Explanation
Ordinance #1302-91, passed June 17, 1991, and subsequently amended by Ordinance #1354-92 on July 13, 1992, rezoned 1,691.37+ acres to various limited residential, commercial, and manufacturing districts. That rezoning established 42 separate Subareas each having specific use prohibitions and development standards including building design, height, setbacks, landscaping, lighting, access, and graphics restrictions. This legislation will amend Ordinance #1302-91, passed June 17, 1991, and subsequently amended by Ordinance #1354-92 on July 13, 1992, to modify the roof pitch requirements for outparcel development applicable to Subareas 14A, 14B, and 14C. All other conditions and restrictions of Ordinance #1302-91 and as amended by Ordinance #1354-92 remain in effect and are unchanged by this legislation.
CITY DEPARTMENT'S RECOMMENDATION: Approval.
Title
To amend Ordinance #1302-91, passed June 17, 1991, for property located at 5301 NORTH HAMILTON ROAD (43230), by amending the limitation overlay text in Section 19 applicable to Subareas 14A, 14B, and 14C as it pertains to roof pitch requirements for outparcel buildings (Z90-166B). (AMENDED BY ORD. 1071-2019; PASSED 5/6/2019)
Body
WHEREAS, Ordinance #1302-91, passed on June 17, 1991, (Z90-166) established the L-C-4 and L-C-5, Limited Commercial Districts on Subareas 14A, 14B and 14C on property located at 5800 NORTH HAMILTON ROAD (43230), being a part of the total 1,691.37± acres located on the west side of North Hamilton Road north of and adjacent to Morse Road; and
WHEREAS, it is necessary to amend the limitation text identified in Subareas 14A, 14B and 14C of said Ordinance to allow minor alterations to the existing text commitments, and;
WHEREAS, this amendment modifies sections 14.11.A and 14.11.B of the limitation text for Subareas 14A, 14B and 14C, and affects only roof pitch and roof materials, and in no way alters the other conditions of the limitation overlay and;
BE IT ORDAINED BY THE COUNCIL OF THE CITY OF COLUMBUS:
SECTION 1. That the existing limitation text for Subareas 14A, 14B and 14C in Section 19 of Ordinance #1302-91, passed on June 17, 1991, (Z90-166) , be amended to read as follows:
SECTION 3. That the Director of Department of Development be and is hereby authorized and directed to make said changes to the said original zoning map in the office of the Building Services Section and shall register a copy of the approved L-C-4, Limited Commercial and L-C-5, Limited Commercial Districts and application among the records of the Department as required by Section 3370.03 of the Columbus City Codes; said text titled "Z90-166B LIMITATION TEXT FOR SUBAREAS 14A, 14B AND 14C: L-C-4 & L-C-5 ZONING DISTRICTS ," signed by Jackson B. Reynolds, III, Attorney for this amendment application, dated April 6, 2004, and the text reading as follows:
SUBAREAS 14A, 14B AND 14C: L-C-4 & L-C-5 ZONING DISTRICTS
14.01 Description and Acreage:
Subarea 14A, 14B and 14C shall contain 40.8, 8.1 and 2.5 gross acres, respectively, totaling 51.4 acres. They are located on the east side of Hamilton Road. Subarea 14A and 14B are adjacent to Road J. Uses within Subarea 14 shall be characterized as retail in nature.
14.02 Permitted Uses / Development Standards:
A. Permitted uses and applicable development standards for Subareas 14A and 14B are contained in Section 3355.02 (C4) and Chapter 3355 (C4), respectively, of the Columbus Zoning Code unless otherwise indicated within this limitation text.
1. The following uses are excluded from the subarea:
a. Adult bookstore
b. Adult only motion picture
c. Adult only entertainment
d. Book bindery
e. Bus or truck terminal
f. Ice house
g. Poultry killing
h. Stables
i. Tinsmith
B. Permitted uses and applicable development standards for Subarea 14C are contained in Section 3357.01 (C5) and Chapter 3357 (C5), respectively, of the Columbus Zoning Code unless otherwise indicated within this limitation text.
C. The development standards shall apply to all three Subareas unless otherwise indicated.
14.03 Permitted Density:
A. The permitted maximum site density of Subareas 14A, 14B and 14C shall not exceed a ratio of 12,000 gross square feet of building per net acre of site.
14.04 Traffic and Circulation:
A. Hamilton Road shall contain a right-of-way of a 120 feet.
B. Road J shall be a collector and have a minimum right-of-way of 60 feet.
C. Major points of entry shall be generally spaced at 650 feet apart taken centerline to centerline.
D. All major vehicular entries to the retail centers may be a landscaped boulevard.
E. Right-in and right-out curbcuts are permitted, however, such curbcuts shall have a minimum spacing and separation of 200 feet taken centerline to centerline.
F. Curbcuts located on Road J shall be spaced at a minimum of 200 feet apart taken centerline to centerline.
G. Any development having full access to Hamilton Road shall construct an additional lane on Hamilton Road if required by City of Columbus Division of Traffic. The additional lane shall run for the length of the frontage to facilitate turning traffic on to and off of Hamilton Road. Construction shall be done at time of development and to specifications of City of Columbus.
14.05 Parking and Loading:
A. Size, ratio and type of parking and loading facilities shall be regulated by Columbus Zoning Code under Chapter 3342.
B. The view of all loading docks shall be fully screened on all sides from any adjacent roadway, building or parking lot achieving 90% opacity to a minimum height of seven (7) feet from finished grade.
14.06 Height and Setback Requirements:
A. The setback along Hamilton Road shall be 40 feet for parking and maneuvering areas and 75 feet for building.
B. The setback along Road J shall be 25 feet for parking and maneuvering and 50 feet for building.
C. Height district within Subarea 14 shall be 60 feet as measured per Columbus Zoning Code.
14.07 Landscaping / Environmental Treatment for Subareas 14A and 14B:
A. Within the required 40 foot green space corridor, fencing and landscaping shall be required for a minimum of 65% of the frontage along Hamilton Road within each parcel. Such fencing and landscaping shall be uniformly placed within the last 10 feet of the required 40 foot green space corridor at a minimum distance of 30 feet from right-of-way. The fencing shall consist of a 3-board fence that is painted or stained white and is 54 inches in height. It shall be constructed of 1-1/8 inches x 6 inches x 16 foot treated wood boards attached to 6 to 7 inch treated posts, with face boards, located 8 feet on center. The landscaping shall consist of deciduous trees (minimum 1 inch caliper upon installation). Evergreen and/or deciduous shrubs and mounding may be used. To insure the utilization of a variety of plant material, 3 evergreen trees, 3 ornamental trees, and 2 shade trees and at least 5 shrubs shall be used for every 100 feet of frontage.
B. Street tree planting shall be required within the green space corridor. Such trees shall be those specified in the Columbus Street Tree Program guidelines from the City Forester and have a minimum caliper upon planting of 2 inches and a minimum spacing of 35 feet on center and located 1 foot from edge of right-of-way.
C. All parking areas adjacent to Hamilton Road shall have headlight screening parallel to the frontage with a minimum height of 30 inches measured from the elevation of the nearest section of the adjacent parking area. Headlight screening shall be in the form of an evergreen hedge, earth mounding, or walls.
D. All major entries shall be demarked by utilizing the fence and landscape material noted in 14.07A.
E. Tree plantings shall be required within site parking and service areas. The number of trees required shall be determined by the following applicable ratios of total inches of tree caliper (minimum of 2 inch caliper per tree) to total site coverage by buildings and pavement.
1. 0 to 20,000 square feet: 6 inches of trunk size plus 1 inch additional for every 4,000 square feet of total site coverage by buildings and pavement.
2. 20,001 to 100,000 square feet: 10 inches of trunk size plus 1 inch additional for every 4,000 square feet of total site coverage by buildings and pavement over 20,001 square feet.
3. Over 100,000 square feet: 20 inches of trunk size plus 1 inch additional for every 6,500 square feet of total site coverage by buildings and pavement over 100,000 square feet.
F. At least 50% of required tree planting shall be integrated within parking of service areas. Existing trees of 3 inch caliper or greater may offset 2/3 of this requirement. Maximum possible green space shall be provided to minimize extensive unbroken hard surface areas.
G. Landscape islands are required within parking lots and shall be provided at a rate of 5 square feet of landscaped area per 100 square feet of vehicular use area in such a manner as to visually break up large expanses or pavement.
H. The landscaping required in items E, F and G may be used to offset the parking lot landscaping requirements contained in Chapter 3342 of the Columbus Zoning Code.
I. Minimum tree size shall be no less than 2 inch caliper for street and/or shade trees, 4 feet to 6 feet in height for evergreen trees and 1 inch caliper for ornamental trees.
J. If landscaping is used to screen service area containing dumpsters, 90% opacity is required for all non-servicing sides and must be protected from service vehicles. Screening shall be 1 foot above height of structure to be screened but not less than seven (7) feet above finish grade.
14.08 Landscaping / Environmental Treatment for Subarea 14C:
A. Within the required 40 foot green space corridor along Hamilton Road, fencing and landscaping shall be required for a minimum of 65% of the frontage within Subarea 14C, such fencing and landscaping shall be uniformly placed within the last 10 feet from right-of-way of the required 40 foot green space corridor at a minimum distance of 30 feet from right-of-way. The fencing shall consist of 3-board fence that is painted or stained white and is 54 inches in height. It shall be constructed of 1-1/8 inches x 6 inches x 16 foot treated wood boards attached to 6 to 7 inch treated posts, with face boards, located 8 foot on center. The landscaping shall consist of deciduous shade trees (minimum 2 inch caliper upon installation), ornamental trees (minimum 1 inch caliper upon installation), and/or evergreen trees (height 4 feet to 6 feet upon installation). Evergreen and/or deciduous shrubs and mounding may be used. To insure the utilization of a variety of plant material, 3 evergreen trees, 3 ornamental trees, and 2 shade trees and at least 5 shrubs shall be used for every 100 feet of frontage.
B. Street tree planting shall be required within the green space corridor, such trees shall be those specified in the Columbus Street Program guidelines from the City Forester and have a minimum caliper upon planting of 2 inches and a minimum spacing of 35 feet on center and located 1 foot from edge of right-of-way.
C. All parking areas adjacent to Hamilton Road shall have headlight screening parallel to frontage with a minimum height of 30 inches measured from the elevation of the nearest section of adjacent parking areas. Parking lot screening shall be in the form of evergreen hedge, earth mounding, or walls.
D. Major entries shall be demarked by utilizing the fencing and landscape material noted in 14.08A.
E. Tree plantings shall be required within site parking and service areas. The number of trees required shall be determined by the following applicable ratios of total inches of tree caliper (minimum of 2 inch caliper per tree) to total site coverage by buildings and pavement.
1. 0 to 20,000 square feet: 6 inches of trunk size plus 1 inch additional for every 4,000 square feet of total site coverage by buildings and pavement.
2. 20,001 to 100,000 square feet: 10 inches of trunk size plus 1 inch additional for every 4,000 square feet of total site coverage by buildings and pavement over 20,001 square feet.
3. Over 100,000 square feet: 20 inches of trunk size plus 1 inch additional for every 6,500 square feet of total site coverage by buildings and pavement over 100,000 square feet.
F. Minimum tree size shall be 2 inch caliper for street trees and shade trees, 4 feet to 6 feet height for evergreen trees and 1 inch caliper for ornamental trees.
G. If landscaping is used to screen service area containing dumpsters, 90% opacity is required for all non-servicing sides and must be protected from service vehicles. Screening shall be 1 foot above height of structure to be screened but not less than seven (7) feet above finish grade.
14.09 Lighting:
A. All external outdoor lighting fixtures to be used shall be from the same or similar manufacturer type or family to ensure aesthetic compatibility. All light poles and standards shall be in dark brown, bronze or black.
B. Parking lot lighting shall be no higher than 28 feet.
C. Building mounted lighting within service areas shall be designed in such a way that no light spillage offsite occurs.
D. Landscaping at entries to parking lots and buildings shall be uplighted by ground mounted concealed fixtures.
14.10 Signage:
A. All signage and graphics shall conform to Article 15 of the Columbus City Graphics Code as it applies to the appropriate zoning district. Any variance to the sign requirements other than those sign requirements listed below shall be submitted to the Columbus Graphics Commission.
B. The height of ground supported signage shall not exceed 20 feet for all retail centers. A retail center shall defined as a building that contains 2 or more stores dedicated to retail sales.
C. Outparcel ground supported signage shall be limited to a maximum height of 6 feet and a maximum area of 50 square feet and may be placed within the setback area at a minimum of fifteen (15) feet from street right-of-way.
D. All other signage shall be behind the required 40 foot setback with the exception of one directional entry and exit sign located at each entrance which shall be ground type only and limited to 4 square feet in area per face and located at a minimum of five (5) feet from street right-of-way. In no case shall such signage interfere with maintaining safe clear sight distances at driveway entries and exits. Identification logo or name shall not be displayed on directional signage.
E. No signs shall be painted directly on the surface of any building, wall or fence. No wall murals shall be allowed.
F. No roof signs shall be permitted nor should a sign extend higher than the building.
G. No flashing, traveling, animated or intermittently illuminated signs shall be used.
14.11 Architectural Requirements:
The following additional architectural requirements shall be applied to those uses located within 300 feet of the right-of-way line of Hamilton Road. However, the requirements do not apply to buildings in which at least 80% of their ground floor footprint lies outside designated zone.
A. A residential appearing roof shall be required and structures that appear to have flat roofs shall specifically be prohibited. A residential appearing roof shall be defined as a roof structure with a minimum pitch of 6:12 and a maximum roof of 12:12. The height of the roof element shall not be less than 40% of the overall height of the building as measured from finish floor to top of roof. Once the roof element has reached the 40% level, then the roof may be flattened or depressed so long as the flattened or depressed portion of the roof is not visible from adjacent parking, service areas or roadways. The sloped roof noted above shall not be finished with one of the following materials: dimensional asphalt shingles, wood shakes, slate, composite slate, tile, standing metal seam, or copper. Roof requirements shall not apply to service station canopies.
B. A. A maximum of three building material types shall be utilized for the exterior of any building including roof material. No roofs of metal only, mansard roof can be metal but all other roofs shall be constructed of shingles of asphalt or wood shakes. Minor accenting of structures through the use of a fourth building material shall be permitted. At least 30% of each structure, located on an outparcel developed in conjunction with or as part of a single identified shopping center, shall be constructed of materials common to other such outparcel structures. This will achieve overall architectural uniformity.
C. B. No materials, supplies, equipment or products shall be stored or permitted to remain on any portion of the parcel outside the permitted structure.
D. C. Mechanical equipment or other utility hardware on the roof of a building shall be screened from view by same materials utilized on building roof or exterior. Color shall also match building exterior or roof. Mechanical and all other equipment on the ground shall be fully screened from view by wall, fence or landscape material utilizing the same material or character of the building.
E. D. Building illumination shall be permitted provided such light source is concealed. No colored light shall be used to light the exterior of any building.
F. E. Blank facades on rear of buildings will not be permitted, therefore, articulating such facades with recesses, fenestrations, fences or pilasters is required. Such articulation shall be evenly spaced along the building elevation at a distance no greater than 20 foot-0 inches.
G. F. All buildings shall be finished utilizing the same materials on all sides of the exterior.
H. G. It is recommended that in addition to using building elements to articulate building mass, individual elevations must be articulated with fenestrations, patter or structural expressions equally on all sides of the structure. Through the use of articulated building elements such as porticoes, dormers, recesses and other such elements, the overall building mass with appear to be reduced and will reflect a residential character.
SECTION 2. That the existing limitation text for Subareas 14A, 14B and 14C in Section 3 of Ordinance #1302-91, passed June 17, 1991 (Z90-166) is hereby repealed.