2016 SENIOR HOUSING STUDY CITY OF DUBLIN PLANNING 5800 Shier Rings Road Dublin, Ohio 43016 Senior Housing Study phone 614.410.4600 PLANNING www.dublinohiousa.gov Table of Contents

Types of Senior Housing 4 DRAFT Economic Impact DRAFT 6 City of Dublin-Senior Population and 7 Available Housing

Zoning, Land Use, and Other Tools 10

Conclusions 18

Senior Housing Development Guidelines 20

DEVELOPMENT STANDARDS A. SITE DESIGN 22 B. ARCHITECTUAL DESIGN 27 C. LANDSCAPE DESIGN 28 D. SUSTAINABLE DESIGN 29

Potential Development Sites 30 Senior Housing

With 55 million older Americans searching for homes by the year 2020, the market for senior housing is huge and growing exponentially every year. Most older adults prefer to remain in their own home for as long as possible (#AgingInPlace). However, if this proves not to be an option as abilities change, surveys show that seniors prefer to remain in the same community with the things they find most familiar - neighbors, friends, relatives, doctors, restaurants, parks, and services. In fact, 85 percent of older adults agreed that if they can no DRAFT longer live in their home, theyDRAFT would at least like to remain in their local community for as long as possible (#AgingInCommunity).

Along with this demographic change, the City of Dublin has been experiencing a growing demand for senior housing development project proposals. In the city, there are currently 11 existing senior housing developments with various levels and types of care options. Concurrently, the development community THE CITY OF DUBLIN HAS has been seeking new locations for senior housing and empty nester communities. Given BEEN EXPERIENCING the availability of undeveloped ground that is A GROWING DEMAND suitable for such products, and the city’s ongoing need to consider the fiscal dimensions of new FOR SENIOR HOUSING development, options appear to be limited. DEVELOPMENT PROPOSALS. Types of Senior Housing

There are 50,000 senior living communities in the U.S. The senior housing industry is typically classified within both the hospitality and industries. Senior housing is generally divided into four types of product: Photo: Presbyterian Manors of Mid-America Photo: Vi at Highlands Ranch

Independent Living Communities Assisted Living Communities Skilled Communities Continuing Care Retirement Communities

Independent living communities operate Assisted living communities have the largest Skilled nursing communities are commonly Continuing care retirement communities, also much like any other multi-unit residential proportion of the market with about half of all called “nursing homes” because they provide 24- referred to as “transitional living,” are usually development except that they are marketed senior-related facilities. Seven million people hour care for seniors who need intensive medical put in the “other” category because they offer explicitly to people aged 55 and older, and over age 65 require the support that these attention. in skilled nursing communities blended levels of service including independent, usually offer communal dining, housekeeping centers offer, such as laundry and food service, not only need medical help but generally rely on assisted living and skilled nursing care all on a and transportation. For these services, operators organized activities, and limited medical staff for all daily tasks such as bathing, dressing, single campus or site. These communities differ usually add about 10 percentDRAFT to the traditional oversight and assistance to those with less etc.. Since the standard of careDRAFT at these facilities from other senior communities because they multiple family unit rent. Perhaps because mobility, blindness or other impediments. A is a little more predictable than at other facilities, require a long-term contract from residents. of the growing needs of seniors who require sampling of the approximately 38,000 assisted costs haven’t changed as much from year to There are few industry standards for pricing more comprehensive care, independent living living centers around the U.S. reported that year, with a median cost of $6,692 per month since the type of community and the level of communities make up the second smallest the average cost for a private room in 2006 in Ohio for a private room in 2015. This type of service delivered vary widely throughout the percentage of the market with about 10 percent was around $2,600 per month, a number community currently has about a third of the U.S. These communities require larger sites to of total share. Independent senior living costs that climbed to $3,600 by 2015, according market but could grow as medical technology accommodate all types of senior care facilities vary depending on the size of the apartment to Genworth.com. Although most industry continues to advance, helping more people live and services. and the location within the U.S. According groups report similar averages for the cost of well beyond their ‘70s and ‘80s. Skilled Nursing to Genworth.com, the median cost of a one- assisted living care, what residents pay is heavily Facilities are licensed and have oversight from bedroom, independent living or retirement influenced by the level of service they receive -- the federal government, but assisted living community in Ohio in 2015 was $1,192 per costs can reach up to $11,250 a month for those centers are bound by state and local regulations. month. The typical sites for independent living in need of advanced care. The biggest trend in communities are within established residential these communities is to make them feel less Memory Care developments are also classified THE SENIOR HOUSING neighborhoods. The key for most communities institutional and more like home by providing under this category to provide care for seniors is the ability to employ compatible development more community space so residents spend less with Alzheimer’s or other kinds of . INDUSTRY IS TYPICALLY standards to achieve harmonious development time in their rooms. The typical sites for assisted These developments are intended to feel like a CLASSIFIED WITHIN patterns with surrounding neighborhoods. living communities are within denser residential typical multi-family development, however they areas. also have an integrated medical component. HOSPITALITY AND HEALTH Accordingly, these facilities are typically located CARE INDUSTRIES. within residential neighborhoods but can also be located within commercial areas.

4 5 Economic Impact City of Dublin-Senior Population

To measure the economic impact of senior Profile of a typical senior and Available Housing housing, a leading industry consulting firm, Moore Diversified Services (MDS), developed a profile of housing community Similar to the U.S, the City of Dublin’s senior a typical senior housing community. This typical population is growing. The 65+ cohort is about property consists of 80 units with an average 7.9% of Dublin’s population. It is projected to occupancy rate of 93 percent or 74 residents. Total grow to 13% by 2019. revenue for this typical community is $3.2 million 80 per year, which equates to 74 residents paying an units average monthly service fee of $3,550, or $42,600 Demographic 2010 2016 2021 2016-2021 Change % Total % Total per year (in 2008 dollars). This includes base rents, Summary (est.) (est.) Population Population additional direct-care tiered pricing charges for Number PercentPercent 2016 2021 moderate acuity residents, and all other ancillary costs. High-acuity residents and those being Total Population 41,751 44,753 47,528 2,775 6.2% NA NA served in an Alzheimer’s or dementia-care setting Population 50+ 11,697 14,432 16,523 2,091 14.5% 32.2% 34.8% pay higher monthly fees.DRAFT 40 Population 65+ 3,280DRAFT4,585 6,130 1,160 33.7% 10.2% 12.9% For the MDS model, assisted living communities jobs * Source- ESRI Community Analyst typically employ an average of .5 full-time equivalent employees per total unit—in this case a total of 40 employees. Labor rates, which include wages and salaries only, can vary by job description and location. Labor rates as a percent of total revenue for operationally efficient assisted living communities can range from 28 to $1 million 37 percent. In this example, MDS uses 32 percent in salaries and of $3.2 million in annual revenue. This means the wages owner will pay approximately $1 million in salaries and wages. (Source: www.alfa.org)

6 7 Senior Housing Existing Sites 1 5 4

The table below, and the accompanying map, indicates existing facilities, those currently under development, and sites for which inquiries were made at the city. In total, there are approximately 1,129 beds/units in Dublin serving the senior population. It is not known how many residents Dublin Retirement Village HCR Manor Care The Grand* were living in the city prior to relocating to these facilities (it is assumed that the market for these facilities is regional in ).

No. Name Address Year Type Sq. Ft.

1 Senior Star at Dublin 6470 Post Road 1987 Independent Living 181,000 (Corporate) 2 Dublin Springs 7625 Hospital Drive 2011 Skilled Nursing 55,115 (Corporate) 3 Brookdale MuirfieldDRAFT7200 Muirfield 1997 Assisted Living 50,000 DRAFT (Corporate) 4 The Grand 4500 John Shields 2013 Skilled Nursing 131,455 Parkway (Corporate) 5 Heartland of Dublin 4075 West Dublin- 2011 Skilled Nursing 65,000 Granville Road (Corporate) 6 Sunrise of Dublin 4175 Stoneridge Lane 2007 Assisted Living 65,000 (Corporate) 8 7 Glenwood Alzeimer’s 6355 Emerald Parkway 2012 Skilled Nursing 32,861 Special Care Center (Corporate) 8 Avondale Senior Village 5215 Avery Road 2011 Independent Living 101,134 7 (Corporate) 9 The Convalarium of 6430 Post Road 1987 Assisted Living 41,000 Dublin (Corporate) 10 Senior Star at Dublin 6480 Post Road 2007 Assisted Living 81,000 Retirement Village (Corporate) National Church Residences at Avondale 11 Sanctuary at Tuttle 4880 Tuttle Road 1996 Assisted Living 52,226 Crossing (Corporate) Glenwood Alzheimer’s Special Care Center

* Source- City of Dublin * Source- www.grandofdublin.com

8 9 Zoning, Land Use and Other Tools

Land Use Considerations Independent Living Communities area of woodland or other natural feature into the development of a large tract of land or the concept can be a true mixed-use development providing various other amenities. The concept Land use regulations in some communities These communities offer individual, owner- is to maximize the land use while still retaining have been criticized as being either directly occupied units similar to multi-family the building density prescribed by the local or indirectly discriminating against senior developments. Because these are planned government. This might mean clustering houses housing. This criticism has been raised in two communities, most of the lawns, parks and together in one area of the property and parking, contexts. Builders contend that in order for recreational amenities are common property. The recreation, playgrounds and other amenities in housing developments for the elderly to be homeowner may only be responsible for interior another portion of the property. Some planned economically feasible, development standards maintenance of his or her home and some minor communities may be for seniors only whereas should be relaxed. For example, it is argued that exterior maintenance since units are relatively others may have no age restrictions, but; may reduced minimum lot and yard areas, vehicle new. All other maintenance and replacement is attract seniors who are selling older homes and parking, pedestrian circulation and street width taken care of by the homeowners association looking to use the proceeds for a newer home in requirements are necessary. A broader and and paid for by fees assessed to all owners. Many a community with amenities and the availability more incisive critique, pertainingDRAFT to the aged of these communities are gated and patrolled by DRAFT of yard care services. in general, is that zoning regulations are unfair private security. because they create exclusive, large lot, high- Brookdale Independent Senior Living, TX priced residential zoning districts that restrict the These communities are built to accommodate Assisted Living Communities financially strapped older population to a few a wide variety of retirement aspirations and sections of a community. goals. But a common thread for all seniors is the opportunity to move to a safer environment As with many non-traditional residential uses and the reduction in repair costs and yard In some communities, assisted living (i.e. other than single family detached or market maintenance. In addition, seniors are attracted communities are deemed Medical Care rental apartments) a key land use component by living with their peers and enjoying such Facilities. Traditionally, these facilities have been is the ability of the use to fit well within its amenities as a swimming pool, golf course, developed per hospital design standards. But surroundings. Compatibility of uses is achieved clubhouse or entertainment room, shuffleboard, in recent years, residents prefer the feel of the when adjacent land uses differing in function, tennis, or bike trails, social clubs, Internet “home” as opposed to the institutional setting. scale and intensity are mutually supporting and groups and exercise rooms. More upscale The developers are responding to this need by do not create adverse effects upon one another. communities might offer additional amenities creating condominium type developments with In areas where different uses abut, including such as private lakes and docks, country clubs, common kitchen, dining, and living areas. various residential uses and densities, a variety horseback riding and stables, vacations or local of measures may be employed for mitigation day adventures, gift shops, hair salons and so on. including the use of adequate setbacks, For seniors who like an urban environment, adult landscaping, barriers or transition zones, and communities are built as high rise, apartment- A KEY LAND USE COMPONENT building heights. However, the extent and types style buildings in large cities. of these mitigation measures can vary for the IS THE ABILITY OF THE USE Courtyard Terrace Assisted Living Facility, NE different housing options. Other types of independent living communities TO FIT WELL WITHIN ITS are designed around a social or geographical concept. The goal may be to incorporate a choice SURROUNDINGS.

10 11 Skilled Nursing Facilities Zoning Options Retirement Zoning District

A skilled nursing facility operates primarily in a Various zoning tools are utilized that facilitate A locality can set aside specific areas as -care mode rather than a medical mode. and manage the placement and design of senior “ districts” in their zoning While they have traditionally been set up in a housing developments—both affordable and ordinances. These districts, sometimes known medically oriented design, with ease of patient market-rate units. Examples include planned as golden zones, senior housing districts, care being the primary goal, some homes are unit developments, variances, conditional and housing for the elderly district, typically now moving to a newer design model with use permits, senior housing (“golden zoning”) restricts tenancy to residents (or at least one smaller communities of 10 to 30 people within districts, senior overlays or “floating” zones, and householder) beginning at age 55 and older. a home, private kitchens, communal areas, and specific development standards and guidelines The Fair Housing Act prohibits discrimination continuity of staff. Otterbein Skilled Nursing, New Albany, OH that ensure compatibility with existing uses. against familial status. However, a housing facility or community may implement a valid By example, a locality might allow senior “55+ resident restriction” as long as no more than housing developments some exceptions from 80 percent of the occupied units are occupied Continuing Care Retirement land use regulations — such as reduced parking by at least one person who is 55 years or older; or specific lot requirements — but, in turn, would the housing facility or community publishes Communities (CCRC) require other compensating conditions. For and adheres to policies and procedures that instance, a garden apartment development for demonstrate the intent to operate as housing the elderly may be permitted smaller yards than for older people; and the housing facility or These communities are typically developed in a in comparable districts, but the overall density community complies with rules regarding campus-type setting rangingDRAFT from 20 to over 100 should be no higher; this couldDRAFT be achieved by verification of occupancy. acres. A CCRC typically includes apartment or requiring common open space to compensate cottage living units (independent living), assisted for the space reductions. Planned residential For the most part, retirement community living units, and skilled nursing care in a campus- districts and specially adapted group housing projects do not apply traditional density style setting. Residents have lifetime access to development processes could be used to achieve measures, given their difference in impact from the community’s continuum of care. Typically, all this kind of flexibility. A community would need other multi-family projects. Therefore, retirement of the living options (independent living, assisted to closely scrutinize its ordinances to determine community districts often allow greater density living, and nursing) of the CCRC are on a single how these new regulatory techniques might to accommodate multi-family dwellings, and campus. As care and services for older adults apply to housing developments for the elderly. may include smaller single and two-family continue to evolve, CCRCs have been adding (Source: Planning and an Aging Population- homes on smaller lots. This addresses both additional components, such as memory support Jerome L. Kaufman; found at www.planning.org) affordability issues and frailties that may occur and wellness programs, to their services mix during elder years, and to encourage the benefits Boston Retirement Community, MA The following is a description of some zoning of socialization. Planned retirement districts techniques commonly in use. are often located closer to important amenities such as health care, social services, retail stores, public spaces and buildings, and other A LOCALITY CAN SET amenities, as well as transit options to support both walkability and the need for accessible ASIDE SPECIFIC AREAS AS transportation. “RETIREMENT COMMUNITY Within a retirement district boundary, the sites DISTRICTS” IN THEIR ZONING usually provide ample open space for safe and ORDINANCES. convenient recreational and social facilities,

1210 13 such as walking paths and community rooms. Development Incentives Residential units and community buildings are usually designed and constructed using ** (often inclusive universal design and “”** principles, design) refers to broad-spectrum ideas which supports successful aging-in-place, as well meant to produce buildings, products Incentives are sometimes offered to influence as well. Another potential incentive is to establish as easy access for those residents and visitors and environments that are inherently the location of senior housing facilities. There a senior housing district, as described above, who have mobility impairments. accessible to older people, people are some economic benefits that apply to these and to pre-zone the site for this use. (Although without , and people with uses that could be part of an incentive package. seemingly an incentive, it would be very To implement this technique, either a standard disabilities. Publicly-owned land or assistance with financing problematic to limit these facilities to current zoning district or an “overlay” district can be necessary public improvements could be offered Dublin residents.) created. A standard zoning district can be “Visitability” is a growing trend tailored to the individual needs of the activities nationwide. The term refers to single- and uses that could be allowed, but requires family or owner-occupied housing designed in such a way that it can careful placement through a rezoning process Example of additional standards: Northville Township, Wayne County, Michigan and can limit the range of uses allowed for be lived in or visited by people who have trouble with steps or who use the property. Alternatively, using an overlay Senior Housing District (SH) or walkers. zone for senior housing development § 170-8.4. Required Conditions provides municipalities with more flexibility in establishing the location of this particular type The following conditions shall be applicable to convalescent homes, nursing homes and of use. Overlay zoning applies an additional interim dependent care and independent senior housing: set of regulations laid onDRAFT top of one or more An example of an overlay district’s DRAFT established zoning districts while maintaining requirements is provided on the next page. • Vehicular access to the site shall be from a major thoroughfare or collector road as the uses and regulations of the underlying designated in the Township Master Plan. district. The standards and allowable uses for an overlay zone are defined in the zoning • One (1) property line, or a portion of one (1) property line, that in the opinion of the regulations, but the location of the district Development Guidelines and Planning Commission is sufficient in length, shall abut an existing use or zoning district is not considered or mapped as a separate Standards other than a one-family use or district, or is an area that in the opinion of the Planning zoning district, since the underlying districts Commission will be used for other than one-family purposes in the future. are still in place. The overlay regulations come into play only when a proposal is made for the • The total number of rooms, not including kitchen, dining and sanitary facilities, shall not development of a specific parcel of land to which Another tool is to establish clear policy be more than the land area of the parcel in square feet divided by 1,000, provided the the overlay regulations are to be applied. Both guidelines that are implemented through density shall not exceed 12 dwelling units per acre for the site area designated for senior the standard and overlay districts require a development standards and, where appropriate, independent units and 20 units per acre for other types of senior housing. rezoning process. development agreements where infrastructure or use of public funds is anticipated. This tool • At least 1,200 square feet of outdoor open space, exclusive of required landscape A senior housing overlay district could include provides detailed, policy level guidelines elements, shall be provided. Open space may include plazas, gardens, walking paths, etc. certain locational conditions to be met before it established for compatible senior housing For developments that include both senior independent housing and convalescent or could be attached to a specific parcel of land. An development. It also provides the flexibility to nursing homes, the land area required shall be computed separately for each. overlay district can provide special opportunities negotiate development aspects understanding and requirements designed to facilitate the the unique nature of these developments. The • A written statement explaining the full intent of the sponsor, indicating the type of development and construction of affordable development requirements would be included dwelling units, population characteristics and detailed information as to market studies senior citizen-oriented housing. It also offers the in either existing standard districts as permitted and intended scheduling of the development shall be submitted with the site plan benefit of a clear public approval process that or conditional uses, or in planned development application. allows for neighborhood input. texts.

1412 15 Zoning Provisions for Senior Housing in Other Communities

Municipality Use category Requires additional approvals Permitted by-right

St. Paul, MN Assisted living facilities/ BC community business district All Traditional Neighborhood Districts boarding care homes/nursing B4 central business district homes B5 central business-service district Atlanta, GA Nursing homes, assisted All (5) commercial districts Not applicable living facilities, rehabilitation centers and personal care homes Denver, CO Assisted living facilities All (6) Mixed-Use districts Not applicable All (4) Commercial Corridor districts Chicago, IL Assisted Living (Elderly B1 Neighborhood Shopping District All other business and commercial districts Custodial care) B2 Neighborhood Mixed-Use B3 Community Shopping C1 Neighborhood Commercial C2 Motor Vehicle-Related Commercial DRAFT C3 Commercial, Manufacturing,DRAFT and Employment Pittsburgh, PA Assisted living facilities Class C facilities: Class A and Class B facilities: Class A (fewer than 9 beds) UNC Urban Neighborhood Commercial district UNC Urban Neighborhood Commercial district Class B (9-17 beds) HC Highway Commercial district HC Highway Commercial district Class C (18 or more beds) UI Urban Industrial district UI Urban Industrial district Other mixed-use districts Richmond, VA Adult care residences RO-2 residential-office district I institutional district RO-3 residential-office district B-3 general business district B-4 central business district Duluth, MN facility/ Not applicable Mixed use districts (6 total) assisted living 5 mixed-use districts facilities with 7 or more occupants 2 mixed use districts allow facilities with 6 or fewer occupants Form-based districts -permitted in 5 of 9 districts, regardless of size Permitted on the ground floor of the Corridor Building type only in 4 form-based districts (F-2, F-4, F-5, F-8) For other building types, permitted * Department of Community Planning and Economic Development- Minneapolis, MN

16 17 Conclusions

The market demand for senior housing will district due to lifestyle preferences, especially The proactive approach offered by zoning tools The City of Dublin has also undertaken a continue to grow in Central Ohio as the for many limited-mobility seniors who desire offers the City of Dublin a proactive approach study for . It is a comprehensive population ages. Defining the appropriate close and easy access to the amenities. to integrate new development projects approach to define and recommend policies market share for Dublin may require a market harmoniously within existing development regarding overall senior wellness, available study to better understand the local impact of 5. Cooperative Living: Senior Co-housing: patterns. Senior housing developers/operators facilities and services for seniors, public these regional demographic changes, as well as another way active seniors can gain the will also benefit from a clear understanding of programs, and faith-based services. the potential demand that may be generated by benefits of community living, but on a the community’s expectations. In particular, city residents. Regardless, there are a variety of smaller scale. Residents have independent guidelines provide flexibility for project The next section focuses on possible tools are available to the city. Some predictions homes but benefit from shared spaces like designers and our decisionmakers in ensuring development guidelines for new senior housing regarding the future of senior housing include: gardens and recreation facilities. quality development in terms of density, parking, developments. architecture, and landscaping. 1. The Decline of the Model of 6. More Amenities and Lifestyle Perks in Care: a move away from the concept of senior Traditional Senior Housing: lifestyle-based housing as synonymous with nursing homes, and cultural communities that cater to and a move toward other senior housing communities such as LGBT seniors or Asian- options, whether it’sDRAFT independent living, Americans offer an increased assortment DRAFT memory care or . of recreational options like cultural events, fitness classes and educational opportunities. 2. The Rise of Technology-Enhanced Senior Care: the tech industry has introduced 7. Going Green: Eco-Friendly Senior Living: several products and services that hold the eco-friendly housing, lighting and appliances promise to improve the health and quality can save money for seniors on a fixed-income of life for seniors. These include, but are not and are much better for the environment. limited to, smart home apps that keep track of and to wireless 8. Aging in Place Means a Booming Home networks that provide mobile support for Health Care Industry: The Bureau of Labor seniors in care communities. Statistics predicts job growth of 70% for home health and personal care aides over the 3. More Multigenerational Housing Options: coming decade. due to budget contraints or cultural (*Senior Living Blog- Sarah Stevenson) preferences, seniors and their families may opt to either modify their existing home to suit multiple generations, or move into THE MARKET DEMAND a place that’s built to house both young families and seniors. FOR SENIOR HOUSING WILL CONTINUE TO GROW 4. Neighborhood-Friendly Civic Planning: many active seniors may want to live in close IN CENTRAL OHIO AS THE proximity to a city center or commercial POPULATION AGES. Photo by fix-it.co.nz

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S Liberty St Liberty S Potential Development Sites* k Rd UV750 * The sites on the map are not the only sites that will be supported by the City of Dublin for potential Senior Housing developments. However, these sites may work with the criteria and guidelines listed in this Mckitrick Rd Manley Rd Glic document. Further analysis will be needed to review the compatibility of the senior housing proposals. Some of the sites are currently outside of City of Dublin boundary. Annexation possibilities should be explored prior to proposing a new development. 1

C I UV257 Rd Liberty No. Future Land Zoning Acres r Comments n o UV42 d u O t s Use t le i t n r ia n g d l itt R t 1 Mixed NA 15.2 This site is currently withine Jerome Township fronting onl D McKitrickew P a r l k he w n Residential Road. This site may be helpfulR to provide Senior Housingtc facilities y g i M y d Curier Rd M itc h M R Rural Transition within northern area of the City where these facilities are currently ell- u R D ir i i ew f v v not available. i ie e tt l 745 e R A d UV r d r D s v i 3 R 2 Suburban NA 10.7 This site is within Jerome Township and fronts on Mitchell Dewitt e r d d r e y Summit View Rd Residential Low Road. The site may have floodplain and stream protection Brand Rd D UV33 R 2 r Density requirements but may also provide scenic views and vista d opportunities.

d Rd Hyland-Croy R 3 Mixed Restricted 53.9 This site has frontage on Sawmille Road to explore denser SmokyRow Rd rs Residential Low Suburban development opportunities withve larger open spaces. This site also 4 on Density Residential provides close proximity Cto day- to- day necessities. 4 Suburban Restricted 5.0 This site has frontage on Riverside Drive. The site is heavily Rd Residential Low Suburban wooded and will provide scenic views and conservation style Warner 5 Hard Rd Density Residential development opportunities. 14

d Kile Rd 5 Suburban NA 13.0 This site has frontage on Brand Road and can be developed R 10 Sawbury Blvd Residential Low creatively around unique natural features. 13 n

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Density m DRAFT DRAFT f f UV270 6 Mixed Rural 80.8 This is the large site and expands to both east and west of the o O d C l R E ost Rd d City i P Residential railroad tracks. The Msite isS larger 161 farmland and in close vicinity of ublin Plai n t ain D e S r Perimeter Dr Medium the recently approved Avondalet Woods Senior facility. m 9 a Snouffer Rd Density n R S High St Fe 161 d d UV er 7 Mixed Use Restricted 5.9 This site is located at the intersection of Avery and Woerner ate d B l Neighborhood Suburban Temple Road. The site has visibility along Avery Road. The site is v d

Linworth Rd Center Residential also in close proximity to community pool and Ballantrae Park. y Cemetery Pike 315 Houchard Rd Houchard Shier-Rings Rd w UV 8 Neighborhood Planned Unit 19.3 This site is off of Avery Road. The Senior Housing development k Office / Development may work as a transition between single family homes to the west P 11 d Iams Rd W Du b P al lin-G Institutional and Tech Flex and office uses along Avery Road. ranville Rd l F er rP a kw e r i z y 9 Mixed Use BSC Sawmill 40.3 This site has high visibilityn along Sawmill Road within Bridge m la a n E B C Urban Core Neighborhood Street district’s mixed-use core. Higher density development with t z i 7 t Cranston R Dr Center quality open spaces mayy work for this location considering the its Woer n Sawmill Rd e d G r-T emple D e R close proximity to major commercial corridor. d u o bl

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d Tuttle Crossing Blvd West Case Rd o Residential Low Suburban the river along the southern boundary of City of Dublin and may d N 12 C o

e a Density Residential work well providing river views to the residents. r G t e 6 Rd Wilcox r 12 Mixed Residen- Restricted 5.0 This site is closer to day-to-day amenities and I-270. It is s Hayd M enR tial Medium Suburban surrounded by multi-family developments and may work welli for l d l Density Residential higher density development with network of open spaces. R YDEN RUN d HA Bethel Rd d 13 Mixed NA 43.5 This site surrounded by single family neighborhoods along the R y W n Residential Low southern boundary of City of Dublin with access from Hyland- Henders Hayden Run Rd on Rd n Density Croy Road. e Reed Rd K 14 Flex Office/ NA 80.0 This site has high visibility along US 33 with access from Hyland- Research & Croy Road. Development 2820 21