Explanation
BACKGROUND: This ordinance recommends the establishment of commercial overlays for portions of the South High Street; Indianola Avenue and High Street in Clintonville; and a number of streets in the Fifth by Northwest area. While varying in detail, the Urban Commercial Overlay (UCO), Community Commercial Overlay (CCO), and Regional Commercial Overlay (RCO) all work in conjunction with existing zoning to improve the character of commercial corridors, facilitate streetscape continuity, and encourage pedestrian-friendly development.
Each of the proposed overlays is the result of adopted neighborhood plan recommendations and community requests. Overlay boundaries are illustrated on the attached maps (Exhibits A, B, C, and D). The referenced plan recommendations are found in the Scioto Southland Area Plan (2007), Clintonville Neighborhood Plan (2009), and 2009 Fifth by Northwest Neighborhood Plan.
While plan direction was critical, the Planning Division also worked cooperatively with community stakeholders in each of the overlay areas to develop the proposed overlay designations. Public open houses were held and impacted property owners were invited to the meetings. The Clintonville, Far South Columbus, and Fifth by Northwest area commissions all recommended adoption of the overlays. The Columbus Development Commission endorsed the proposal on December 10, 2009. This legislation also includes a clarification to an existing building design standard in the UCO and CCO.
DEVELOPMENT COMMISSION RECOMMENDATION: Approval.
CITY DEPARTMENTS RECOMMENDATION: Approval.
FISCAL IMPACT: None.
Title
To adopt the Urban, Community, and/or Regional Commercial Overlays as provided for in Chapter 3372 of the Columbus Zoning Code for portions of South High Street, Indianola Avenue, North High Street, Fifth Avenue, Grandview Avenue, Olentangy River Road; and at other identified locations in the Fifth by Northwest Neighborhood and to clarify an existing building design standard in the UCO and CCO.
Body
WHEREAS, Columbus City Council adopted the Scioto Southland Plan in 2007, the Clintonville Neighborhood Plan in 2009, and the Fifth by Northwest Neighborhood Plan in 2009; and
WHEREAS, these plans recommend the application of commercial overlays to portions of South High Street, Indianola Avenue, North High Street, Fifth Avenue, Grandview Avenue, Olentangy River Road; and at other identified locations in the Fifth by Northwest neighborhood; and
WHEREAS, the creation of zoning overlays with additional and specific standards and requirements will serve to enhance these corridor's character, facilitate streetscape continuity, and encourage pedestrian-friendly development; and
WHEREAS, the provisions contained in the overlays will apply to all properties described below and as identified on the attached maps (Exhibits A, B, C, and D); and
WHEREAS, each of these proposed designations included substantial community involvement through open house meetings, website information and mailings to affected property owners; and
WHEREAS, the Far South Columbus, Clintonville, and Fifth by Northwest area commissions provided support to initiate the overlay process and endorsed the final proposals; and
WHEREAS, on December 10, 2009, the Columbus Development Commission recommended City Council adoption of the UCO, CCO, and/or RCO for the areas described above; now, therefore,
BE IT ORDAINED BY THE COUNCIL OF THE CITY OF COLUMBUS:
Section 1. That the Columbus City Codes, 1959, are hereby supplemented by the enactment of a new Section 3372.665, which shall read as follows:
3372.665 Indianola Avenue/Oakland Park Avenue Urban Commercial Overlay
There is hereby created in the city an urban commercial overlay to be known as the Indianola Avenue/Oakland Park Avenue urban commercial overlay. The provisions of this overlay shall apply to all properties indicated on Exhibit A, "Indianola Avenue Commercial Overlays," further defined as the following areas and parcels (editors note: this designation expands and replaces a prior designation in this vicinity):
1) All parcels fronting the west side of Indianola Avenue beginning at a point ±149' (feet) north of Arden road extending south to Torrence Road.
2) All parcels fronting the west side of Indianola Avenue beginning at Dunedin Road on the north and extending to East North Broadway on the south and all parcels fronting Indianola Avenue on the east beginning at a point ±360' (feet) north of the centerline of Oakland Park Avenue' (feet) and extending south to East North Broadway.
3) All parcels fronting Oakland Park Avenue beginning at Indianola Avenue extending east to the railroad east of Indianola.
Section 2. That the Columbus City Codes, 1959, are hereby supplemented by the enactment of a new Section 3372.681, which shall read as follows:
3372.681 - North High Street Urban Commercial Overlay
There is hereby created in the city an urban commercial overlay to be known as the North High Street Urban Commercial Overlay. The provisions of this overlay shall apply to all properties indicated on Exhibit B, "North High Street Commercial Overlays," further defined as the following areas and parcels:
A) All parcels fronting on both sides of North High Street from Grau Alley (first east-west alley south of Arcadia Avenue), north to the south side of Torrence Road.
B) All parcels fronting the west side of North High Street from a point ±282' (feet) south of the centerline of Deland Avenue extending north to a point ±190' (feet) north of the centerline of Beaumont Road.
C) All parcels fronting the east side of North High Street extending from Indian Springs Drive on the south to Dominion Boulevard on the north.
D) All parcels fronting the east side of North High Street extending from Weisheimer Road on the south to Morse Road on the North.
Section 3. That the Columbus City Codes, 1959, are hereby supplemented by the enactment of a new Section 3372.683, which shall read as follows:
3372.683 West Fifth Avenue Urban Commercial Overlay
There is hereby created in the city an urban commercial overlay to be known as the West Fifth Avenue Urban Commercial Overlay. The provisions of this overlay shall apply to all properties indicated on Exhibit D, "Fifth by Northwest Commercial Overlays," further defined as the following areas and parcels:
1) All parcels fronting Fifth Avenue, defined more specifically as those parcels fronting the north side of Fifth Avenue beginning at a point ±167' (feet) west the centerline of Wyandotte Road extending to the western edge of the first railroad west of Olentangy River Road and those parcels fronting the south side of Fifth Avenue beginning at a point approximately ±180' (feet) west the centerline of Glenn Avenue extending to the western edge of the first railroad west of Olentangy River Road.
2) All those parcels fronting the north side of South Avenue between Norton Avenue on the West and Delashmut Avenue on the east.
3) Parcels fronting Northwest Boulevard south of Fifth Avenue, defined more specifically as those parcels on west side of Northwest Boulevard extending from the centerline of Fifth Avenue to a point ±181' (feet) south of the centerline, and those parcels fronting the east side of Northwest Boulevard extending from the centerline of Fifth Avenue to a point ±174' (feet) south of the centerline.
Section 4. That the Columbus City Codes, 1959, are hereby supplemented by the enactment of a new Section 3372.687 reading as follows:
3372.687 Grandview Avenue Urban Commercial Overlay
There is hereby created in the city an urban commercial overlay to be known as the Grandview Avenue Urban Commercial Overlay. The provisions of this overlay shall apply to all properties indicated on Exhibit D, "Fifth by Northwest Commercial Overlays," further defined as the following areas and parcels:
1) All parcels fronting Grandview Avenue from Fifth Avenue on the north extending south to Third Avenue.
2) Those parcels fronting Third Avenue in the vicinity of Grandview Avenue, defined more specifically as those parcels fronting the north side of Third avenue beginning at a point ±110' (feet) west of the centerline of Grandview Avenue extending to a point ±130' (feet) east of the centerline, and those parcels on the south side of Third Avenue beginning at a point 120' (feet) west of the centerline of Grandview Avenue extending to a point ±62' (feet) east of the centerline.
Section 5. That the Columbus City Codes, 1959, are hereby supplemented by the enactment of a new Section 3372.697 reading as follows:
3372.697 Northwest Boulevard Urban Commercial Overlay
There is hereby created in the city an urban commercial overlay to be known as the Northwest Boulevard Urban Commercial Overlay. The provisions of this overlay shall apply to all properties indicated on Exhibit D, "Fifth by Northwest Commercial Overlays," further defined as the following areas and parcels:
1) Parcels in the area of the intersection of Northwest Boulevard and Chambers Road, defined more specifically as those parcels fronting the south/west side of Northwest Boulevard beginning at a point approximately ±455' (feet) northwest of the centerline of Chambers extending to a point approximately ±350' (feet) southeast of the centerline (as measured along the Northwest Blvd centerline), and those parcels fronting on the north/east side of Northwest Boulevard beginning at a point approximately ±80' (feet) northwest of the centerline of Chambers Road extending to a point approximately ±245' (feet) southeast of the centerline (as measured along the Northwest Blvd centerline).
2) Parcels in the area of the intersection of Northwest Boulevard and King Avenue, defined more specifically as those parcels fronting the west side of Northwest Boulevard from a point ±195' (feet) north of the centerline of King Avenue extending south to a point ±182' (feet) south of the centerline, those parcels fronting the east side of Northwest Boulevard from a point ±195' (feet) north of the centerline of King Avenue extending south to a point ±158' (feet) south of the centerline, those parcels fronting the north side of King Avenue from a point ±200' (feet) west of the western centerline of Northwest Boulevard (southbound section) extending to a point ±180' (feet) east of the eastern centerline of Northwest Boulevard (northbound section), and those parcels fronting the south side of King Avenue from a point ±151' (feet) west of the western centerline of Northwest Boulevard (southbound section) extending to a point ±168' (feet) east of the eastern centerline of Northwest Boulevard (northbound section).
3) Parcels in the area of the intersection of Northwest Boulevard and Third Avenue, defined more specifically as those parcels fronting the west side of Northwest Boulevard from a point ±264' (feet) north of the centerline of Third Avenue extending south to a point ±170' (feet) south of the centerline (as measured along the western Northwest Blvd centerline), those parcels fronting the east side of Northwest Boulevard from a point ±251' (feet) north of the centerline of Third Avenue extending south to a point ±250' (feet) south of the centerline (as measured along the eastern Northwest Blvd centerline), those parcels fronting the north side of Third Avenue from a point ±207' (feet) west of the western centerline of Northwest Boulevard (southbound section) extending to a point ±198' (feet) east of the eastern centerline of Northwest Boulevard (northbound section), and those parcels fronting the south side of Third Avenue from a point ±112' (feet) west of the western centerline of Northwest Boulevard (southbound section) extending to a point ±240' (feet) east of the eastern centerline of Northwest Boulevard (northbound section).
Section 6. That the Columbus City Codes, 1959, are hereby supplemented by the enactment of a new Section 3372.767 to read as follows:
3372.767 South High Street Community Commercial Overlay
There is hereby created in the city a community commercial overlay to be known as the South High Community Commercial Overlay. The provisions of this overlay shall apply to all properties indicated on Exhibit C, "South High Street Commercial Overlays," further defined as the following areas and parcels:
1) All parcels fronting the west side of High Street extending from SR 104 on the north to a point ±140' (feet) south of the centerline of Dolby Drive.
2) All parcels fronting the east side of High Street extending from SR 104 on the north to Southgate Drive on the south.
3) All parcels fronting the east side of High Street extending from a point ±215' (feet) north of the centerline of Rumsey Road south to Highview Boulevard.
Section 7. That the Columbus City Codes, 1959, are hereby supplemented by the enactment of a new Section 3372.769 to read as follows:
3372.769 Indianola Avenue Community Commercial Overlay
There is hereby created in the city a community commercial overlay to be known as the Indianola Avenue Community Commercial Overlay. The provisions of this overlay shall apply to all properties indicated on Exhibit A, "Indianola Avenue Commercial Overlays," further defined as the following areas and parcels:
1) All parcels fronting the east side of Indianola Avenue beginning at a point ±1500' (feet) north of the centerline of Morse Road on the north extending to a point ±360' (feet) north of the centerline of Oakland Park Avenue on the south.
2) All parcels fronting the west side of Indianola Avenue beginning at a point ±209' (feet) south of the centerline of Glenmont Road on the north extending to a point ±177' (feet) south of the centerline of Acton Road on the south.
Section 8. That the Columbus City Codes, 1959, are hereby supplemented by the enactment of a new Section 3372.771 to read as follows:
3372.771 North High at Dominion Community Commercial Overlay
There is hereby created in the city a community commercial overlay to be known as the North High at Dominion Community Commercial Overlay. The provisions of this overlay shall apply to all properties indicated on Exhibit B, "North High Street Commercial Overlays," further defined as the following areas and parcels: All parcels fronting the east side of High Street from Weisheimer Road on the north extending to Dominion Boulevard on the south.
Section 9. That the Columbus City Codes, 1959, are hereby supplemented by the enactment of a new Section 3372.773 to read as follows:
3372.773 North High at Westwood Community Commercial Overlay
There is hereby created in the city a community commercial overlay to be known as the North High at Westwood Community Commercial Overlay. The provisions of this overlay shall apply to all properties indicated on Exhibit B, "North High Street Commercial Overlays," further defined as the following areas and parcels: All parcels fronting the west side of High Street from a point ±308' (feet) north of the centerline of Westwood Road to a point ±105' (feet) south of the centerline.
Section 10. That the Columbus City Codes, 1959, are hereby supplemented by the enactment of a new Section 3372.775 to read as follows:
3372.775 Olentangy River Road Community Commercial Overlay
There is hereby created in the city a community commercial overlay to be known as the Olentangy River Road Community Commercial Overlay. The provisions of this overlay shall apply to all properties indicated on Exhibit D, "Fifth by Northwest Commercial Overlays," further defined as the following areas and parcels: All parcels fronting the west side of Olentangy River Road from Third Avenue on the south extending to Chambers Road on the north.
Section 11. That the Columbus City Codes, 1959, are hereby supplemented by the enactment of a new Section 3372.885 to read as follows:
3372.885 South High Street Regional Commercial Overlay
There is hereby created in the city a regional commercial overlay to be known as the South High Street Regional Commercial Overlay. The provisions of this overlay shall apply to all properties indicated on Exhibit C, "South High Street Commercial Overlays," further defined as the following areas and parcels:
1) All parcels fronting the west side of High Street beginning at a point ±140' (feet) south of the centerline of Dolby Drive extending south to I-270.
2) All parcels fronting the east side of High Street from Southgate Drive on the north extending to a point ±215' (feet) north of the centerline of Rumsey Road on the south.
3) All parcels fronting the east side of High Street from Highview Boulevard on the north extending to I-270 on the south.
Section 12. That Section 3372.602 of the Columbus City Codes, 1959, is hereby amended to read as follows:
3372.602 Overlay areas.
The boundaries of designated Urban Commercial Overlay areas are part of the Official Zoning Map and described in separate sections beginning with C.C. 3372.650 and ending with C.C. 3372.699. For the purposes and requirements of an Urban Commercial Overlay area, the term "primary street" means: Third Avenue, Fourth Street, Fifth Avenue, Fifth Street, Broad Street, Cleveland Avenue, Front Street, Grandview Avenue, Indianola Avenue, High Street, Hudson Street, King Avenue, Lane Avenue, Livingston Avenue, Lockbourne Road, Long Street, Main Street, Mt. Vernon Avenue, Northwest Boulevard, Oakland Park Avenue, Parsons Avenue, Summit Street, and, Whittier Street.
Section 13. That Section 3372.702 of the Columbus City Codes, 1959, is hereby amended to read as follows:
3372.702 Overlay areas.
The boundaries of the Community Commercial Overlay areas are part of the Official Zoning Map and shall be described in separate sections beginning with C.C. Section 3372.750 and ending with C.C. Section 3372.799. For the purposes and requirements of a Community Commercial Overlay area, the term "primary street" means: High Street, Main Street, Broad Street, Indianola Avenue, James Road, Kellner Road, and Lockbourne Road, and Olentangy River Road.
Section 14. That Section 3372.802 of the Columbus City Codes, 1959, is hereby amended to read as follows:
3372.802 Overlay areas.
The boundaries of the Regional Commercial Overlay areas are part of the Official Zoning Map and shall be described in separate sections beginning with C.C. 3372.850 and ending with C.C. 3372.899. For the purposes and requirements of a Regional Commercial Overlay area, the term "primary street" means: Bethel Road, High Street, Morse Road, Olentangy River Road, SR 161(Dublin-Granville Road), and Sawmill Road.
Section 15. That Section 3372.605 of the Columbus City Codes, 1959, is hereby amended to read as follows:
3372.605 Building Design Standards
Design standards are as follows:
A. A primary building frontage shall incorporate at least one (1) main entrance door. At a building corner where two (2) primary building frontages meet, one (1) main entrance door may be located so as to meet the requirement for both building frontages.
B. The width of a principal building(s), including any significant architectural appurtenances thereto, along a primary building frontage shall be a minimum of sixty (60) percent of the lot width; except for a building serving an activity that occurs outside a structure.
C. A building frontage that exceeds a width of fifty (50) feet shall include vertical piers or other vertical visual elements to break the plane of the building frontage. The vertical piers or vertical elements shall be spaced at intervals of fifteen (15) feet to thirty-five (35) feet along the entire building frontage.
D. For each primary building frontage, at least sixty (60) percent of the area between the height of two (2) feet and ten (10) feet above the nearest sidewalk or shared-use path grade shall be clear/non-tinted window glass permitting a view of the building's interior to a minimum depth of four (4) feet. For a secondary building frontage, the pattern of window glass shall continue from the primary frontage a minimum distance of ten (10) feet.
E. The standards below apply to upper story windows. The standards are intended to recognize that regularly spaced upper story windows (any story above ground) create a repeated pattern for unity and are an integral part of the building design. Upper story windows are generally smaller than storefront windows at street level, are spaced at regular intervals and give scale and texture to the street edge formed by building facades.
1. For any new installation or replacement of upper story windows, the new/replacement windows shall be clear/non-tinted glass.
2. Windows shall not be blocked, boarded up, or reduced in size, unless otherwise required by code for securing a vacant structure.
3. At least twenty-five (25) percent of the second and third floor building frontages (as measured from floor to ceiling) shall be window glass unless historic documentation (e.g. historic photos) from when the building was first constructed can be provided that shows a different percentage of window glass was used on the second and third floor building frontages. In such cases, the historic percentage shall be maintained.
F. All roof-mounted mechanical equipment shall be screened from public view to the height of the equipment. The design, colors and materials used in screening shall be architecturally compatible with the rooftop and the aesthetic character of the building.
G. Pickup units and coverings are prohibited on primary building frontages and shall be attached to the rear or side of the principal building.
H. Backlit awnings are not permitted.
Section 16. That Section 3372.705 of the Columbus City Codes, 1959, is hereby amended to read as follows:
3372.705 Building Design Standards
Design standards are as follows:
A. A principal building shall be oriented to address and be nearly parallel to a primary street. Nearly parallel means within fifteen (15) degrees of being parallel.
B. The width of a principal building(s), including any significant architectural appurtenances thereto, along a primary building frontage shall be a minimum of sixty (60) percent of the lot width; except for a building serving an activity that occurs outside a structure.
C. The height of a building shall be a minimum of sixteen (16) feet above grade.
D. A primary building frontage shall incorporate a primary entrance door.
E. A building frontage that exceeds a width of fifty (50) feet shall include vertical piers or other vertical visual elements to break the plane of the building frontage. The vertical piers or vertical elements shall be spaced at intervals of fifteen (15) feet to thirty-five (35) feet along the entire building frontage
F. For a primary building frontage of a commercial use, a minimum of forty (40) percent of the area between the height of two (2) feet and ten (10) feet above grade shall be in clear window glass that permits a full, unobstructed view of the interior to a depth of at least four (4) feet. For the secondary building frontage, the pattern of window glass shall continue from the primary building frontage a minimum distance of ten (10) feet.
G. Any pickup unit or canopy shall be attached to the principal building and be located behind or to the side of the building.
H. All roof-mounted mechanical equipment shall be screened from public view to the height of the equipment. The design, colors and materials used in screening shall be architecturally compatible with the rooftop and the aesthetic character of the building.
I. Backlit awnings are not permitted.
Section 17. That prior existing sections 3372.602, 3372.605, 3372.665, 3372.681, 3372.702, 3372.705, and 3372.802 of the Columbus City Codes, 1959, are hereby repealed.
Section 18. That this ordinance shall take effect and be in force from and after the earliest period provided by law.