Case Studies: Compact Development

URBAN COMMERCIAL OVERLAY Columbus, Franklin County

Date Completed: Initially adopted in 1999 and applied to its first corridor, a portion of N. High Street, the Urban Commercial Overlay (UCO) has since been adopted in over 27 miles of corridors throughout the urban portions of the city.

Description: The UCO is a zoning tool that requires a walkable built environment to be reinstated in urban commercial corridors that reflect the development pattern of the late 19th and early 20th century. These corridors have typically devolved into a suburban pattern beginning in the 1950’s. Implementation of the UCO has been particularly successful at “healing” urban corridors and reinforcing a denser, walkable environment through the placement of new structures, parking and related design requirements.

Project Size: The UCO is currently in place on 27 linear miles of 14 separate urban corridors.

Below: Turkeyville, Old North Neighborhood along North High Street (photo: City of Columbus)

1 Commercial Overlays in Columbus, This map depicts the general location of commercial overlays in the City of Columbus that are either adopted or proposed (in process to be adopted or proposed in adopted plans). May 2010

06 Urban Commercial Overlay 01 Cleveland Ave: Milo‐Grogan 02 Cleveland Ave: N. & S. Adopted 03 E. Fifth Ave: Milo‐Grogan 09 04 E. Fifth Ave: University 20 05 E. Long St: Near East Proposed 06 E. Main St: Near East 07 Indianola Ave: Clintonville 08 King Ave: 09 Lane Ave: University 08 10 Livingston Ave: Livingston East 01 03 11 Livingston Ave: Near Southside 12 Livingston at Parsons: Near Southside 16 06 13 Lockbourne Rd: Southside 14 Mt. Vernon Ave: Near East 02 15 N. Fourth St: University 16 N. High St: Clintonville 07 11 17 N. High St: University 01 16 18 S. High St: 05 07 19 S. Parsons Ave: Near Southside 02 20 SR161: Northwest 21 W. Broad St: Franklinton 09 15 22 W. Broad St: 08 17 25 23 W. Third Ave: Fifth by Northwest 24 24 W. Fifth Ave: Fifth by Northwest 23 09 04 03 01 25 Weiland Park: University 14 03 05 Community Commercial Overlay 01 Agler Road: Northeast 21 02 Cleveland Ave: Northeast 22 06 04 12 03 E. Broad St: Eastmoor Adopted 11 04 E. Main St: Eastmoor 04 10 13 05 Harrisburg Pike: Southwest 18 19 06 Indianola Ave: Clintonville Proposed 07 Lockbourne Rd: Southside 05 07 07 08 N. High St: Clintonville 09 Olentangy River Rd: Fifth by Northwest 02 10 S. High: Far South 11 Stelzer Rd: Northeast 10 Overlays This map depicts the general locationRegional of Commercial Overlay commercial overlays in the City of01 Columbus Bethel Rd: Northwest that Adopted 02 Frank Rd: Southwest 08 are either adopted or proposed (in03 Morseprocess Rd: Northland to be adopted or proposed in adopted 04plans). Mound St: Southwest Proposed May 2010 05 Olentangy River Rd: University 06 Sawmill Rd: Northwest 07 S. Hamilton Rd: Eastland 08 S. High St: Far South 06 Urban Commercial Overlay 09 SR161: Northwest 01 Cleveland Ave: Milo‐Grogan 02 Cleveland Ave: N. & S. Linden Adopted 03 E. Fifth Ave: Milo‐Grogan 09 04 E. Fifth Ave: University 20 05 E. Long St: Near East Proposed 06 E. Main St: Near East 07 Indianola Ave: Clintonville This map depicts the general location of 08 King Ave: Fifth by Northwest Columbus Planning commercial overlays in the City of Columbus that 09 Lane Ave: University www.columbus.gov/planning 08 are either adopted or proposed (in process to be 10 Livingston Ave: Livingston East 01 03 11 Livingston Ave: Near Southside Michael B. Coleman, Mayor adopted or proposed in adopted plans). 12 Livingston at Parsons: Near Southside Boyce Safford III, Director, Development Department May 2010 Commercial 16 06 13 Lockbourne Rd: Southside 14 Mt. Vernon Ave: Near East 02 15 N. Fourth St: University 06 This map depicts the general location of Urban Commercial Overlay 16 N. High St: Clintonville 07 01 Cleveland11 Ave: Milo‐Grogan 17 N. High St: University commercial overlays in the City of Columbus that 01 16 02 Cleveland Ave: N. & S. Linden Adopted 18 S. High St: Brewery District are either adopted or proposed05 (in process07 to be 03 E. Fifth Ave: Milo‐Grogan 19 S. Parsons Ave: Near Southside 09 adopted or proposed in adopted plans). 02 04 E. Fifth Ave: University 20 SR161: Northwest 20 May 2010 05 E. Long St: Near East Proposed 21 W. Broad St: Franklinton 09 15 06 E. Main St: Near East 22 W. Broad St: Hilltop 08 17 25 07 Indianola Ave: Clintonville 23 W. Third Ave: Fifth by Northwest 24 08 King Ave: Fifth by Northwest 24 W. Fifth Ave: Fifth by Northwest 06 Urban Commercial Overlay 23 09 04 03 01 Cleveland Ave: Milo‐Grogan 01 09 Lane Ave: University 25 Weiland Park: University 08 02 Cleveland Ave: N. & S. Linden Adopted 14 10 Livingston Ave: Livingston East 01 03 11 Livingston03 Ave: Near Southside 03 E. Fifth Ave: Milo‐Grogan 05 Community Commercial Overlay 04 E. Fifth Ave: University 12 Livingston at Parsons: Near Southside 01 Agler Road: Northeast 09 13 Lockbourne Rd: Southside 20 16 06 05 E. Long St: Near East 21 Proposed 06 02 Cleveland Ave: Northeast 22 14 Mt.04 Vernon Ave: Near East Adopted 02 06 E. Main St: Near East 12 03 E. Broad St: Eastmoor 07 Indianola Ave: Clintonville 04 11 15 N. Fourth St: University 04 E. Main St: Eastmoor 08 King Ave: Fifth by Northwest 16 N. High St:10 Clintonville 05 Harrisburg Pike: Southwest 07 11 18 19 13 17 N. High St: University Proposed 0901 Lane Ave: University 06 Indianola Ave: Clintonville 08 16 10 Livingston Ave: Livingston East 18 S. High St: Brewery District 07 Lockbourne Rd: Southside 01 03 05 07 11 Livingston Ave: Near Southside05 07 19 S. Parsons Ave: Near07 Southside 08 N. High St: Clintonville 02 12 Livingston at Parsons: Near Southside 20 SR161: Northwest 09 Olentangy River Rd: Fifth by Northwest 02 21 W. Broad St: Franklinton 16 06 09 15 13 Lockbourne Rd: Southside 10 S. High: Far South 14 Mt. Vernon Ave: Near East 22 W. Broad St: Hilltop2 11 Stelzer Rd: Northeast 02 08 17 25 15 N. Fourth St: University 23 W. Third Ave: Fifth by Northwest Overlays 24 10 09 04 03 16 N. High St: Clintonville 24 W. Fifth Ave: Fifth by Northwest Regional Commercial Overlay 23 25 Weiland Park: University 07 11 01 17 N. High St: University 01 Bethel Rd: Northwest Adopted 01 14 18 S. High St: Brewery District 02 Frank Rd: Southwest 16 03 05 07 05 19 S. Parsons Ave: Near Southside 08 Community Commercial Overlay 03 Morse Rd: Northland 01 Agler Road: Northeast Proposed 02 20 SR161: Northwest 04 Mound St: Southwest 21 21 W. Broad St: Franklinton 02 Cleveland Ave: Northeast 05 Olentangy River Rd: University 09 15 22 06 04 12 22 W. Broad St: Hilltop 03 E. Broad St: Eastmoor Adopted 06 Sawmill Rd: Northwest 17 25 11 23 W. Third Ave: Fifth by Northwest 04 E. Main St: Eastmoor 08 04 10 07 S. Hamilton Rd: Eastland 24 04 03 24 W. Fifth Ave: Fifth by Northwest 05 Harrisburg Pike: Southwest 08 S. High St: Far South 23 09 13 Proposed 01 18 19 25 Weiland Park: University 06 Indianola Ave: Clintonville 09 SR161: Northwest 14 07 Lockbourne Rd: Southside 03 07 07 08 N. High St: Clintonville 05 05 Community Commercial Overlay 01 Agler Road: Northeast 09 Olentangy River Rd: Fifth by Northwest 02 10 S. High: Far South 21 06 02 Cleveland Ave: Northeast 22 04 03 E. Broad St: Eastmoor Adopted 11 Stelzer Rd: Northeast 12 Overlays 04 11 10 04 E. Main St: Eastmoor 10 Regional Commercial Overlay 13 05 Harrisburg Pike: Southwest 18 19 06 Indianola Ave: Clintonville Proposed 01 Bethel Rd: Northwest Adopted 07 Lockbourne Rd: Southside 02 Frank Rd: Southwest 05 07 07 08 08 N. High St: Clintonville 03 Morse Rd: Northland Columbus Planning Proposed 09 Olentangy River Rd: Fifth by Northwest 04 Mound St: Southwest www.columbus.gov/planning 02 10 S. High: Far South 05 Olentangy River Rd: University Michael B. Coleman, Mayor 11 Stelzer Rd: Northeast 06 Sawmill Rd: Northwest 07 S. Hamilton Rd: Eastland Overlays Boyce Safford III, Director, Development Department 10 Commercial Regional Commercial Overlay 08 S. High St: Far South 01 Bethel Rd: Northwest Adopted 09 SR161: Northwest 02 Frank Rd: Southwest 08 03 Morse Rd: Northland 04 Mound St: Southwest Proposed 05 Olentangy River Rd: University 06 Sawmill Rd: Northwest 07 S. Hamilton Rd: Eastland 08 S. High St: Far South 09 SR161: Northwest Columbus Planning www.columbus.gov/planning Michael B. Coleman, Mayor Boyce Safford III, Director, Development Department Commercial

Columbus Planning www.columbus.gov/planning Michael B. Coleman, Mayor Boyce Safford III, Director, Development Department Commercial Commercial Overlay District Example, Clintonville Neighborhood

North High Street UCO M O N B R E V O O R T T R M IRVING O E S D E B R O O R E N C E K T O R P I E D M O N T

MILTON D U N E D I N

D U N E D I N

O R C H A R D

O A K L A N D P A R K K E N W O R T H

N O R T H B R O A D W A Y

B R I G H T O N

C L I N T O N H E I G D E L H I H T S

L O N G V I E W

C O M O C H G I H

A

L

U

M

E

T L A K E V I E W

Y E L L A

P A C E M O N T

C A L I F O R N I A

23 W E B E R W A L H A L L A S I R R O D W E B E R

T I B E T S U N S E T T U L A N E

C EAST O V NEIL E C R E S T V I E W FINDLEY

K E L S O

OLENTANGY

DRIVEWAY

A R C A D I A City of Columbus Department of Development Planning Division Date: August 2010 Feet DODRIDGE 0 500 1,000

3 Developer: City of Columbus Planning Division 109 N. Front Street, First Floor Columbus, OH 43215 www.columbus.gov/planning

Key Features:

• UCO is only applicable to retail, restaurant, office and medical uses. Buildings with ground floor retail (mixed use) have also been subject to these requirements.

• Buildings are placed no further back from the right-of-way than 10 feet; up to 50% of the building frontage can be set back an additional 5 feet to provide a public-private space, such as an outdoor dining area.

• Buildings are to have a minimum width of 60% of the lot width. This ensures that a “continuous” building wall is established along the sidewalk.

• Front doors are placed on the building’s primary elevation.

• At least 60% of the front elevation between 2 and 10 feet in height must be clear tinted window glass. This ensures that pedestrians have an interesting experience as they walk by the building.

• Off-street parking is not permitted between the building and the street. Typically it is located to the rear, but at times when a portion is located to the side (as necessitated by parcel geometry) screening is required.

• Drive-thru windows are placed to the side or rear of the building. Typically this has been to the rear because of the 60% lot width requirement.

Project Cost: Included in general city operations.

Maintenance Cost: Included in general city operations

Funding Sources / Incentives: The UCO provides a parking reduction in recognition that the result is a walkable environment (thereby reducing reliance on the automobile) and to incentivize support of the new overlay among each local business community. Most retail uses are allowed a 25% reduction, with some specific uses that are not parking intensive receiving up to a 50% reduction.

Applicable Zoning Regulations: Columbus City Code 3372.600, Urban Commercial Overlay

43 Additional Comments:

• Adoption of the UCO in a particular corridor is predicated on a neighborhood planning process in which the resulting plan must recommend application of the UCO as an implementation strategy. This builds public support that is required before applying this zoning tool. The Planning Division undertakes a follow-up process in which the overlay is adopted that involves a second round of public engagement, several property owner notifications, and approvable by the appropriate area commission or major civic association.

• The UCO is complemented by a Community Commercial Overlay that is similar but establishes a 25-foot build-to line with front yard landscaping and the Regional Commercial Overlay that requires 50% of surface parking be placed to the side or rear of retail development unless screened by outparcels and ground-mounted signage.

• Separately but related, the city adopted new parking provisions in 2010 that reduced minimum requirements for most land uses and established parking ceilings for uses that typically overbuild parking lots (e.g. retail). Those provisions also mandated off-street bike parking for over 90 percent of the uses allowed, as well as new landscaping and screening requirements for parking lots.

Below: Cup O Joe Coffee Shop in the Clintonville neighborhood of Columbus (photo: Planning Division, City of Columbus

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