The following districts and zones are hereby established for the regulation of land in the City of Reynoldsburg, Ohio. The districts and zones have been formulated to realize the general purpose as set forth in the preamble of Ordinance No. _______ and the Comprehensive Plan, as may be amended from time to time. The specific purpose of each district and zone shall serve the regulatory basis for existing and future development within each district and zone.

(Ord. 33-2020. Passed 3-23-20; Ord. 103-2021. Passed 7-26-21.)

   (a)   The regulations for each district and zone in this Code shall be minimum regulations and shall apply uniformly to each class or kind of structure or land, except as hereinafter provided or as otherwise granted by the Board of Zoning and Building Appeals.

   (b)   No building, structure or land shall be used or occupied and no building or structure or part thereof shall be erected, constructed, reconstructed, moved or structurally altered except in conformity with all of the regulations herein specified for the district in which it is located.

   (c)   No building or other structure shall be erected or altered:

      (1)   To provide for greater height or bulk;

      (2)   To accommodate or house a greater number of families;

      (3)   To occupy a greater percentage of lot area; or

      (4)   To have narrower or smaller rear yards, front yards, side yards or other open spaces than herein required, or in any other manner be contrary to the provisions of this Code.

   (d)   No yard or lot existing at the time of passage of this Code shall be reduced in dimension or area below the minimum requirements set forth herein. Yards or lots created after the effective date of this Code shall meet at least the minimum requirements set forth herein.

   (e)   Notwithstanding anything to the contrary contained herein, any single lot of record existing on the effective date of this ordinance shall comply with the yard dimension requirements in effect at the time such lot was platted and/or created.

(Ord. 33-2020. Passed 3-23-20; Ord. 103-2021. Passed 7-26-21.)

   (a)   Development and use regulations and standards are included in each district and zone below.

   (b)   Permitted uses and conditional uses for each district and zone are set forth within each section. Permitted uses shall include all accessory uses, as such term is defined within this Code, except as otherwise expressly set forth herein. Conditional uses require the grant of a conditional use permit.

(Ord. 33-2020. Passed 3-23-20; Ord. 103-2021. Passed 7-26-21.)

   The Building Typologies included in each district reflect various general forms of development contemplated for all new development within the City. For the alteration of existing structures, the alteration shall comply with the development standards applicable to the development typology that, in the determination of the Planning and Administrator is most similar to the existing structure.

(Ord. 33-2020. Passed 3-23-20; Ord. 103-2021. Passed 7-26-21.)

   Figure 1103.09 below illustrates the key terms applicable to the development standards included for each development typology. These key terms are illustrated as follows:

This chapter is divided into four (4) districts (the Olde Reynoldsburg Center, (ORD-C) the Olde Reynoldsburg Neighborhood (ORD-N), the Brice and East Main Street and the East Main Street Insight Districts) and five (5) zones. Districts are specific contiguous geographies with the City that have similar existing or desired development patterns. Districts may include numerous blocks of different uses and building types that form the character of each district. The regulations applied to each district respect the unique development pattern while promoting desired outcomes within. Zones are not all contiguous and are mapped across the City primarily based on existing and desired use patterns and distinguish between disparate uses without respect to a specific geographies.

FIGURE 1103.10: DISTRICT AND ZONES MAP

(Ord. 33-2020. Passed 3-23-20; Ord. 103-2021. Passed 7- 26-21.)

 

 

 

 

 

 

 

 

 

 

 

 

 

      (1)   The land uses allowed by this Code are listed in Table 1103A (Allowed Land Uses and Permit Requirements) below, together with the type of planning permit required for each use. Each land use listed in Table 1103A (Allowed Land Uses and Permit Requirements) is defined in Chapter 1113 (Glossary of Terms).

      (2)   Establishment of an allowable use.

         A.   Any one (1) or more land uses allowed in Table 1103A (Allowed Land Uses and Permit Requirements) may be established on any lot within the district, subject to the planning permit requirement listed in the Table, and in compliance with all applicable requirements of this Code.

         B.   Where a project on a single lot includes two (2) or more of the land uses listed in the Table, the overall project will be subject to the highest permit level required by the Table for any individual use.

         C.   A land use that is not listed in Table 1103A and is determined by the Director to not be included in the definition listed in Chapter 1113 (Glossary of Terms), is not allowed, unless the Director finds that the proposed use is similar to, compatible with, and will not involve a greater intensity than a listed use and such use is consistent with the purposes of the zone, the Comprehensive Plan, and any applicable City plan.

 

(Ord. 33-2020. Passed 3-23-20; Ord. 103-2021. Passed 7-26-21.)

 

 

 

      (1)   Encroachments into setback. The following encroachments are allowed within the ORD-N District, subject to applicable frontage type standards. See Section 1103.31 (Frontage Typologies).

 

 

 

 

 

      (1)   The land uses allowed by this Code are listed in Table 1103B (Allowed Land Uses and Permit Requirements) below, together with the type of planning permit required for each use. Each land use listed in Table 1103B (Allowed Land Uses and Permit Requirements) is defined in Chapter 1113 (Glossary of Terms).

      (2)   Establishment of an allowable use.

         A.   Any one (1) or more land uses allowed in Table 1103B (Allowed Land Uses and Permit Requirements) may be established on any lot within the district, subject to the planning permit requirement listed in the Table, and in compliance with all applicable requirements of this Code.

         B.   Where a project on a single lot includes two (2) or more of the land uses listed in the Table, the overall project will be subject to the highest permit level required by the Table for any individual use.

         C.   A land use that is not listed in Table 1103B and is determined by the Director to not be included in the definition listed in Chapter 1113 (Glossary of Terms), is not allowed, unless the Director finds that the proposed use is similar to, compatible with, and will not involve a greater intensity than a listed use and such use is consistent with the purposes of the zone, the Comprehensive Plan, and any applicable City plan.

 

VIV. Design Guidelines for Olde Reynoldsburg

   A.   Purpose

   The purpose of this section is to:

      (1)   protect and enhance the Olde Reynoldsburg Commercial District's (ORD-C) unique aesthetic character;

      (2)   support high quality streets and public spaces;

      (3)   encourage architecture that blends harmoniously with the natural surroundings and neighboring development;

      (4)   safeguard property values and long-term economic assets; and

      (5)   carefully preserve the character the District's historic character while permitting appropriate growth.

   B.   Intent and Applicability

   These design guidelines shall apply to non-residential development in the ORD-N and ORD-C and are not intended to stifle innovative design or creativity. Instead, these design guidelines are intended to serve as the minimum standards applicable to non-residential development to ensure that new development and redevelopment satisfied the purposes of the Olde Reynoldsburg Districts as described herein. These design guidelines shall be applied by the Planning Commission in conjunction with its review of applications for Certificates of Appropriateness as described under Section 1109.21 hereof.

   C.   General Standards

      (1)   Size, Mass and Scale: The scale of buildings and accessory structures (including canopies) shall be appropriate to the scale of structures.

      (2)   Proportions of Bays and Openings: All building bays, including porches, colonnades and porticos as appropriate, shall be square or vertical in proportion, unless the design merits a horizontally-proportioned opening. Wall openings, with the exception of transoms and storefronts, shall be square or vertical in proportion. The facade of a proposed building should draw upon the proportion and number of bays in surrounding buildings, as defined by windows, doors, and column spacing, to establish a compatible scale.

      (3)   Building Materials: Building wall materials shall be combined on each facade only horizontally, unless the building is broken vertically by a change of plane, or a vertical architectural element. Heavier materials, such as masonry and stucco, shall be located below lighter materials, such as cement fiber or wood siding.

      (4)   Roof Forms: Where pitched roofs exist, primary roofs shall have a minimum slope of 4:12, while ancillary roof slopes may be no less than 2:12.

      (5)   Garages and Accessory Structures: Attached garages, detached garages, and other accessory structures shall be subordinate in height, footprint, and proportion to the primary structure on the site, and shall be compatible with the principal structure in terms of roof form, materials, and color. Where a garage contains an accessory dwelling unit above, it may exceed the height of the primary structure.

      (6)   Trash, Mechanical, Utility and Service Equipment and Areas

         i.   Loading docks, service areas, and trash disposal facilities (e.g., trash and recycling receptacles, compactors, dumpsters) shall be hidden or screened from view of streets, parks, squares, or significant pedestrian spaces. Loading areas may be oriented toward adjoining developed properties that are zoned for nonresidential uses, if such loading areas are screened from view.

         ii.   Mechanical equipment, such as ventilation systems, commercial exhaust fans, rooftop terminations, commercial cooling equipment, heating and air conditioning units, TV antennas, and satellite dishes, shall be hidden or screened from view. Lattice, open brick enclosures, or vegetation can be used to conceal mechanical equipment. Screening material shall be properly maintained. If vegetation is used for screening, the mature size of the vegetation shall be considered so that equipment air flow will not be compromised.

      (7)   Colors: Buildings and additional site elements — e.g., bollards, arbors, drive-thru canopies, sign posts — shall not be painted in a color or pattern that expresses corporate identity, to the extent that the paint color or pattern is not consistent with the design standards of the district. Fluorescent colors, such as ASHTO safety yellow, are also prohibited except where required by a public agency.

   D.   Specific Standards

      (1)   Building Materials and Details.

         i.   Building walls shall be finished in 1 or more (but not more than 3) of the following materials:

            (a)   Wood;

            (b)   Fiber cement board siding, smooth finish;

            (c)   Concrete masonry units with stucco (CBS);

            (d)   Reinforced concrete with stucco;

            (e)   Brick;

            (f)   Corrugated metal, which may be approved by the Planning and Zoning Administrator based on the surrounding context and location on the site; or

            (g)   Other materials as approved by the Zoning Administrator, based on visual compatibility with listed approved materials.

         ii.   Visible foundation walls and chimneys shall be finished in one of the following materials:

            (a)   Brick; or

            (b)   Stucco.

         iii.   Columns may be constructed of the following materials:

            (a)   Wood;

            (b)   Wood or fiber cement clad;

            (c)   Cast iron;

            (d)   Concrete with smooth stucco finish;

            (e)   Cast stone with smooth finish;

            (f)   Brick; or

            (g)   Perma-cast or other synthetic materials as approved by the Planning and Zoning Administrator, based on visual compatibility with listed approved materials.

         iv.   Railings and balustrades may be constructed of the following materials:

            (a)   Painted wood;

            (b)   Wrought iron; or

            (c)   Aluminum, PVC or other synthetic material as approved by the Planning and Zoning Administrator, based on visual compatibility with listed approved materials.

         v.   Doors shall be made of wood, metal, glass, or fiberglass.

         vi.   Roofs with visible pitches shall be constructed of the following materials:

            (a)   25-year architectural dimension shingles;

            (b)   Tile (clay, cement, natural or manufactured stone);

            (c)    Nonreflective pre-finished metal;

            (d)   Slate;

            (e)   Reflective metal such as copper; or

            (f)   Other similar metals as approved by the Planning and Zoning Administrator.

         vii.   The following materials are prohibited:

            (a)   Exposed concrete masonry units;

            (b)   Vinyl Siding;

            (c)   Plastic shutters;

            (d)   Metal panels;

            (e)   Day-glo, luminescent, iridescent, neon or similar types of color finishes;

            (f)   Mirrored glass with a reflectivity of 20% or more; or

            (g)   Roofing;

               1)    Plastic or PVC roof tile; or

               2)    Nontraditional colors such as orange or purple.

      (2)   Roof Forms

         i.   Permitted roof types include gabled, hipped, shed, barrel vaulted, flat, mono-pitch, and domed. Applied and partial (less than 3 sides) mansard roofs are not typically permitted but may be permitted at the discretion of the Planning and Zoning Administrator based on compatibility with the surrounding context, size, mass and scale of the structure.

         ii.   Shed, flat, and mono-pitch roofs shall be concealed with parapets along the street frontage, except on porches, balconies, or building extensions.

         iii.   Downspouts and gutters should be galvanized steel, aluminum, or copper and shall match in materials and finish.

         iv.   Roof penetrations shall be hidden or painted to match the color of the roof.

         v.   Skylights must be flat to the pitch of the roof. They shall not be located on any sloped roof facing the primary frontage

      (3)   Windows and Doors

         i.   Any commercial or mixed-use building elevation facing a street, waterway, or public space shall include a minimum of 40% of transparent fenestration (windows and doors) on the ground floor and 20% on upper floors. Apartment Houses shall conform to these requirements as much as possible, however the minimum percentage of transparent fenestration on the ground floor may be adjusted at the discretion of the Planning and Zoning Administrator. It shall not be reduced to lower than 30%.

         ii.   Proportion and Details

            (a)   Windows shall not be flush with exterior wall treatments. Windows shall be provided with an architectural surround at the jambs and header, and a projecting sill.

            (b)   Window openings may be grouped horizontally, but trim between windows shall be at least 3.5 inches wide. This does not apply to storefront windows.

            (c)   Facades should have several window sizes with smaller ones above. This is particularly important when buildings rise more than 2 stories.

            (d)   Thin mullions or muntins shall be required on windows larger than 2 feet in any direction, except for shopfronts. The depth of the mullion shall not be less than the width.

      (4)   Architectural Details

         i.   Shutters: Shutters shall be sized and placed so as to equal the width that would be required to cover the window opening. Operable shutters are preferred.

         ii.   Column Bays: Columns and piers shall be spaced no farther apart than they are tall. Column bays shall be of equal and precise proportions.

(Ord. 33-2020. Passed 3-23-20; Ord. 103-2021. Passed 7-26-21.)

      (1)   Brice and East Main Street and the East Main Street Insight Districts are intended to create compact, mixed-use, walkable environments, remove regulatory barriers, and encourage the establishment of local enterprises (e.g. Main Street businesses, start-up makers and other platforms such as shared work spaces, community hubs, and markets). By creating this type of physical environment and reducing regulatory barriers in these two (2) insight districts, investors and start-up businesses will be more likely to deploy capital. This will, in turn, enhance community character and allow existing businesses and residents to remain along with newer uses.

      (2)    The Brice and Main Street Insight District is intended to be more of an urban, mixed-use zone or transit oriented development (TOD) that centers around a transportation hub or multi-modal transportation and leverages the area’s proximity to major public transportation routes.

      (3)    The East Main Street Insight District is intended to serve as a transportation corridor lined with compact, mixed-use, development and with standards to address the transition area where each corridor abuts adjoining neighborhoods.

      (4)   Regulations found in the insight districts that are unique to both zones include:

         A.   Transit supportive development standards: Walkways connecting streets to buildings and locating buildings or pedestrian plazas close to transit stops can set up development to accommodate future transit.

         B.   On-site facilities for pedestrian, bike, and vehicular travel: Standards for bike parking and pedestrian access, particularly within one-quarter (1/4) mile or not more than one-half (1/2) mile of a transit stop.

         C.   Adjusted regulations for nonconforming buildings and uses: Leaves the nonconforming section of the Zoning Code intact on nuisances but more lenient on improvements and adaptive re-use.

         D.   Right-sized application fees: Fees are adjusted to reflect the policies of the community. If infill and suburban retrofit is a priority, fees in those environments should be less.

         E.   Adjust front setback regulations: Amend front setback regulations to specify setback ranges instead of just minimums.

         F.   Reduced parking requirements for affordable housing: The reduction depends upon the urban/suburban context and public transportation access.

         G.   Reduced minimum parking requirements: Requiring more parking than is necessary is a financial barrier to development, wastes site area for parking, and increases impervious surface.

 

 

 

 

 

 

The following supplemental regulations shall apply to all development in the Brice and Main Street and East Main Street Insight Zones. The intent of these regulations to promote the development of the City’s auto-oriented corridors to allow for more residential development and access to employment opportunities. The standards and guidelines set forth herein are not intended to stifle innovative design. Instead, these regulations should serve as minimum standards and guidelines to ensure that new development and redevelopment advances the purposes described under this section.

      (1)   Enable bus stops, pullouts, shelters, and appropriate road geometry.

      (2)   Retail, office, institutional buildings provide convenient access to transit:

         A.   Walkways connecting streets to buildings;

         B.   Within one-half (½) mile of transit stop: Bicycle facilities, including bicycle racks and areas for storing scooters; and

         C.   At major transit stops:

            1.   Buildings located within twenty (20) feet or provide pedestrian plaza;

            2.   Reasonably direct connection to buildings;

            3.    Accessibility for disabled persons;

            4.   Easement or dedication for shelter if transit provider requests;

            5.   Lighting;

            6.    Accommodations for seating or leaning;

            7.   Bicycle facilities, including bike racks and areas for storing scooters.

      (1)   There is no minimum number of required automobile parking spaces for uses within Brice and Main Street and East Main Street Insight Zones. The applicant may propose a parking standard that is different than the standard under Section 1105.01 Off-Street Parking and Loading for review and action by the Planning and Zoning Administrator.

         A.   Site has a bus stop with frequent transit service located adjacent to it, and the site’s frontage is improved with a bus stop waiting shelter, consistent with the standards of the applicable transit service provider: Allow up to a twenty (20) percent reduction to the standard number of automobile parking spaces;

         B.   Site has dedicated parking spaces for carpool or vanpool vehicles: Allow up to a ten (10) percent reduction to the standard number of automobile parking spaces;

         C.   Site has dedicated parking spaces for motorcycles, scooters, or electric carts:

         D.   Site has more than the minimum number of required bicycle parking spaces: Allow up to a five (5) percent reduction to the number of automobile parking spaces.

      (1)   The Planning and Zoning Administrator, subject to review, may approve increases to the lot coverage standards as follows:

         A.   Lot coverage may increase by up to one-half (½) square foot for every one (1) square foot of proposed automobile parking area to be contained in a parking structure, either above or below leasable ground floor space (e.g., residential, commercial, or civic use), not to exceed a twenty (20) percent increase in allowable coverage.

         B.   Lot coverage may increase by up to one-half (½) a square foot for every one (1) square foot of proposed parking area paving that uses a City-approved porous or permeable paving material (i.e., allowing stormwater infiltration).

         C.   Lot coverage may increase by up to one-half (½) a square foot for every one (1) square foot of City-approved water quality treatment area (e.g., vegetative swale or bio-filtration) to be provided on the subject site.

         D.   In approving increases in lot coverage under subsections A. through C. of this section, the City may require additional landscape buffering or screening, above that which is required by other provisions of this Code, and may impose reasonable conditions of approval to ensure the ongoing maintenance of parking areas and surface water management facilities.

         E.   Notwithstanding the lot coverage increases authorized by this section, all other development standards of this chapter, and other applicable provisions of this Code, must be met.

(Ord. 33-2020. Passed 3-23-20; Ord. 108-2020. Passed 12-14-20; Ord. 103-2021. Passed 7-26-21.)

 

* Subject to Home Occupation Regulations (see Section 1103.13(h)).

 

 

(Ord. 33-2020. Passed 3-23-20; Ord. 108-2020. Passed 12-14-20; Ord. 103-2021. Passed 7-26-21.)

 

* Subject to Home Occupation Regulations (see Section 1103.13(h)).

 

 

(Ord. 33-2020. Passed 3-23-20; Ord. 108-2020. Passed 12-14-20; Ord. 103-2021. Passed 7-26-21.)

 

 

 

(Ord. 33-2020. Passed 3-23-20; Ord. 108-2020. Passed 12-14-20; Ord. 103-2021. Passed 7-26-21.)