Explanation
REZONING APPLICATION: Z04-015
APPLICANT: The New Albany Company, LLC; c/o Jeffrey L. Brown, Atty.; Smith and Hale; 37 West Broad Street; Columbus, Ohio 43215.
PROPOSED USE: Office and Retail Development.
DEVELOPMENT COMMISSION RECOMMENDATION: Approval (5-0) on June 10, 2004.
ROCKY FORK / BLACKLICK ACCORD PANEL RECOMMENDATION: Approval.
CITY DEPARTMENTS' RECOMMENDATION: Approval. The applicant is requesting the L-C-2, Limited Commercial District to develop a 3-story office building and the L-C-4, Limited Commercial District to develop retail commercial and hotel uses. The proposed rezoning maintains office and retail commercial uses currently permitted and reiterates established development standards. The proposed limitation text has been revised to reflect construction of New Albany Road West, revisions to the city codes, to apply C-2 standards to proposed office development in the new Sub area 10, and to amend the conservation easement established as part of prior zoning on this site (Z95-102A). The revision of the conservation easement will shift existing open space to the west. Staff and the Rocky Fork / Blacklick Accord Implementation Panel have concluded that the proposed office and commercial uses and associated development standards are appropriate for this site.
Title
To rezone 5461 NEW ALBANY ROAD EAST (43054), being 47.74± acres located to the north and west of the intersection of New Albany Road East and New Albany Road, From: L-AR-O, Limited Apartment Residential-Office and L-C-4, Limited Commercial Districts, To: L-C-2 and L-C-4, Limited Commercial Districts and to declare an emergency (Z04-015). (AMENDED BY ORD. 0892-2005 PASSED 07/25/2005)
Body
WHEREAS, application #Z04-015 is on file with the Building Services Division of the Department of Development requesting rezoning of 47.74± acres from L-AR-O, Limited Apartment Residential-Office and L-C-4, Limited Commercial Districts, to L-C-2 and L-C-4, Limited Commercial Districts; and
WHEREAS, the Development Commission recommends approval of said zoning change; and
WHEREAS, the Rocky Fork / Blacklick Accord Panel recommends approval of said zoning change; and
WHEREAS, an emergency exists in the usual daily operation in the City of Columbus in that it is immediately necessary to begin construction as soon as possible for the immediate preservation of the public peace, property, health and safety; and
WHEREAS, the City Departments recommend approval because the Applicant's request for the L-C-2, Limited Commercial District to develop a 3-story office building and the L-C-4, Limited Commercial District to develop retail commercial and hotel uses maintains office and retail commercial uses currently permitted, reiterates appropriate established development standards, updates the existing limitation text, and the applicant has addressed the concerns of the Rocky Fork / Blacklick Panel and City of Columbus Department of Recreation and Parks regarding the re-allocation of open space that is part of an existing conservation easement granted to the City of Columbus. The proposed limitation text has been revised to reflect construction of New Albany Road West, revisions to the city codes, to apply C-2 standards to proposed office development in the new Sub area 10, and to amend the conservation easement established as part of prior zoning on this site (Z95-102A); now, therefore,
BE IT ORDAINED BY THE COUNCIL OF THE CITY OF COLUMBUS:
SECTION 1. That the Official Zoning Map of the City of Columbus, as adopted by Ordinance No. 0179 -03, passed February 24, 2003, and as subsequently amended, is hereby revised by changing the zoning of the property as follows:
5461 NEW ALBANY ROAD EAST (43054), being 47.74± acres located north and west of the intersection of New Albany Road East and New Albany Road, and being more particularly described as follows:
LEGAL DESCRIPTION FOR SUB AREA 2: 31.53 ACRES
Situated in the State of Ohio, County of Franklin, City of Columbus, being located in Section 14, Quarter Township 2, Township 2, Range 16, United States Military Lands and being a part of those tracts of land as conveyed to The New Albany Company Limited Partnership by deeds of record in Official Records 12576B15 and 15685B19, all references being to those of the Recorder's Office, Franklin County, Ohio and being more particularly described as follows:
Beginning for reference at the centerline intersection of Central College Road and Harlem Road;
thence, South 86° 09' 36" East, with the centerline of said Central College Road, a distance of 1647.97 feet to a point;
thence, South 85° 59' 39" East, a distance of 1503.97 feet to a point;
thence, South 4° 00' 21" West, a distance of 1044.68 feet to a point on a curve and being the True Point of Beginning for this Sub Area 2;
thence, with the arc of said curve to the left (Delta = 46° 44' 56", Radius = 1000.00 feet), a chord bearing and distance of South 63° 03' 13" East, 793.47 feet to a point;
thence, South 86° 25' 41" East, a distance of 347.52 feet to a point;
thence, South 3° 34' 19" West, a distance of 199.82 feet to a point;
thence, North 86° 25' 41" West, a distance of 50.00 feet to a point;
thence, South 3° 34' 19" West, a distance of 503.43 feet to a point;
thence, South 83° 20' 41" West, a distance of 303.37 feet to a point;
thence, South 71° 44' 21" West, a distance of 165.55 feet to a point;
thence, South 66° 59' 53" West, a distance of 260.12 feet to a point
thence, South 77° 52' 13" West, a distance of 144.44 feet to a point;
thence, South 56° 39' 47" West, a distance of 88.53 feet to a point;
thence, South 68° 57' 22" West, a distance of 87.51 feet to a point;
thence, North 85° 46' 45" West, a distance of 179.29 feet to a point;
thence, South 89° 47' 02" West, a distance of 200.43 feet to a point;
thence, North 4° 20' 04" East, a distance of 104.15 feet to a point;
thence, North 49° 37' 10" East, a distance of 77.67 feet to a point;
thence, South 59° 15' 52" East a distance of 65.50 feet to a point;
thence, North 49° 14' 52" East, a distance of 50.69 feet to a point;
thence, North 47° 51' 13" West, a distance of 106.23 feet to a point;
thence, North 24° 03' 22" East, a distance of 63.69 feet to a point;
thence, South 85° 50' 38" East, a distance of 151.07 feet to a point;
thence, North 9° 27' 53" East, a distance of 81.29 feet to a point;
thence, North 19° 55' 21" West, a distance of 309.45 feet to a point;
thence, North 56° 35' 06" West, a distance of 171.60 feet to a point;
thence, North 32° 05' 57" West, a distance of 87.56 feet to a point;
thence, South 79° 34' 54" West, a distance of 105.09 feet to a point;
thence, North 7° 35' 30" West, a distance of 141.10 feet to a point;
thence, North 74° 25' 33" East, a distance of 177.04 feet to a point;
thence, North 25° 49' 05" West, a distance of 227.88 feet to a point;
thence, North 40° 10' 23" East, a distance of 63.12 feet to a point;
thence, North 63° 20' 00" East, a distance of 200.16 feet to a point;
thence, North 88° 02' 09" East, a distance of 105.67 feet to a point;
thence, North 48° 01' 38" East, a distance of 81.95 feet to a point;
thence, South 81° 17' 43" East, a distance of 101.63 feet to the True Point of Beginning and containing 31.53 acres of land, more or less.
The above description was prepared by Evans, Mechwart, Hambleton & Tilton, Inc. for rezoning purposes only and does not represent an actual field survey by this firm.
To Rezone From: L-C-4, Limited Commercial District,
To: L-C-4, Limited Commercial District.
LEGAL DESCRIPTION FOR SUB AREA 10: 16.213 ACRES
Situated in the State of Ohio, County of Franklin, City of Columbus, located in Lots 13 and 14, Quarter Township 2, Township 2, Range 16, United States Military Lands and being a 1.330 acres, 0.101 acre and 14.782 acres out of those tracts as conveyed to New Albany Company, LLC by deed of record in Official Record 16105D10, Official Record 12756B15, and Instrument Number 199801070003909, respectively, (The New Albany Company, LLC, a Delaware limited liability company, successor to The New Albany Company, an Ohio general partnership, see deed of record in Official Record 212256E01 and Affidavit in Aid of Title of record in Official Record 199811120289607) (all references refer to the records of the Recorder's Office, Franklin County, Ohio) and described as follows:
Beginning, for reference at the centerline intersection of Central College Road and New Albany Road East of record in Plat Book 92, Pages 60 and 61;
thence South 03° 58' 07" West, with the centerline of said New Albany Road East, a distance of 350.85 feet to a point of curvature of a curve to the right;
thence continuing with said centerline, with the arc of said curve, having a central angle of 26° 15' 39", a radius of 1000.00 feet , an arc length of 458.34 feet, having a chord bearing and distance of South 17° 05' 57" West, 454.34 feet to a point;
thence North 59° 46' 14" West, leaving said centerline, a distance of 50.00 feet to an iron pin set at a southeasterly corner of that 37.896 acre tract conveyed to Sugar Run Apartments, LLC and Sugar Run Investors, LLC by deed of record in Instrument Number 200304010094022 and Instrument Number 200302100042139, being in the westerly right-of-way line of said New Albany Road East, the True Point of Beginning for this description;
thence with said westerly right-of-way line, with the arc of a curve to the right, having a central angle of 63° 20' 33", a radius of 950.00 feet, an arc length of 1050.26 feet, a chord bearing and distance of South 61° 54' 03" West, 997.58 feet to an iron pin set at a point of tangency;
thence North 86° 25' 41" West, partly with the northerly right-of-way line of said New Albany Road East and partly with the northerly right-of-way line of New Albany Road West of record in Plat Book 103, Pages 32 and 33, a distance of 418.65 feet to an iron pin set at a point of curvature;
thence with the easterly right-of-way line of said New Albany Road West, with the arc of a curve to the right, having a central angle of 44° 49' 51", a radius of 950.00 feet, an arc length of 743.32 feet, a chord bearing and distance of North 64° 00' 45" West, 724.51 feet to an iron pin set at the southwesterly corner of said 37.896 acre tract;
thence with the southerly perimeter of said 37.896 acre tract, being the meanders of Sugar Run Creek, the following courses:
North 72° 58' 40" East, a distance of 56.24 feet to a point;
South 78° 53' 46" East, a distance of 47.01 feet to a point;
South 21° 40' 56" East, a distance of 64.66 feet to a point;
North 83° 55' 57" East, a distance of 194.67 feet to a point;
North 15° 01' 39" East, a distance of 168.13 feet to a point;
North 26° 26' 24" East, a distance of 118.26 feet to a point;
North 54° 42' 59" East, a distance of 112.02 feet to a point;
South 70° 12' 59" East, a distance of 47.38 feet to a point;
North 80° 32' 44" East, a distance of 75.94 feet to a point;
South 12° 48' 53" East, a distance of 40.21 feet to a point;
South 78° 41' 57" East, a distance of 154.59 feet to a point;
North 88° 33' 06" East, a distance of 163.90 feet to a point;
South 86° 57' 39" East, a distance of 168.64 feet to a point;
South 43° 08' 45" East, a distance of 70.19 feet to a point;
South 86° 27' 15" East, a distance of 105.15 feet to a point;
South 65° 00' 05" East, a distance of 107.71 feet to a point;
South 32° 34' 18" East, a distance of 90.67 feet to a point;
South 65° 30' 19" East, a distance of 134.81 feet to a point;
North 81° 11' 00" East, a distance of 144.00 feet to a point;
South 73° 57' 00" East, a distance of 80.00 feet to a point;
North 47° 25' 00" East, a distance of 180.00 feet to a point;
North 71° 06' 00" East, a distance of 56.00 feet to a point; and
South 78° 03' 00" East, a distance of 5.14 feet to the True Point of Beginning, and containing 16.213 acres of land, more or less.
Subject, however, to all legal rights-of-way and/or easements, if any, of previous record.
Iron pins set, where indicated, are iron pipes, thirteen sixteenths (13/16) inch inside diameter, thirty (30) inches long with a plastic plug placed in the top bearing the initials EMHT INC.
Bearings are based on the Ohio State Plane Coordinate System as per NAD83. Control for bearings was from coordinates of monuments Frank 5574 and Frank 5113, with Central College Road having a bearings of South 86° 09' 40" East, established by the Franklin County Engineering Department, using Global Positioning System procedures and equipment.
To Rezone From: L-AR-O, Limited Apartment Residential/Office and L-C-4, Limited Commercial Districts,
To: L-C-2, Limited Commercial District.
SECTION 2. That a Height District of sixty (60) feet is hereby established on the L-C-4, Limited Commercial and L-C-2, Limited Commercial Districts on this property.
SECTION 3. That the Director of the Department of Development be, and he is hereby authorized and directed to make the said changes on the said original zoning map in the office of the Building Services Division and shall register a copy of the approved L-C-4, Limited Commercial District and Application among the records of the Building Services Division as required by Section 3370.03 of the Columbus City Codes; said plans being titled "ARCHITECTURAL SITE PLAN" and "PROPOSED MODIFIED SUBAREA PLAN," and limitation text titled, "LIMITATION OVERLAY TEXT," all signed on June 16, 2004 by Jeffrey L. Brown, attorney for the Applicant, and the limitation text reading as follows:
LIMITATION OVERLAY TEXT
PROPOSED DISTRICTS: L-C-4; L-C-2
PROPERTY ADDRESS: 5461 New Albany Road East
OWNER: The New Albany Company
APPLICANT: Same as owner
DATE OF TEXT: 6/16/04
APPLICATION NUMBER: Z04-015
1. INTRODUCTION: The applicant needs to reconfigure the subareas to permit a new user on the north side of New Albany Road West.
Subarea 2 31.5+/- Acres ( L-C-4): Subarea 2 because of its location along the New Albany Expressway may be characterized by office, commercial and hotel development
2. PERMITTED USES:
1. The following uses shall be permitted within Subarea 2. Those uses permitted under Chapter 3356, C-4, Commercial District of the Columbus City Code.
2. Excepting therefrom:
a. Automobile Sales, Leasing and Rental
b. Billboards
c. Bowling alley
d. Commercial radio transmitting or television station and appurtenances
e. Electric substation
f. Funeral parlor
g. Motion picture theater
h. Public parking for pay
3. DEVELOPMENT STANDARDS: Except as otherwise noted above and therein, the applicable development standards of Chapter 3356 shall apply to Subarea 2.
A. Density, Height, Lot and/or Setback commitments.
1. Setback from New Albany Expressway shall be 80' for parking, loading and maneuvering areas and 125-feet for all buildings; setback from New Albany Road shall be 125-feet for all buildings and parking, loading and maneuvering areas. Setback from New Albany Road West shall be 80-feet for all buildings and parking, loading maneuvering areas.
2. Setback from all other publicly dedicated roads shall be 55-feet for all buildings and parking, loading, and maneuvering areas.
3. Lot coverage for building and paved areas shall not exceed eighty percent of the lot area.
4. Height district shall be 60-feet.
B. Access, Loading, Parking and/or other Traffic related commitments.
1. The proposed street alignments are schematic and subject to change.
2. Curb cuts along the New Albany Road West shall have a minimum 250-foot spacing from centerline to centerline with opposing curb cuts offset at a minimum of 150-feet or aligned to avoid conflict. These spacing requirements shall not apply to right in/right out curb cuts.
3. A street, private or public may cross thru Subarea 2.
C. Buffering, Landscaping, Open space and/or Screening commitments.
1. Landscaping within the 125-foot parking and building setback along New Albany Road shall contain a 3-foot to 4-foot high continuously uniform evergreen screen. The evergreen screen shall be located along the edge of parking lots toward the New Albany Road right-of-way.
2. Landscaping within the New Albany Expressway 80-foot parking and building setback shall be based on the following standard:
a. Existing trees shall be preserved.
b. There shall be a 3-foot to 4-foot high continuously uniform evergreen screen within the 80-foot New Albany Expressway parking setback. The evergreen screen shall be located along the edge of parking lots toward the Expressway right-of-way.
c. New trees shall be planted within the parking and building setback and in a hedge row manner approximately 60-feet behind the Expressway right-of-way per the following standards: six (6) shade trees and four (4) multi-stem ornamental trees shall be planted per 100 lineal feet.
3. Landscaping within the 80-foot parking and building setback along New Albany Road West shall be rural in character and based on the following standard:
a. Within the 80-foot parking and building setback there shall be a minimum 5-foot high continuously uniform earth mound except for areas of ingress and egress for roadways. The mound shall have a 4:1 slope that will begin at the 80' parking and building setback line with a minimum crest at the top of the mound of 5-feet in width. From the crest, the mound shall slope upward or downward to meet existing grade at the right-of-way line. A fence may also be installed within said setback area.
b. Along the crest of the mound, trees shall be planted in a hedge row manner per the following standards: four (4) deciduous shade trees and three (3) multi-stem ornamental trees per 100 lineal feet of mounding.
4. Landscaping within all 55-foot parking and building setbacks shall be rural in character and based on the following standards:
a. Within the 55-foot parking and building setback there shall be a minimum 3-feet high continuously uniform earth mound except for areas of ingress and egress for roadways. The mound shall have a 4:1 slope that will begin at the 55-foot parking and building setback line with a minimum crest at the top of the mound of 5-feet in width. From the crest, the mound shall slope upward or downward to meet existing grade at the right-of-way line. A fence may also be installed within said setback area.
b. Along the crest of the mound, trees shall be planted in a hedge row manner per the following standards: 4 shade trees and 3 multi-stem ornamental trees shall be planted per 100 lineal feet of mounding.
5. The mounding and landscaping requirements within the parking setback may be deleted if existing vegetation within the parking setback area screens the parking areas within the parcel from the adjacent public right-of-way. If gaps exist within existing trees, infill planting shall occur and meet the requirements of said parking and building setback area, Section C(3)(b).
6. A street tree row shall be established along all publicly dedicated rights-of-way (other than New Albany Expressway) containing one tree for every 30-foot of road frontage. Such trees shall be those specified in the Columbus Street Program guidelines from the City of Columbus Forester and located a minimum 1-foot from edge of right-of-way unless the City of Columbus approves planting these trees within the right-of-way. Minimum tree size at installation shall be 2.5" caliper.
7. One tree shall be planted for every six (6) parking spaces. Trees shall be planted in islands at least five feet wide.
8. All loading docks shall be screened from off-site view to a minimum height of 6-feet by either landscaping, fencing, walls or buildings used individually or in combination thereof.
9. The property owner shall grant a conservation easement to the City of Columbus along the banks of the Sugar Run Creek subject to retaining its right to cross the easement area with streets, utility lines and to install a leisure path. The easement shall be 200-feet in width with a minimum distance of 100 feet from centerline of the creek to any one side of the creek.
10. If a public street is constructed across Subarea 2, then a leisure path shall be installed along one side of the public street to provide access to the pedestrian crossing under the New Albany Expressway.
11. The landscaping requirements of this section may be satisfied or offset by the preservation of existing vegetation.
12. Unless otherwise specified minimum size of all trees shall be 2.5" caliper for deciduous, 6-feet high for evergreens, and 1.5" caliper for ornamental trees.
13. The landscaping required in this section shall count toward satisfying the landscaping requirements of Chapter 3342 of the Columbus City Code.
14. All trees and landscaping shall be well maintained. Dead items, weather permitting shall be replaced within six months.
15. The area south of the creek within the Subarea as shown on the submitted "Subarea Plan", as open space shall be subject to a conservation easement granted to the City of Columbus. The property owner retains the right to cross that easement area with streets, utility lines and to install a leisure path.
D. Dumpsters, Lighting, Outdoor display areas and/or other environmental commitments.
1. All external lighting shall be cutoff type fixtures (down-lighting), and shall provide no light spillage to off-site parcels. However, buildings and landscaping at entry locations may be uplit or downlit provided that landscaping lighting does not spill over into the public right-of-way.
2. All external outdoor lighting fixtures within a given area shall be from the same or similar manufacturer's type to insure compatibility.
3. Parking lot lighting standards shall not exceed 28-feet in height.
4. All new or relocated utility lines shall be installed underground.
5. All waste and refuse shall be containerized and fully screened from view by a solid wall or fence that is consistent with the building's architecture.
6. Mechanical equipment or other utility hardware on the roof of a building shall be screened from view from ground level 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 from ground level by wall, fence or landscape material utilizing the same material or character of the building.
E. Graphics and Signage commitments.
1. All signage and graphics shall conform to Article 15 of the Columbus City Graphics Codes, as it applies to the C-4, Commercial District. Any variance to the sign requirements shall be submitted to the Columbus Graphics Commission.
2. Entry features may be established within the subarea and may contain signage. Minimum setback for entry features shall be 5-feet from right-of-way line. In no case, shall entry features interfere with maintaining safe clear sight distances at intersections. Depending on the final form of the entry features, appropriate variances from the Columbus City Code may be required.
3. No signs shall be painted directly on the surface of any building, wall, or fence. No wall murals shall be allowed.
4. No flashing, traveling, animated or intermittently illuminated signs shall be used. No co-op signs, rotating signs, trailer type signs, tethered balloons, roof signs, banners and pennants shall be permitted.
5. If site signage is illuminated, the signage shall be externally illuminated, internal illumination will be prohibited. Signage light source shall be directed toward the sign and shall not cause visibility problems for motorists or adjacent property owners.
F. Tree Preservation.
Reasonable and good faith efforts will be made to preserve existing trees and tree rows occurring within this subarea. Consideration will be given to laying out streets, lots, structures and parking areas to avoid the unnecessary destruction of these wooded areas. Additionally, standard tree preservation practices will be in place to preserve and protect trees during all phases of construction, including the installation of snow fencing at the drip line.
G. Architectural Standards - Commercial - Office and Institutional
1. Buildings shall be situated with the longest and/or more predominant building facade parallel to a major street.
2. Buildings shall be designed to be seen from 360 degrees with the same caliber of finish on all facades/elevations. Additional buildings , whether attached or detached, shall be of similar design, materials, and construction.
3. Building materials shall be limited to the following: brick, precast, natural and cultured stone, and E.I.F. S. (Exterior Insulated Finish Systems.) Wood and metal shall be allowed as accent features. Each building facade shall be at a minimum 50 percent brick or precast. Synthetic materials shall be permitted above the ground story and allowed on the ground story only as accent features (i.e. engaged columns, pediments, cornices, etc.). Tinted glass shall be permitted, reflective or mirrored glass shall be prohibited. Prefabricated metal buildings, untreated masonry block structures, and buildings featuring an exterior finish entirely of glass are also prohibited.
4. Pitched, flat, or mansard roofs shall be permitted. All flat roofs shall be required to have a parapet and/or a means of screening all rooftop mechanical equipment. All rooftop screens must be consistent and harmonious to the building's facade and character.
5. Poured concrete exterior walls are prohibited.
Subareas 10 (L-C-2): Subarea 10 because of its location near the intersection of New Albany Road West and New Albany Road should provide office services for this area.
2. PERMITTED USES:
The following uses shall be permitted within Subarea 10: Those uses listed in Chapter 3353, C-2, Commercial District) of the Columbus City Code.
3. DEVELOPMENT STANDARDS: Except as otherwise noted above and therein, the applicable development standards of Chapter 3353, shall apply to Subarea 10.
A. Density, Height, Lot and/or Setback commitments.
1. Setback from New Albany Road West shall be 60-feet for all buildings and parking, loading, and maneuvering areas.
2. Lot coverage for building and paved areas shall not exceed eighty percent of the lot area.
3. Height district shall be 60-feet.
B. Access, Loading, Parking and/or other Traffic related commitments.
1. The proposed street alignments are schematic and subject to change.
2. Curb cuts along the New Albany Road West shall have a minimum 250-foot spacing from centerline to centerline with opposing curb cuts offset at least 150-feet or aligned to avoid conflict. These spacing requirements shall not apply to right in/right out curb cuts.
C. Buffering, Landscaping, Open space and/or Screening commitments.
1. Landscaping within all 60-feet parking setbacks shall be rural in character and based on the following standard:
a. Within the 60-foot parking and building setback there shall be a minimum 5-feet high continuously uniform earth mound except for areas of ingress and egress for roadways and in front of the open space as shown on the submitted architectural site plan. The mound shall have a 4:1 slope that will begin at the 6-foot parking and building setback line with a minimum crest at the top of the mound of 5-feet in width. From the crest, the mound shall slope upward or downward to meet existing grade at the right-of-way line. A fence may also be installed within said setback area.
b. Along the crest of the mound, trees shall be placed in a hedge row manner per the following standards: four (4) shade trees and three (3) multi-stem ornamental trees shall be planted per 100-feet of mounding.
2. The mounding and landscaping requirements within the parking setback may be deleted if existing vegetation within the parking setback area screens the parking areas within the parcel from the adjacent public right-of-way. If gaps exist within existing trees, infill planting shall occur and meet the requirements of said parking and building setback area, Section C(1)(b).
3. A street tree row shall be established along all publicly dedicated rights-of-way containing one tree for evry 30-feet of road frontage. Such trees shall be those
specified in the Columbuss Street Program guidelines from theCity of Columbus Forester and located a minimum 1-foot from edge of right-of-way unless the City of Columbus approves planting these trees within the right-of-way. Minimum tree size at installation shall be 2.5" caliper.
4. One tree shall be planted for every six parking spaces. Trees shall be planted in islands at least five feet wide.
Break1
5. All loading dock shall be screened fromoff-site view to a minimum height of six (6) fee by either landscaping, fencing, walls or buildings used individually or in combination thereof.
6. In Subarea 10 a leisure trail shall be installed within the north right-of-way of New Albany Road West at the time of construction of New Albny Road West.
7. The i0 landscaping requirements of this section may be satisfied or offset by the preservation of existing vegetation.
8. Unless otherwise specified, minimum size of all plant material at installation shall be 2.5" caliper for deciduous shade trees, 6-feet high for evergreens and 1.5" caliper for ornamental trees.
9. The landscaping required in this section shall count toward satisfying the landscaping requirements of Chapter 3342 of the Columbus City Code.
10. All trees and landscaping shall be well maintained. Dead items, weather permitting shall be replaced within six months.
11. The property owner shall grant a conservation easement to the City of Columbus along the banks of the Sugar Run Creek subject to retaining its right to cross the easement area with driveways, parking, street, and utility lines as shown on the submitted architectural site plan drawing. The property owner may also install a leisure path in that easement area. The easement shall be 20200-feet in width with a minimum distance of 60-feet from centerline of the creek to any one side of the creek. If the easement is to be reduced to sixty feet it must extend beyond the existing tree line along the creek by a distance of ten feet. The reduction to sixty feet shall not occur in any flood plain or wetland areas. The property owner may install retention/detention areas within the easement.
12. The open space adjacent to New Albany Road West as shown on the architectural site plan drawing shall be maintained as open space subject to the installation of utilities and the removal of dead and diseased trees and shrubs subject to sound forestry management practices. The property owner may install retention/detention areas, and signage subject to obtaining any necessary zoning and/or building permit approvals within said open space area.
D. Dumpsters, Lighting, Outdoor display areas and/or other environmental commitments.
1. All external lighting in Subarea 10 shall be cutoff type fixtures (down-lighting), and shall provide no light spillage to off-site parcels. However, buildings and landscaping may be uplit or downlit provided that landscaping lighting does not spill over into the public right-of-way.
2. All external outdoor lighting fixtures within a given area shall be from the same or similar manufacturer's type to insure compatibility.
3. Parking lot lighting standards shall not exceed 20-feet in height.
4. All new or relocated utility lines shall be installed underground.
5. All waste and refuse shall be containerized and fully screened from view by a solid wall or fence that is consistent with the building's architecture.
6. Mechanical equipment or other utility hardware on the roof of a building shall be screened from view from ground level 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 from ground level by wall, fence or landscape material utilizing the same material or character of the building.
E. Graphics and Signage commitments.
1. All signage and graphics shall conform to Article 15 of the Columbus City Graphics Codes, as it applies to the C-2, Commercial District. Any variance to the sign requirements shall be submitted to the Columbus Graphics Commission.
2. Entry features may be established within the subarea and may contain signage. Minimum setback for entry features shall be 5-feet from right-of-way line. In no case, shall entry features interfere with maintaining safe clear sight distances at intersections. Depending on the final form of the entry features, appropriate variances from the Columbus City Code may be required.
3. No signs shall be painted directly on the surface of any building, wall, or fence. No wall murals shall be allowed.
4. No flashing, traveling, animated or intermittently illuminated signs shall be used. No co-op signs, rotating signs, trailer type signs, tethered balloons, roof signs, banners and pennants shall be permitted.
5. If site signage is illuminated, it shall be externally illuminated, internal illumination will be prohibited. Signage light source shall be directed toward the sign and shall not cause visibility problems for motorists or adjacent property owners.
F. Tree Preservation.
Reasonable and good faith efforts will be made to preserve existing trees and tree rows occurring within this subarea. Consideration will be given to laying out streets, lots, structures and parking areas to avoid the unnecessary destruction of these wooded areas. Additionally, standard tree preservation practices will be in place to preserve and protect trees during all phases of construction, including the installation of snow fencing at the drip line.
G. Architectural Standards - Office
1. Buildings shall be situated with the longest and/or more predominant building facade parallel to a major street.
2. Buildings shall be designed to be seen from 360 degrees with the same caliber of finish on all facades/elevations. Additional buildings , whether attached or detached, shal be of similar design, materials, n construction.
3. Building materials shall be limited to the following: brick, precast, natural and cultured stone, and E.I.F. S. (Exterior Insulated Finish Systems.) Wood and metal shall be allowed as accent features. Each building facade shall be at a minimum 50 percent brick or precast. Synthetic materials shall be permitted above the ground story and allowed on the ground story only as accent features (i.e. engaged columns, pediments, cornices, etc.). Tinted glass shall be permitted, reflective or mirrored glass shall be prohibited. Prefabricated metal buildings, untreated masonry block structures, and buildings featuring an exterior finish entirely of glass are also prohibited.
4. Pitched, flat, or mansard roofs shall be permitted. All flat roofs shall be required to have a parapet and/or a means of screening all rooftop mechanical equipment. All rooftop screens must be consistent and harmonious to the building's facade and character.
5. Poured concrete exterior walls are prohibited.
H. Site Plan.
The architectural site plan is conceptual in nature and except for the encroachments into the conservation easement and the general arrangement of the building to the north and parking to the south and east of the building is not being committed to as part of this zoning.
SECTION 4. That this ordinance shall take effect and be in force from and after the earliest period allowed by law. That for the reasons stated in the preamble hereto, which is hereby made a part hereof, this ordinance is hereby declared to be an emergency measure and shall take effect and be in force from and after its passage and approval by the Mayor or 10 days after its passage if the Mayor neither approves nor vetoes the same.