Two of the three land use scenarios described in Land Use were evaluated in the 2007 fiscal analysis. Based on policy direction, adopted land use principles, relative traffic impacts, expected employment demand and public input, the Mid-Range Scenario was chosen for analysis alongside the Trend Scenario. The results indicated that development according to the Mid-Range Scenario, which emphasizes employment growth and a balanced mix of commercial and residential uses, will provide a more fiscally viable alternative for Dublin as the city approaches build-out.
While the population increase projected under both scenarios is similar, increases projected under the Mid-Range Scenario are distributed relatively evenly across the fiscal analysis zones, thus distributing the burden of supplying services for the residential base throughout new growth areas. The employment difference between the scenarios is very large, with the Mid-Range Scenario having more than twice the amount of new jobs than the Trend Scenario. The office sector is responsible for a majority of the increase in new jobs and non-residential square footage. As described in Land Use, the Mid-Range Scenario was ultimately chosen as the basis for the 2007 Land Use Plan, which is now updated to include more recent planning efforts for the Bridge Street District.
Ten analysis zones are analyzed as part of the Community Plan. These generally correspond to the special planning areas described in Land Use. Some of these zones are located entirely within Dublin City limits and consist of undeveloped land or areas expected to redevelop in the future. Others include unincorporated township lands located within Dublin’s exclusive water and sewer service area. The Exclusive Service Area is based on contractual agreements between Dublin and the City of Columbus for sewer and water services described in Utilities. Columbus provides the services to Dublin, and the contract defines the area in which the City of Dublin can expand. Upon annexation to Dublin, these properties become eligible for public services. Two of the fiscal analysis zones fall primarily within the Negotiated Service Area, located in the northwest portion of Dublin’s planning area. The agreement between Dublin and the City of Columbus states that prior to the annexation of any portion of this area by either municipality, both municipalities are to have reached a second agreement on the disposition of servicing this area. The fiscal analysis zones are defined as follows:
Dublin Infill Zone (Existing Corporate Boundaries)
This zone is defined by the Dublin corporate boundary. The fiscal modeling for this zone assesses the impacts of new growth only (including redevelopment) and does not include existing development.
Avery Road Corridor Zone
Approximately 745 acres are located along Avery Road within Dublin, stretching from the U.S. 33 interchange to Rings Road. This zone includes a mixture of existing residential, office and light industrial uses. This area was modeled with a mixture of residential, neighborhood-level retail and office uses at the intersection of Avery Road and Woerner Temple Road, as well as a mixture of office, research & development and light industrial uses at the Avery Road/Shier Rings Road intersection.
Coffman Park Zone
This zone includes approximately 250 acres along Post Road within Dublin, stretching from the I-270/U.S. 33 interchange to Avery-Muirfield Drive, and includes portions of Emerald Parkway and Perimeter Drive. This zone incorporates the Coffman Park expansion area between Commerce Parkway and Emerald Parkway. The area was modeled to include office development on land bounded by Emerald Parkway and the interchange.
Historic Dublin Zone
Approximately 140 acres are located in the center of Dublin at the intersection of High Street (Dublin Road) and West Bridge Street (U.S. 33/SR 161). This zone includes a wide range of residential and commercial uses as part of a key village center within the City. Historic Dublin was modeled with a focus on mixed use infill and redevelopment, including retail, office, residential and civic uses.
Northeast Zone
Approximately 1,620 acres lie within Dublin and are bounded by I-270, Sawmill Road, the Scioto River and the Dublin Corporate boundary. This area is predominantly residential and includes a variety of retail and office uses along Sawmill Road. The Bright Road portion of this area was modeled for a mixture of freeway-oriented office uses along I-270 and the future extension of Emerald Parkway, as well as a mix of residential and neighborhood-level office uses. This zone includes a potential redevelopment area at the corner of Sawmill Road and Summit View Road, also modeled as a mixture of residential uses and neighborhood-scale offices.
Northwest/Glacier Ridge Zone
Approximately 3,000 acres are located between Dublin’s northwest boundary (generally along Hyland-Croy Road) and U.S. 33, south of Brock Road. Small portions of unincorporated land are within Dublin’s Exclusive Service Area, although the majority of this zone is located in the Negotiated Service Area. Portions also fall within the City of Marysville service area. A large portion of this zone has been preserved as the Glacier Ridge Metro Park. This area was modeled with a focus on cluster residential (i.e. conservation design) development in the vicinity of the Metro Park, and a mixture of residential, research and development and office uses near the Post Road/U.S. 33 interchange.
Northwest/U.S. 33 Corridor Zone
This analysis area includes approximately 2,550 acres to the northwest of Dublin, bounded by U.S. 33/SR 161 (Post Road), Mitchell-Dewitt Road and Kile-Warner Road. This zone is located entirely within the Negotiated Service Area, and also falls within the City of Marysville utility service area. The zone includes existing light industrial uses and other types of commercial uses, but is largely undeveloped. The area is accessed from U.S. 33 via an existing interchange at SR 161 (Post Road), which is planned for major improvements in the future. A new interchange at McKitrick Road is included in the City’s Thoroughfare Plan, and the future extension of Houchard Road will provide additional access to this area. The area was modeled for a mixture of office, light industrial and research uses, along with a series of mixed use retail/commercial centers with residential support.
Sawmill/SR 161 Zone
Approximately 635 acres are within Dublin, bounded by I-270, Sawmill Road, Martin Road and the Scioto River. This zone includes existing and planned residential, retail and office development. Modeling included a substantial mixed use town center in the eastern portion of this zone, accessible via the I-270/Sawmill Road interchange, and supported by office and high density residential uses.
Southwest Zone
Approximately 1,700 acres to the southwest of Dublin includes a mixture of incorporated and unincorporated land. The majority of this area has been annexed into the City. Unincorporated portions are within the Dublin Exclusive Service Area. This zone includes the Village of Amlin, located along the CSX railroad line and at the intersection of Cosgray Road and Rings Road. The future extension of Tuttle Crossing Boulevard to Houchard Road will provide additional access to this area, which is planned primarily for residential development. The area was modeled for office uses along Avery Road and mixed use commercial/residential developments along Tuttle Crossing Boulevard and in Amlin.
U.S. 33/SR 161 Zone
Approximately 1,320 acres are bounded by U.S. 33/SR 161, Avery Road, Shier Rings Road and Houchard Road. Unincorporated portions of this zone are located within the Dublin Exclusive Service Area. The zone includes existing office and light industrial uses, but is largely undeveloped. This fiscal area is adjacent to the U.S. 33 Corridor Zone and was modeled for a mix of office, research and light industrial uses within the city’s West Innovation District.
Note:
As part of the 2013 Bridge Street District Fiscal Impact Analysis, it is anticipated that the Historic Dublin and Sawmill/SR 161 Zones will be replaced with a Bridge Street District Zone. This zone will be defined by approximately 1,000 acres bounded by I-270 and Sawmill Road, including land immediately to the south of SR 161. The zone includes existing office and retail uses, and a limited amount of existing residential. The combined zone includes additional land that was not previously identified for redevelopment in 2007. This fiscal area is modeled for high density, mixed use urban development, including a variety of residential, office and commercial uses.
Two of the three land use scenarios described in Land Use were evaluated in the 2007 fiscal analysis. Based on policy direction, adopted land use principles, relative traffic impacts, expected employment demand and public input, the Mid-Range Scenario was chosen for analysis alongside the Trend Scenario. The results indicated that development according to the Mid-Range Scenario, which emphasizes employment growth and a balanced mix of commercial and residential uses, will provide a more fiscally viable alternative for Dublin as the city approaches build-out.
While the population increase projected under both scenarios is similar, increases projected under the Mid-Range Scenario are distributed relatively evenly across the fiscal analysis zones, thus distributing the burden of supplying services for the residential base throughout new growth areas. The employment difference between the scenarios is very large, with the Mid-Range Scenario having more than twice the amount of new jobs than the Trend Scenario. The office sector is responsible for a majority of the increase in new jobs and non-residential square footage. As described in Land Use, the Mid-Range Scenario was ultimately chosen as the basis for the 2007 Land Use Plan, which is now updated to include more recent planning efforts for the Bridge Street District.
Ten analysis zones are analyzed as part of the Community Plan. These generally correspond to the special planning areas described in Land Use. Some of these zones are located entirely within Dublin City limits and consist of undeveloped land or areas expected to redevelop in the future. Others include unincorporated township lands located within Dublin’s exclusive water and sewer service area. The Exclusive Service Area is based on contractual agreements between Dublin and the City of Columbus for sewer and water services described in Utilities. Columbus provides the services to Dublin, and the contract defines the area in which the City of Dublin can expand. Upon annexation to Dublin, these properties become eligible for public services. Two of the fiscal analysis zones fall primarily within the Negotiated Service Area, located in the northwest portion of Dublin’s planning area. The agreement between Dublin and the City of Columbus states that prior to the annexation of any portion of this area by either municipality, both municipalities are to have reached a second agreement on the disposition of servicing this area. The fiscal analysis zones are defined as follows:
Dublin Infill Zone (Existing Corporate Boundaries)
This zone is defined by the Dublin corporate boundary. The fiscal modeling for this zone assesses the impacts of new growth only (including redevelopment) and does not include existing development.
Avery Road Corridor Zone
Approximately 745 acres are located along Avery Road within Dublin, stretching from the U.S. 33 interchange to Rings Road. This zone includes a mixture of existing residential, office and light industrial uses. This area was modeled with a mixture of residential, neighborhood-level retail and office uses at the intersection of Avery Road and Woerner Temple Road, as well as a mixture of office, research & development and light industrial uses at the Avery Road/Shier Rings Road intersection.
Coffman Park Zone
This zone includes approximately 250 acres along Post Road within Dublin, stretching from the I-270/U.S. 33 interchange to Avery-Muirfield Drive, and includes portions of Emerald Parkway and Perimeter Drive. This zone incorporates the Coffman Park expansion area between Commerce Parkway and Emerald Parkway. The area was modeled to include office development on land bounded by Emerald Parkway and the interchange.
Historic Dublin Zone
Approximately 140 acres are located in the center of Dublin at the intersection of High Street (Dublin Road) and West Bridge Street (U.S. 33/SR 161). This zone includes a wide range of residential and commercial uses as part of a key village center within the City. Historic Dublin was modeled with a focus on mixed use infill and redevelopment, including retail, office, residential and civic uses.
Northeast Zone
Approximately 1,620 acres lie within Dublin and are bounded by I-270, Sawmill Road, the Scioto River and the Dublin Corporate boundary. This area is predominantly residential and includes a variety of retail and office uses along Sawmill Road. The Bright Road portion of this area was modeled for a mixture of freeway-oriented office uses along I-270 and the future extension of Emerald Parkway, as well as a mix of residential and neighborhood-level office uses. This zone includes a potential redevelopment area at the corner of Sawmill Road and Summit View Road, also modeled as a mixture of residential uses and neighborhood-scale offices.
Northwest/Glacier Ridge Zone
Approximately 3,000 acres are located between Dublin’s northwest boundary (generally along Hyland-Croy Road) and U.S. 33, south of Brock Road. Small portions of unincorporated land are within Dublin’s Exclusive Service Area, although the majority of this zone is located in the Negotiated Service Area. Portions also fall within the City of Marysville service area. A large portion of this zone has been preserved as the Glacier Ridge Metro Park. This area was modeled with a focus on cluster residential (i.e. conservation design) development in the vicinity of the Metro Park, and a mixture of residential, research and development and office uses near the Post Road/U.S. 33 interchange.
Northwest/U.S. 33 Corridor Zone
This analysis area includes approximately 2,550 acres to the northwest of Dublin, bounded by U.S. 33/SR 161 (Post Road), Mitchell-Dewitt Road and Kile-Warner Road. This zone is located entirely within the Negotiated Service Area, and also falls within the City of Marysville utility service area. The zone includes existing light industrial uses and other types of commercial uses, but is largely undeveloped. The area is accessed from U.S. 33 via an existing interchange at SR 161 (Post Road), which is planned for major improvements in the future. A new interchange at McKitrick Road is included in the City’s Thoroughfare Plan, and the future extension of Houchard Road will provide additional access to this area. The area was modeled for a mixture of office, light industrial and research uses, along with a series of mixed use retail/commercial centers with residential support.
Sawmill/SR 161 Zone
Approximately 635 acres are within Dublin, bounded by I-270, Sawmill Road, Martin Road and the Scioto River. This zone includes existing and planned residential, retail and office development. Modeling included a substantial mixed use town center in the eastern portion of this zone, accessible via the I-270/Sawmill Road interchange, and supported by office and high density residential uses.
Southwest Zone
Approximately 1,700 acres to the southwest of Dublin includes a mixture of incorporated and unincorporated land. The majority of this area has been annexed into the City. Unincorporated portions are within the Dublin Exclusive Service Area. This zone includes the Village of Amlin, located along the CSX railroad line and at the intersection of Cosgray Road and Rings Road. The future extension of Tuttle Crossing Boulevard to Houchard Road will provide additional access to this area, which is planned primarily for residential development. The area was modeled for office uses along Avery Road and mixed use commercial/residential developments along Tuttle Crossing Boulevard and in Amlin.
U.S. 33/SR 161 Zone
Approximately 1,320 acres are bounded by U.S. 33/SR 161, Avery Road, Shier Rings Road and Houchard Road. Unincorporated portions of this zone are located within the Dublin Exclusive Service Area. The zone includes existing office and light industrial uses, but is largely undeveloped. This fiscal area is adjacent to the U.S. 33 Corridor Zone and was modeled for a mix of office, research and light industrial uses within the city’s West Innovation District.
Note:
As part of the 2013 Bridge Street District Fiscal Impact Analysis, it is anticipated that the Historic Dublin and Sawmill/SR 161 Zones will be replaced with a Bridge Street District Zone. This zone will be defined by approximately 1,000 acres bounded by I-270 and Sawmill Road, including land immediately to the south of SR 161. The zone includes existing office and retail uses, and a limited amount of existing residential. The combined zone includes additional land that was not previously identified for redevelopment in 2007. This fiscal area is modeled for high density, mixed use urban development, including a variety of residential, office and commercial uses.
Community Plan
