INTRODUCTION - ...The new green will serve the dual purpose of internal green space to the apartments as well as a grand vehicular entryway to the Main Library. The green will be constructed

INTRODUCTION

Topiary Park is a hidden crown jewel in downtown Columbus. Constructed on the original campus of

the State of Ohio School for the Deaf, the Topiary Park is a beautiful urban park open to the public. In

addition to the high-quality landscape and topiary, open lawns, and seating, the newly renovated Main

Library now spills out into the park’s western edge. Topiary Park is a city park and will remain

permanently open to the public, but perimeter sites, including the apartment site owned by the Library,

are planned for new private development. The private development should leverage Topiary Park to

better the development, but also serve to enhance the park. New buildings, small retail spaces, and

new residents are expected to breathe further vitality into the already wonderful, if slightly sleepy, park.

New development around the park will be primarily residential. The site which is subject to this RFP will

be largely residential, with a small amount of neighborhood retail space. Motorists Mutual Insurance

owns significant vacant properties east of the library site and north of the park. Motorists has

participated in a neighborhood planning exercise with the library and other partners and plans to move

forward with development of their sites in the near future as well. Those sites are expected to be high

quality residential development with small amounts of neighborhood retail, possibly featuring a park

front restaurant. The density will be highest north of the park, and will blend down to a more typical

residential neighborhood scale to the east.

PURPOSE

The purpose of these design guidelines is to establish the intent for the successful re-development of

the Columbus Metropolitan Library’s Grant Oak apartments site. In order to complement CML’s

investment in the new Main

Library and the other development

planned around Topiary Park, the

development of this site must

reflect high quality urban design.

This site must include four-sided

architecture, but particular

emphasis will be placed on the

south side facing the new Main

Library and Topiary Park.

Furthermore, this site must

accommodate an improved Library

Park North and revised traffic

flow. These design guidelines

intend to explain the importance

of the site to the overall Topiary

Park neighborhood and provide

direction for development so that

the site complements existing and

future investments.

These guidelines will not replace

or supersede City of Columbus regulations, codes or permitting processes. Instead, this framework

suggests the urban design elements and development approaches that will result in a successful project.

There are further specific site issues from traffic flow and pedestrian safety to street level activation that

will require attention as development schemes are considered.

BUILDING PROGRAM

The existing Grant Oak apartments will be razed.

The library apartment site is envisioned as two mid-rise residential buildings with a potential for a small

amount of neighborhood retail space (2000-5000 sq. ft). As shown, over 100 residential units are

possible. The successful developer will raze the entire building site, reconstructing the green and

driveways shown above, which will be subject to an easement to CML, with use by the development.

The driveways will potentially be dedicated as public streets.

The building will need to respond to the Park

and the Main Library

Ground floor retail, lobbies and amenity space

mixed with residential use will activate the

street.

Iconic and Contemporary architecture is

strongly encouraged

RETAIL

Neighborhood retail use is encouraged at the

corner of Grant and Oak, and at the Park.

Lobbies and amenities are encouraged around

the new central green constructed mid-

development. CML recognizes the limited

market for retail spaces currently in the

neighborhood and will also allow the

thoughtful placement of residential uses at

ground level , that possibly mimic townhome

formats or other creative arrangements

RETAIL

OPEN SPACE

CML has given consideration to numerous massing plans and development layouts. The selected plan

will include a central green flanked by two driveways that align with ingress and egress to the Main

Library’s parking garage. CML wants to improve traffic flow, street activation and pedestrian safety in

Library Park North. This will be accomplished by diverting Main Library traffic to the two new driveways

from Oak Street that will directly load and unload the parking garage. The diminished traffic on Library

Park North and an increased setback (6 feet) will allow for a dramatically improved pedestrian

experience walking through the alley. The alley will be a critical connector for the neighborhood tying

together Grant Avenue, Topiary Park and adjacent neighborhoods to the east of Topiary Park.

The new green will serve the dual purpose of internal green space to the apartments as well as a grand

vehicular entryway to the Main Library. The green will be constructed by the chosen developer

pursuant to an agreed upon design. The green spaces will be owned the developer, subject to a

conservation easement to CML. The driveways will be dedicated as public streets. CML has requested

the City to reconstruct Library Park North in a more attractive and pedestrian friendly design. The

developer will be responsible for the streetscape along the north side of Library Park North as part of

the project.

PARKING

The placement of on-site parking is strongly preferred to be below grade and this will be a significant

factor in determining the award of the project to the preferred developer. If placed on-grade, screening

from public view will be required.

Library Entry

PEDESTRIAN CIRCULATION

One of the more important goals of this development is to improve pedestrian circulation and safety.

While the site is already surrounded by streets with sidewalks, the Library Park North sidewalk is

crowded with too much traffic, building services and utilities that have crowded the pedestrian out.

CML wants Library Park North to be a positive pedestrian experience. The alley will be a critical

neighborhood connection between Grant Avenue and Topiary Park. This will be accomplished by a

setback on the south side of the development site accommodating green space and increased sidewalk.

All overhead utilities will be undergrounded or relocated to Oak St.

BUILDING SERVICE

The buildings will be serviced from Oak Street for trash removal and any needed deliveries to avoid

disruption to CML. Refuse collection will be internal to the buildings with trash removal taking place

near the corner of Oak Street and 9th Street. Even with dedicated service areas and access, refuse

removal and deliveries will need to take place during off-peak hours. It is anticipated that Library Park

North may one day be controlled to prevent access to through traffic.

The lobby for each building will face the new driveways and green space.

SERVICE ACCESS

TRASH

SERVICE

SITE DIMENSIONS

The site(s) are shown below. The western building should be programmed to provide a strong presence

along Grant Avenue and an appropriate street wall. The eastern building should be placed to capitalize

on Topiary Park as an amenity. The buildings must be placed so that adequate pedestrian circulation can

be provided along the north side of Library Park North once pedestrian access is ended along the south

side.

Height

The building on the west site should be 4-6 stories tall; 6 stories is preferred. A taller building will be

allowed on the east site to leverage views of Topiary Park.

Setback

Buildings may be placed at zero setback from the Grant Avenue, Oak Street, and 9th Street rights of

way. The buildings will be set back a minimum of 6 feet from Library Park North to accommodate

improved pedestrian circulation.

552’-0”

99

’-0

”

SET BACK SET BACK

BUILDING ARCHITECTURE AND CHARACTER

The buildings will feature four-sided architecture. The north, east, and west facades interface with

primary roads, and the south façade faces the primary vehicular access to the library and will

additionally be visible from inside the library facility. Non-traditional designs are strongly encouraged.

Massing

The site plan addresses the scale of the buildings and takes into account important vehicular and

pedestrian connections. Care should be taken to provide a positive pedestrian experience on all sides of

the buildings, especially along Library Park North, using appropriate step-backs or and other techniques

to avoid the presence of monolithic walls that overwhelm the pedestrian experience.

Articulation

The design should avoid blank walls that degrade the pedestrian

experience and impair street activity. A combination of setbacks,

windows, balconies, terraces, and other similar additions throughout

the building can be used to manage the perceived scale of walls and

provide amenities for residents.

Materials

The buildings should be constructed of high-quality durable and

natural materials such as brick, stone, glass, metal panels, and precast

concrete. Wood, vinyl, EFIS, and other similar materials are not

acceptable.

Transparency

Ground floor retail and commercial uses should be visible

from the street both to facilitate business success and

promote an active streetscape.

Windows, Doors, and Balconies

Windows and doors are important both

functionally and aesthetically. They should

enhance facades with their details,

arrangements, and treatments. Operable

windows are encouraged on all levels. While

residential balconies are encouraged

throughout most of the project to break up

long walls and provide a residential amenity,

restrained use of balconies is desired for

units facing the library’s Grant Avenue plaza

in keeping with the more formal aesthetic of

the original Carnegie Library.

Balconies are especially encouraged on walls facing Topiary Park. Developers are encouraged to

incorporate balconies inside the plane of the building façade; however, balconies that project from the

building will be considered if they complement the overall design.

Entrances

Residential lobbies should be placed facing the new green space

between the two buildings and are encouraged to be double height.

Grant Avenue may also be considered for residential entry. Entrances

to retail spaces can be placed throughout the site as appropriate;

however, each retail space should have its own entrance. Overhangs,

awnings, and canopies for entrances should be integral to the building

and be high quality in their construction.

Screening

Since all four sides of the buildings will face public

streets, it is very important that service areas be

properly screened and integrated into the overall

design of the project. Mechanical systems should not

be visible from any side of the building. If placement

of mechanical systems on the building roof will be

required, they must be screened from view as they

will be visible from inside the library. Below grade is

strongly preferred to placement at grade.

LANDSCAPE AND HARDSCAPE

Landscape and hardscape should be of high

quality and responsive, in material choice and

otherwise, to the library plaza along Grant

Avenue and to Topiary Park. Materials should

be compatible in character with the buildings.

ARCHITECTURAL INSPIRATION

ARCHITECTURAL INSPIRATION