buildings of two different uses. Is that accurate?
that's correct. Okay. So did, did you ever consider any residential
smaller units above the commercial? Um,
not at, not at that scale. And I think in the presentation it was
the, the orange buildings that are to the west and that mixed use are the residential
and then the blue are the commercial. Um, at, at that scale might
be a little bit challenging, um, to, to
incorporate residential onto a a second story, uh, on
that footprint of commercial. Um, we haven't considered it, not to
say that we wouldn't look at it, but something we haven't, uh, rolled up
our sleeves on. Those are the only questions I had. Thank you. Thank you, ms. Harder.
thank you. Thank you for being here. Appreciate it. Um, I've got a few
questions just about, um, meeting with the neighbors. Um, there was a
a, a zoom call or something. Are you planning on doing that
again or would there be in person and was the city
invited as well? Um, I, for our zoom call, we
met with the, um, designated hoa representatives.
um, I think if we were to move forward to the next stage, we probably would have more of an
open house forum in a larger setting where everybody could come. Um,
the city, I don't re, I don't think the city was invited to the, the zoom
meeting, um, but I, we tried to hit all of the, the hoas
that the property touches, um, and had a, had a decent turnout for
that. Okay. Um, so then in the future, uh,
bringing all parties together, is that your plan moving forward? Yeah, I think it,
um, it's, it's a bit of a coordination effort with the amount of communities around there, but, um,
I think we, we, we did that for the first concept plan at, uh, open house
and I think we do that again at, at the next step. Okay, thank you.
um, okay, so I'm thinking of ponderosa and thank you for
integrating it and having it there. Um, uh, we all see the importance
of that. Um, once, um, so
thinking about them, does that open up for some changes
for them? Meaning, um, uh, a different entrance
or, um, uh, sidewalks? Um,
I was also, uh, noticing, um, like their trash dumpster,
you know, regulations that are here. Does this move them? I guess it also,
I have that question for you and then I have the city question is, does
this change things for them? Does this become more of a neighborhood neighborhood?
but that's, yeah. What are your thoughts about new changes in,
in that area? Yeah, and I, I think our intent would be to, to
have them incorporated but also at the same time respect that they, they've been there and
have been a community on their own for a while. So, uh, to kind of have them
incorporated into the plant, but since sensitively, um,
you know, have ways of screening them so that they can still maintain their identity,
uh, that they have been in that setting for, for some time. Um, from
an improvement standpoint, I think the biggest thing would be the, the extension of public utilities. Mm-hmm
. That, that aren't there now. Um, so there's some private utility, um,
plants that are operating for the ponderosa facility that, uh, that opportunity
certainly would probably be the biggest one that would come along with this change. With
this project, do you, um, is it, is there road,
um, would that be provided by you all or is that from the city? The
current roads? Yeah, there, there, everything that's shown there is existing. There's just
the one connection from the west okay. That we would be providing as part of
the project. And then there are some trees that are on, seems to be that, that area.
would they stay or, um, yeah, similar to the last case, I think we,
we would do a tree survey and, and identify what, um, is worth
saving and what we could incorporate into the overall master
plan. Just a city question on that too. Would they expect any changes,
um, taking over ponderosa that haven't been? Uh, uh,
I know it's like the, the dumpster isn't, you know, covered and so forth. It's
just open. I mean, the app or the city wouldn't be taking over
ponderosa, it's a privately owned now and the streets are privately owned.
it's not been discussed if those streets would change from private
to public, um, at this point.
and then, um, the structures that are in that area that seems like,
um, cinder block and so forth, would those be removed or were those used
for any purpose at one point? Um, so one, one is the
water plant, another one is the sewage plant. Oh. So those have to remain operational
until the point they would be switched over to a, a public, um,
utility. Okay. Thank you. From, there might be a third one that might be used as,
as storage relief. I think there's a post office there too. Yeah, you said that. Yeah, that's
right. And then, um, the, one of
the questions I have too is the numbers have changed quite a
bit. There was 719 I was reading and then, uh, 8 0 7,
um, for residential units. What is the number today
for, for total units? Yeah. Uh, I was just asking drew, I don't know if he
. So based on the, on the densities
for three, so six area, so about 600 plus sub area three,
it sounds like we're probably, uh, somewhere between 600 and and
six 60. Yeah. Yeah. 300. Yeah. 300, 360.
yep. So this is the lowest number you've had since the
proposals that have come forward? That correct. Okay.
sorry, can I follow up to that? What, what was the pre prior proposal? How much did you reduce
it? Um, I, I don't have that off, off the top of my head. I have 8 0 7,
that was the last one. And really the seven 19 was the, the unit count. And I, and
I, I think we've mentioned this in the, especially in the larger sub area, um,
the, the intent was to show a a a max density there.
um, we are showing different types of housing types that could be accommodated.
um, we're not proposing this as a, a final layout per se.
so, uh, we just kind of wanted to establish a density ceiling that could
be established for that district so that when we came back for the next step, we could
further finalize kind of what that development standard would be. And for
us, the, the unit count has been more a function of, uh,
two things along the process. One was getting the alignment of tele crossing boulevard extension
set, and then the second big thing was the storm water. It's extremely flat site
storm water is challenging to accommodate. Um, and it, as we have
rolled up our sleeves on that effort, as you can see, it's starting to eat up more and more space,
which is required. Um, so that's kind of been more of a function of the
shifting of the, of the unit count, um, as we've progressed through
the studies and a good thing. Okay. And then, um,
I think my last question is, um, how close,
uh, are, how sensitive are you about the, about the apartments
that are near the single family places?
um, what kind of opportunities are you separating or,
uh, you know, in that, that I, I think, you know, in our
opinion and as vibrancy, we, we have a lot of mixed use unfill projects where you've
got higher density against single family and you've got introduced commercial and,
uh, it, it adds, uh, the character to, to the neighborhood. It
adds the walkability that I think is desired. Um, you know, we, we work
to work the density from, from lower, uh, rings road to, to
higher to the south and and respect kind of the existing single family residential
to the north. Um, so that was all kind of thought out as we
laid out that, that larger sub area, one with the, with the mix of residential
components. Okay. And then, um,
I guess on that note, um, office space too, uh, it
seems like that has reduced a bit. It, I think
the, um, you know, I don't know that we've, at least since
I've been on, on, on working on this, I don't know that we've ever thought of that space as, as office space.
it's probably more commercial space. Um, it's probably more similar
to the inline retail and, and and services, neighborhood services
that, um, you, that you've seen in, in the previous submittal as well.
um, you know, I think there's definitely a need in this area, uh, for those communities
to have those local neighborhood amenities and services. I, I
don't foresee this as a large office component. That's not to say there might not, there
could be a a, a smaller medical office component that made sense that that services
the neighborhoods, but certainly not a, a corporate office setting.
lastly, the ponds too. Um, it, can someone
go fishing or is there other amenities? It seems
like there's a lot of them now that we've incorporated that you've incorporated into
it. Yeah, I think we'd, we'd wanna, and, and I think we'd wanna work with staff about what,
what's the right kind of balance there of having the, the, the programmed amenity
on, on the, on the basins to have them incorporated into
our open space. But, um, not to be careful
not to detract from that by kind of stuffing too much into 'em as well.
so I certainly, I think that's all on the table. Um, and as
we, as you can see, we've kind of progressed our thoughts and our programming on those, but,
um, by no means are they, are they final? Thank you,
mr. Chair. Yes. Can we please get a name and address for the most recent speaker?
oh, sorry, . Thank you. Uh, colby turnock, casto two 50 civic center
drive, columbus, ohio. Thank you. Sorry
mr. Chinook, thank you again for being here. So
the, the, I think it's important delineation. I mean, that's a significant reduction in units
and a significant add in green space. So I don't want to, don't wanna just gloss
it over 'cause it's a, it's a pretty big change to this plan, which is I think a positive. Sorry,
we're not delineation. This is a question. Um, can we, I dunno if you can call up the
slide, but can you just, just to so everyone understands, can we run through the building
heights again just briefly, if you don't mind? Sure. And and I believe they haven't
changed since last time, correct? That's correct.
so yeah, can you just go through 'em briefly? Do you mind? Yeah. So if we work our way north to south, the single family
homes are just your standard single family home. And I don't know if that's
a 35 foot height district or, or what establishes that height.
um, the, the commercial buildings right now are shown as, as one story. I think some of
the inspirational images is more of a architectural effect, uh, to have
a one and a half or two story look to them. Um, but they would be one story
and function. Uh, the residential behind those would be two story.
and then the, the mix of, uh, residential components,
uh, in the larger sub area. One, uh, the
duplex triplex, um, town homes, those,
um, I think we are showing as two or three story.
I don't know that we have, um, a, a preference on that.
some of that could ultimately be. Um, and then,
you know, I'm thinking of the three story product that, uh, pulte is building and,
and bridge street district that the town home products. So some of that product is
suitable to three, some of it's better at two, that the, the triplex that we're
showing is actually a two story product, um, that almost has a little bit of a
ranch feel that, uh, the architects have done in another location. So it's a, it's
kind of a mix in that area. And then to the south, the,
the, uh, multifamily component would be three story. Thank
you. And then one final question. I know we're not supposed to get
into the details, but we inevitably always do the main fur
thoroughfare, I guess called a boulevard. It seemed it's moved to be, you got like
a green median in there now. Um, and the prior, prior plan, which,
which again is I think is a positive. The prior plan had a lot of, uh, land
like trees, street scape, um, significant amount more trees along there. Again,
um, you know, we're, you're adding a ton of green space, but I'm just asking like
that, that's, that's still similar, right? That would be a, the streetscape, but that's correct. I,
I think this rendered site plan just didn't pick up all, all of the landscape elements
on it. Um, but you can start to see that in the, in the cross section of
the tunnel crossing extension. You can kind of see how that green space,
as drew mentioned, we kind of envision that being programmed. Perfect.
thank you. Thank you. Um, chris,
could you pull up the, it's labeled, um,
site analysis. I think I read somewhere
that one. Yes. Um, I'm just curious
in, in this, this, this analysis, um, it, you
have a g and an l kind of a, it looks like a tree line,
um, that doesn't seem to be reflected in the new
plan. I just wondered, you've highlighted it on the analysis, but
you haven't reflected it in the plan. I think that's something we want to study and it's, we talked
about it a little bit before, but how, how do we provide ponderosa the appropriate kind of separation?
um, but also include them kind of in, in the programming in the network.
um, so I think that's kind of a, a little bit of a, to be determined okay. And working
with those residents and, and, and you guys and staff to figure out what the right treatment
would be there. Okay. Um, and kind of building
on that, the interesting thing that to me that, that that
pattern establishes is there's this, um, north, south
kind of green way that it starts a rhythm
and then you have the hedge row that's in the middle of f which
you haven't highlighted, but, and it isn't reflected. And again, again, back to this,
the comment somebody made earlier about the existing trees on the site mm-hmm . Um,
that would give you another kind of north south greenway. Yeah.
and it, it also, um, I I I guess I'm just asking,
I I think your answer to my question was we're studying it still. Right? But yeah.
okay. But those are still considerations that you're trying to integrate? Absolutely. Yep.
um, okay.
I think, oh, um, yeah, I think that's it actually. Oh, oh
no, I want to make the comment about, um, so again, I, I appreciate
the reduction in density and I, I wanted
to make, uh, and it's really great that you've added this more open space in and,
and it kind of dovetails off of this idea of are there some other north south
greenways that we be part of that plan, but, um,
the exist, the, the, the unit layout still was quite
intense. And so had you thought about how you might,
um, kind of softened that intensity
wi within sub area one? Are you referencing or
just a yeah, help me with num. Yes, that's one, right? Yeah.
yeah. Yeah. I, I think, you know, it was a, it was a little bit of a balance.
um, I think previously we probably had not
as large of a central green area and we had a
little bit more of a pocket kind of opportunity right. Which helped
spread that intensity. And then when we kind of shifted to a larger
community component, it kind of brought that. So yeah, I mean, I think
there's areas we could probably look at and maybe reintroducing some of those elements.
um, but yeah, kind of when we, when we went down that path, it tightened
kind of the, the plan up, uh, from the residual land that was left, so.
right. Okay. Um, and I did have another question.
um, the apartments. Yes. Um,
tuttle crossing in its proposed alignment sets
a very kind of soft curve, linear kind of feel.
mm-hmm . That seems to be reflected somewhat in the northern part,
but the apartments seem to be extremely rigid and it's, and
I I said you look at trying to create
more, you know, maybe some play of those units so that they more relate
to the parkway in a positive way as opposed to kind
of confronting it in a very angular way. Yeah, no, that's, that's
a good point. I see what you're saying. Yeah. Um, no, yeah, we certainly can, can look at that.
okay. Great. That is all the
questions I had. Any more questions from the commission? All right. So now
let's go into public comment. Thank you, uh, gentlemen for your
presentation. Um, is anybody here
to speak to this development? If you could, I'll let you fight
between yourselves about who comes up first, but I think you won . If you could
approach the, the mic is on. If you could state your name and address,
we'd appreciate it. My name is barbara wright. My address is 6 2 4 4
cartwright lane north. Um,
I have a question about the property behind my house.
um, if we could get a map up, that would be great.
that's not really the one I wanted, but that's okay. Just there is
a house behind me right now and I live on the outside
edge up there. And,
uh, I wanted to know what was happening with that house and if it,
uh, I've seen a couple designs.
and don't ask me where I saw them because I can't remember, but,
uh, it looked like there was a picnic area in that spot
and I wondered if that was the case or was it all the
house gonna go away? Is there green space? 'cause I have a problem
if there's a picnic area right behind my house.
I can't answer that question, but we will. I think that's an issue that you could
work with staff on and that you can point to the map exactly with what you're
talking about. But I'm not quite sure. Okay. Unless staff
has a,
we can follow up with you after. But if you also wanna make a comment or
phrase your question in terms of a comment. 'cause it seems like it is a
comment that you can make now and we can still follow up later. Okay. My, my question is, what's
going to be, uh, behind me towards
the road? Is it gonna be green space? Is the house gonna stay there?
or, uh, in
terms of a comment, what would you like to see behind your house? Green
space. If I had to, if I had to have something green space.
okay. That's great. Appreciate that. And again, mr. Will said
he'd be willing to work with you to answer that question in more detail. Okay. Thank you. Thank
you.
christian cooney 58 35 barron's court way.
um, I appreciate the, the changes that have been made to the plan,
uh, but there's still four major points that haven't been addressed.
uh, the first is the country lane feel of rings road. Uh,
across the road there are two major hoas. One is kramer cross
and the other is balance tree. The distance, there's a really beautiful
wooded pathway, um, that is
from across from kramer crossing. Um, there is
a hundred feet of wooded pathway from rings
road to the frontage of the road that
then the residents of, of, uh, kramer crossing go onto
in balance tray. That distance is 50 feet. Um,
this proposal of people's backyards backing into
the, uh, into rings road, uh, seems lackluster
and out of character to the intent of maintaining that country lane
feel. So something along that line should be addressed. A wooded pathway,
at least, at least the same distance as as balance tree with that
50, with the 50 feet to a roadway. And then homes facing
rings road instead of their backyards. The second piece is the density.
um, the envision dublin plan, when everyone saw it, you, I,
I know balance rate got pretty excited about the west innovation
district, but when we looked to the south, we saw
this, this plan and it looked reasonable. One to three homes per
acre. Um, then butting up to four to six,
and then another then far almost to the, to where they have it now,
then it went to seven to nine, and then the, and then the 10
to 12. This pushes one to six
all the way to the western part of the property, which is then gonna influence
wick. Its developed to the west. I think that it, that having
a greater fidelity to the envision dublin plan on density would be very
good. The third piece is a traffic flow, particularly
under rings road. The, this project really feels like three
separate projects that have been conglomerated into one.
you have the residential of one to three, one to six, which drain
onto rings road. You then have the avery,
you know, commercial area, um, which I think was
intended as a mixed use, not as sort of apartment buildings backing onto
commercial, which seemed really strange. Um, and then you had the
apartment complex that drained onto, um, onto
tuttle crossing. If you have the tuttle crossing traffic draining
up to rings road, rings road is gonna become a nightmare.
it's, I I, I would, I would think that a better solution is that there is no connection
between the apartment buildings to rings road, that
they'd have to go through avery or crown tuttle up to cos gray or beyond.
but having the north south corridor in that area just seems like it's
inviting tremendous problems to it. Um, the fourth,
the fourth piece is the park in the southwest corner of the property.
um, envision dublin called for
it. It recognized there was a lack of amenities in southwest dublin
and one of the, one of their big solutions to that was to use a large
part of that property, um, as a
major park. So parking, it would be a destination park that
would then lead into the wooded area that is north of
avondale. Um, and at this point, I don't see anything
being thought through on that. Um, half of that of that park
has been cut in half and two more apartment complexes have been put in
it versus what was suggested envisioned in envision dublin. So the
city and the developer really needs to address what that park is gonna look like
and how that becomes a destination park. The only destination park in southwest
dublin is, uh, the balance tree park splash pad,
and it's packed in the summer. Um, so that being addressed would
be, would be very important. Thank you. So those are the four concerns. Thank you. The, the country
lane feel, the density, uh, the traffic flow to
rings road and the park. Thank you. Thank you.
remind everyone that we do have a three minute limit and the red light will flash when your
time is up.
hi, my name's kathy gates. I live at 5 7 3 3 stockton
way in kramer's crossing. And, um, I tend to agree
with the gentleman that just spoke about his comments about rings road, but
also I'm just concerned about the density and the traffic
on avery road. Even though it's gonna be expanded, even though we've added
a roundabout, it's still difficult at times to get outta kramer crossing onto
avery ings road to access other areas, which then forces
a lot of my neighbors and myself to go down and go through balance tray. So
you're creating another different kind of traffic flow and possible traffic issue.
but, um, and I'm gonna apologize because this is my first time I've been able
to join this conversation and um, I'm not very versed
on a lot of the information that they've shared in the past, but I'm really concerned
about the impact this community in this area is gonna have on the
area, not just on the avery road, but cos gray
too, because there's a lot of traffic on cos gray and there's more
discussion about building on cos gray where the area between
dari fields and down towards, uh, hay and run. So there's
a lot of interest there. So I'm really concerned about the impact on
my neighbors. I'm concerned about the impact on ponderosa because
when we moved into kramer's crossing, or actually the whole time I've lived in dublin,
ponderosa was designated as an affordable area for elder
residents. And what kind of impact is this gonna have on them?
is there, are there property prices gonna go up? I mean, is it gonna impact their taxes?
what is it gonna do to them? And is it still gonna be affordable to live there?
um, so I'm concerned about that. I'm concerned about my
neighbors. A lot of families in my neighborhood have children. How's it gonna impact the school
systems? So, um, I really just came
to kind of lured myself what was going on and I didn't have access to all the maps.
so I'm, I'm not really versed on where everything is, but I just
ask everyone to really study the impact, you know,
about how it's gonna affect the neighborhoods and how it's gonna
affect the other residents. You know, we have a lot of buildings south of us
on avery road down on riggins road, where there's a huge, huge
apartment community going in right now, and that traffic
comes down our way as well. Um, also too,
when you get involved with retail, what retail, what services
could possibly, possibly need that we don't already have within a three
to five mile radius. I mean, it doesn't take me very long to get to a post office,
to get to a, a grocery store, to go down to starbucks.
I mean, what kind of retail would be necessary in
an area like that? So those are my concerns and I really thank you for listening
to me and I would appreciate that you take these concerns under
consideration. Also to, one last thing. My property backs up to
the dublin south pool. So in regards to dog parks,
in the last conversation we had a dog, uh, illegal dog park in
our backyard. And it's not pleasant. So when you
consider adding dog parks, please don't put it beside some behind somebody's residence
and also even the picnicking area. Make sure you have enough space so that
it's not infringing on the property owner. Thank you. Thank you.
mr. Will, just for clarification, this project will require a traffic impact study.
nothing is required with the concept plan 'cause no determination is made. If it
would take a step towards the preliminary development plan, every zoning
a traffic impact study would be required and it would document all improvements.
thank you. Yes, sir. Uh, hello. My name is kevin griffin.
my address is 55 59 var lane. Um,
I'm really, uh, more here to address the property west
of ponderosa, the residential area. Uh, if you'll excuse, excuse,
uh, my bluntness for a moment. Um, I think this plan sucks.
um, it's too much. It's, uh, too congested.
there's too many units. Most importantly, this
is not at all like the neighborhoods on the opposite
side of rings road. When, uh, my wife and I, we
built our house 22 years ago. And now when I go down to that
bike path on rings road, and I look to the south and
I see that tree line, it's really not very far from
where I'm standing. And I'm looking at that tree line and I'm going,
there's gonna be a row of apartments, tunnel crossing,
a row of cluster homes, a little bit of green space,
four to six rows of town homes, and then
a single row of single family homes. It makes my stomach
turn. This is not the dublin that I wanted to live in.
um, when you look at, when I looked at google maps zoomed
out a little bit more, you guys had some pictures that were very similar to this.
if you look at the highlands of balance tray directly across the street,
you rotate that 90 degrees. You're looking at roughly the
same number of acreage, roughly the same acreage. Uh, as all of this that's
being proposed, there are 88 single family
homes in the highlands of entre. And in roughly that
same acreage, this proposal calls for 170
town homes, 16 cluster homes, 23 duplexes,
and 14 single family homes in the same acreage
as 88. It's just too much.
avery crossing should compliment our neighborhoods. It should feel like we
have an extension of our neighborhoods. It should not be a
transition to riggins road. Thank you for your time, I appreciate it.
thank you.
good evening. My name is victoria mcdonald. I live at 5 6 4 2 time
castle loop, which I wanna thank you for your time and listening
to all of us tonight. Thank you for your presentation. I'm here to voice
my concerns regarding the proposed development plan. I'm concerned about the impact
of the high density development as shown in the current site plan. It
does not preserve the rural character of the established community and does not respect
the quality of life that current residents are accustomed to. Particularly the
senior residents in the ponderosa mobile home park.
residents in this area value, peace, privacy, and connection to nature.
high density development will threaten to diminish these values as it will introduce
traffic noise and light pollution. The current
rural character of the area promotes open space, farmland and natural scenery.
high density housing will undermine these assets by replacing them with crowded housing units,
introducing noise, traffic, and pollution that will greatly impact
our quality of life. If we look at the 2023
plan, even casto acknowledged the single family detached homes were the most
responsive and sympathetic in response to maintaining the character of the mobile
home park. Yet the current plans that those buffers, the
current plan, shows that those buffers have been reduced completely engulfing the mobile
home park and not allowing them distance and space from the
proposed development. As I've had to sit in on many opportunities
of council meetings over the past year, it's become evident that the thoughtful
process of planning does not often align with the values of the residents and
community neighbors that will have the greatest impact. I was just here
on monday and listened to residents that were from martin road. They're facing similar
concerns and express their concerns about development.
I'm here to urge casto planning and zoning members to respect
the identity of our community and pursue development plans that align with
the scale and character of the existing landscape. Low
density, sustainable growth will preserve the integrity of our community.
thank you. Thank you.
uh, hello. I'm tim myers. I live at, uh, 58 45 glen
daven court. I'm here, uh, mainly, uh, uh, as
a balancer resident with the concerns with the, uh, rings road traffic, and then of
course, the density of the proposed development. Uh, listening to the
emerald parkway presentation and the avery crossing res, uh,
presentation, I, I felt there was a lot more depth and thought put into
the emerald development than what I heard from the avery crossing.
um, I think the response to more green space, um, seemed
rather transactional. We just sort of dropped some things in corners here and there to satisfy your
request for more green space. Um, I, I would think that
it could have been a little more thoughtful. Um, and, and honestly, when
I look at the sketches, it doesn't feel like dublin. It feels like columbus, and maybe that's
okay, but it's hard to really go there and say,
well, that's dublin. Um, it
maybe it was clear to you guys. It wasn't clear to me how much the density actually reduced,
but the only thing that stands out in my mind is this huge cluster of homes right in the middle of the
park and the density and the traffic and the congestion that's gonna come of
that. You know, I mentioned, uh, you know, being able to go over to balance trade,
but I, I would fear walking across rings road. And I also
fear, as another member mentioned, uh, rings road will be a cut through
when traffic on auto crossing gets too much. And
to maintain that country's cha the road's character as a country road,
I think it's gonna be difficult. And then we're gonna force be forced to widen that road to handle all
the additional traffic, not just for avery crossing, but the whole western innovation
district. So the traffic and the congestion is gonna explode in that area
as well as this high density. So, um,
so I, I think a traffic study would make sense. I really worry what the,
how much the developer really engage with the ponderosa residents.
um, I I would think they should be a key stakeholder in this
and, um, I, I understand the need for our economic development, but I feel
dublin could do better than what was presented tonight. Thank you.
thank you.
hi, my name is tamara kane and I live at 5 4 5 6 desert lane
in the ponderosa mobile home park. I am very concerned that,
um, we are a 55 and older community.
we have no crime. You're gonna
put all this stuff around us and there comes
the crime. Then we have to worry about our 90-year-old
neighbors and our people that, you know, are
not able to get around and take care of theirselves. So
I'm really concerned about all this going around us when
that is one reason why my husband and I moved there.
another thing is, um,
there was not supposed to be any type of entrance
from these apartments, homes, whatever, into
the ponderosa. And I noticed on one of the slides that
there are, so there that's telling me that
the apartment buildings or homes are going to come through our
neighborhood and we have a 10 mile
an hour speed limit because we're all old , you know,
and people are not gonna abide by that.
um, I do believe that there is an eight inch hype
main pressure gas line coming from
tuttle across that field to avery. That is
another thing that I would like to be addressed to see what they're gonna do about
that. Um, right
now we have very low
water pressure and 90% of us do not
drink that water. We either have a water softener or we bottle
water and, you know, what's that
going to do to us? I mean, we're already having trouble with
our water. You know, we have more people, we're gonna have more water problems.
um, property taxes will go up our
lot in fee. Uh, lot fees have definitely increased,
um, to the point of $85 this year for
the year of 2026. It has never, in the nine years that I have
lived there increased that much.
and so I would like to know, and I know that's more addressed to the ponderosa
of why such a large increase,
what's going on with that money, that extra
money, that extra $85 that's coming out of our pockets that
people don't have because we are over 55 and older
and 90% of us are retired and living on social security.
so there's a lot of things that, that play into this that the
people in our neighborhood are not liking.
and I think we need some answers going both ways on
how to keep us safe and
how to keep our taxes, our stuff low
so that we can afford to, to live there. Because if
not, if it continues to go up, we'll find somewhere else to have to go.
thank you. Thank you.
good evening commissioners. My name is sandy mcintosh. I live at 5 7 9 2 traf
fogger lane in the balance trade neighborhood. Uh, first I'd like to thank castow development
for reaching out to us and including us in review of this plan prior to this evening.
and I appreciate the commitment to continued engagement in that regard.
a second, I can say with certainty, I could never be a developer. I would never have looked at
a 55 and over mobile home community and said, do you know what we should do? We should
surround them with apartments and duplexes and triplexes and some commercial development
and cluster homes, whatever those are. Talk about completely
changing the character of that neighborhood. Turning to what I hope are
some constructive comments. The city's southwest area plan notes the rural
character of rings. Roads should be preserved with new development to the south,
mimicking the established character along the north side of the road.
I'm not opposed to residential development in this area, but this plan does
not mimic the established character along the north side of the road and either density
or design. The special area
plans, states residential development should consider incorporating traditional single
family attached single family missing middle is what
it's called, housing stock. It says nothing about apartments. There are plenty
of apartments that have been built or in the process of being built in columbus,
just south of this area. We don't need them and they are not part of the special
area plan. What is needed, according to the envision
dublin plan, is housing for people as they age. In addition
to single family homes, patio homes slash condominiums like
the glens, the lakes, the woodlands and balance tray fill this need. They're consistent
with the special area plan and the greater envision dublin plan. And
they're in keeping with the established character along the north side of the road.
in addition to these density and designs concerns, I'm also very concerned
about the increased traffic associated with this plan. My understanding is that
the total extension is not in the city's capital improvement plan
for at least the next five years. And to respond to the commissioner's question
earlier regarding who will pay for that, casto indicated at our community meeting
that they were not prepared to foot the bill for that as part of this project. That
means that access in and out of this new development is primarily on rings road,
a two lane road that is not going to be widened even for a turn lane.
staff referenced tonight that avery would be widened to four lanes and would handle
the traffic. But my understanding from our meeting with casta was that traffic would
be right turn in and right turnout only onto avery road. So anyone from this
development who wants to go north on avery has to use rings road to exit.
the special area plan states that substantial care must be taken
to properly manage area development and minimize traffic impacts to
existing residential development in the areas like balance tray. I don't see any
evidence of that in this plan. In addition to causing traffic
backups, the area plan notes that young children who live there will attend washington
elementary, the plan states that there should be an
effort to provide safe, efficient, and effective pedestrian facilities providing
direct access to the school. I don't see that in this plan and I worry about the safety
of children from that development trying to go to school. Thank you.
thank you.
hi, um, dawn, this is dawn. I'm anisa davis. We live
at 65 27 royal dublin court. We built
our home and have been there for 23 years. 23,
and we've been very blessed to have a nice farm field across the street.
um, when we purchased our home, we, the property across
the street was owned by edwards, who developed entre. We
were told it would be single family homes. Um, when
multiple housing comes to mind, I would think of condos like the
avalon, not the, um,
town homes that currently occupy hay and run and cosgrave behind
giant eagle, those ginormous concrete jungle. Um,
so from 23, from the original plan, from 23 to
25, looks like there were maybe 16 units
removed. And all of the multiple story town
homes are still there in that, um, f1
area right off of rings. And, um,
royal dublin court, which royal dublin court looks like it extends right
into those town homes. My concern for the ponderosa
is that with those town homes, there's nothing but parking.
the neighbors will then go into their backyards and
encroach on them looking for green space. Avery road floods
all the time, so we're adding more ponds and more water.
um, the new roundabout, it's difficult
to get out of there right now, and it's brand new and
just opened when cos gray was closed. Rings rode, backed
up all the way past iman. So if you
add extra traffic, and if you look at where
rings road is and they wanna put 13 homes with the
backyards backing up to rings, we have cars
that drive 50, 60 miles an hour down that road.
so heaven forbid there's an accident, it's gonna end
up in those 13 backyards. There's been two people
killed on avery road, um, two years ago. One
was near the new new roundabout, now the other one was on
corporate boulevard with a jogger. It's like that area.
we're not walkable. I know dublin's trying with the sidewalks,
but it's not walkable. Wanna say? Sure. Um,
so I'm gonna try to be respectful for the time since we came up together, but,
um, my name's donald davis at that residence. Um, listen, there was a lot
said, and I violently agree with a lot of what other people said, so I'm not gonna get into
a lot of reiterating what was said. But the points I guess I would like
to leave the committee with is what a lot of us are expressing
the concern about is the change that this wouldn't happen
and impact everybody that is around this area.
um, I, I can't speak personally for the folks in the ponderosa. I don't live there,
but if I was there, I would feel like I was getting invaded upon.
it's just squeezing me. And they have a right to not have
that. They've been there a long time. They have every right not to have that. I live across the
street on the other side of avery and the, um, the balance tray area.
um, one of the prior speakers said it perfectly. This is not consistent
at all with the surrounding areas. This is the
density of this is kind of ridiculous. And
so that's the biggest concern that I have, is this changes
the whole vibe of the area, changes the whole living experience
of the area, and was totally unexpected by any of us that
came into that area. The traffic is the other big part for me. It's
gonna be a disaster. Um, there, there's no, no two ways
around it that many people in that space, regardless of
what you do with tuttle, the spillover is gonna be a big problem. You can do
all the studies you want, just go and experience it for yourselves and you'll understand.
thank you for listening to us. Appreciate the opportunity. Thank you for taking
some consideration to reduce the density. It's not nearly enough.
my my final thought would be where else in dublin has
this density? And please keep us consistent with
the rest of dublin. Thank you. Thanks. Thank you.
hi, my name is tara rowe. I'm at 57 49 trafalgar lane. I just
have a brief comments. I agree with the concerns that my neighbors have expressed around traffic,
uh, density and community character. So I won't belabor that. But
additionally, I think one critical piece of information we're missing is, um, what
the price point would be for this proposed housing from the range of apartments through,
just to give comparison to what was shared in the previous one and give us an
estimation for how it compares to our own real estate. Thank you. Thank you.
hello, my name is martin lynch. I live at 5 5 0 9 tayside circle
in entre. Um, I completely
agree with everything that everyone said. Um,
I think the gentleman over here said that the intent
of the apartments is to blend into columbus.
we live in dublin, we don't live in columbus. We don't want to live
in columbus. Our children go to washington.
it's imperative that we provide safe
avenue and safe ways and safe schools for our children.
that's been very safe for the nearly 20 years
I lived in the area. Um, I
really implore you. No, we're not an apartment
neighborhood. No, we're single family homes. We need to keep
it to keep the culture of the balance. Tray kramer's
crossing posa neighborhood. The
other point is the northern, um, throughway.
it looks like it's going to connect right into royal dublin.
and once that happens, it's going to be a nightmare for traffic.
it's going to cause not only
the single family homes, the town homes, the apartments
that come north into rings road and into the bell and trade neighborhoods,
no ball trade for being all single
family homes and how it has grown and evolved over the years.
it's already busy. When we start having the neighborhood
to the south dow cross over rings to go to,
whether it's going up to warner temple or going to
the splash park or using any of the other ways to get
around and access dublin. Um, it's gonna be a
nightmare for traffic and it's gonna be a danger for our children.
we really need to be thoughtful and considerate
to the neighborhoods in the area and not just look
how we can get more density out of some of the remaining space
in the dublin area. Thank you. Thank you.
uh, good evening. Uh, wayne wu, 55 89
tayside circle entre. Uh, I'm gonna, I'm not gonna, I echo
a lot of the comments that my fellow residents, the surrounding areas have already
said. I'm gonna say a couple of things I think that hasn't been said that enter my brain. This is
my first meeting. I've never been here, but I'm glad I'm here. I came to listen. I
didn't plan to speak, but thoughts entered my brain when everybody else was talking. So
the first thing I wanna bring up is, I think, and I hope everybody's looking at the
collective areas and all of the development going on. I think someone talked about that
earlier. I mean, let's just look at, I didn't even know the parkwood
thing existed till I came to this meeting tonight, let's say that gets approved, which isn't
too far from what we're talking about with this avery crossing development. Someone
referenced all the development that's going down, albeit outside the city of dublin, but
down in the riggins road, um, avery area.
all of that is, should be considered because that's in a same mileage
radius that would impact traffic patterns,
uh, influx of residents. And albeit again, I do agree,
I think that area that they're talking about developing was not designed for apartments and should not
be. Right. And there's plenty of apartments down avery road that anybody can move to that are probably
still vacant in there now. Right. So I think someone should look at hopefully the
collective and all the influx in that mile radius or whatever that radius is,
all the way down to the parkwood down avery road, even though that's outside the city of dublin.
excuse me. The last thing I wanna bring up is something really nobody ever thinks about, but my wife
and I think, and I hope others think about, is if you look at the area, they're talking about development,
it's really a very large natural habitat for
wildlife and what have you. Right? And if you eliminate that,
what does that leave again? Unfortunately that wildlife and whatever.
and we can't just, that goes back to the density conversation, I guess, right? How dense
can you make everything in a small pocket of
dublin? I'll also agree, and I think it's, and I hope this isn't the case.
I think there are some perceptions that the southwest
part of dublin is sometimes treated differently from the rest of dublin. And I hope that's taken into
consideration as well. Thank you for your time. Thank you.
do we have anybody else that would like to thank you? Please come up to the microphone.
fred steele, six two five zero cartwright lane north, the ponderosa.
uh, could you bring up the, uh, diagram with the latest street
proposal please?
uh, yes, that'll work. Thank you.
okay. Uh, I hate to sound like broken record, but I have this article again from the
dispatch batch of october 5th, 2023.
it talks about casto buying the ponderosa
and, uh, what they intended to do. And a representative
also stated the project will maintain the existing ponderosa
mobile home park 107 space community that offers
a unique affordable housing option for the area.
okay, that's fine. I'm glad. I had a mother and father that
taught me to mean what I say
as of january 1st for raising our rent for
the lot $20. That's not too bad, but they're also
having a new charge of $65 a month for water
and trash, which was always included in the lot rent before.
so really I think they're trying to price the residents of ponderosa out.
uh, and um, the diagram here, it shows
a connector street off of the main entrance to the ponderosa
going west and then down to the southwest corner. It shows another connector
street from the ponderosa. And the ponderosa
doesn't have any sidewalks and there are walkers that do
walking for physical activity. I I just
think it's gonna be a racetrack with those connector
streets. Um,
I guess that's about all I have. Thank you for giving the time to speak and thank you
ms. Kathy for speaking up. Thanks. Thank you.
hello, my name is cheryl cook and I live in the ponderosa
at 54 83 bonanza lane. And
in private, my husband and I have talked about how we're being forced out,
um, of our home. My son bought us this
mobile home in that park 'cause he thought we'd be safe. One of the things I asked
for for christmas is cameras for the outside, because I know
all these people are gonna be around. Um, we live in a
very quiet community. You can walk you almost
any time of the day or night. It's very safe there, but we're
not gonna be safe anymore. And my son did
call casto, um, who we pay our
lot rent too, and said, do you feel good about raising my parents'
rent? 44% in two years? Um,
we are being forced out. It's not gonna be a quiet place anymore.
um, that's way too much building. And as
far as retail goes, we can go right down the street for
anything we need. And that's all I have to say. Thank you. Thank
you.
hello, molly. Kay. 6, 2, 3, 6 rings road. I live actually
across the, in the plans from the big tall tower that will
maybe not look into my home and all my neighbors because it's a ranch home.
so I do appreciate the updates to the plans.
um, I see all the green space. I concur with all my neighbors, with
all the concerns that I have addressed two times prior
to this already with the commissioners. Um, I
do consider the pre and think about the preservation when I look on the
original maps of dublin, that that green space will be gone. And
I wonder is, is that allowed? I don't even know, like what happens to all
the animals there too. Um, one of, and
one of my concerns I don't think the neighbors spoke to
yet, was that if you look at riggins road, which
is like a mile away from us, where the new roundabout and avery's built, and you look at
the current developments, there's like a mcdonald's, and then behind that are all
the apartments in retail space underneath it, similar to the plans that they're proposing.
it looks pretty much identical, but you just change the facade and
that's what you have in the commercial space there. Um, and what's
really interesting is I did appreciate the, um, the, the
other plans for the emerald parkway because it showed a different kind of concept.
and so I feel like, you know, I appreciate them reaching out to us and
having the conversation through zoom. Um, but I,
I feel like we also weren't very that involved with the
planning committee, with our comments. There are so many conversations that
occur. Um, I'm so involved with the elementary school. My daughter's five. She
goes, there's my son is a middle schooler. We've been here for 10 years.
I wanna build more on the property and build and grow for my parents to live with me,
um, because we feel safe. And I mean, I can jog
and 5:00 am in the morning and, and feel safe there.
so, um, like my other neighbor, I started putting cameras around once the roundabout
was built because there has been more traffic and there has been, um, one of those
speed re speed signs that shows you how fast you're going. Um, because so
many people have started speed speeding since then. It's only been a few months, right?
um, so some of those things to consider, but there's a lot of
conversation going on, um, in social media about what's happening.
and what I don't like that people ask me all the time is that they're asking me,
the first question is, so with the plans going on, not just in your area,
but everywhere you see like a whole roll of all these apartments and town homes, are
you gonna move out? Are you gonna move away? I don't wanna move away.
I moved here because I love dublin and I, I love that I feel safe.
I love our police officers, I love my neighbors. I just,
but I feel like we're kind of in that we're stuck in the neighborhood
where we we're, we're fighting back and wanting to preserve what we're
seeing. So thank you everyone for listening and, and I think that's
my time. Thank you so much. Anyone else
out there would like to comment?
going once, going twice. Okay. We're gonna close
the comment period now, and we're gonna turn it back to the commission for deliberation.
and I'm gonna turn to my right. And
mr. Chinook, thank you again. We can't,
we can't thank you enough for the public comments and everybody coming out and showing the concern. Concern
for the area. I will say, when we talk
about this process, when we, I think it was shown at some point tonight where
the first plan we saw back in, I think it was 23, how
much it's improved. And that shows, it shows us that
we're, listen, you know, the process is working. We're listening to, we're listening to comments, we're listening to the
public applicants, listening to us, working with staff. So the, the process
for sure is working. So I think that said,
we're getting there. Uh, we, we've got, you know, we've, we've reduced the number of, of
units, increased green space. I think you, you know, we're
starting to see some uniqueness in, in the navigation around the site.
again, I think we're getting there and I think that, you know, all the, and we know
the applicant 'cause they have in the past, they're gonna take, take, hear, hear all
the comments that we've made, and then that, that the public has made and they'll, they'll come back the
next round with, with some additional improvements. And we look forward to seeing that.
thanks ms. Har,
thank you for being here and, um, giving your, um,
program and how things are going and so forth. And I'm glad to hear from,
um, the neighborhoods and so forth. And I think that's very important.
um, from the beginning, I have not been, um, certain
about if this is the right place or not. It, um, it's,
it's, uh, it doesn't quite fit. It
hasn't been fitting and we're still almost the same space, even though
we have spent a lot of time reducing things. It still brings
on that, um, density that's very difficult.
I still don't, I'm still not comfortable with the idea of there's a homeowner
who's looking at apartment complexes and where, and
I didn't hear a good answer on how we're going to, uh,
minimize that and that it's its own little section and so forth. It's a small section
now. And I, I do think it's a, a great area for, um,
more, uh, homes I think and different types of homes. I'm not even
opposed to duplex. We, we've had this city meeting a few years
ago talking about how families may wanna venture living together.
so you may have that three try kind of home that, um,
you live with your family and so forth. So, but I don't see any of that
happening with this. And, uh, the space, you know, you go to the neighborhood
across the street and you're in there, it's almost like a half
football field before you even get to the road. And then there's the sidewalk,
which really that space sets that house back quite a ways.
I'm not, I'm not feeling that's gonna happen on the other side. And that concerns
me too, because that precedent is there when you're driving down
that road and you're feeling like what's on each side. And, and that is
going to be, um, important to me. There are things you're putting
in, which I think, you know, when coming back and so forth, um,
that I'm gonna listen to and be in interested in. Um, you know, like with all
the storm water, what do you wanna do with all the new ponds you're putting in there?
and is it gonna be an opportunity to bring in groups and things like that with that
storm water gardens and things of that sort. Um, but,
um, you know, those, those are the, the, the main
thing there with question two, it kind of gets to the pedestrians and
bikes and so forth. I don't think we've hit it yet on that either. Um,
it's not a walkable area. I don't see people coming across to,
to, um, engage in some of the, the water areas. If
so, it's gotta be safer to do that. Um, but it is, people
get in their cars in that area where other parts of dublin, they're walking a bit more.
um, and, and, and there's not as many sidewalks. So I think that's one of the reasons why
that way. So, um, I think that, you know, that part
hits me as well too. I, I'm thinking about, um,
uh, question number three, which is the density. And again,
I just think, um, not considering, you know, thinking about buffers or
thinking about how, how you're gonna, um, move one place into
another. Um, and, um, just not
in favor of how this is sitting yet. And it just, for how long,
how long we've been working on this. I'm not, I I haven't really
moved the needle on it. Thank you. Thank you, mr. Alexander.
I'm very, I'm very sympathetic to the concerns of the neighbors.
'cause this will be a change. However, I don't know how you cannot support
this because it corresponds to all of our plans. That's the issue. And these are not plans that
we adopted. These are plans that city council adopted. So if you look at the future land
use plan, mixed use, neighborhood fronting, avery residential, various densities,
walkable neighborhood, the mixed use makes this a walkable neighborhood.
mobility and transportation plan. Dublin character avery a hundred face setback, avery
ponds, water features mounting housing and neighbor diversity of
housing types. Now that's not just the, the plan
that's an issue in the whole community. So this is solving a problem that the community
has. We don't have enough variety of housing types, so
that's one of the things that we've been called to address. And
this project does that, um, ,
you know, increase the housing variety and stock.
that reinforces what I just said. That comes from the southwest area plan, create
regional greenways. So for me, I, I think it's
an extremely logical distribution of the, of the house types across
the lot. It's very clear what what's going on there. So, um,
I, I do, I'm a little concerned about the buffering for the people at
ponderosa. I think if, if that could, if the buffers could be more
dense and more prominent, it would help those people who are probably most affected.
uh, ultimately it'll probably be the transportation plan that, that moves
me because I see great potential for the tunnel
extension to take so much traffic out to two 70.
and, and I think that if something like that is done,
some of the concerns about traffic, not all can be mitigated. So
those are, those are my comments. Thank you mr. Alexander.
again, I share similar comments to my fellow commissioners.
um, you know, I think the, the reason that this site has been looked
at the way it is is because of the tunnel crossing boulevard extension going
out to the west. And I think the, the general feeling is that's
gonna change the character of this site. And because of its capacity, as mr. Alexander
said, to potentially handle traffic, it's where you can put a little bit
more density to help, um, again, create that mix of uses in the
community. So I think as the city has planned the site
over the last couple years, coming to the community plan and the area plan,
I think the uses that are, um,
proposed here are consistent with that comm the community plan and the area plan.
however, I do think that the plan has evolved
from the first iteration. This is the third, third time that we've seen it.
and I think there are some good moves and perhaps some moves that maybe
are going in the wrong direction. And I think the, the addition of
additional open space is really positive, but maybe
in a development like this, you don't wanna put all open space in one place. And the idea
of using open space to weave through the development and start to scale
it down so it does start to reflect more the character of this area
would be appropriate. And I think in the question and answer period, we talked about
north south greenways that start to break down the scale.
um, I also think the transition from the single family
residential, um, along rings, which is obviously the
right thing to do, maybe it's not quite right yet the way that's been done.
but in the neighborhood design guidelines, we have a category called estate lots
that have a way to handle garages and all that stuff that might be really
appropriate. And, you know, I think the, the applicant could
look at, you know, the, the nor the other side of rings, and
can we mimic that with the frontage road and the units facing,
uh, rings as opposed to backing to it. Because, you know, that is something the commission's
been working on is getting, uh, houses, not backing discretes, but getting fronts,
facing streets like the old days. Um, and then the
transition from single family to townhouses, I
feel is abrupt and the intensity of the townhouses
is making it feel dense. And I, so it's,
I think there's room to do some better transitions and
maybe through this weaving of open space, you can reduce the intensity
of the townhouse product. Or maybe there's another product that again,
transitions from single family to maybe there's duplexes there
on the north side and then it transitions to towns. I just think that's something that could be looked at
in more detail. And I, I think it's, you know, the, the angst of the, of the
neighborhood is the, they're looking at this in the intensity of it. And so if we could
cool it down a little bit and make it less intense, and maybe that doesn't
mean it's less dense, but it's less intense and really use open space to do that in
a, in a very creative way, I think could really help to mitigate
a lot of the concerns that, uh, people have voiced. But again, um,
I kind of just say that the community plan is our guide and,
um, the, the uses that are shown here,
and mostly the organization of those uses on the site is consistent
with the community plan. So those would be the, the comments that I would offer,
and I'd open it up to the commission for additional comments. Your
comments really made me think about a few things. It, it is a tense intensity of
how this development is, and not hearing that tonight didn't
help. But, um, you know, the things that are on rings road,
you know how tall those stones are and the grasses they use
and things of that sort, even if they added in a few more single
family homes that kind of made it look like it was
having its way and that then, um, it softened to
the town homes, which that's a difficult part for me. So,
um, I really, I, I appreciate hearing that and I hope that you all hear
that about too, about what that road is like for everyone driving there. Yeah. Thank
you jamie. You okay. So
I'll turn to the applicant. Um, you've heard our comments, you've heard the comments from the community,
uh, we all have and I think if you have any questions for us.
okay. Well thank you very much for coming in.
and as pardon, okay. Um, as you leave, if you could
all move into the, into the lobby and move down because the noise travels back in, but
we are gonna take a brief recess at this
point. So fi five, how much time do you need here?
10 minutes, 10 minutes, minutes. Okay.
okay, all we're gonna get started. All the side
conversations done now. Right. Okay. So we're
gonna address case number 25 dash 11
inf, uh, se century senior informal review,
request for review and non-binding feedback for construction of a continuum
of care facility, a medical office building, and associated
site improvements. The 18 acre site is zoned r one, restricted
suburban residential district, and it's located at the southwest corner of bright road
and emerald parkway. So we'd like to invite the applicant up now
to make their presentation.
uh, good evening. My name's jordan dorsey. I'm the owner of century land company. Uh, my address
is 8 6 2 0 neely lane in edwardsville, illinois.
so we're here today. Uh, I really appreciate this opportunity for early feedback in
the process. Um, we have, um, are proposing
a seniors housing development at the corner of emerald parkway and bright road.
um, and I do have some slides, I believe they're in your packet that, that address seniors housing demand.
uh, due to the time of night, I'll, I'll skip right through that. But, um, you know, generally
speaking, uh, we believe dublin is, um, you know, experiencing a,
a rapid growth in the aging population here. Um, you know, dublin's
own housing study, um, indicated we need 2000 or a little over a thousand units
by 2030. Um, so that's what we do. We build seniors housing across
the midwest. It's a, it's a very high end product. It's a full continuum of
care. Um, I'll jump to a slide here.
um,
you go to slide six, you're yeah, sarah, you're going to run the slides. Yeah.
so the proposed project would be a full continuum of care, um, anchored by, um,
what's called independent living, which is a little bit of a lower acuity setting. Um, those
residents would still receive a full suite of services including full service, dining
wellness programs, uh, indoor pool, um, and in-house therapy.
um, in addition to that, we would have assisted living and memory care within the, the same
structure. And then, um, we're also proposing a number of
independent living villas, um, to a company. Those residents would receive
the same level of amenity within the, the main structure of the project.
so if we just wanna go straight to the, uh, site plan, uh,
so this is the initial co, uh, concept plan. I would really categorize this as
sort of a test fit at this stage. Um, we're really trying to understand, um,
you know, how can an existing building, and so this is the building that
you're seeing on this plan is, is a project that, um, we're under construction right now in a
community called zionsville indiana. Uh, very similar make up to dublin.
and so we're trying to understand how that, how that building fits on this site and how we might,
um, you know, the relationship between the independent living, assisted
living and the villas. Um, so what you're seeing here, um,
the main structure, which is in the northeast corner that is, uh,
the primary building. We've tried to transition the four story
portion of the project, which is on the south end of that building, which is independent
living, um, to a two story product at the northern side that abuts
the residential, uh, that would be assisted living in memory care.
uh, the amenities for the project, which include the full service dining, the
bistros, the wine bar, the pool, uh, the therapy center
is, um, typically placed within that core of the building so that all of the residents of
the building can enjoy those same amenities. Um, to the left,
uh, on the western boundary, you can see a number of villas. So we've plugged in, plugged in approximately
30 single story, um, independent living villa. So they
would be age restricted. Um, those residents would, um, you
know, pay a monthly rental just like the rest of the residents and receive the lame, same level of
service, um, of the amenities that exist in the, uh, the primary structure.
uh, the primary access point for, uh, this proposal is off of the
new roundabout, um, adjacent to the hospital. Um, on bright
road, we are proposing we would limit access, um, with a gate at that
location. Um, that would be emergency access only and potentially, um,
you know, just for residents in the villas, they would have access to that gate.
um, to the south of the site. You'll also see what we're calling phase
two. Um, this is a proposed medical office building. Um, it
is conceptual at this point, but we are, you know, we would be willing to reserve that portion of
the site, uh, to align with the city's plans. And,
um, we, we do understand that, uh, there are, you know, potential
plans for the future overpass over two 70 that would intersect right in front of
that medical office building. Uh, the medical office building component, if you
go to the very last slide. Um,
so we, we are, uh, really, um, would enjoy your feedback on what the city
would like to see in terms of medical office and retail at that location.
um, we've included some concept images that are one story multi-tenant
retail and medical office. Um, we've also included, if you wanna go to the next slides
here, thank you. Um, on the left would be, you know, your, your your
typical office, uh, medical office. And we, we would like to discuss,
you know, keeping that, uh, general office, it's most likely gonna be a medical user that
is ancillary to seniors housing. Um, but we've had some of the neighborhood
feedback that they would really like to see, um, you know, like a coffee shop or something that would
draw a little bit of traffic that, um, you know, would service both the seniors housing and the additional
density that's, um, going to be, you know, coming to that particular area.
um, actually sarah, if you wanna go back to the, that concept rendering,
um, slide number eight, please.
uh, next slide please. Um, so
this is a concept image. Um, this building's actually being built in franklin, tennessee.
um, I'm providing this just to, um, try to understand, you know, from the
city's perspective what sort of architecture they'd like to see at this location.
um, you know, in this particular project it's, it's natural stone. It's, uh,
wood look siding, it's, uh, lots of masonry and,
um, hardy plank, uh, pitch to roof. So we
really, you know, in most of these communities, we really want, uh, this building to present
as residential rather than institutional. And we really want it to blend with within
the community. So, um, this is what we would propose, uh, for this
location. And four, or, uh, for the independent living would be four story. The
assisted living would be, uh, and memory care would be two story.
um,
sarah, if you don't mind going to, uh, slide number 14.
um, let's go, uh, one more please. Can,
can you tell I don't have numbers on the slides? Oh, I'm sorry. Um, go, keep
going, please. Uh, this right here, uh, this is an alternative architecture.
this is, uh, under construction in zionsville, indiana. This is a much more traditional look,
um, you know, at this early stage, uh, we have the ability to really tailor
the look and feel of the building to the surrounding area. So, um, looking for, um,
any additional feedback that the city might have on, you know, how they would like this project to,
to blend into the community.
um, and then sarah, if you could go back
to the, the table that discusses the distinctions between the beacon.
um, yeah, this one here, um, we're just providing this because I did have a
few questions on how does this, uh, how is this differentiated from, uh,
the beacon that was recently approved, um, earlier this year. Um, and I
will fully disclose like the commu the information on the west, or the left side of the screen
is based on public record, so I'm not gonna pretend to know all the ins and outs of that development. But,
um, as we understand it, um, you know, our product is, is a month to month rental,
no buy-in. Um, so, you know, residents of this community will be able
to, um, sign a lease and have short-term commitment. Um, so it's
just a much more flexible, um, arrangement. Um, this would all be done in terms
of the senior living component in a single phase. So, you know, we're adding
the, potentially the 160 to 170 units of assisted living,
memory care, and independent living plus the villas, um, all in one phase
over around a two year period.
so with that, I will, uh, I would love to, you know, take any feedback at the end. Thank you.
great. We'll come back to that after the staff presentation. Thank you.
good evening commissioners. Uh, this indeed is century
senior and it is an informal request. This
is an optional step in the planned unit development process.
and as we've seen with the concept plan a, the
applicant is seeking non-binding feedback to specific questions.
and generally we're looking at the appropriateness of the proposal
relative to envision dublin and the, um, special
area plan. And we're also looking at use and density
site layout, the open space framework. And as
the applicant has mentioned, they would appreciate some feedback on the architecture.
the site is in yellow as outlined on the map. It's at the southwest
corner of emerald parkway and bright road. Currently
it is zoned r one, restricted suburban residential, and
it's surrounded mostly by the same except for the mount
carmel, pud and the newly approved beacon,
pud. Our discussion
as, um, previously done tonight is gonna start with the broadest
concepts and then move to more specific concepts. The
future land use is part of envision dublin, and this particular
site is noted as neighborhood office, which, um,
principal uses include office, medical office, and institutional
office with assisted living as a supporting use.
so neighborhood office envisions one to two story buildings
up to 9,500 square feet per acre with residential
character and that low lot coverage
here, the site is overlaying on the special area plan, which
is more specific than our future land use. Map items
to point out include number 11, which is the
general location of that I two 70 bridge and the roundabout,
the green stream and open space connection with
termini that goes through the middle of this
property. That's the dashed black line, a
tree road to be preserved on the west side, and then special landscape
treatment along emerald parkway. So key
concepts include preservation of that emerald parkway
character transition to single family residential
on both the north and the west. The incorporation
of tree stands or rows into the design
protection of the stream corridors, a 100
foot minimum setback along emerald parkway
parking to the rear and side of buildings. And then
again, that target density of a 9,500 square
feet per acre. An alternative factor
that you may consider during tonight's discussion is the
fact that this specific location
and the surrounding development has changed in in
recent months, and we now have the mount carmel hospital,
um, directly east to this site, and then the beacon
kind of cattycorner to the northeast. And you might
consider if, if there are these special mitigating circumstances
that that may adjust what the community
plan is considering. Here
the site is overlaying on the character character map.
this is part of the transportation and mobility element of envision
dublin. And here emerald parkway is noted as
a commuter boulevard with a traditional character.
it is also a corridor of significance where we amplify
the features that are mentioned here,
um, including those 100 foot setbacks to help blend with
adjacent uses. The formal maintained landscape,
a focus on ponds and water features. And then variable
bering bright road, on the other hand, is
a river character corridor, and this has 60
to 100 foot setbacks and a natural character
with woodland plantings. The integration of stone walls
and wood fences and more informal water
swale and berm features.
these are photos of the existing site and as you saw, it's
a a vacant site at the moment, and these particular views are from
emerald parkway. These photos
show the residential context along bright road.
this commission has seen some previous proposals, including
case 19 1 15, which was a concept plan
where the beacon actually came over onto
this site and obviously that
has since been removed. Um, an informal proposal
was made in 2023 for residential on
a portion of the property. Uh, the commission noted at that time
that residential was not appropriate. It's
also important to note that both of these proposals were
made under the previous community plan and that community
plan allowed up to 12,500 square feet
per acre. So looking
at tonight's plan, uh, the applicant went through some
of the details and I'm just gonna highlight very quickly some items.
the main entry is shown at the mount carmel roundabout.
a right in right out is shown pretty much consistent
with that future, um, I two 70 bridge and
that roundabout, this conflict will need to be addressed if the
project progresses. The approximate location
of the drainage is shown here, which is different than
the storm water features that are shown. Um, because this
is such an emphasized feature in the special area plan,
the city's expecting some public access, some, some real
enhancement of that feature.
the two to four story main building is shown here.
and please note the size and the massing
of that building adjacent to existing residential, even though
it's two stories, it is a large building. There's also
parking on three sides of that building, including along
emerald parkway. The future phase
noted here is somewhere between one and four stories, depending on
the information. Um, it could be medical or retail.
as the applicant has noted, there is parking around the entire
building, which kind of gives more of a strip center feel
to it. Um, and I would note that retail is not
supported in envision. Dublin staff
also feels that this particular location has some real
potential for enhanced architecture and
excellent site design because it will be a focal point or a terminus
for that bridge and that roundabout, this is something that could really
be leveraged. The one story
villas are on the west edge, and this is
to buffer the adjacent residential, but staff feels
that this should really wrap around the north side to buffer bright road as well.
um, and again, as previously mentioned, the commission did have
concerns about residential development,
so you may wanna consider that as part of your discussion.
we will have questions for the commission regarding the uses in the massing.
what's shown here is approximately 18,900 square
feet per acre, and we're asking, you know,
is this situation mitigated by adjacent uses?
the architectural examples were provided by the applicant, um,
and the materials were gone over. And again, were requesting
some feedback on that architecture.
and this, uh, is the architecture for the future phase
on that south side. And again, staff
has concern about kind of the strip center nature of
the images, the medical building is shown on the right.
we note the variety of building height and materials,
and we're also noting that this is not in keeping with that special
area plan vision and the unique site location.
um, and then retail is not so much envisioned
here. So our proposed questions
range from the broad to the specific. And with that, I'm happy to answer
any questions. Thank you, ms. Holt. So turning to
the commission for questions. Mr. Desler, you've had a bit nice break back there. So
why don't we start with you . I was fully expecting
that, by the way, . It's okay. Hey, real quick. I
ju I know we, we had it. What, uh, sarah, what was the, um,
the beacon was the catty-cornered and
there's a pud now for that. Was it through a, um,
preliminary development plan? Is that what it's for? That's right. That was, yes.
yeah, that was approved. Right. And the rezonings has been completed. Okay. Mm-hmm . That's
what I thought. Um, so
sarah, a question for you then. I'm probably gonna ask the applicant the same thing potentially. Uh,
what were the conversations that were had with the applicant?
because just
speaking honestly here, I find it a little obscure that we're going to maybe consider
a similar community, retirement community, uh, assisted living
caddy cornered, and this one doesn't really meet any of the
envision doubling criteria or the specific area plan requirements. So mm-hmm
. Can you give me an idea of what conversations you had with the applicant about,
uh, what I would consider failures to meet the certain expectations
the applicant approach staff through the office hours,
um, opportunity that we have, and
I did not attend that office hours, but my understanding is that
in vision dublin, the special area plan, um,
these details were brought up and concerns were
raised. So, um, the concerns
that we're raising here are very consistent with the message that
has been provided previously. Okay.
do you mind coming up to the podium and sort of the same questions, you know, when you approached
the city, what, what conversations did you have? What was obviously their
response, and then how did you plan on addressing those, those concerns
that they expressed? Yeah, I think, you know, multiple conversations. We,
we also engaged with the, um, east dublin civic association and
a council member. Um, you know, what we looked at was the
rezoning that occurred with the beacon was a very similar situation. Um,
through that rezoning, you know, that's a four story product. The use was
deemed acceptable within the same parameters of what we're considering here.
um, from our perspective, we, we really think this is sort of
a textbook location for this type of transitionary housing when
a community really needs it. Um, you've got healthcare adjacent to the,
um, directly to the east, and then knowing that this is a residential product
that also employs 80 people and provides healthcare. So it really fits within the narrative
of that medical use. Um, and then we had discussions
about, you know, the, the expectation for medical office in
this corridor as well. And so we were willing to, you know, sort of make
that more manageable, um, by allocating a portion of this project
for, uh, future of medical office development.
thank you. Did, what other considerations did you put in for
this property? You know, as been discussed,
the, the plan has talked about some different kind of, uh, you know, medical offices. Obviously
I know you're proposing a large office building, but what other type
of design did you have? Because in,
in reality here and I, and, and, um,
it, it, it feels again, feels very similar to what's, what's
cattycorner and this is more of a, a primary use, um,
with regard to the assisted living facility and then the, the where the office
is secondary. So I'll rephrase. What other type of
buildings did you consider instead of, uh, primarily the assisted
living components that you've presented? Yeah, I mean, um, frankly we viewed it
very similarly. So the way I understood the beacon being presented with a phased
plan, uh, first phase being independent living and
slash assisted living. Um, our higher acuity setting, which
is more of a healthcare environment, was, will be part of the, you know, phase
one. It'd be, it'd be built altogether. So in terms of the product,
um, and, you know, the, the massing and the, the, the
building height was, we really took those cues from, you know, the city's response
to feeling that the beacon was appropriate within this corridor based
on, you know, the developments that have been happening in the last several months there. So
we feel it's very similar.
did you do any analysis, um,
with some of the other retirement and assisted living communities in dublin?
yeah, sure. Okay. Your plan
is completely opposite to what friendship village is.
are you aware of that? Did you do any analysis of that community? You mean in terms of
like where there's the o the ownership getting in line?
for sure. Yeah. What, what type of, in your analysis, what,
what did you come up with with how that, uh, that
your product that you're proposing here compares to
what my understanding is, is an extremely successful, uh, design
and program that they have at friendship village? Yeah, that's a good question. So I can only
speak from my experience. Um, I've been doing this for about 15 years,
um, you know, friendship village being a nonprofit, so very
common all over the country. You see continuum care re retirement communities, it
is typically a nonprofit scenario where you have the buy-in model
and that's that upfront fee, and then they pay service fees. Um, what we're
proposing is a, a monthly rental model. So this is not a non-profit,
it's a for-profit. I frankly never seen, I have not seen personally
a for-profit model that had the buy-in model. Um, and so I
can only speculate that that doesn't work or my, you know, I'm not that I've
never done it before, I've not seen it. Um, and so what we are proposing
here, we know works and these types of communities all across the country are,
are filling and there's a huge need for them. Um, we're leasing
a very similar product zionsville right now, and the demand is off the
charts. Um, the amount of leads that we're tracking on that particular project is something
I've never seen before. And so it does track the demographics. Um,
but I think that's, that's also why I included the, the distinction because
what we're proposing here, we know works. It's very successful in very similar
communities all over the midwest, and it is a housing type that is really needed.
um, and the whole concept is very similar to, uh, friendship village in
the sense that we provide the exact same amenities, the same levels of care, the same
types of housing that ranges from lower acuity to higher acuity,
but the financial side is much simpler. Um, you know, residents are paying a monthly
fee and with care fees on top of that, so there's no buy-in com
component. Okay. Thank you. Yep.
mr. Alexander, sarah, before the
beacon was rezoned, were the same parameters
on that site that are on this site, such as the density
of 9,500 per square foot? What
was the timing of that? Yeah, I, I can maybe weigh in on that.
it's the same future land use designation, uh, same parameters.
the beacon started in 2019, so it evolved over time and
I think, um, obviously started under the previous, um, uh,
community plan, but by the time it went through the final approvals for
the preliminary development plan and rezoning, uh, and vision dublin was
adopted, uh, it went through a lot of discussions, obviously over
those years. And I think the commission in that case, and
ultimately city council, um, accepted the fact that given
the, uh, medical office that's happening with, or the, the,
uh, mount carmel use that was in the planning stages at the time,
the lifetime fitness to the north, and some of the a adjacent
uses that the synergy of those uses made some sense.
and in terms of the density, I even though it exceeded
the, uh, density mm-hmm . And even the envision dublin plan,
the actual intensity, we talked about density and intensity being
a more residential use gear towards senior citizens that,
uh, the, even though it exceeded the, uh, square footage
per acre, the intensity was acceptable. Um,
I would point out the difference though, in terms of the luxury that
the beacon had is the distance between the larger buildings
and the adjacent neighbors and the streets. So in that case, the
taller buildings were to the north, closer to lifetime fitness and a
and a stream in there. And the one story building
is along the bright road front. It's, uh, that, that's the one distinction between
the two. Okay. I have sarah, I have one additional question. Um,
the drainage feature, and you staff report mentions you
want that to be a part of open to the public. Do you see the
shared use path that that actually comes down along there
and it ties into the shared use path? Or how do you see that?
I might defer to transportation and mobility on that. Okay.
but I can, we can see,
um, let me go back to, let me go back to this
map. Um,
there is a focal node, you can't see my
cursor of course, but there's a focal point in
front of mount carmel hospital and then it
traverses mm-hmm . To the west, um,
leading up to the school and,
um, a a stand of trees and
a much more defined drainage way. So it would be
wonderful to take advantage of that, especially,
um, as a community where
maybe that becomes a focal point that you could organize the build
buildings around.
yeah. I, I, I think sarah said that. Well, and we would certainly encourage pedestrian
connectivity to and through the site. Okay. A question for
the applicant. Did, did this, were you aware of this as you were putting your plan
together? Or is this something that was brought to your attention after you had your plan? Uh, the proposed
riverway that we're talking about? Yeah. The location of that is new to me. When we had our,
like informal review with, I think it was public works, we looked at general
locations of the ponds on the concept plan, and those were indicated
to be in generally the right location. But, um, certainly engineering's not been done yet.
'cause this looks like it would go right through your parking lot. It, it is a little bit further north than
what we had anticipated based on the way the site currently currently drains
out there. Yeah. Do you think you could incorporate it and are there issues with public
coming through your site? Um, yeah, I think the,
the, the challenge would be, which we're, we know we're willing to take a look at is,
um, by the time you move villas to bright road, to transition one story to
the residential and push the primary structure a little bit further south,
um, we'd, we'd have to look at that, but okay. Yeah, it's possible. And it, I think that's
a, actually could be a really nice feature for the site to have sort
of that natural riverway running through there with some benches and pathways and that sort of thing. Okay.
good. Thank you. Yeah, that's all. Thank you ms. Hart.
thank you for being here, uh, this whole evening. We appreciate it, , in
your presentation. Um, first of all, um, how was your conversation
with the east dublin civic association? Um,
yeah, so our initial interactions, um, so we are communicating through the
president of that association. Um, initial feedback was
very minimal. Actually. We had one positive comment that they thought this type
of use, which is a transitionary use from more commercial hospital to the residential
was appropriate. Um, I think we also have received a few more comments since
then that are incorporated into the staff's report. Uh, all the same things that,
um, have been raised already tonight, which we respect and acknowledge and will address
is, uh, typically it's building height. Um, I think the
one thing they seem to be appreciative of is like limiting access onto bright road.
so, and we're already a very low traffic use anyway, um, but
limiting access off to bright road and then taking another look at how we're transitioning
that building height from, you know, lower towards bright road as we
en encounter the residential. Thank you. I can't remember if a traffic study
is needed or not. Um, this would be a rezoning,
so yes, it would be necessary. Okay. Thank you. And then,
um, the villas, um, they set back
towards residential. Is there, um, like
have you thought about, um, the residential if facing
'em a different way or moving 'em up a little bit? Um, and if
I can, mr. Desler was mentioning also, um, the difference
is I don't believe the beacon has villas. Um,
and so that's a, a residential like independent
kind of thing. Yeah. Right. Yeah, correct. That's my understanding as well that they don't, they do not have villas.
um, our personal experience is that the villas in conjunction with the apartment
style living are highly desirable, um, when you can amenitize them with
the pool and with the dining program. Um, so a number of
villas on as part of this project, we think is something that really sets this apart
that really does go back. You know, back to the friendship village conversation, they
have a handful of villas, extremely high demand. If you look at any other
seniors housing within dublin or powell or surrounding communities, um, it's
typically just an apartment style structure. It's a large building, um,
with, without that community feel. And what we're really trying to create here is that walkability,
lots of green space, um, amenitize, all the different components
of the residential. Um, and that villas, those villas play a, a
pretty critical component to that. Is there enough of a buffer with the residents
and so forth with where you're putting the, um, villas?
um, do you mean with respect to, I thought there was residential on the
other side of the villas. I thought you were saying that earlier.
um, you mean off adjacent? There's a, there's a home there. Yeah,
there's a home, a single family home that, okay. Yeah. The, the home that's to the west of
us is, uh, vacant. It's boarded up currently. Oh, yeah. Okay. Um, there are,
I know what you're talking about. Yeah. I was just thinking, sorry, I
thought you were mentioning that with the villas being close to private
or that area that way. So, and then would you need to be affiliated
with a hospital at all, or is that something that you would
work with since you're across the street from mount carmel? Yeah, so we
actually have in-house therapy. Um, so, uh, we actually own
a, a therapy company that's one of the largest in the country that offices out
of this building. So they provide pt, um, ot, speech therapy, full wellness program.
they do resident engagement, um, as well. Um, but there typically is
a relationship with a hospital. So there will be a resident physician that has an affiliation,
um, and will come to the building to, you know, do medical appointments within the, the,
within our building, but from mount carmel. Okay. It could be mount carmel. Yes.
uh, but that would be set up separately. Yeah. I, I guess
the last thing I was just thinking about too is, um, your
parking seems minimal, which is, is it that you don't need as
much or is it just not showing? Yeah. Um, what's
on the plan is, is conceptual in nature. Typically, for a project like this, we'd have about 0.9
spaces okay. For the, uh, main building. And then each of the villas would have
their own, you know, one and a half to two, two car garage in the medical
building. You are, um, putting that aside, that's not gonna be, it's down
the road. Uh, but you want us to comment on it or,
um, yeah, I think what we're willing to do at this point is, is set that
land aside, um, we would work with a partner to develop that. Um,
and, you know, I don't do medical office development. Um, so we would bring in
somebody else that has more expertise around that. We would speak with, you know, the brokerage
community with, uh, within this area to identify what is appropriate.
um, but I think at this point, you know, we're willing to set that aside and, and make that commitment
that, you know, doing something really nice for the city, knowing that the,
that overpass is gonna happen right at that intersection. We understand that's really important.
we're willing to have all those discussions and make those commitments and do something really neat
there. Thank you,
mr. Chinook. Yes. Again, thank you for the, the
being here in the presentation. I, I don't, I know we're trying to make a determination kind of bigger picture
on if this type of facility makes sense. So I'll try not to get down in the weeds
too much, but I'm going to for a second so we can kinda understand your vision.
the, the, does this work, if
the independent living is not four stories, is
it, is it two stories? Could it be, could you reduce the heights of the building?
um, we have done the independent living in three stories before. Um, we'll
definitely look at that. I think, you know, this plan based on, especially the conversation about this riverway,
um, is gonna impact the way that the site lays out. Sure. Um, I think the implication
of that, um, will be that we, we probably need
the four stories in order to make sure that we're able to accommodate the extra green space around the
site. Um, but we can certainly, we can certainly look at that. Okay.
and then I think kind of alluded to it several times now, because it, and I'm really glad
you said this was another project you did that you put on the site because it feels like it's something that's
not . The just it needs to be, there's a lot of work that
needs to be done. I assume you, you, like, for instance, like the main entry is,
seems to be off. So there's, you're obviously willing to work and, and
cite it much better than it again, I know, I, I understand what you did, why you did, I
just, that you're, that you would come back with a better site
scenario. My question also is part of how does the,
again, I know it's highly conceptual, I hate to get down, but how did the, you said the villas
have the, the same amenities as the main building, the dining and everything else.
I assume there'd be walking paths and little, I mean, what you're showing here doesn't have
that much connectivity, but you would assume would have more connectivity and more pedestrian
access to the main building. Yeah, absolutely. Yeah. We want this to feel like
one cohesive, walkable neighborhood for, for our residents.
um, and one thing we would likely do once we reconfigure the building is, you
know, on the end of the building that's adjacent to the, the villas, um, we typically
integrate a, like a clubhouse of, of sorts, um, where we do some additional
amenities in there, like a bistro and, um, an additional dining space
so that that will be directly adjacent to the villas. And so that it does integrate a lot
better than, than this. And you're a hundred percent correct. Uh, that's why I indicated it's
kind of a test fit. Sure. But I totally agree with you. Um, when we reconfigure the site,
assuming that, you know, the, the city feels the use is appropriate, that we would,
you know, take all this feedback and come up with a, a site plan that fits the, fits the
site much better. Perfect. Thank you. Yep. Thank
you mr. Chinook. Um, ms. Waskowitz, ,
I have a couple questions for you. I,
top to bottom, so on this plan, there's
a, the property line in bright road are not matching up with me. That looks like the,
the property line's on the center line of the road, so we wouldn't be putting trees.
where we're I, I'm just curious about the site plan and I maybe
your question was about the right of way of bright road is how, is,
how is that, is this depicted accurately on this plan? So my
guess is that this is an old county parcel that probably
actually did extend to bright road or even into the pavement
with a pro or a present road occupied easement over it that would
be cleaned up as this process, um, continued. So would it be,
could we assume that the, where the property line is shown where it says bright road,
that that would basically extend along and that part
yeah. Yeah. There would be a dedicated okay. Public right of way there. Correct. Yeah.
so I'm just, again, just to comment that that's looks a little weird right
now, , but so I understand, I understand how it evolved though. Yeah. So I, but that's
something that needs to be fixed. Um, the
access from the roundabout obviously would be the primary access to this site.
um, and I know this is getting specifics that needs to be worked out, but they
show a roundabout right after the roundabout, that wouldn't happen probably like
that. Not with the spacing that's currently shown. Correct. Yeah.
so again, something to be worked out and then where the
bridge comes across and intersects with emerald parkway,
would that be a roundabout at that intersection? That's what we're anticipating
now. Um, obviously more work needs to be done through that public
project, but, uh, we are showing a, a roundabout footprint as
a preferred intersection with emerald parkway, which would lead one to believe that
that would be another major access into the site. And so that would
really change the way that a lot of this you would look at, because then you have,
you come in and then you have to figure out circulation to that roundabout. And
that would, I think, alter the, the framework that's been established here.
we would have the applicant perform a traffic impact study for the
pdp submission as, as we've talked about earlier tonight as well, and determine if
access would be considered on that public right away.
um, there's gonna be a lot happening right there , so we would work through that, through the tis.
yeah, it's, I just thinking about all that would have just a huge impact on this
plan. Um, thank you. Thanks. Um, sarah,
um, the riparian corridor, um,
right now this is, uh, is this a farm field? Is this used for
crops still? It's vacant, right? It is vacant. Okay. But,
but it's been agricultural over time and it appears to have been, yes.
so, so in that process, did the, that rip repairing corridor kind of get filled in
and kind of, it doesn't, I mean there's no trees there that define it. Right.
and I'm just trying, is there, is the, does the grading
imply that that's a drainage area through there, or are I'm trying to establish
that. I, I think it's great to identify that corridor, but
it, it's not there right now. We're gonna create it. That's
right. So it could have some flexibility exactly where it is. It
could indeed. Right. But we do have, my understanding is that
the storm water from mount carmel
comes out just north of that roundabout
for the main entry, and then it, it kind of
feeds into that drainage. So it's overland and it's not
piped. Correct. I was gonna, that was my next question. Correct.
and if you go to the parcel, just to the west, you can
see that square of trees and then the
line of trees that kind of comes up a little bit, kind of wiggles through there. Yeah.
and that is the drainage that, that keeps sort of coming
across this whole way and eventually ends up
down in the scioto river and through the park.
great. Perfect. Yes. Thank you. Yes. Um, applicant.
um, so so you've done a test fit
using a model, uh, for a facility that you've built elsewhere.
are there other models that you have that have a different configuration that
might be more amenable to this site and the limitations that it
has that yeah. Yeah. And good question. And absolutely just, I wanna be a hundred percent clear on that,
that, um, should this move forward, we would do a specific
building for this site, uh, approximately same unit count. So the
reason that that building was used, because is 'cause about the same size, um,
based on the engineering and all the circumstances that are unique to this site, we would develop
a concept that that addresses all of the discussion that
we've had tonight. For sure. So again, I was just trying to establish how much
as we give you comments, how much flexibility do you have in morphing
that shape into something that might be different than what you have now? We have a ton of flexibility
and we can make it whatever, um, the city feels is appropriate. And,
um, I think the big thing is, is the land use, the continuum of care, the types
of uses within the building, um, and the approximate unit counts is really what,
and then at that point we can take that feedback and we can adapt a building to the site that,
that really sort of is cohesive around the access around the roundabout
and this riverway and some of the ar uh, the civil items. Great.
um, and I, and this is not necessarily a question, but have you, have you
actually like driven up to mount carmel the hospital and
kind of experience that? Yeah, it's nice. Yeah. So you appreciate the amount of
design effort it went into establishing that. Yep. Kind of. And, and
I think that's something that I, you know, that's the character that
we would want to see extend. I think that's the, anyway. Yep. No, I think that's great. Yeah. And, and
even the roundabouts, the amount of landscaping, the, the infrastructure that's been put in is exactly
why we think this site is so great. Um, and we would mimic that throughout
our development as well. Great. That is all the questions
I had turning back to the commission. Any additional questions?
okay. So I'd like to open it up for public comment now
and thank thank you applicant. Yeah, will come. Thank you. Come back.
the microphone is on, so you just need to state your name and address. Well,
thank you mr. Way. And commissioners, it's getting late. I'll be brief.
I'm randy roth, uh, 6 9 8 7 grande cliffs drive.
um, I'm vice president of the, uh, east dublin civic association.
I've been an officer since its founding in 1988. I'm getting old.
um, and I wanted to set to thank the applicant, uh, for contacting
our president, amy cram. Amy hasn't had a chance to set up
a meeting with you, and so we haven't, I can't really speak to, you
know, what we're going to eventually say about this is a civic association,
but certainly what we've heard from amy and I have heard so far
is that people would like to stay close to the community
plan and that this seems to deviate quite a bit from that plan.
um, we have never been opposed to height, you know, our association,
we've supported bright, uh, bridge street. We were even willing
in the past to go higher than the mount carmel buildings down there, you know, in the
along, uh, sawmill road. We supported the four story building there
on the assisted living rehab center, which is north of bright
road. But notice that that steps down. You approve four stories
closest to sawmill and then it's already stepping down
as we get towards emerald parkway. And so we really would
like to, I I'm sure that my, my neighbors would like to stick
close to the two stories, um, for the maximum height
in this area. Um, and the density of this is really twice
what we had envisioned in terms of, you know, the square footage
per acre. Um, the other concerns are really about,
one of 'em is about traffic circulation. Um, I was involved in, when
we first were thinking about this site as members of the community plant steering committee years
ago, and we wanted to somehow find a way
to en ensure that this 18 acres and the 20 acres to the west
would have internal circulation, right? So that although, and we
would have one curb cut onto bright road and the
way this is drawn, that next parcel can't get to that curb
cut on bright road if you look at how it's done. So there's no way to get
there. You'd have to do more curb cuts and there's no way
to do that internal circulation the way this is driven. There's no east
west connector or stub there that could be
used to do that. So that's something in terms of a traffic point
of view, have as much internal circulation as you can possibly have with this
assisted living medical office business park, which I think would be
the best way to go. And finally, really, um,
to preserve what we want to preserve the rural character of bright road.
and if you look at the northern end of that, you know, it's essentially a street with a
thin, um, thin screening of trees. Um,
uh, there's a nice setback along emerald parkway, but really not much to
preserve the rural character of bright road. And so those are three
things that come to mind from me and from what I've heard so far from my
neighbors. But again, we're not really ready yet and we we're willing to talk
with the applicant about this, uh, and see where we come
down so I can actually speak for the association. Thanks so much
mr. Way and commissioners. Thank you.
anybody else? Okay, 1, 2, 3.
public comment is closed and we'd now like to go into deliberations.
sarah, if you'd pull up the questions.
jamie . He did it last time.
. Go ahead mr. Chinook. Yeah, I guess, uh,
again, I think the, the, a lot of the appreciate being here, the, a lot of the
questions brought up on the site, I think we're still a ways away. Um, in terms of
site development. I, I guess in terms of the spirit of envision de, and I'm
not necessarily in favor of this use 'cause it deviates significantly, well,
it deviates from, from what our, uh, envision dublin
has intended for this site. Um, but again, if we move forward,
there's a lot of, as we brought up tonight, a lot of um,
uh, I guess ancillary items that are gonna affect the, the overall layout
and the uh, uh, positioning on the site. I know you asked for some
feedback on the architecture or character. I did want to comment on that. I do think
that as you, you, you mentioned that you've seen the mount carmel building. It's,
it's very prominent, very modern. So I would think that we would try to kind of maybe
blend a little bit of that modernization of what's happening there with
some of the residential aspects of it too. So some of the stuff that you had
have showed shared so far, a little more traditional, um, in nature
residentially. But I, I think there's a nice, it could be a nice blend of that modernization of what's kind of happening
and the idea of that area. Again, blend with the, the, the residential.
but generally speaking, I, I do have some concerns that were deviating a little bit
beyond what the envision dublin has approved for the site.
ms. Harger, um, I would also agree, I think it does, um,
deviate us and, um, in the wrong direction of what we're thinking about also,
um, just the density of it and uh, um,
the villas probably to me aren't fitting in that area as well
too. So, um, a couple of the different areas just doesn't, um,
seem to be working. Um, but you know, like the traffic study
would be important, um, to make a difference in, in how that all that
area's gonna go. But, um, the, and for us
to, you know, we wouldn't know when you would do the medical office
and it, and then if it didn't work out, then we've got that space. And
in the past we've all been very concerned about that kind of issue. Thank you.
thank you mr. Alexander. When I
see the envision dublin plan, isn't it call for neighborhood office, office
medical, we supporting uses of institutional and assisted living?
that's what we have. So it does comply with the plan in, in one
sense buildings to be one to two stories that, that
it does not comply. But I do think the proposed use
complies. Um, so I, I, you
know, I generally am supportive because I think it is responsive.
I also don't think it's fair. I know the code changed,
but we have one standard for beacon and then we impose another standard
on this applicant. And in fact their density is less than beacons.
so, I mean, I would be supportive of the density, um, that
there, I realized the code changed, but, um, I'd be
supportive of the density, particularly in this location. Um,
the four story building acts is kind of a landmark. When
you come, you come down bright road and you have that roundabout there, it
acts marks that point. I mean, I could, I could be convinced that
that building could be four stories. I, I think I agree with
the staff about the natural features. I think the architectural character,
one of the important things your two images show, you show one with stone
and one with brick. You're probably not aware how important stone is to this
community. There were a series of quarries along the river. Anytime you build, there's
tons of stone, stone walls that you see. So I think your image
with the stone is, um, begins to respond
to the character of the community. So
thank you mr. Dressler.
you, you can disagree. I, I may
I I want clarity though. I think you brought up a good point over to
the city, maybe that on this one. Okay, so we have, this kind of came up in the
first case today. We had the principal use right in the secondary use.
well, what controls, if the principle use is the entire or the, if the secondary use
is the entirety of the land, that would be a principle use.
am I thinking of that correctly or is the secondary use
meaning it's something smaller, complimentary. Some, some
something of, of that nature. It's supporting too, which I think is a right, it's
a supporting use as opposed to secondary thing. It's a little bit different putting the primary use. Right, right.
yeah, I I think that that's a fair way of categorizing that. Okay. Distinction.
so, I mean, I want to,
I, I do want to address, 'cause I don't think we can get to three, four, and five and six
even, uh, considering here, based on the, the phrasing,
I want to be clear because I want to give the applicant direction. I think it's fair at
this point. There's five of us. I know we're missing two.
I mean, I'm not in favor of having a, an assisted living facility
of this magnitude taking up a primary use on this land.
I kind of wanna throw that out to everybody else. We know where gary stands.
kim, we haven't heard from you yet. That's fine. Um,
jamie and kathy, I don't wanna put words in your mouth, but it kind of sounded like that you were
also not in favor of having the assisted living
facility as currently proposed, be the primary principal use on this land.
that fair? Okay. I think, and I'll,
I'll let you can speak. I'm not taking it away. So just real quick, I,
I understand. I think the area does need, uh, assisted living
facilities, this magnitude. I think there's a want for that. I think there's a need for that.
you've certainly diagnosed that the community would support it. Unfortunately,
in this location, based on what we previously
approved, it's like first to market almost. They spent a long time
the proposal, it's different being on sell mill road and the, the nature of how
that land, it's, it's just different. This, the exposure on this
property is so much more visible from
city access and people coming into the city that based
on the envision dublin pan and the, those standards
that we've evaluated and discussed this evening, I'm just not certain that
it meets that. Now could there be a memory care building
perhaps, or some component thereof related to,
you know, one to two story offices that are prescribed in the envision
dublin plan? Certainly, uh, with reduced density as requested by
the city and based on some of the civic association comments, I think that would potentially be
supportive. Um, but I don't
think we get to 3, 4, 5, and six on this because it does not meet the
proposed use of the land, uh, based on the envision dublin plan.
thank you. Can I go now? ? So
I, I tend to agree with the sympathy here.
um, you know, emerald parkway was designed to be a major business
address in the city. And so land on each side of it is highly valued
land for office, major institutional uses. And so
again, this site is, because it's on the other side, not the highway side,
still designated as a, as a office use, um,
I think has been further reinforced by the fact that a new hospital's
been built next to it, which makes this a prime site for medical office,
which would be, again, very consistent with what the city has been always
projecting for this area, um, as a primary
use. So I think the, im, the important
kind of frontage for that type of use is emerald parkway. So I could
see additional medical office along emerald parkway,
but the question is, could you integrate something else behind it
that would be more sympathetic to what you want to do? And that's why I was asking you
about configuration. So could there be a linear building that that
faces to the vacant side site to the west and that you had office
then fronting onto the street and that would then give the character
that I think the city envisions for emerald parkway with a hundred foot buffer, the landscape
parking behind all of those things. And then the riparian quarter,
dividing it. So there's the possibility that something could
be integrated in here that allows for the assisted living to be
a supporting use to a medical office, um,
setting where people are coming from medical care and including pa people
that are in the assisted living building. So it's a, it's, there's a kind of
a synergy. And so again, is there something that could happen there?
I think right now the assisted living is the primary use and I, I agree that that isn't
the appropriate direction, but could you accomplish something that's
a balance, more of a balance with a push towards medical office?
so that would be my, my, um, take
on. And at the same time, I think the, with
the bridge, the new bridge coming over and intersecting, then we'll parkway, there's a major gateway
opportunity, landmark opportunity, something really special
for the city. And so I don't, I don't wanna lose that opportunity by
putting something secondary in that location. So those would be my
comments. I, I wanna add too, to ja 'cause I wanna add jason's comment too. I, I
do think I do wanna compliment you 'cause I do think the building, the architecture is very nice and you've
obviously got a really nice facility. I do like the villas, I like the variation in
living type, but I adjacent, maybe it's just not in this site there, I can see it definitely
going somewhere else in, in the city that fits a little bit more with what we're
trying to do. And then part of the vision double, but I don't wanna you to leave here at the fact I, I still wanna
compliment in a really nice building, nice design and a nice, nice concept here.
just not on this particular site is where my stand is.
and jamie, I I also had that, you know, same feeling like is there another
site, I mean obviously we have a need in this community. There is an aging,
uh, population and so we have facilities like this distributed
around the city and instead of two facilities
right next to each other, is there a place again where we can spread it out, make it more accessible
to the wider population? So I think, you know, supporting your,
your initiative to reach out to dublin, but is there a another
site that accommodate the program that you want to build more appropriately?
I have a question for you. So
planning's very different than building and building's
kind of market driven, very market driven. So if someone develops
a plan that shows office buildings along there,
but it takes a lot longer for those to develop because now they have demand
for what they wanna do right now. So how does that fit in your thinking?
that's why we have development agreements and deal that deal with phasing and
what gets built and when and all of that. So I mean that to me is part of
ensuring that you don't cherry pick and get the best, the
use you want and everything else never happens. There'd have to be an agreement that,
that the rest of the development was phased appropriately and come, come online.
I think there's a market for medical office, but I'm not an expert.
any other comments from the commission turn to the applicant?
have you heard what you needed to hear from us? And do you have any, you know,
have any other questions for us? Uh, no. Very comprehensive.
okay. Well thank you for coming in and again, uh,
we'd certainly like to have you in the city. Thank you.
okay, thank you everyone. We're almost there.
um, communications, mr. Bot, I, I have a few quick
items, but the main one that we'd like you to consider tonight is the,
uh, adoption of the meeting dates for 2026. Uh,
I believe we provided those, some of you provided comments back to us.
uh, I think there may be a couple meetings where one of you
or the other is missing, but we didn't see anything where there was,
um, a concern about too many people missing. So,
um, obviously it's a little challenging to set those meeting dates, uh,
around many other events and meetings. And so ideally
we would go with what we presented to you, but we're willing to listen.
two things. One, I think I need to re-look at it.
two, we have a new member, right, that they got approved on monday.
that was gonna be one of the other rest the next, I just don't let jump in the .
I did, did did dan respond with relative to the dates? Do we know? Was
he one of the ones that responded? I, I believe so. Okay.
I will take a look and I will respond so we can make sure. 'cause I'm, I'm fairly certain when I initially looked
at it, I may may have to miss one or two. I think we, you were looking for do we have to vote
to approve that? We were hoping that we would vote because we are, lemme look at the dates
behind on jason. Take a look real quick. Up. , have they, have they
changed? Like I know you put 'em out since, since the initial when you didn't revise 'em based on feedback, right?
so there's still this based on the feedback we've gotten. So, uh,
again, there are a couple of you that are gonna be, uh, absent certain
times, but we haven't changed anything based on just a, the majority
is still okay to this point. Jason, I just wanted to communicate.
sorry, I just wanna communicate that I am gone august 20th just
so I yeah, I, I,
again, the assumption is that there are gonna be meetings that
certain commissioners have to miss. I mean, we're trying to get a consensus around
a meeting schedule so that everybody else can do the planning they need to do.
lemme look. Okay. Gary's fine. Hang on. Kathy's fine.
I'm fine. I think by uh, consensus
we're fine. You need to make a motion. I would like to make a
motion to approve the meeting schedule for the x
calendar for 2006.
there's definitely a couple dates that are, I'm gonna be out for, um,
just looking at it. Okay, that's fine. So
I, it usually happens anyway. There's a couple I second motion has been seconded.
great. Ms. Harder? Yes. Mr. Desler?
yes. Mr. Alexander? Yes. Mr. Chinook? Yes.
mr. We yes. Thank you.
thank you. Um, wanted to also introduce, uh,
tory brubaker, uh, our new planner with our office started
maybe a month ago now, or close to it a month. Almost
a month. So, so you'll be presenting at the next, uh, commission meeting?
know, not we, we were gonna
have her handle all three applications tonight, but uh, we thought we'd distribute
the wealth, so. Oh, welcome. It's a fun, it's
a fun group. . Um,
somebody mentioned a new member, hillary damer, uh, who served
for a long time on the architectural review board is gonna be joining us as
the newest member of this commission, which for those of us
who have worked with her, we think this is a great addition to this commission.
um, lost for the architectural review board. Uh, she was here
for the first two applications, so she was listening in as well
and she'd be joining us in january.
yeah, excellent. Another attorney. Yeah.
great. Then I, some of you may have gotten, or
I know you have gotten some emails from, uh, folks in the bridge
park area about building heights and so forth and just wanted
to make you aware that the city manager and jenny are gonna be meeting
with the residents next week to address those questions. So,
uh, you don't need to respond separately, but we are gonna provide some additional
information to the commission. Um, bridge park or bridge street
district is a little bit different in terms of how we measure height and I think that's
been causing some confusion. So we'll, we'll provide some literature also
to clarify that. And so, uh,
that's happening on the 18th is the meeting with the city manager and jenny
and there's no indication of when that application might come back before us. Not
yet. We are working with them on several aspects of that application.
so we've got some time to work through all that stuff. Yeah. Yep. Great.
and then the last thing I wanted to mention is the public comment process
because we had, actually, speaking of that application, we had some comments
that came in last month, literally just before the meeting started.
and it's, uh, not fair to the public, uh, and not
fair to you to be able to look at that
literally before the meeting, uh, get started. So we
are establishing a new policy and we've started, uh, some
language on the city's website under the public comment that
first of all, we accept comments up to 48 hours before the
meeting so that there is a cutoff and we can get you all of
that information and time for you to read it and
that there would be no expectation for those comments to be
read at the meeting. Uh, if somebody wants to vocalize their
comments, they would need to be here in person and, and do it
under sworn testimony. Uh, one glitch that we ran into,
we, we experiment, experimented with it for this month
and the public comment button did not go off. And so we
were still getting those, uh, we are working through that. We, we are hoping that
2026 will be the official start of that process.
right. And those came in in a different way. So we are, we are gonna try
to address that as well. Okay. That's
it. Great. Thank you. Alright, we are adjourned.