Columbus, Georgia

Subject: (ZC0509-6) Request to amend the text of the Unified Development Ordinance to

establish regulations for Retail Developments of

Community Significance



The Planning Department is requesting that the Unified Development Ordinance

(UDO) be amended to establish regulations for Retail Development of Community

Significance. These regulations would apply to those retail developments

totaling 200,000 square feet or more of gross leasable area; or uses that

result in a building of 100,000 square feet or more of gross leasable area

whether by new construction or by expansion of existing uses. The ordinance

also provides provisions for when a development of this type becomes vacant.



The Planning Advisory Commission considered this text amendment at their

meeting on October 5, 2005. The Planning Advisory Commission recommended that

this text change be approved.



The Planning Division recommends approval.



Attached is a copy of the Planning Division?s Staff Report.



Sincerely,

Staff Report

Application

The Planning Department is requesting that the Unified Development Ordinance

(UDO) be amended to establish regulations for Retail Development of Community

Significance. These regulations would apply to those retail developments

totaling 200,000 square feet or more of gross leasable area; or uses that

result in a building of 100,000 square feet or more of gross leasable area

whether by new construction or by expansion of existing uses. The ordinance

also provides provisions for when a development of this type becomes vacant.

Proposed Text Amendment

The Unified Development Ordinance is hereby amended by adding the following new

section:



Section 2.5.19 Retail Developments of Community Significance



A. Statement of Purpose



Any large-scale development has the potential to affect significantly the

natural environment and the value and use of adjacent properties, public water

and sewer services, roadway capacity and traffic patterns, local and regional

economies, and the public health, safety, and general welfare of Columbus

Consolidated Government residents. Review of proposed large-scale developments

is designed to insure that future land uses are suitable to the demands and

needs of our citizens, while also insuring that large-scale building

development is compatible with its surrounding area and contributes to the

overall community character of Columbus.



The purpose of this ordinance is to achieve and maintain an overall integrity

to the development through landscaping, architectural design and signage; to

promote pedestrian access within the development; and to insure the long-term

health of the natural environment.



B. Applicability



The provisions of this section shall be applicable only in retail developments

totaling 200,000 square feet or more of gross leasable area; or uses that

result in a building of 100,000 square feet or more of gross leasable area

whether by new construction or by expansion of existing uses. These sections

shall also apply to all contiguous out parcels associated with the overall

development.



C. Compatibility with City Plans



1. The applicant shall provide, through a written compatibility report, due at

the time of applying for permits or rezoning, adequate evidence that the

proposed building and overall development project shall be compatible with the

city's comprehensive plan and any detailed neighborhood plan for the area. The

compatibility report shall specifically address the following items:



a) A detailed description of the proposed project and its design features;



b) A description of how the proposed development is compatible with adopted

city plans, including the comprehensive plan, detailed neighborhood plans, and

other plans officially adopted by the city;



c) Impact on utilities and public services, including water, sewage, storm

drains, solid waste disposal, police and fire protection, emergency services,

schools, and other public services;



d) Impact on the physical and ecological characteristics of the site and

surrounding land, including wetlands, floodplain, vegetation, wildlife habitat,

and other environmental conditions;



e) Impact on the community, including but not limited to scenic, historic, or

archaeological conditions, with regard to scale, placement, lighting,

landscaping, signage, parking, use of open space and design of buildings and

structures; and,



f) A completed transportation and traffic impact analysis in a format

acceptable to the Columbus Consolidated Government.



D. Design Requirements



1. Transportation/Infrastructure



a.) Provide interparcel vehicle access points within the development between

all contiguous tracts.



b) All new utility lines shall be located underground.



c) Sidewalks, streetlights and lighting for parking areas shall be required as

specified in the Unified Development Ordinance.



d) Raised pedestrian walkways shall be installed through parking areas.



e) Parking lots shall be divided into separate areas and divided by landscaped

areas or walkways at least ten feet in width, or by a building or group of

buildings.



f) Interconnected walkways shall be constructed within the parking areas of the

development with trees or other landscaping features to define a

pedestrian-friendly corridor system. Principal pedestrian crossings of

vehicular areas shall utilize change in materials or colors and shall implement

traffic calming as maybe deemed necessary to encourage low vehicle speeds.



2. Landscaping Requirements



a) At a minimum, 20 Tree Density Units per acre shall be required. Type and

size of plantings shall be in compliance with the Unified Development

Ordinance?s requirements for buffers and trees.



b) Landscaped islands throughout all surface-parking areas, as required by the

buffer and tree sections of the Unified Development Ordinance, shall be

provided.



c) A minimum ten-foot wide landscaped strip shall be provided between primary

developments and adjacent out parcels.



d) At a minimum, landscaped strips shall be planted in accordance with the

Unified Development Ordinance?s requirements for buffers and trees.



3. Parking/Yard, Height & Setback



a) Up to 25% of the required parking spaces for any development may be reduced

in total area, width or depth for designated small vehicle parking. Each small

vehicle parking space shall not be less than 8 feet in width and 17 feet in

depth.



b) Decorative, commercial-quality, bicycle racks, cart return areas, benches

and trash receptacles shall be required and shall be approved by the Director

of Planning.



4. Signage



a) The plan for exterior signage shall provide for modest, coordinated, and

complimentary exterior sign locations, configurations, and color throughout the

development, including outlots. Such signage shall complement on-building

signage and shall provide a pole cover full width to the sign face with

architectural design features, including color and materials common to those

used in the design of the building(s) to which the sign is necessary. A minimum

100 square foot planting area shall be provided around the base of any monument

sign.



b) Consolidated signs for multiple users may be required instead of multiple

individual signs. The city may require the use of muted corporate colors on

signage if proposed colors are not compatible with the city's design objectives

for the area. The use of logos, slogans, symbols, patterns, striping and other

markings, and colors associated with a franchise or chain is permitted, and

shall be considered as contributing to the number and area of permitted signs.



c) The following types of signs are prohibited in these developments: portable

signs; street banners; inflatable signs/flying signs; billboards; painted wall

signs; bench signs; and roof signs. Signage may be internally illuminated with

an opaque field to control glare.



5. Architectural Design



a) Architectural design shall comply with the following performance guidelines:



(1) Building facades visible from roadways or public parking areas shall be of

architectural treatments of glass and/or brick, stone or stucco. Tilt-up or

pre-cast concrete or alternate material may be used subject to review and

approval of the Director of Planning.



(2) Metal sided or portable buildings shall be prohibited.



(3) Roofing materials for pitched or mansard roofs shall be of colors

compatible with the building and subject to approval and limited to the

following materials:

(i) Metal standing seam.

(ii) Tile, slate or stone.

(iii) Wood shake.

(iv) Shingles with a slate, tile or metal appearance.

(v) Other materials subject to approval.



(4) All rooftop mechanical equipment shall be screened by parapets, upper

stories, or other areas of exterior walls or roofs so as to not be visible from

public streets adjacent or within 1,000 feet of the subject property. Fences

or similar rooftop screening devices may not be used to meet this requirement.



(5) Any accessories provided such as railings, benches, trash receptacles

and/or bicycle racks shall complement the building design and style.



b) Architectural design of all buildings shall comply with the following

additional performance guidelines:



(1) To lend the appearance of multi-tenant occupancy, facades of multi-tenant

buildings shall be varied in depth or parapet height.

(2) istinct architectural entry identity for individual tenants' entrances

shall be provided for suites exceeding 10,000 square feet of leasable area.



c) All out parcel buildings within a proposed development shall be of a

architectural character comparable to the primary structure as determined by

the Planning Department.



d) Walls visible from roadways or public parking areas shall incorporate

changes in building material/color or varying edifice detail such as trellises,

false windows or recessed panels reminiscent of window, door or colonnade

openings, landscaping or storefront every 150 linear feet.



e) Roof parapets shall be articulated to provide visual diversity. Parapets

shall include articulations or architectural features at least every 100 linear

feet. The minimum height of articulations or features shall be three feet, and

may be provided in height offset or facade projections such as porticoes or

towers.



f) Articulation of building design shall continue on all facades visible to the

general public.



6. Outdoor Storage Uses And Areas



a) Exterior storage structures or uses, including the parking or storage of

service vehicles, trailers, equipment, containers, crates, pallets,

merchandise, materials, fork lifts, trash, recyclables, and all other items

shall be permitted only where clearly depicted and labeled on the approved site

plan, such outdoor storage uses and areas shall be appropriately screened as

required by this ordinance. The following standards are intended to reduce the

impacts of outdoor storage, loading and operations areas on adjacent land uses

and to protect the outdoor area of the subject property.



(1) Areas for truck parking and loading shall be screened by a combination of

structures and evergreen landscaping to minimize visibility from adjacent

streets and residential district lines.



(2) Outdoor storage, loading and operations shall be attractively screened from

adjacent parcels and streets.



(3) Outdoor storage, trash collection and/or compaction, loading or other such

uses shall be located in the rear of the lot. If because of lot configuration

the Director of Inspections and Code determines that such placement is not

feasible, then the side yard may be used, but in no case shall such area(s) be

located within 15 feet of any public street, public sidewalk or on-site

pedestrian way.



(4) Seasonal merchandise such as Christmas trees, Halloween pumpkins, bedding

plants, etc. may be displayed in any outdoor area up to 4 times per calendar

year for a cumulative total not to exceed 8 weeks per year.



(5) Areas for the storage and sale of all other merchandise shall be

permanently defined and screened with walls and /or fences. Materials, colors

and design of screening walls and/or fences shall conform to those used as in

the principal structure. If such areas are to be covered, then the covering

shall conform to the colors on the building.



(6) No product such as fertilizers, insecticides, herbicides, cement, etc,

containing toxic chemicals shall be stored in any uncovered outside location

where they might enter the storm water drainage system in the event of any

spillage, breakage or tearing of container.



E. Maintenance of Vacant Buildings



A. The following conditions shall also apply to Property Owners of any vacant

premise in excess of 100,000 square feet:



(1) The Property Owner will maintain the exterior of the building so as to keep

the appearance similar to that when the building was fully occupied. In the

event the store is damaged or destroyed as a result of inclement weather, act

of God, fire, or other catastrophe, the Property Owner will promptly notify

City officials and initiate appropriate action to return the property to a safe

and clean condition as soon as practical.



(2) The Property Owner will maintain the landscaped areas in accordance with

landscape plans approved by the City and in the same condition as such areas

were maintained when the store was open.



(3) The Property Owner will maintain the parking area in the same condition as

such area was maintained when the store was open.



(4) The Property Owner will maintain the cleanliness of the entire site by

removing any trash, rubbish, or other debris deposited on the site.



(5) The Property Owner will provide security patrols on the site to deter

vandalism or other illegal activities on the property.



(6) The Property Owner shall use good faith efforts to market and re-tenant the

Premise.



(7) Should any single occupant premise in excess of 100,000 square feet become

vacant for more than 60 days, and the Owner fails to maintain the property in

accordance with the conditions listed above, the City may notify the Owner in

writing of any such failures and in the event such failures are not cured with

in 30 days, the owner shall be subject to citation by the Inspections and Codes

Division to Recorder?s Court and shall be subject to the maximum fine permitted

for ordinance violations for each violation of any provision of this ordinance

or the Columbus UDO.

Planning Advisory Commission Recommendation

The Planning Advisory Commission considered this text amendment at their

meeting on October 5, 2005. The Planning Advisory Commission recommended

approval.

Planning Department Recommendation

The Planning Division recommends approval.

Application

The Planning Department is requesting that the Unified Development Ordinance

(UDO) be amended to establish regulations for Retail Development of Community

Significance. These regulations would apply to those retail developments

totaling 200,000 square feet or more of gross leasable area; or uses that

result in a building of 100,000 square feet or more of gross leasable area

whether by new construction or by expansion of existing uses. The ordinance

also provides provisions for when a development of this type becomes vacant.

Maps & Photos

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