Silicon Heartland

It’s been one year since Intel announced plans to invest an initial $20 billion in the construction of two new leading-edge chip factories in New Albany.

In celebration of this milestone, Intel on January 23, 2023 announced the site name for its first advanced semiconductor campus in the Midwest: “Ohio One.” The name is a nod to the state’s long and storied history in manufacturing and its track record of producing firsts, from the Wright brothers, who grew up in Ohio and first envisioned their historic planes here, to John Glenn, the first man ever in orbit, and Neil Armstrong, the first man on the Moon. Ohio One brings a new epicenter of leading-edge technology innovation to Ohio, the Midwest, and America. Learn more about the ongoing progress in the Silicon Heartland by clicking here.

On September 9, 2022, Intel held the official groundbreaking ceremony for its $20 billion investment in a new semiconductor manufacturing site to produce leading-edge chips. The project is expected to generate 7,000 construction jobs and 3,000 long-term positions in manufacturing and engineering. You can read more about the groundbreaking ceremony and watch a replay of the event by clicking here.

• On January 23, 2023, Intel announced the site name for its first advanced semiconductor campus in the Midwest: “Ohio One.” The name is a nod to the state’s long and storied history in manufacturing and its track record of producing firsts, from the Wright brothers, who grew up in Ohio and first envisioned their historic planes here, to John Glenn, the first man ever in orbit, and Neil Armstrong, the first man on the Moon. Ohio One brings a new epicenter of leading-edge technology innovation to Ohio, the Midwest, and America.
• From roughly January 23 to February 15, 2023, crews will perform utility crossing across Miller Rd. NW near the Clover Valley Rd. intersection. Through traffic on Miller Rd. NW (from Beech Rd) will be unable to access Clover Valley Rd. Through traffic on Clover Valley Rd. will be unable to access Miller Rd. NW (from Green Chapel Rd.). Applicable detour signing will be posted.
• Work for the installation of sanitation sewer along Jug Street west of Beech Road is now complete. Jug Street between Beech and Central College Road is now open to traffic.
• On September 20, 2022, Ohio EPA issued an air permit-to-install to Intel, which allows the company to install equipment and initially operate up to four semiconductor manufacturing facilities in two buildings in Licking County. The final permit and the response to comments document are available on Ohio EPA’s website.
• The City of New Albany has released an updated version of the Local Transportation Improvements fact sheet found within the “Traffic FAQ” portion of this page. To access a PDF of the fact sheet, click here.
• Intel has announced funding for eight higher education proposals to develop semiconductor education and research programs in Ohio. Read more.
• Ohio EPA issues permit for Licking County isolated wetlands. Read more.

Intel’s selection of the New Albany International Business Park will create many opportunities for New Albany, our region and the entire state, including: 

Click here to access the Intel Ohio newsroom.

For more information on Intel’s plans in Ohio and its commitment to the community, visit the Intel Ohio web page.

If you are interested in providing construction-related services, please email ohio.supplier.interest@intel.com.

If you are interested in becoming an Intel Supplier, please click here.

You can contact Intel Ohio’s Neighbor Relations representative by email at Ohio.Neighbor.Relations@intel.com.

Where will the project be located?

The initial 2-fab (chip factory) site is located on a nearly 1,000-acre plot of land in western Licking County bounded by Green Chapel Road to the north, Mink Street to the east, and Clover Valley Road to the west. For reference, Miller Road currently runs roughly through the middle of the area. The heart of the Intel site is nearly 6 miles from New Albany’s Village Center. To put that in perspective, Easton Town Center is also approximately 6 miles from our Village Center.

More land may be annexed as part of the 3,000+ acre annexation agreement with Jersey Township, but it may not be. This annexation agreement area can accommodate all 8 fabs if Intel chooses to expand. We understand that there will be potential suppliers that locate as well and there is 200 acres immediately adjacent to the site on Clover Valley for those activities.

Are there residents who will be displaced?

The land Intel is purchasing was bought from residents who chose to sell and move. Eminent Domain was not used to take land. There are other neighbors who will be close to the facility, though the site will have a buffer between the buildings and the boundaries.

When will construction begin?

Initial site preparation and enabling works are underway. Examples include installing perimeter fencing, carrying out initial ground work, building access routes and putting up safety signage. Intel’s two state-of-the-art semiconductor factories (fabs) are expected to be production ready in 2025.

What incentives did New Albany offer?

As a partner in the Silicon Heartland Development Project, the City of New Albany offered Intel a 100 percent property tax abatement on buildings in the New Albany International Business Park. This is in line with incentives provided to other companies locating here over the last twelve years, except that the abatement, approved by New Albany City Council, will remain in effect for 30 years under Ohio’s “mega projects” statute. It is important to note that the abatement covers buildings, but not land. The value of the property tax abatement will depend on the number and types of buildings and the final appraisal. Because a property tax abatement is in place, the City of New Albany shares income tax revenues that will provide funds to the Johnstown-Monroe Local School District and Jersey Township in lieu of property tax revenue for the full term of the abatement.

A project of this magnitude demands a partnership the likes of which we’ve never seen before, and agreement on a 30-year property tax abatement confirms that. The Ohio statute is well named, this is a ‘mega project’ and New Albany is proud to make a mega-commitment to Intel.

100% property tax abatements are part of our basic incentive package to prospective large businesses. Companies must meet job creation numbers as part of their property tax incentive agreement or risk losing the property tax abatement.

Our existing partnerships have proven that development projects in the New Albany International Business Park are a net positive economically for the impacted school district as a result of the development. Because the property tax abatement only covers buildings, there are still new property tax revenues flowing into schools; and our income tax sharing agreements any time a property tax abatement is in effect for a project provide even more new revenues to our partners. This is the sort of economic development support to partners in the business park that allowed our site to get selected over approximately 40 other choices throughout the United States.

What infrastructure improvements will take place?

The State of Ohio has committed funding to support necessary infrastructure enhancements to this project. Notably, a share of this funding will be used to expand a portion of State Route 161, which had already been desired by expressway users. Details about SR 161 and other area road improvements can be found in the traffic portion of this FAQ section. Keep in mind that approximately 19,000 people – nearly twice the New Albany resident population – already work within the New Albany International Business Park, and planning is a hallmark of New Albany to ensure that necessary infrastructure will be in place, as it has been for every build-out of the business park, to effectively and efficiently manage traffic, even at rush hour peaks.

There are many other elements of this project where the details still need to be ironed out, and many of the infrastructure improvements largely depend on state legislative action so nothing is yet finalized. With that said, the Engage New Albany Strategic Plan and our preparation for this project will ensure that necessary infrastructure is in place for this project.

Who reviews construction and other permit requirements?

Permits are reviewed by a multitude of federal, state, and local governmental agencies.

Review of site and building construction applications includes the City of New Albany, City of Columbus, State Fire Marshal, Johnstown Monroe Fire Department, and the Franklin County Health Department. Environmental permits are reviewed and issued by the Ohio EPA, US Army Corps of Engineers and ODNR (Ohio Department of Natural Resources).

What are the city’s noise regulations?

There are noise regulations in the codified ordinance chapter 521.12 and 521.14 that apply to the whole city.

Intel has shared with the City of New Albany that they will have a designated neighbor relations contact to help address any noise-related concerns once construction begins.

What will be the impact on the New Albany-Plain Local School District and New Albany’s population?

Intel’s fabs, and the ancillary jobs that will support them, will be built in the Johnstown-Monroe Local School District and that district will receive revenues as a result of Intel’s investment. We do not anticipate any broad population growth in New Albany or within the New Albany-Plain Local School District as a result of this project. Because Intel will likely attract workers from within a 40-mile radius, any growth will be spread throughout central Ohio. Still, Ohio’s entire primary, secondary and higher educational system will benefit from this Intel project and the STEM educational opportunities it will present for Ohio’s youth in the coming decades. In fact, Intel pledged $100 million toward partnerships with educational institutions to build a pipeline of talent and bolster research programs in the region.

Every community right now has the opportunity to grow their economy in the form that they want as a result of this project. We’ll be part of a regional partnership to study housing, transportation, education and other elements related to the project. These are issues that the region will tackle together. Between the Engage New Albany Strategic Plan, our experience already at the business park, and the groundwork laid for this project already, this facility will fit well within the parameters of the New Albany International Business Park and our community.

Will New Albany issue bonds for infrastructure improvements?

As part of the state incentive package, it is committing to funding infrastructure improvements. New Albany has no plans to issue bonds at this time.

What’s next for the New Albany International Business Park?

This project likely represents the last major addition of land to the park through annexation. New Albany started looking at this area and planning for what might be the right type of project before being reached out to by Intel. Very rarely does a project come together the way this project has, but our master plan and excellent work in the rest of the business park made this project possible.

How can I share my questions and concerns with Intel? 

Intel has a long history of corporate responsibility at its current U.S. manufacturing sites and is committed to building strong relationships with the community in Licking County and beyond. Intel has shared with us that they will have a designated neighbor relations contact to help address any questions or concerns once construction begins. For more information on Intel’s plans in Ohio and its commitment to the community, visit the Intel Ohio web page.

What sort of employee is Intel looking for?

Intel will be looking for employees for thousands of jobs. They are committed to partnering with schools and universities to ensure the workforce they need. It is early, but you can explore careers at Intel on their Intel in Ohio page: https://www.intel.com/content/www/us/en/corporate-responsibility/intel-in-ohio.html

How can I stay updated?

We will be updating this page frequently as new information becomes available. We also post frequent updates on the City of New Albany social media accounts and in our weekly Connects email. You can subscribe to that email by heading to newalbanyohio.org/subscribe.

You can also sign up for updates from Intel by clicking here.

If you are interested in providing construction-related services, please email ohio.supplier.interest@intel.com.

If you are interested in becoming an Intel Supplier, please click here.

 (Credit: Intel Corporation)

(Credit: Intel Corporation)

(Credit: Intel Corporation)

(Credit: Intel Corporation)

(Credit: Intel Corporation)

 (Credit: Intel Corporation)

 (Credit: Intel Corporation)

(Credit: Intel Corporation)

Intel berms to screen noise and light

Intel enhanced landscaping and screening – view from Green Chapel Road

Intel enhanced landscaping – view from Green Chapel Road 2

Intel enhanced landscaping view of main site entrance at Green Chapel Road & Entry Drive 1

Intel enhanced landscaping view of main site entrance at Green Chapel Road & Entry Drive 2

While the tree species in Ohio will be slightly different from Oregon, the video below might be a helpful example to see the berms and mounding used for screening. The berms and mounding in Ohio will follow the guidelines from the City of New Albany. They will be rolling and lush, similar to Ronler Acres in Oregon.

The heart of the Intel site is nearly 6 miles from New Albany’s Village Center. To put that in perspective, Easton Town Center is also approximately 6 miles from our Village Center.

The City of New Albany has created an overview of project construction phasing for the roadways around the Intel site. Please note that the dates are approximate and subject to change based on contractor availability, material procurement, and relocation of private utilities.

Click here to access a PDF of the Maintenance of Traffic planned phases.

Starting January 23, crews will perform utility crossing across Miller Rd. NW near the Clover Valley Rd. intersection. Through traffic on Miller Rd. NW (from Beech Rd.) will be unable to access Clover Valley Rd. Through traffic on Clover Valley Rd. will be unable to access Miller Rd. NW (from Green Chapel Rd.). The work requiring closure is expected to last until February 15. Applicable detour signing will be posted.

Residents near the Intel site should soon start to see a decrease in truck traffic on Mink Street related to the project. The City of New Albany recently completed construction of a haul road north of Jug Street at Harrison Road that will be used for truck traffic headed to the Intel site. Trucks will still be able to exit the Intel site via Mink Street for the time being. The new truck route can be seen in the map below.

Several roads remain closed or open for restricted use as transportation improvement projects continue in the area. Those roads include the following:

• Miller Rd. east of Clover Valley Rd.
• Clover Valley Rd. south of Miller Rd.
• Jug St. between US-62 and Beech Rd., which is open to local traffic.

All of the closures and restrictions listed above are related to prep work that is being done to get the Intel site ready for groundbreaking. Even though all of the required permits have not yet been approved for Intel to begin construction on its semiconductor fabs at this point, the site has been approved for site enabling work to begin.

Enabling works are the preparation of a site in readiness for the first stage of development. Examples include installing perimeter fencing, carrying out initial ground work, building access routes and putting up safety signage.

In order for actual construction of Intel’s fabs and other development to begin, Intel has to receive approval for the necessary permits. Permitting for construction is reviewed by city staff and relevant state agencies. Planning & zoning, engineering, and building permits do not require public meetings or review. However, state agencies, such as Ohio EPA, frequently conduct public hearings prior to issuing a permit. Any permits that Ohio EPA approves must meet federal and state environmental rules and laws that are protective of human health and the environment.

The City of New Albany expects road improvements to continue and site work ramp up through the summer.

What improvements will be made to State Route 161?

The State of Ohio has committed funding to support necessary infrastructure enhancements. Notably, a share of this funding will be used to expand a portion of State Route 161, something many expressway users desired for years. ODOT will make $112 million worth of improvements to State Route 161 in eastern Franklin County and Western Licking County. One project will add one lane in each direction of SR 161 from 270 to just east of US 62. ODOT says that work can be done within the existing footprint of the highway. Because capacity is being added, ODOT says it will look into whether a noise wall will be needed. Another ODOT project will widen the ramp from 161 west to I-270 north/west. ODOT will also improve the Mink Street interchange to connect with the improvements on local roads.

ODOT plans to begin construction in July 2023 and have the additional lanes open by November 2024. Final completion is expected by August 2025. This project will include a public involvement process and an opportunity to provide public comment. You can sign up for email updates to receive future project notifications by visiting transportation.ohio.gov.

Click here to access a PDF of the planned SR 161 improvements.

How were the necessary street improvements determined?

On June 8, 2022, construction began on existing Clover Valley Rd., significantly impacting the traffic flow at the Miller Rd. and Clover Valley Rd. intersection.

Clover Valley Rd. is no longer open to through traffic from Jug St. or Miller Rd. for the foreseeable future. Local access from Clover Valley Rd. to Jug St. is maintained for residents only. Detour: Clover Valley Rd. to Green Chapel Rd. to Mink St. to Jug St. to Clover Valley Rd. or reverse.

The northern leg of Clover Valley Rd. and western leg of Miller Rd. at the intersection have been connected. Two-way traffic consisting of southbound Clover Valley Rd. to westbound Miller Rd. and eastbound Miller Rd. to northbound Clover Valley Rd. has been maintained. Miller Rd. east of the intersection has no access to the intersection.

PRIME Construction Management and Survey (PRIME CMS) is performing project administration on behalf of the City of New Albany. The contractor for the project is Complete General Construction (CGC).

To access a PDF fact sheet of the planned area transportation improvements, click here.

To receive emails from ODOT about area impacts to traffic in the Silicon Heartland, sign up here: Ohio Department of Transportation (govdelivery.com)

Be sure to set up your subscription preferences to select ‘Central Ohio’ and ‘Licking’ and/or ‘Franklin’ county. Emails will include project information from ODOT as well as local partners in the region.

Will New Albany’s water supply be affected?

New Albany’s water comes from the Hap Cremean water treatment plant on Morse Road. The source water is from the Hoover Reservoir which serves all of northeast Franklin County and our service area in Licking County. The reservoir is sourced from the Big Walnut Creek and can hold over 20.8 billion gallons of water.  Here is a link to the city of Columbus website for water sourcing, water management and wastewater management: https://www.columbus.gov/utilities/about/Water-Supply-and-Source-Management-History/

As a contract service community we purchase our water from the City of Columbus.  Several years ago, New Albany upgraded its system in the business park to add approximately 16 million gallons to our system to accommodate future growth.  New Albany reviews its water models frequently to measure demand and update with future land use scenarios on a regular basis.  We will build additional infrastructure to reach the site and serve it, as needed, but the demand for the project is well within the amount of water capacity we have available. Additionally, the City of New Albany has a robust NPDES Phase II Program in place to comply with OEPA and EPA standards for small municipalities. More information can be found here: https://newalbanyohio.org/answers/stormwater/

Intel will build a water reclamation facility at the site. This is consistent with two recent builds in Oregon and Arizona. Officials in both Arizona and Oregon have been interviewed and provided references for Intel’s sustainability practices.  To stay up-to-date on the latest information please reference the following site: https://www.intel.com/content/www/us/en/corporate-responsibility/intel-in-ohio.html

How will drainage on the site be affected?  

The zoning applicant conducted a detailed analysis of where the drainage patterns are currently located, and as the site is developed, the applicant is required to maintain those drainage patterns. As the developer obtains better information, whether geotechnical for subsurface, field topography, or crews on the ground, it will be addressed as part of the engineering plan application when the site develops.

What are the stormwater runoff regulations for development?

Chapter 1181.02 of the City of New Albany codified ordinances requires that the design standards contained in the latest editions of the Ohio Department of Natural Resources (ODNR) Rainwater and Land Development Manual and the City of Columbus’s Department of Public Utilities Stormwater Drainage Manual be used to determine the technical acceptability of land development stormwater management methods.

Codified Ordinance 1181.03 addresses stormwater runoff control measures. Where land uses and developments increase the runoff rate and/or volume, stormwater control measures must control the discharge rate of runoff prior to its release to off-site land. These regulations ensure new development occurs without increasing the flooding potential of other lands.

The stormwater flows, collection, detention, and release are designed by the developer’s engineer and submitted to the City of New Albany for review and approval. The city engineer ensures the proposed stormwater improvements meet adopted design standards and determines the acceptability of the hydrologic design. The City of New Albany stormwater management and runoff control regulations (codified ordinance chapter 1181) can be found here: bit.ly/3NhgDEk

Will there be any impacts to wetlands?

Any impacts to isolated wetlands on the site must be submitted to the Ohio EPA via an Isolated Wetland Permit application. Permits for development impact to jurisdictional waters of the US are reviewed and issued by Ohio EPA and US Army Corps of Engineers.

Wetland mitigation can occur by purchasing credits at an approved wetland mitigation bank, paying a fee to an approved in-lieu fee program or permittee-responsible mitigation. Permittee-responsible mitigation can include wetland restoration, wetland enhancement or wetland preservation.

Ohio EPA reviews stream and wetland mitigation projects statewide to determine if mitigation is compliant with issued 401 Water Quality Certifications and Isolated Wetland Permits. More information on Ohio EPA wetland mitigation can be found here: https://bit.ly/3ILY7AB

The City of New Albany does not regulate wetland mitigations, however, the Technology Manufacturing District (TMD) requires that trees within wetlands are preserved through Tree Preservation Zones. These zones are established within areas that will be preserved pursuant to applicable federal and state permits and determinations once they are approved and issued by the Ohio EPA and the U.S. Army Corps of Engineers. These Tree Preservation Zones shall be maintained, protected, and preserved in accordance with such permits. If allowed under applicable permits, trees within Tree Preservation Zones may be removed if they present a potential danger to persons or property. Tree Preservation Zones do not include those areas where trees and/or wetland areas are allowed to be removed or filled by relevant permits. The final boundaries of the Tree Preservation Zones will be the same as the boundaries of the portions of the site that will be required to be preserved under applicable federal and state permits, as may be amended from time-to-time.

Will there be any impacts to streams and riparian corridors?

Development in the TMD will comply with the provisions of Chapter 1155 unless expressly provided in this subsection (h). The TMD requires that all streams with a drainage area greater than fifty (50) acres and their riparian corridors shall be preserved. The corridor’s setback width is a minimum of one hundred (100) feet, with at least twenty-five (25) feet on each side of the centerline of the stream. No pavement, structures, or other impermeable surfaces or improvements are permitted in riparian corridors, except for paved leisure trails, benches, and bridges. New vegetation is also allowed to be planted within these corridors.

 What approvals are needed to cut down trees?

The property owner is coordinating tree clearing with the U.S. Fish and Wildlife Service and Ohio Department of Natural Resources. A property owner is only required to obtain city approval for the removal of trees that are located within a riparian zone. No permit will be required for tree removal outside of the riparian area.

What types of environmental permits are needed for development?

Wastewater and stormwater permits, an isolated wetlands permit, and an air permit will be needed for development of the property. Additional permits or permit modifications may be needed for future development.

On June 24, 2022, Ohio EPA issued an isolated wetlands permit to construct the semiconductor manufacturing facilities in Licking County. Read more.

On September 20, 2022, Ohio EPA issued an air permit-to-install to Intel, which allows the company to install equipment and initially operate up to four semiconductor manufacturing facilities in two buildings in Licking County. Read more.

What does Intel do to help protect the environment?

You can learn more about Intel’s environmental policies at intel.com/environment.

Will there be any impacts to wells?

Water for initial construction projects will temporarily be drawn from the ground until early 2023 when ongoing operations can be supported by city water.

Will there be any impacts air quality?

The Ohio EPA reviews and regulates air quality. More information can be found here: https://bit.ly/3D5vqx8

How can I share my questions and concerns with Intel? 

Intel has a long history of corporate responsibility at its current U.S. manufacturing sites and is committed to building strong relationships with the community in Licking County and beyond. Intel has shared with us that they will have a designated neighbor relations contact to help address any questions or concerns once construction begins. For more information on Intel’s plans in Ohio and its commitment to the community, visit the Intel Ohio web page.

On September 20, 2022, Ohio EPA issued an air permit-to-install to Intel, which allows the company to install equipment and initially operate up to four semiconductor manufacturing facilities in two buildings in Licking County.

The facility is required to use state-of-the-art controls as included in the permit to ensure that the area will continue to comply with federal air quality standards after it is operating. To ensure air quality standards would be met, air modeling that is required by Ohio law was performed by Intel’s consultant, and verified by Ohio EPA, that showed emission levels in the permit would not cause or contribute to an exceedance of any national air quality standard. The analysis shows that no adverse health or welfare effects would be expected from air emissions at this facility.

Ohio EPA evaluated the draft permit to ensure it would comply with federal and state standards, laws, and regulations before the final issuance. In August, Ohio EPA held a public information session and hearing about the project. Ohio EPA reviewed and considered public comments received at the meeting and throughout the public comment period.

The final permit and the response to comments document are available on Ohio EPA’s website.

Issuance of final permits can be appealed to the Ohio Environmental Review Appeals Commission (ERAC). Appeals generally must be filed within 30 days of issuing a final action; therefore, anyone considering filing an appeal should contact ERAC at (614) 466-8950 for more information.

On June 24, 2022, Ohio EPA issued an isolated wetlands permit for a project to construct semiconductor manufacturing facilities in Licking County. The application for the permit was submitted by MBJ Holdings, LLC.

Discharges from the activity will impact approximately 10 acres of isolated wetlands. MBJ Holdings, LLC will offset these impacts with more than 20 acres of wetland mitigation.

Before issuing the permit as final, Ohio EPA reviewed the company’s application to ensure it would comply with state standards, laws, and regulations. Ohio EPA also held a public information session and hearing about the project in May 2022 in New Albany. Ohio EPA reviewed and considered public comments received at the meeting and during the public comment period.

The final permit and response to comments document are available on Ohio EPA’s website: https://edocpub.epa.ohio.gov/publicportal/ViewDocument.aspx?docid=1854739.

Issuance of final permits can be appealed to the Ohio Environmental Review Appeals Commission (ERAC). Appeals generally must be filed within 30 days of issuing a final action; therefore, anyone considering filing an appeal should contact ERAC at (614) 466-8950 for more information.

Click here to access a PDF regarding air permits from the Ohio EPA.

Click here to access a PDF regarding isolated wetland permits from the Ohio EPA.

Click here to access a PDF that provides answers to frequently asked questions about the Silicon Heartland project and the environment.

Does the property need to be rezoned?

Yes. Upon annexation, the property is zoned AG (Agricultural District). The property must be rezoned to allow for commercial uses. The property owner requested the property be rezoned to the Technology Manufacturing District (TMD). The rezoning application was for 1,689 acres. The rezoning area is outlined in red in the image below.

For a closer look at the map broken down by parcels of land, click here.

This type of rezoning application requires review and recommendation from the New Albany Planning Commission to City Council, which takes final action. On April 4, the Planning Commission voted to recommend approval of the rezoning to City Council by a 4-0 count. At its May 3 meeting, City Council approved both the annexation and rezoning by 7-0 votes. You can watch archived video of the council meeting on our Public Meeting Information page.

Why is the TMD an appropriate zoning classification?

The TMD district takes the best practices from surrounding commercial areas and amplifies them. The TMD incorporates the best practices from the existing limitation texts and developments within the New Albany International Business Park (business park) and codifies those best practices. Moreover, it requires many of the larger “enhanced” setbacks, screening and mounding requirements recently approved within the Jug Street North Limitation text established from resident feedback at the Planning Commission and City Council meetings.

The TMD contains new design guidelines for manufacturing facilities. The existing design guidelines do not always cover manufacturing facilities. This code includes architecture, parking, landscaping and mounding design guidelines for those facilities that will help protect the character of the community. The design guidelines can be found here: https://library.municode.com/oh/new_albany/ordinances/code_of_ordinances?nodeId=1134116

The proposal matches the development recommendations found in the Engage New Albany strategic plan addendum. The strategic plan recommends commercial land uses. The TMD meets or exceeds the setback recommendations found in the strategic plan. The permitted uses include those allowed in the LI (Limited Industrial) District and also explicitly lists park-and-ride facilities, off-site parking and parking structures, bulk storage tanks, essential services, water and wastewater treatment facilities, gas storage, electric switch yards (sub-stations), concrete batch plants, solar panels, and truck cell phone lots. With the exception of parking structures and gas storage, all of these uses currently exist within the business park.

What are the TMD lighting requirements?

The zoning does not allow light spillage onto adjacent property from lighting sources within the TMD. Additionally, the TMD requires that all parking lot and private drive lighting be cut-off type fixtures and down cast. Parking lot lighting must be from a controlled source and light poles are not allowed to exceed 30 feet in height. Light poles that are located within 300 feet of properties where residential uses exist are not permitted to be higher than 18 feet in height. Codified ordinance chapter 1154.16 contains the lighting requirements. The chapter can be found here: https://library.municode.com/oh/new_albany/ordinances/code_of_ordinances?nodeId=1134116

What are the TMD setback requirements?

Setbacks refer to the distance that must be maintained between any improvement on the property and the property lines. The TMD also requires mounding with landscaping in the setback area which provides visual separation. Building and pavements setbacks along streets vary depending on the roadway’s functional classification as identified in the city strategic plan and as shown on the map below.

• Principal Arterial Street Setbacks & Mounding
  • The TMD contains a tiered setback requirement for principal arterial streets. The zoning allows for a reduction in the building and pavement setbacks if the heights of mounding are increased. These regulations are found in codified ordinance chapter 1154.07(d)(1).
    • Minimum 300 feet for pavement and 500 feet for buildings with a mound that is a minimum of 6 feet and a maximum of 8 feet in height within the required minimum pavement setback.
    • Minimum 200 feet pavement setback and 400 building setback with a mound that is a minimum of 10 feet in height and a maximum of 12 feet in height within the required minimum pavement setback.
    • Minimum 100 feet pavement setback and 300 building setback with a mound that is a minimum of 13 feet and a maximum of 15 feet in height within the required minimum pavement setback.
    • Accessory structures such as security facilities, gate houses, security checkpoints, solar panels, bus and shuttle transit stops, and related improvements may be located as close as 100 feet of the rights-of-way and can be located in front or behind the required mounding.
• Major Collector Setbacks
  • Minimum 25 feet pavement and 50 feet building setbacks. These regulations are found in codified ordinance chapter 1154.07(d)(2).
• Residential Buffering & Setback Requirements
  • Minimum 100 foot building and pavement setback from any district where residences are a permitted use. If a building will exceed 65 feet in height, the minimum required building setback is increased to 300 feet. These regulations are found in codified ordinance chapter 1154.07(f).
  • When a residential property is not adjacent to a Principal Arterial street, a minimum ten (10)-foot high mound is required to be installed along the property line. The mound shall consist of a mixture of deciduous trees, evergreens and bushes to provide an opacity of 75% on the date that is 5 years after planting to a total height of fourteen (14) feet above the top of the mound.
  • The mounding and landscape plan for these areas must be reviewed and approved by the City’s Landscape Architect.
  • In areas where existing tree stands or forested areas are present, the City’s Landscape Architect shall not require such mounding and landscaping where the height and opacity requirements can be met by preserving and/or supplementing the tree stands or forested areas.

 When does the mounding and landscaping have to be installed?

The required mounding and landscaping must be installed along the entirety of public street frontages and residential property lines abutting the TMD concurrent with building construction unless construction of multiple buildings is phased, in which case required mounding and landscaping may be installed in phases.

 For each phase of development in the TMD, such required mounding and landscaping shall be installed when it is anticipated (as provided in plans associated with relevant permits) that buildings, paved parking areas, or above-ground equipment or utility infrastructure, once constructed within that phase, will be located within 800 feet of the relevant perimeter boundary line (e.g. street or residential property).

Is outside storage allowed?

The TMD zoning allows for outdoor storage of materials, equipment, and supplies.  Outdoor storage areas for these items are not required to be screened if they are located so that they are not visible from a public street right-of-way or from ground level at a distance of 200 feet from any perimeter boundary line. Otherwise, such outdoor storage areas shall be fully screened to a height of 8 feet. Outdoor storage areas (whether screened or unscreened) shall comply with minimum setback requirements for pavement.

Does this rezoning conform with the recommendations found in Western Licking County Accord (WLCA)?

The accord document states that each jurisdiction will continue to make its own decisions about development within its community. When it was created in 2016-2017, it took into account known water and sewer service and extension area planning documents at that time.

The accord’s land use map is a point in time until any given area begins to develop or change. The proposed zoning meets the WLCA objectives. The TMD advances the employment center opportunities and protects rural corridors through large setbacks and the design guideline’s landscaping and mounding requirements. The WLCA can be downloaded here: https://newalbanyohio.org/wp-content/uploads/2016/04/18-03-06-WLCA-Final-Adopted-low-resolution.pdf

For a look at the TMD map broken down by parcels of land, click here.

Click here to access a PDF that provides answers to frequently asked questions about zoning related to the Silicon Heartland project.

Click here to access a PDF containing letters of support for the rezoning process.