Explanation
Rezoning Application: Z03-082
APPLICANT: Dominion Homes c/o Richard C. Brahm, Atty., Plank and Brahm, 145 East Rich Street, Columbus, OH 43215
DEVELOPMENT COMMISSION RECOMMENDATION: Approval (4-1) on May 6, 2004.
CITY DEPARTMENTS' RECOMMENDATION: Approval. The applicant requests the CPD, Commercial Planned Development, PUD-6, Planned Unit Development and L-R-2, Limited Residential Districts within three sub-areas to permit unspecified commercial uses and to develop approximately 414 single-family dwellings. The proposed CPD text includes many appropriate development standards consistent with similar developments within the area. The proposed land uses are generally consistent with the development pattern along this portion of East Broad Street with commercial uses fronting the arterial and residential uses to the rear. The Development Commission requested that a second commercial sub-area be deleted from this application and proceed as a separate application. The Applicant has deleted the second commercial area, as requested.
Title
To rezone 88 SOUTH REYNOLDSBURG-NEW ALBANY ROAD (43068), being 104.9 + acres located on the east side of Reynoldsburg-New Albany Road, 350+ feet south of East Broad Street and on the south side of East Broad Street, 900+ feet east of Reynoldsburg-New Albany Road; From: R, Rural, To: CPD, Commercial Planned Development District, PUD-6, Planned Unit Development District and L-R-2, Limited Residential District. (Rezoning # Z03-082).
Body
To rezone 88 SOUTH REYNOLDSBURG-NEW ALBANY ROAD (43068), being 104.9 + acres located on the east side of Reynoldsburg-New Albany Road, 350+ feet south of East Broad Street and on the south side of East Broad Street, 900+ feet east of Reynoldsburg-New Albany Road; From: R, Rural, To: CPD, Commercial Planned Development, PUD-6, Planned Unit Development, and L-R-2, Limited Residential Districts. (Rezoning # Z03-082).
WHEREAS, application #Z03-082 is on file with the Building Services Division of the Department of Development requesting rezoning of 104.9+ acres from the R, Rural District to the CPD, Commercial Planned Development, PUD-6, Planned Unit Development and L-R-2, Limited Residential Districts; and
WHEREAS, the Development Commission recommends approval of said zoning change; and
WHEREAS, the City Departments recommend approval of said zoning change because the applicant requests the CPD, Commercial Planned Development, PUD-6, Planned Unit Development and L-R-2, Limited Residential Districts within three respective sub-areas to permit unspecified commercial uses and to develop approximately 414 single-family dwellings. The proposed CPD text includes many appropriate development standards consistent with similar developments within the area. The proposed land uses are generally consistent with the development pattern along this portion of East Broad Street with commercial uses fronting the arterial and residential uses to the rear. The Development Commission requested that a second commercial sub-area be deleted from this application and proceed as a separate application. The Applicant has deleted the second commercial area, as requested; 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:
88 SOUTH REYNOLDSBURG-NEW ALBANY ROAD (43068), being 104.9 + acres located on the east side of Reynoldsburg-New Albany Road, 350+ feet south of East Broad Street and on the south side of East Broad Street, 900+ feet east of Reynoldsburg-New Albany Road, and consisting of three (3) sub-areas being more particularly described as follows:
Sub-Area A 11.9+ acres:
Situated in the State of Ohio, County Franklin, City of Columbus, being located in Quarter Township 3, Township 1, Range 16, United States Military Lands and being out of the 82.911 acre tract conveyed to Rhea Kaplan, Trustee and J. Maynard Kaplan, Trustee by deeds of record in Official Record 17160 D04, Official Record 17160 D06, Instrument Number 199707030038957 and Instrument Number 199707030038963 (all references refer to the records of the Recorder's Office, Franklin County, Ohio) and described as follows:
Beginning, for reference, at an Ohio Department of Transportation centerline monument (Station 286+50) as shown on the State of Ohio, Centerline Survey Plat (FRA/LIC-16-10.3010.00) in East Broad Street;
Thence South 81° 46' 42" West, a distance of 558.22 feet, along said centerline of East Broad Street, to a point;
Thence South 08° 13' 18" East, a distance of 70.00 feet, across said East Broad Street right-of-way, to an iron pin set in the southerly right-of-way line of said East Broad Street at the northeasterly corner of said 82.911 acre tract.
Thence South 81° 46' 42" West, a distance of 184.72 feet, with said southerly right-of-way line of East Broad Street, to a point. Said point being the True Point of Beginning of the herein described tract;
The following ten (10) courses and distances across said 82.911 acre tract:
1. Thence South 08° 13' 18" East, a distance of 145.11 feet, to a point;
2. Thence with the arc of a curve to the right having a central angle of 85° 11' 25", a radius of 285.00 feet, an arc length of 423.75 feet and a chord bearing South 33° 44' 52" West, a chord distance of 385.78 feet, to a point;
3. Thence South 80° 59' 23" West, a distance of 487.24 feet, to a point;
4. Thence South 80° 38' 47" West, a distance of 120.42 feet, to a point;
5. Thence South 75° 34' 13" West, a distance of 86.14 feet, to a point;
6. Thence South 62° 53' 38" West, a distance of 75.41 feet, to a point;
7. Thence South 49° 55' 41" West, a distance of 62.77 feet, to a point;
8. Thence South 41° 52' 11" West, a distance of 72.91 feet, to a point;
9. Thence South 30° 55' 44" West, a distance of 95.52 feet, to a point;
10. Thence North 55° 12' 32" West, a distance of 69.38 feet, to a point in the westerly line of said 82.911 acre tract;
Thence North 03° 28' 37" East, a distance of 593.72 feet, along said westerly line of 82.911 acre tract, to a point in the southerly right-of-way line of East Broad Street at the northwesterly corner of said 82.911 acre tract;
Thence North 81° 46' 42" East, a distance of 1122.46 feet, along said southerly right-of-way line of East Broad Street, to the True Point of Beginning, containing 11.9 acres of land, more or less.
This description was prepared from existing records and is for zoning purposes only.
To Rezone From: R, Rural to CPD, Commercial Planned Development District (Sub-Area A)
Sub-Area B 23.3+ Acres
Situated in the State of Ohio, County Franklin, City of Columbus, being located in Quarter Township 3, Township 1, Range 16, United States Military Lands and being out of the 24.885 and 82.911 acre tracts conveyed to Rhea Kaplan, Trustee and J. Maynard Kaplan, Trustee by deeds of record in Official Record 17160 D04, Official Record 17160 D06, Instrument Number 199707030038957 and Instrument Number 199707030038963 (all references refer to the records of the Recorder's Office, Franklin County, Ohio) and described as follows:
Beginning at a point in the easterly right-of-way line of Reynoldsburg- New Albany Road in the line common to said 24.885 acre tract and the 9.053 acre tract conveyed to Franks Nursery Sales, Inc, by deed of record in Deed Book 3769, Page 371;
Thence South 86° 43' 54" East, a distance of 1101.75 feet, along the line common to said 24.885 and 9.053 acre tracts, to an iron pin found;
The following twenty-four (24) courses and distances across said 24.885 and 82.911 acre tracts:
1. Thence South 55° 12' 32" East, a distance of 69.38 feet, to a point;
2. Thence North 30° 55' 44" East, a distance of 95.52 feet, to a point;
3. Thence North 41° 52' 11" East, a distance of 72.91 feet, to a point;
4. Thence North 49° 55' 41" East, a distance of 62.77 feet, to a point;
5. Thence North 62° 53' 38" East, a distance of 75.41 feet, to a point;
6. Thence North 75° 34' 13" East, a distance of 86.14 feet, to a point;
7. Thence North 80° 38' 47" East, a distance of 120.42 feet, to a point;
8. Thence South 09° 15' 00" East, a distance of 266.29 feet, to a point;
9. Thence South 33° 16' 10" West, a distance of 184.75 feet, to a point;
10. Thence South 13° 02' 57" East, a distance of 26.41 feet, to a point;
11. Thence South 34° 51' 37" West, a distance of 105.57 feet, to a point;
12. Thence South 62° 33' 40" West, a distance of 130.33 feet, to a point;
13. Thence South 54° 52' 38" West, a distance of 132.58 feet, to a point;
14. Thence South 62° 30' 26" West, a distance of 115.85 feet, to a point;
15. Thence South 45° 06' 04" West, a distance of 81.60 feet, to a point;
16. Thence South 14° 53' 08" West, a distance of 59.25 feet, to a point;
17. Thence South 69° 07' 36" West, a distance of 67.06 feet, to a point;
18. Thence South 76° 11' 09" West, a distance of 154.75 feet, to a point;
19. Thence South 70° 19' 08" West, a distance of 108.26 feet, to a point;
20. Thence South 70° 33' 01" West, a distance of 107.09 feet, to a point;
21. Thence South 74° 54' 48" West, a distance of 154.45 feet, to a point;
22. Thence South 13° 39' 12" East, a distance of 142.40 feet, to a point;
23. Thence South 43° 50' 05" West, a distance of 45.43 feet, to a point;
24. Thence South 71° 13' 46" West, a distance of 163.87 feet, to a pointing the aforesaid easterly right-of-way line of Reynoldsburg-New Albany Road;
Thence North 17° 30' 42" West, a distance of 1134.28 feet, along said easterly right-of-way line of Reynoldsburg-New Albany Road,, to the True Point of Beginning, containing 23.3 acres of land, more or less.
This description was prepared from existing records and is for zoning purposes only.
To Rezone From: R, Rural to PUD-6, Planned Unit Development District (Sub-Area B)
Sub-Area C 69.7+ Acres
Situated in the State of Ohio, County Franklin, City of Columbus, being located in Quarter Township 3, Township 1, Range 16, United States Military Lands and being out of the 24.885 and 82.911 acre tracts conveyed to Rhea Kaplan, Trustee and J. Maynard Kaplan, Trustee by deeds of record in Official Record 17160 D04, Official Record 17160 D06, Instrument Number 199707030038957 and Instrument Number 199707030038963 (all references refer to the records of the Recorder's Office, Franklin County, Ohio) and described as follows:
Beginning, for reference, at an Ohio Department of Transportation centerline monument (Station 286+50) as shown on the State of Ohio, Centerline Survey Plat (FRA/LIC-16-10.3010.00) in East Broad Street;
Thence South 81° 46' 42" West, a distance of 558.22 feet, along said centerline of East Broad Street, to a point;
Thence South 08° 13' 18" East, a distance of 70.00 feet, across said East Broad Street right-of-way, to an iron pin set in the southerly right-of-way line of said East Broad Street at the northeasterly corner of said 82.911 acre tract;
Thence South 08° 19' 51" East, a distance of 673.04 feet, along an easterly line of said 82.911 acre tract, to an iron pin found. Said iron pin found being the True Point of Beginning of the herein described tract;
Thence South 85° 57' 29" East, a distance of 498.74 feet, continuing along an easterly line of said 82.911 acre tract, to an iron pin found;
Thence South 03° 23' 47" West, a distance of 1519.28 feet, continuing along an easterly line of said 82.911 acre tract, to a concrete monument found at the southeasterly corner of said 82.911 acre tract;
Thence North 86° 39' 30" West, a distance of 2511.60 feet, along the southerly lines of said 82.911 and 24.885 acre tracts, to a point in the easterly right-of-way line of Reynoldsburg-New Albany Road;
Thence North 17° 30' 42" West, a distance of 286.10 feet, along said easterly right-of-way line of Reynoldsburg-New Albany Road, to a point;
The following Twenty (20) courses and distances across said 24.885and 82.911 acre tracts:
1. Thence North 71° 13' 46" East, a distance of 163.87 feet, to a point;
2. Thence North 43° 50' 05" East, a distance of 45.43 feet, to a point;
3. Thence North 13° 39' 12" West, a distance of 142.40 feet, to a point;
4. Thence North 74° 54' 48" East, a distance of 154.45 feet, to a point;
5. Thence North 70° 33' 09" East, a distance of 107.09 feet, to a point;
6. Thence North 70° 19' 08" East, a distance of 108.26 feet, to a point;
7. Thence North 76° 11' 09" East, a distance of 154.75 feet, to a point;
8. Thence North 69° 07' 36" East, a distance of 67.06 feet, to a point;
9. Thence North 14° 53' 08" East, a distance of 59.25 feet, to a point;
10. Thence North 45° 06' 04" East, a distance of 81.60 feet, to a point;
11. Thence North 62° 30' 26" East, a distance of 115.85 feet, to a point;
12. Thence North 54° 52' 38" East, a distance of 132.58 feet, to a point;
13. Thence North 62° 33' 40" East, a distance of 130.33 feet, to a point;
14. Thence North 34° 51' 37" East, a distance of 105.57 feet, to a point;
15. Thence North 13° 02' 57" West, a distance of 26.41 feet, to a point;
16. Thence North 33° 16' 10" East, a distance of 184.75 feet, to a point;
17. Thence North 09° 15' 00" West, a distance of 266.29 feet, to a point;
18. Thence North 80° 59' 23" East, a distance of 487.24 feet, to a point;
19. Thence South 22° 07' 37" East, a distance of 249.93 feet, to a point;
20. Thence North 81° 33' 14" East, a distance of 383.93 feet, to the True Point of Beginning, containing 69.7 acres of land, more or less.
This description was prepared from existing records and is for zoning purposes only.
To Rezone From: R, Rural to L-R-2, Limited Residential District (Sub-Area C)
SECTION 2. That a Height District of thirty-five (35) feet is hereby established on the CPD, Commerical Planned Development (Sub-Area A), PUD-6, Planned Unit Development (Sub-Area B) and L-R-2, Limited Residential Districts (Sub-Area C) on this property.
SECTION 3. That the Director of 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 CPD, Commercial Planned Development District, PUD-6, Planned Unit Development District and L-R-2, Limited Residential District and Application among the records of the Building Services Division as required by Sections 3311.12, 3311.09, and 3370.03 respectively of the Columbus City Codes, said plans being titled "REYNOLDS CROSSING: PRELIMINARY DEVELOPMENT PLAN"(SHEET 1 OF 5), "REYNOLDS CROSSING: SUB-AREA A - PRELIMINARY CPD DEVELOPMENT PLAN" (SHEET 2 OF 5), "REYNOLDS CROSSING: SUB-AREA B - PRELIMINARY PUD DEVELOPMENT PLAN" (SHEET 3 OF 5), "REYNOLDS CROSSING: SUB-AREA C - PRELIMINARY R-2 DEVELOPMENT PLAN" (SHEET 4 OF 5), AND "REYNOLDS CROSSING: PARK CONCEPT" (SHEET 5 OF 5), all dated May 11, 2004 and signed May 11, 2004 by Richard C. Brahm and Donald Plank, Attorneys for Applicants and text titled "DEVELOPMENT TEXT, 88 REYNOLDSBURG-NEW ALBANY ROAD, 104.9 ± ACRES, dated May 11, 2004 and signed May 11, 2004 by Richard C. Brahm and Donald Plank, Attorneys for Applicant and reading as follows:
DEVELOPMENT TEXT
88 REYNOLDSBURG-NEW ALBANY ROAD
104.9 ± ACRES
________________________________________________________________
EXISTING DISTRICT: R, RURAL DISTRICT
PROPOSED DISTRICT: CPD, COMMERCIAL PLANNED DEVELOPMENT
PUD-6, PLANNED UNIT DEVELOPMENT
L-R-2, LIMITED RESIDENTIAL DISTRICT
PROPERTY ADDRESS: 88 REYNOLDSBURG-NEW ALBANY ROAD, REYNOLDSBURG, OH 43068
OWNER: DOMINION HOMES, INC., C/O RICHARD C. BRAHM, ESQ. AND DONALD PLANK, ESQ., PLANK & BRAHM, 145 EAST RICH STREET, COLUMBUS, OH 43215
MICHAEL ORNSTEIN, ET. AL. (3), C/O DONALD PLANK, ESQ., PLANK AND BRAHM, 145 EAST RICH STREET, COLUMBUS, OH 43215
APPLICANT: DOMINION HOMES, INC., C/O RICHARD C. BRAHM, ESQ. AND DONALD PLANK, ESQ., SHULER, PLANK & BRAHM, 145 EAST RICH STREET, COLUMBUS, OH 43215
APPLICATION #: Z03-082
DATE OF TEXT: MAY 11, 2004
INTRODUCTION:
The subject property ("Property") is 104.9 + acres generally located in the southeast quadrant of East Broad Street and Reynoldsburg-New Albany Road. Applicant proposes to rezone the property to the CPD, Commercial Planned Development, PUD, Planned Unit Development and, L-R-2, Limited Residential Districts as depicted on drawings titled "Reynolds Crossing: Preliminary Development Plan"(Sheet 1 of 5), "Reynolds Crossing: Sub-Area A - Preliminary CPD Development Plan" (Sheet 2 of 5), "Reynolds Crossing: Sub-Area B - Preliminary PUD Development Plan" (Sheet 3 of 5), "Reynolds Crossing: Sub-Area C - Preliminary R-2 Development Plan" (Sheet 4 of 5), and "Reynolds Crossing: Park Concept" (Sheet 5 of 5), all dated May 11, 2004 and signed May 11, 2004 by Richard C. Brahm and Donald Plank, Attorneys for Applicant and Property Owners. All drawings are hereby incorporated by reference. All development depicted on all of the referenced drawings is subject to minor adjustment with final design, engineering, platting and/or Certificate of Zoning Clearance. The "Reynolds Crossing: Park Concept" drawing is an illustrative drawing only for proposed park development. Applicant is developing the park as part of total compliance with requirements of Chapter 3318, Parkland Dedication.
Development of the site includes the construction of a collector road between East Broad Street and Reynoldsburg-New Albany Road, commercial uses between East Broad Street and the collector road, different styles of single-family housing, parkland dedication and construction of a playground. Development areas are itemized as follows and as specifically described in the gross acreage legal descriptions submitted for each zoning district area: CPD - 11.9+ acres and referred to as "Sub-Area A", PUD-6, 23.3+ acres and referred to as "Sub-Area B" and L-R-2, Limited Residential District - 69.7+ acres and referred to as "Sub-Area C".
CPD, COMMERCIAL PLANNED DEVELOPMENT
SUB-AREA A
INTRODUCTION
Sub-Area A fronts on the south side of East Broad Street and the north side of the new internal collector street depicted on the development plans submitted with this rezoning application. East Broad Street is a multi-lane high-speed arterial right of way appropriate for location of commercial uses.
1. PERMITTED USES: All uses of 3356.03, C-4, Permitted Uses, except as itemized below, and a convenience store with motor vehicle fuel sales, which may also include a car wash, and a freestanding car wash, and all uses that are determined to be consistent with the permitted uses, listed under the North American Industry Classification System, or its successor document.
Only one (1) use with motor vehicle fuel sales shall be permitted and it shall generally be located in the east end of Sub-Area A, adjacent to the intersection of East Broad Street and the new internal public collector street. The following uses are not permitted:
a. Billboards
b. Off premise graphics other than as approved by the Columbus Graphics Commission.
c. Used car lots, except used car lots used in conjunction with the sale of new cars.
2. DEVELOPMENT STANDARDS:
Except as otherwise listed herein or as depicted on drawings submitted with this application, the development standards established by the C-4, Commercial District shall apply.
A. Density, Height, Lot and/or Setback Commitments.
1. Building Height: The height district shall be H-35.
2. Building Setback Lines:
(a) Building setback lines are noted on the plan titled "Reynolds Crossing: Sub-Area A - Preliminary CPD Development Plan" (SHEET 2 OF 5) and as follows: East Broad Street: fifty (50) feet, twenty-five (25) feet from any other public street right-of-way; ten (10) feet from the west property line of Sub-Area A and five (5) feet from any side property line created internal to the sub-area, except as otherwise set forth:
(b) No building setback shall be required from any property line, other than a property line abutting a public street, that is created within and internal to a larger site for which a Certificate of Zoning Clearance has been issued and the parcel created by the property line continues to function as part of the overall site for which the Certificate of Zoning Clearance was issued.
(c) The building setback line for a canopy(s) covering fuel pumps shall be a minimum of twenty-five (25) feet from any public street right-of-way.
3. Parking Setback Lines:
a) The parking setback line shall be as follows: twenty (20) feet from East Broad Street, ten (10) feet along any the internal collector street and ten (10) feet along the west side of the current west property line of the Sub-Area. The west parking setback line may be crossed with pavement to connect to adjacent commercial property to the west.
b) No parking or maneuvering areas, except driveways, shall be constructed nearer than three (3) feet from any side or rear property line, except as follows:
1) Internal aisles for vehicular circulation within parking lots to provide internal connection and circulation between adjacent parking lots are permitted and encouraged.
2) No parking or maneuvering setback shall be required from any property line, other than a property line abutting a public street, that is created within and internal to a larger site for which a Certificate of Zoning Clearance has been issued and the parcel created by the property line continues to function as part of the overall site for which the Certificate of Zoning Clearance was issued.
B. Access, Loading, Parking and/or Traffic Related Commitments.
1) There shall be no required loading space(s), as identified in Section 3342.13, Loading Space, and 3342.29, Minimum Number of Loading Spaces Required, Columbus Zoning Code. To the extent that loading function/service areas are provided, they shall be subject to the review and approval of the Division of Transportation, but not subject to the specific design requirement(s) of Sections 3342.13 or 3342. 29 or other sections related to same. All loading/service areas shall be screened from view from public streets, as determined from the property line, with walls, fencing and/or landscaping to a height of five (5) feet. No loading/service area shall be on the side of any building façade directly adjacent to (no building or separate parcel between) and facing East Broad Street or the internal collector roadside of any building.
2) Off street parking shall be provided in compliance with the provisions of Chapter 3342 of the Columbus Zoning Code, except as follows:
a) Required parking for the convenience store use shall be calculated at the rate of one (1) space per 250 gross square feet, including area used for an on-premise restaurant with seating in conjunction with and internal to the convenience store, if any.
b) There shall be no required parking for a carwash, if developed in conjunction with an on-premise convenience store with gasoline sales. No more than five (5) stacking spaces shall be required for a single bay automatic carwash. Stacking may be administratively reduced to less than five (5) by the Division of Transportation based on a specific site plan/stacking plan at the time of request for a Certificate of Zoning Clearance.
c) Seasonal outside seating for restaurant(s) is encouraged to provide seasonal amenities at the site. There shall be no required parking for seasonal outside seating, subject to the seasonal seating being incidental to and subordinate of the primary use.
d) Car wash stacking for a single or two bay automatic car wash may be administratively reduced by up to 50%, based on approval by the Division of Transportation of a specific site plan/stacking plan at the time of request for a Certificate of Zoning Clearance.
Break1
e). Off-street parking requirements may be administratively reduced by up to 50% in conjunction with a request for a Certificate of Zoning Clearance with the approval of the Division of Transportation and Building Services Division. Factors that may be considered in evaluating a request to provide less than code required parking include, but are not limited to, the availability of shared parking, availability of on-street parking, availability of mass transit, hours of operation for proposed uses, mixed uses, demonstration of reduced parking needs for a particular use and adjacent and/or centralized parking.
f) To promote the greatest efficiency of paved surfaces, parking spaces may maneuver across property lines of adjacent sites and in common parking areas. Driveway access points and aisles may be divided by property line(s), as long as the overall driveway or aisle dimensions meet minimum code requirements and easements, as applicable, are provided to insure the function of shared driveways and aisles.
3) Additional traffic related commitments applicable to the entire rezoning site are listed in the section titled "General Provisions Applicable to All Sub-Areas".
C. Buffering, Landscaping, Open Space and/or Screening Commitments.
1. The parking setback areas of both East Broad Street and the internal collector public street shall be maintained in live vegetation and shall include tree and shrub planting at the rate of three (3) trees and four (4) shrubs per 100 lineal feet of street frontage. The trees shall be placed randomly or grouped to simulate natural growth. These trees are in addition to the street trees required in #2 - below.
2. A street tree row shall be established along East Broad Street and the internal collector public street. The street tree row shall contain one (1) tree for every 50 feet of lineal frontage. Such trees shall be those specified in the Columbus Street Tree Program guidelines from the City Forester. The trees shall be approximately evenly spaced and planted in the right of way, subject to approval of applicable city agencies.
3. All parking areas adjacent to the internal collector public street, where directly across the street from residentially zoned property on the south side of the internal collector public street 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 and/or walls. The height of headlight screening may be reduced as needed adjacent to curbcuts or at the East Broad/Internal Collector intersection to provide adequate vision clearance.
4. A wetland area presently exists within Sub-Area A. The approximate location of the wetland is graphically depicted on drawings applicable to Sub-Area A. The approximate graphical depiction is not, however, a specific delineated boundary. Prior to development of a portion of Sub-Area A adjacent to the estimated wetland area, the actual delineated boundary shall be determined and noted on plans for a Certificate of Zoning Clearance. Applicant reserves the right to adjust boundaries of the wetland through proper permitting processes. Based on the actual boundary of the wetland, a building and pavement setback of twenty-five (25) feet shall be maintained.
5. Tree planting shall be required within the site(s) parking area(s) at the rate ofone (1) tree pr ten (10) parking saces.
6. Three planting requirements of this section (C) maybe offset by the preservation of existing tr greater than three (3) inch caliper when located in an area with required tree planting on a one for one basis.
7. All trees and landscaping shall be well maintained. Weather permitting, dead items shall be replaced within six months.
8. The minimum size of trees at the time of plantig shall be as follows: Deciduous - 2 ½ inch caliper, Ornamental - 1 ½ inch caliper, Evergreen - 5 - 6 feet in height. The minimum size of shrubs shall be 2 gallon.
D. Building Design and/or Interior/Exterior Commitments.
1. Any mechanical equipment or utility hardware on the roof of a building shall be screened from view to the height of the equipment by the same or similar material utilized on the building roof or exterior or screen panels may also be permitted. The color or mechanical equipment screening shall be compatible with the building and be selected to be the least noticeable. Ground mounted mechanical or utility equipment shall be fully screened from view from ground level by landscaping and/or fence or wall utilizing comparable and compatible materials as the building materials.
2. Building illumination shall be permitted provided such light source is concealed. No colored light shall be used to light the exterior of any building.
3. Building(s) shall be finished on all sides/elevations with the same level and quality of finish. Building facades directly facing and abutting a public street, without an intervening building or parcel, shall have a pedestrian entrance and shall be designed with a minimum of 60% window glass between 2 feet and 10 feet high. Building facades that face public streets and exceed fifty (50) feet in horizontal length shall include vertical piers or other vertical visual elements to break the plane of the façade. Such vertical visual elements shall be between fifteen (15) and thirty-five (35) feet apart along the façade.
4. The columns of any canopy over motor vehicle fuel pumps shall be finished in the same material as the primary building associated with the motor vehicle fuel sales use, to coordinate the architectural theme between the canopy/columns and the retail building associated with the fuel sales.
E. Dumpsters, Lighting, Outdoor Display Areas and/or Environmental Commitments.
1. All parking lot or ground mounted lighting shall use fully shielded cut-off fixtures (down lighting), except there may be accent lighting (up lighting) on landscaping in the front of structures and ground signs, provided the fixtures are screened with landscaping to prevent glare.
2. All external outdoor lighting fixtures to be used shall be from the same or similar manufacturer's type to insure aesthetic compatibility.
3. Except for decorative lighting, all other light poles shall be metal or fiberglass and such light poles shall be of the same color. Light poles in the parking lots shall not exceed a maximum of 18 feet in height where located within 100 feet of a residential district or a maximum of 22 feet otherwise.
4. Building mounted area lighting within the parcel shall utilize fully shielded cut-off style fixtures, except
pedestrian level lighting, which may use decorative fixtures. Area lighting shall be placed and designed to
minimize any offsite light spillage.
5. All new or relocated utility lines shall be installed underground unless the applicable utility company directs or requires otherwise.
6. Lighting shall be positioned as to not be directed toward any residential area.
7. Canopy lighting over gasoline pump islands shall be recessed or fully shielded (the light bulb and lens shall not project below the level of the opaque shield or fixture housing) to control glare and off-site light.
8.Dumpsters shall be screened from view on all four (4) sides to a height of six (6) feet with materials that match or are comparable to the primary materials of the building for which the dumpster is accessory.
F. Graphics Commitments.
All signage and graphics shall conform to Article 15 of the Columbus Graphics Code as it applies to the C-4 district. Any variances needed from the applicable graphics requirements shall be submitted to the Columbus Graphics Commission. Any Ground Sign shall be monument style.
G. Miscellaneous.
1) Sidewalks shall be provided along East Broad Street and the internal collector public street and shall be
located per the specifications and recommendations of the City of Columbus.
2. On-site bicycle parking will be provided.
H. CPD Requirements.
1) Natural Environment and Existing Land Uses: The site is flat and is undeveloped. The site is presently zoned R, Rural when annexed.
2) Existing Land Use: Undeveloped
3) Transportation and Circulation: The 104.9 acre site is located on the south side of East Broad Street and the west side of South Reynoldsburg New Albany Road. Sub-area A is located at the East Broad Street intersection with the new proposed internal collector public street. As a result of a Traffic Impact Study (TIS) certain off -site road improvements are required in conjunction with the development. The on-premise collector road, as depicted on the submitted drawings, is a requirement of the on-premise road system. The 104.9 acre development site will have access points on East Broad Street and Reynoldsburg-New Albany Road, as depicted, and subject to off-site improvements as itemized in the section titled "General Provisions Applicable to All Sub-Areas".
4) Visual Form of the Environment: The property is part of a 104.9± acre mixed use development.
5) Proposed Development: Commercial uses.
6) Behavior Pattern. The CPD site is situated on an arterial at an intersection to be signalized with the proposed internal collector. The location is appropriate for the proposed uses and will provide commercial services to the area.
7) Emissions: No adverse effect from emissions shall result from the proposed development.
8) Standards Modifications: Required parking is permitted to be calculated at the 1 per 250 rate for incidental eating/restaurant use with a convenience store with motor vehicle fuel sales. Parking spaces may maneuver across a property line(s) within the sub-area, aisles and driveways may be split by a property line subject to all applicable easements to maintain required function being provided, There shall be no requirement to provide loading spaces, as defined in Sections 3342.13 or 3342. 29, subject to Division of Transportation review and approval of service area function, maneuvering and design. There shall be no required parking for seasonal outside seating. Code required parking may be administratively reduced by the Division of Transportation and the Building Services Division in conjunction with a request for a Certificate of Zoning Clearance based on enumerated criteria. The Division of Transportation, subject to review and approval of a specific site and stacking plan, may reduce car wash stacking. The East Broad Street building setback line is reduced from 60 feet to 50 feet except for a gasoline pump island canopy, which may be placed at a 25 foot setback from East Broad Street. East Broad Street right of way presently exceeds 120 feet total and presently exceeds 60 feet from centerline on the south side, as recommended by the Thoroughfare Plan.
L-R-2, Limited Residential
Sub-Area C
69.7 + Acres
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1. Permitted Uses: The following uses shall be permitted:
a) Detached single-family dwellings on platted lots as permitted in Section 3332.033, R-2, Residential District Use, along with all permitted accessory uses and structures incidental to a single-family dwelling.
b) Public and/or private open space areas, as depicted on the Plan.
2. Development Standards: Except as specified herein and as indicated on the Plan, the applicable development standards of Chapter 3332, Residential Districts, of the Columbus City Code shall apply.
A. Density, Height, Lot and/or Setback Commitments.
1). Density: There shall be no more than 308 lots.
2). Height: Height District shall be H-35.
3). Lot: N/A
4). Setback: N/A
B. Access, Loading, Parking and/or Traffic Related Commitments.
1) The public street system within the L-R-2 area and vehicular access points to the L-R-2 area shall be as depicted on the Plan, subject to minor adjustment consistent with final engineering and platting.
2) Public street right of way within the L-R-2 area shall connect to the existing terminus of the public street right of way of Kingsmeadow Lane and Instone Drive. Kingsmeadow Lane and Instone Drive are public streets in the City of Reynoldsburg that terminate at the east and south property lines of the site, respectively.
C. Buffering, Landscaping, Open Space, and/or Screening Commitments.
1. Open space shall be provided as depicted on the Plan. Open Space areas are intended to be left in their natural state, other than containing landscaping and areas for storm water management. However, underground utility crossing(s) of open space is permitted, as is normal and customary maintenance of open space areas, including removal of dead, dying or diseased plant material.
2. Parkland shall be dedicated to the City of Columbus, as depicted on the Plan, subject to minor adjustment with actual survey and engineering and subject to the dedication of additional property to the City of Columbus with permission of the Columbus Recreation and Parks Department. Underground utility crossing(s) of the park area shall be permitted. A park shall be developed to provide playground equipment and an asphalt bike path (minimum 6 feet wide).
3. Street trees shall be provided along the new internal public streets at the rate of one (1) street tree per lot. Two (2) street trees shall be provided on corner lots, with one (1) street tree on each street frontage of the corner lot. Street trees shall be selected from tree species approved by the City Forester.
4. Street trees shall be a minimum 2 ½" caliper at time of installation.
D. Building Design and/or Interior-Exterior Treatment Commitments.
1. Houses with identical facades shall not be built adjacent to one another.
2. The minimum house size shall be 1200 square feet based on the definition for minimum net floor area for living quarters in Section 3303.13 Codes of the City of Columbus.
3. No house shall be oriented on a lot with the rear of the house facing a public street.
Dumpsters, Lighting, Outdoor Display Areas and/or Environmental Commitments.
All new or relocated utility lines shall be installed underground unless the applicable utility company directs or requires otherwise.
F. Graphics and Signage Commitments.
All graphics shall conform to Article 15 of the Columbus Graphics Code, as it applies to the R-2, Residential District. Any variance to the applicable sign requirements of the R-2 District shall be submitted to the Columbus Graphics Commission.
G. Miscellaneous.
See General Provisions Applicable to All Sub-Areas.
GENERAL PROVISIONS APPLICABLE TO ALL SUB- AREAS (A, B, C)
1) Road Improvements
The following road improvements shall be required in conjunction with development of this site.
a) Add a northbound lane on Reynoldsburg-New Albany Road from Site Drive C, along the eastern side of Reynoldsburg-New Albany Road, to Broad Street. This will yield dual northbound left turn lanes on Reynoldsburg-New Albany Road at Broad Street. The addition of the northbound lane is in conformance with the City's Thoroughfare Plan. The additional lane will be designed and constructed in accordance with appropriate City and county standards and in accordance with right-of-way requirements defined in the Thoroughfare Plan. Pavement markings, intersection geometrics, and traffic signals will be adjusted, as necessary, to accommodate the dual northbound left turn facility.
The obligations of the developer with respect to the addition of a northbound left turn lane on Reynoldsburg-New Albany Road assumes that the City will exercise eminent domain authority, if necessary, (with the developer bearing the costs) in connection with the acquisition of any needed right of way from others and that the developer's total financial responsibility for improvements in connection with the addition of the additional left turn lane shall not be more than the roughly proportional share of the development's impact on the East Broad Street/Reynoldsburg New Albany Road intersection, as assessed in the traffic study submitted and considered in the rezoning and as contemplated by CC 3125.07(A), but in no event shall developers obligation exceed thirty thousand dollars ($30,000.00).
b) Provide a three-lane cross-section on Site Drive B to yield one eastbound lane and two westbound lanes (one for left turns and one for through-right movements); place under stop sign control; monitor for possible signal installation in the future.
c) Provide for left and right turns into Site Drive C along with right turns from Site Drive C, but construct the drive to restrict left turns outbound.
d) Construct an eastbound right turn lane on Broad Street to serve Site Drive A.
e) Modify the Bannockburn Boulevard approach to Broad Street to provide separate southbound right, through, and left turn lanes.
f) Provide a four-lane northbound approach on Site Drive A at Broad Street to yield dual left turn lanes, a through lane, and a right turn lane.
g) Restripe Broad Street to provide for a westbound left turn lane to serve Site Drive A.
h) Modify the existing traffic signal on Broad Street at its intersection with Bannockburn Boulevard/Site Drive A to accommodate items D, E, F and G.
2) The drawings titled "Reynolds Crossing: Preliminary Development Plan" (Sheet 1 of 5), "Reynolds Crossing: Sub-Area A - Preliminary CPD Development Plan" (Sheet 2 of 5), "Reynolds Crossing: Sub-Area B - Preliminary PUD Development Plan" (Sheet 3 of 5), "Reynolds Crossing: Sub-Area C - Preliminary L-R-2 Development Plan" (Sheet 4 of 5) and "Reynolds Crossing: Park Concept" (Sheet 5 of 5) all dated May 11, 2004 and signed by Richard C. Brahm, Esq. and Donald Plank, Esq., dated May 11, 2004, are hereby incorporated by reference to depict the location of the sub-areas and elements depicts thereon. All drawings are subject to minor adjustment with final design, engineering, platting and/or Certificate of Zoning Clearance. The "Reynolds Crossing: Park Concept" drawing is an illustrative drawing only of proposed park development. Applicant is developing the park as part of total compliance with requirements of Chapter 3318, Parkland Dedication.
3) The development shall comply with applicable requirements of Chapter 3318, Parkland Dedication, Columbus City Code. Residential development shall comply with Parkland Dedication Ordinance (PDO) requirements based on a combination of land dedication and playground development. Commercial development shall comply with the PDO based on money contribution at the rate of $400/acre.
4) Severability: If for any reason any one or more articles, sections, sentences, clauses or parts of this Text are held invalid by any court of law or duly authorized public body, such determination shall not affect, impair or invalidate the remaining provisions of this Text, but shall be confined in its operation to the specific sections, sentences, clauses or parts of this Text held invalid and the invalidity of any section, sentence, clauses or parts of the Text in any one or more instances shall not prejudice in any way the validity of the Text in any other instance.
5) Future Variance Applications: The Board of Zoning Adjustment shall be the body to hear any and all variance requests to site development standards, including any and all specific site development standards contained in this development text or ordinance or as depicted on any drawing referenced herein.
6) Future Rezoning Applications Nothing contained herein shall prevent the current or future owners of the Property or any portion thereof from filing a zoning application, and the City processing said application for any portion of the Property, separate and apart from the entire Property and separate and apart from Sub-Areas A, B and/or C.
Section 4. That this ordinance shall take effect and be in force from and after the earliest period allowed by law.