Link Ahead with the City of Dublin, Ohio
Link Ahead with the City of Dublin, Ohio
The Future of Dublin’s Western Gateway: Balancing Opportunity & Community Input
Dublin stands at a pivotal moment in its development journey as City leadership works to implement the Envision Dublin Community Plan. At the heart of this transformation lies the West Innovation District—our western gateway and the largest tract of undeveloped land remaining in our city.
The proposed rezoning of 370 acres within this district represents both opportunity and responsibility. Having evolved over two decades from the Economic Advancement Zone to hosting institutions like Ohio University's College of Osteopathic Medicine, Nestle Quality Assurance Center and OSU Wexner Medical Center, this area is poised for thoughtful growth that supports Dublin's economic future while respecting community character.
Our planning process balances multiple priorities: private property rights for landowners (many who've held their land since the 1970s), economic development needs to attract high-growth employers who strengthen our tax base, and questions about traffic, infrastructure and land use compatibility. This balancing act doesn't happen by accident—it's the result of meticulous planning, multiple layers of review and genuine community engagement. Any development following rezoning would undergo Dublin's thorough review process that has consistently delivered the high-quality projects our community expects. Our transportation planning looks ahead to 2050, ensuring infrastructure keeps pace with growth before development occurs.
City Council has extended the rezoning ordinance hearing process to gather additional community input, with another reading scheduled for August. This approach mirrors successful processes used for transformative projects like the Bridge Street District and The Corners development.
Join the conversation at DublinOhioUSA.gov/west-innovation-district-rezoning/ where you'll find FAQs and resources or attend upcoming community conversations throughout July. Share your thoughts through the "We're Listening" button—because the best solutions emerge when we work together.
Hello and welcome to Link Ahead the City of Dublin podcast, where we always explore the many personalities and experiences that make Dublin a thriving place to live, work and grow. In this episode, we're diving into a hot topic right now the implementation of the Envision Dublin Community Plan, including the proposed rezoning in our West Innovation District. This is a complex topic and a podcast is the perfect platform to dig into the details. Bruce.
Speaker 2:Absolutely, Lindsay. We are all about transparency in Dublin, so we wanted to get it all on the record the opportunities, the concerns and everything in between so you can hear from city staff directly about where we've been and what's ahead.
Speaker 1:I think we have another first here in that we have three guests joining us today, and they're all repeat guests, friends of the show Jenny Rausch, community Planning and Development Director. Jeremiah Gracia, economic Development Director. And Jeannie Willis, transportation and Mobility Director. Welcome back to all of you, hi, hello, all right. First a little backstory, jenny, let's start with you because this is kind of a full circle moment. We actually kicked off the Envision Dublin community input process with a live podcast back in April of 2023. You joined us again last season for an update. And now here we are again, talk about the process of developing the community plan and now the hard work of implementing it.
Speaker 3:Great. Well, I'm glad to be back here again. Like you said, full circle from our what is this community plan update to what did we accomplish and how we're implementing it. So we had the opportunity to update our community plan, known as Envision Dublin, which was adopted by council last year after an 18 month process and a really great opportunity. A lot had happened in Dublin since our two previous updates before that. The most recent one before that was in 2013. We had the opportunity to do our Parks and Rec Master Plan update, our economic development strategy, housing study. So there were a lot of things that we had looked at and investigated that we really wanted to include as part of this update to the community plan. This really provided us with that opportunity to incorporate all that and again engage our community as well and really help make sure that we are representing what the community wants, moving forward.
Speaker 2:So we're starting this implementation process in the West Innovation District. Jeremiah, can you just explain what the West Innovation District holistically is yeah.
Speaker 4:So the West Innovation District has had its own iterations over the last 20 years, and in fact it was known most recently as the Economic Advancement Zone and then, 2008-ish, was rebranded as the West Innovation District. The district itself at one point was home to the Delvin Entrepreneur Center, which is now home to the Ohio University College of Osteopathic Medicine, and so when OU decided to make that investment in Dublin, we had to relocate the Entrepreneur Center. That investment by the College of Osteopathic Medicine really kick-started what the West Innovation District is today. And so from there we've had Nestle Corporation Nestle Quality Assurance Center has expanded a couple times which is just south of the OU campus. Obviously, the OSU Wexner Medical Center is there today and then, obviously, the city itself purchasing the Sports Ohio facility and the next future that holds for us in creating a premier sports complex in the city and specifically in West Innovation District.
Speaker 1:So part of the plan calls for this rezoning. Let's dive into that, Jenny. We are talking about nine parcels and 370 acres. Talk about where the land is exactly and how it's currently zoned.
Speaker 3:So the properties are located in the western portion of the West Innovation District, geographically south of Shire Rings Road, west of Cosgrave Road and on both sides of the CSX railroad tracks, and include nine parcels, two of which the city owns and the rest are owned by private landowners. As part of the community plan update, one of the guiding land use principles specifically designates land adjacent to railways for development that supports long-term economic vitality and when we're looking at a rezoning application we're looking at what are those future land use recommendations within the plan and making sure that those align with those recommendations. So that's how we use the plan every day and any rezoning, including this one, that's before council. We really want to make sure there's alignment because we went through that significant 18 month process and looking at and evaluating all the land uses not just within the West Innovation but citywide, so that really helps guide our recommendations and development into the future.
Speaker 1:So these are all currently zoned rural, you said. And, jeremiah, I know you've had conversations with those property owners and we're not really hearing from those so much in the public conversation. But what's a little bit about what you're hearing.
Speaker 4:So many of those property owners have had property there since the mid-70s and 80s and they're looking like anyone else. Those farms have higher and better uses in their opinion and they have their and best suit. That otherwise is just here today that I've owned for some 50 years, of 1974 to 25. And that's a long time and we respect their decision and we have to balance their private owner's rights with the residents' concerns and questions and understand. That's why it's important to have sort of this matrix and guide that we have with Envision, Dublin and land use to understand how we make decisions in a consistent manner. Otherwise we are essentially making decisions kind of like on a scatterplot and there's no rhyme or reason to it. Looked at, for land use is not one we take lightly and understand that all the certain requests and, more importantly, each individual property rights need to be taken consideration as we work through this process.
Speaker 1:So, in terms of those uses, I know that you've already made some changes or recommendations based on the feedback you've heard.
Speaker 3:Yeah, so when we introduced this ordinance for rezoning to council, we had an initial amendment to the West Innovation District zoning code and council, in April of this year, made some initial modifications, particularly to the uses those permitted and conditional uses that I was talking about to particularly related to data centers.
Speaker 3:So data centers that were permitted are now considered conditional uses within West Innovation. But again, further dialogue that we've heard from residents as we've gone through this process and looking at how we can make additional modifications so that could include the elimination of data centers in one or more of the districts, that could be the elimination of other uses, or modification to permitted or conditional uses, depending on the intensity of that. So again, we're looking at that as well as adding additional definitions to the code references, clean manufacturing, research, development, so helping define that a little bit further, because there's a lot of uncertainty with these broad definitions of what that could include, definitions of what that could include. So we want to be really mindful again, given this feedback that we've gotten, that are we being really clear about what this could, what this use could be?
Speaker 1:Yeah, let's dig into that a little bit more. Jeremiah, can you maybe talk about, like, what would be a great use for this? I mean, we talked about mixed use development. What are you looking for? What would be, you know, some great options.
Speaker 4:Most importantly from our perspective in the economic development world is we want economic-based employers. They import dollars and cents from outside of the local community or region through making or selling widgets, employing folks providing professional services and the like. Those are economic-based employers and those folks generally have high growth and high wage positions because they're market-driven. The market places the wages for employee retention and recruitment within those types of industries to ensure that they're successful in their craft. So for us, the current permitted land uses are intentional to align with those types of industries. What's really really important and I think this is what Jenny is referring to is that folks want even more certainty in what research and development really means. Maybe one example is this there is currently what research and development really means. Maybe one example is this there's currently a research and development organization in West Innovation District known as Nestle Quality Assurance Center. They're a research and development operation.
Speaker 4:And that is the challenge, not only in Delvin, ohio, but across the country, when you get into zoning code, because we're trying to balance job readiness and land code and property rights and you don't know exactly what each project will require. But that's why we have a review process, Because the review process ensures and gives us the opportunity to ask those questions and ensure they're building in all of those important protections into how they're operating their business the hours, the type of material, the storage, the screening. You name it, because if we get too prescriptive you don't get an at-bat, the company just moves on and looks somewhere else, but you're ensuring them with transparency and consistency that you have a process they can follow. That's the dance that we're in right now. We need to balance that with again competing property right interests as well as what the market is calling for and showing us today for development projects.
Speaker 2:Resilience are never easy. There's been significant public input and, as always, we want to hear from our residents. Now, city council has intentionally extended the ordinance hearing process to allow for additional community input. We've held various public meetings. We're also directly engaged with stakeholders, including community association reps adjacent to the parcels in question. Now let's talk through the concerns that we've heard.
Speaker 1:Yeah, let's start with traffic, Always a good place to start right and maybe explain the process for public infrastructure improvements during any development process.
Speaker 5:Traffic studies and the process for building roads is naturally a complex process.
Speaker 5:The residents rightly understand that the current infrastructure that's in place isn't adequate to be able to accommodate the increase in land uses. However, the City of Dublin has been actively planning and preparing for this eventuality, especially during the Envision Dublin community plan process, where we took a look at all of the future land uses and incorporated them into what we call a travel demand model, where we forecast out to year 2050 what that future travel demand is going to be, and then we size the roads appropriately and according to that land use. What we did was then we took a look at all of that travel demand and identified stressed links and where we needed additional capacity. We also understood that we needed that next level down of transportation analysis and what that. We have that primary roadway network established, but then we needed to take a look at the secondary and tertiary roadways, verifying what we learned through the Envision Dublin process, and we are accordingly looking at how all of the transportation and the network all fits together so that in the end, we have a system that works.
Speaker 2:Now just for clarification. Any development would happen after rezoning and go through a public process, correct?
Speaker 4:That is right. That's absolutely correct. So any current or future development has to submit an application through the administrative review team and any permitted development would still require that administrative review, team review and approval be in a conditional category. It would add one additional layer of review by the Planning and Zoning Commission. So we don't take these decisions lightly. We have a process in place today that is built in additional public review processes and with professional staff following the land use plans that we have with Envision Dublin and infrastructure requirements and utility uses that would any future development project would require.
Speaker 4:It's also important to note that we take the recommendations that we're putting forward are in furtherance of the economic development strategy that was adopted in October of 2023.
Speaker 4:That is guiding the future development of land across the city to realize the highest and best use for every parcel within the city, not just in the West Innovation District, but literally across the city. Why that's important is because those decisions that we make based on that Envision Dublin plan have a direct impact on our income tax base. That fuels the dollars and cents that are required to make important infrastructure updates that GENIE plans for and also to provide city services that all our residents have grown to expect and the quality services that they grow to expect year after year. It should not be dismissed also that the results of that investment in those development projects in the income tax are what fuel our capital improvement budgets that include maintenance and future development projects. The income tax are what fuel our capital improvement budgets that include maintenance and future development projects, and without that growth you can't keep up with the cost of construction. It's nearly impossible. So just as our income tax base has grown steadily over the last five to 10 years, so has our CIP budgets.
Speaker 2:A few more questions specifically for you, jenny. Can you kind of walk through the planning and zoning process for those who have never been through it, because it is a meticulous process, right?
Speaker 3:Absolutely right. And if you look around Dublin, you live in Dublin, you work in Dublin, you drive through Dublin right, we pride ourselves on the quality of development, particularly when uses are different. Right, and there needs to be a transition and a recognition of the character. And how do we make sure that those transitions happen in a seamless way? Right, and that's what makes Dublin so amazing is our attention to detail in that review process. So yeah, as Jeremiah said, right, anyone submitting or having an idea about doing a development project is submitting an application for review. So, again, we're looking at all those requirements, uses. How are we buffering landscaping requirements, architectural requirements, the transportation, mobility part that Jeannie talked about, utilities, infrastructure, all those pieces, all of those conversations happen and all that review happens as part of this development review process. So, again, as Jeremiah said, an application submitted and our staff team is sort of that first line of defense looking at that, but there is the public review process that goes along with that and that's you know, really, what this is all about.
Speaker 1:Now we've heard some people talk about how they wish there was more transparency in the process, and you know you can always do better, always room for improvement. That's part of the reason we're doing this podcast today, but can you talk a little bit about how it has been transparent?
Speaker 3:Absolutely so.
Speaker 3:With the community plan, again, I mentioned that was an 18 month process and we had opportunities for engagement as part of that, but as part of this process, just the rezoning piece of this.
Speaker 3:So understanding that as we've moved through this process has really allowed us, you know, to make sure that we're notifying everyone in accordance with the code, that we've created a web page specifically for this rezoning, which I think has been very, very helpful for residents, staff members, council planning commission, all those individuals that are looking at this.
Speaker 3:We've provided frequently asked questions as part of that, because we continue to get similar questions and we want to make sure that we're answering those in a thoughtful way with the information and the data in the background that you know we use as part of Envision Dublin or we use every day as part of implementation of the code. So that's been a really great opportunity for us to provide that resource to the community. Again, and as this moves forward, the rezoning application and ordinance before council there's been continued reading. So at this point, there's another future reading of this ordinance in August. Again, that's to allow us to have additional time to hear from residents and again, we really, really are taking to heart and that's part of our process. Right is understanding that and trying to find that right balance.
Speaker 1:You said it this is part of our process and you've been through this a number of times. I've been through this on the residence side of things and here at the city as well, and you guys always take the feedback into consideration and then at the end, you know, come to a conclusion that people all enjoy. So can you talk a little bit about some of the success stories that you've had through rezonings that maybe were difficult in the beginning and then ended up producing something that people love?
Speaker 3:Great, great, great question. And yes, I mean I've been here for doing this for 20 years. So, bridge Street, I think, as that's been implemented over time, that's definitely been opportunities for us to hear from residents. And, again, if you've been to a council meeting or a planning and zoning commission meeting or architecture review board meeting, those board and commission members and council and staff want to hear and want to engage with the community and understand that and it has resulted in better projects. We've had, you know, similar with the France Road area and the Corners development, similar, lots of engagement with the neighborhood related to that and really honestly, that's helped us grow our relationships with neighborhoods and built that trust because, again, we do want to hear and genuinely take into account what feedback's been given.
Speaker 2:Not to get too wonky, but this is important. Residents want clarification on what's called permitted and conditional uses of land. Help us understand this.
Speaker 3:So in the zoning code there are uses that are outlined within each zoning district and the city has many of them, and permitted uses means that those uses are what are outright allowed within that district. Now, again, there's lots of other development standards. It doesn't mean you can just go and build that right, so there's lots of components to that. But that means that you have the legal right to develop that use as part of a development project on your property. Conditional use means that there are other factors, impacts to surrounding areas, whether that's traffic, environmental factors, those types of characteristics that need a little bit more scrutiny. So, as Jeremiah mentioned, as part of that review process, that requires additional scrutiny by the Planning and Zoning Commission. And then there's legal criteria that have to be met, that an applicant has to demonstrate that they meet in order for that conditional use to be approved as part of a project. So again, the use is one part of the larger puzzle and a very important one, don't get me wrong, but that's one piece of that.
Speaker 1:All right. So, out of everything we've discussed today, for all three of you and let's start with Jeannie is there one piece of this you'd like to emphasize or reemphasize, in the interest of goodwill and transparency?
Speaker 5:So, in terms of the transportation network and the infrastructure overall, what I'd like to emphasize is that we know we're not done, we know there's a lot of work to be done out here, we know that we need more infrastructure, we need to widen roads and, as Jenny mentioned earlier, we will be very thoughtful about what the appearance, the aesthetics of the infrastructure and how it impacts the neighborhoods and to make it the best solution possible for both the city and the neighborhoods and the residents possible.
Speaker 1:Perfect. How about you, Jenny?
Speaker 3:I agree with Jeannie right that this has been a very collaborative process and a very thoughtful process leading up to it and will continue to be. We really want to continue this engagement with residents and property owners as this continues to move forward. And that's, you know, that's council's expectation, that's our expectation of ourselves.
Speaker 1:All right, Jeremiah.
Speaker 4:So the one thing I want to emphasize and as you've heard today, and certainly as you, if you attend a public meeting at the city of Dublin or engage with any of our staff it's important to know that we all are expected to be best in class in our work and we need to be setting the expectations. Expectations on us are high, and so we understand the gravity of those decisions and we don't take them lightly, and that's why we spend a lot of time and effort on many different studies and talking to peers and attending and speaking frankly at national conferences and sharing best practices to make sure that we put the best foot forward for the city of Delvin.
Speaker 2:All right, finally, let's bookend our conversation back to where we started the West Innovation District. Why is the district important now and to our future in becoming the most sustainable, connected and resilient city of choice?
Speaker 4:So the West Innovation District is, in fact, the Western gateway into our city and, as Dublin has grown and seen the generational growth both in population, in business, in infrastructure, this is the largest tracts of undeveloped land in our city and it is the gateway, in fact coming from the West. And in order to do that, this is an opportunity for us to be a global city of choice and to build on all the other successes we've had as a city and do the next generation change for this city, again in the largest tracts of undeveloped property in the city of Melbourne. So in the end, we want the West Innovation District to help us be the most sustainable, connected and resilient global city of Melbourne. So, in the end, we want the West Innovation District to help us be the most sustainable, connected and resilient global city of choice.
Speaker 2:So I know this is kind of a you know this is a hard subject sometimes to address, but you know I look around this room. We have 80 plus years of service and I don't think we do it for the money. I think we do it because we are concerned and care about this community and want to work for somewhere we believe in. And am I alone in saying that?
Speaker 3:No, not at all. I mean again, I think I mentioned too I've been here 20, 20 plus years and, honestly, grown up as a planner in this community, right, and seen so much change and opportunity over that time and challenges, right, as we talked about. This is one of many great opportunities to to engage, right, I'm a homeowner, I'm a mom, you know, I'm married and we all want the community that we live in to be a wonderful place, our sort of sanctuary when we are done with the work part of the day. Right, but love the opportunity to be able to practice my craft and, you know, grow professionally, as I have over the years with Dublin and again, this is no exception to that.
Speaker 4:So in our 80 plus years experience around this table, we've seen some transformative projects in Dublin. Those projects came with the same level of scrutiny and questions. But here we are, and the West Innovation District is no different, and so that's why we work here to work on transformative projects.
Speaker 5:I love working for Dublin because we can see the direct impact of the great decisions that this city has historically made out there in the community working with our residents, working with our elected officials, working with our executive leadership, creating this special place that is Dublin. Sometimes the public process isn't easy, and that's okay. That is what we need to generate. What you see out in Dublin, that's what creates the truly special place.
Speaker 2:Jenny, jeremiah Jeannie, thank you for your public service and your insights and expertise on this very important topic. Thank you.
Speaker 1:Thanks for having us. Thank you, and you know this is just a continuation of the conversation. It's not over. We're going to be having meetings all through July. As we wrap up this episode of Link Ahead, we invite you to visit DublinOhioUSAgov slash West Innovation District rezoning for all the latest FAQs and other resources. As always, we welcome your thoughts, questions and feedback. Click the we are listening button on the webpage to connect with your city. Thank you.