Morse Road Design Study

Morse Road Design Study
City of Columbus
Department of Trade and Development, Planning Office
Northland Community Council and
Northland Area Business Association
with:
Kinzelman Kline, Inc.
LDR International
Main Street Connections
Parsons Transportation Group December, 2000


Table of Contents
Contents
Acknowledgements ii

Introduction 1

Inventory and Analysis 3
Function and Aesthetics of the Corridor 3
Strategic Assessment of the Corridor 7

Public Street Improvements 11
Proposed Morse Road Street Section 11
Access Management 12
Street Plans 15
Elements of the Streetscape 18
County Improvements 22
Preliminary Cost Estimates & Phasing 23

Opportunity Sites 25
Site 1: Former Sun TV Site 26
Site 2: Huntington Bank Site 27
Site 3: Nazarene Church Camp Site 28
Site 4: Arena Motors Site 28
Site 5: Vacant Property 29
Other Opportunity Sites 30

Outline Design Guidelines 31
Site Design 31
Landscape Design 33
Signage 34

Strategic Recommendations 39
Market Research 39
Suggested Use Strategies 39
Catalytic Projects 40
Funding Options 40
Plan Implementation and Enforcement 40
Other Suggestion 40

i


Acknowledgements
knowledgements
City of Columbus Strawberry Farms Civic Association Morse Road Design Study Steering
Michael B. Coleman, Mayor Tanager Woods Civic Association Committee:
Trouville Manor Homeowners Association George Hadler, NABA
Columbus City Council West Albany Civic Association Mark Rush, NABA
Westerford Village Civic Association
Matthew D. Habash (President) Andy Bukovinsky, NCC
Western Creek Civic Association
Richard W. Sensenbrenner (President, Pro-Tem) Woodstream East Civic Association Mark Bell, NCC
Kevin L. Boyce Woodstream West Civic Association James Dean, The Richard E. Jacobs Group
Jennette B. Bradley Doug Krieger, NABA
Michael C. Mentel Northland Area Business Association: Scott Blyze, Limited Real Estate
Maryellen O’Shaughnessy Steven Keller, President Tim Lucks, Franklin County Engineer’s Office
Charleta B. Tavares Curtis McGuire, Vice President Robert J. Weiler Jr., Columbus Board of Realtors
Beth Ann Chesnes, Treasurer Michael Reese, City of Columbus - Mayor’s Office
Department of Trade and Development Greg Gerhard, Secretary Pete Cass, City of Columbus - Legislative Re-
Mark Barbash, Director Members: search Office
J. Patrick Grady, Deputy Director Autoville USA, Karl Rd. Dental Group, Big Brother Big Stephen R. McClary, City of Columbus - Planning
Stephen R. McClary, Planning Administrator Sister Assoc., Bob Caldwell Chrysler-Plymouth, Bob Administrator
Dick Ritchie, Neighborhood Planning Manager Caldwell Dodge Country, Bob Daniels Buick Co., Bill Lewis, City of Columbus - Traffic Engineering
Suzanne Wingenfield, Senior Planner Buckeye Maytag, (C) 3 Solutions For Nonprofit, C & G Tammy Noble, Franklin County Development
Investment Assoc., Checkcare Systems Of Columbus, Department
Northland Community Council: Chesrown Oldsmobile-GMC-KIA, Cooperonline.Com,
Steve Thompson, President Inc., Crown Hallmark Shop, Fair Trade Realty, Fifth Interview Participants
Third Bank-Morse Rd, Fifth Third-Kroger, Forest Park
Pamela Thomas, Vice-President The following individuals contributed to this docu-
Veterinary Clinic, Gabby’s, Goodwill Columbus, Morse
Chuck Wolfe, Secretary Road Family Dental Group, Gripping Solutions, Hadler ment through individual and group interviews:
Rolla Wagner, Treasurer Companies, Jacinto W. Beard, D.D.S., Jamesong Arlene Shoemaker, Dorothy Teater, Dewey Stokes,
Entertainment, The Kennel Club Of America, Krieger Guy Whorley, Tammy Noble, Dean Ringle, Tim
Member Associations:
Ford, Lamar Asset Mgmt & Realty, Linda C. Brown Lucks, John Bryner, Jim Jewell, Matt Habash,
Beaumont Neighborhood Civic Association
Blendon Woods Civic Association
Cosmetics, Litech Lighting Mgmt. Services, Richard Sensenbrenner, Bill Bopp, George Hadler,
L.J.T.K. Inc. - Subway#11805, Mail Boxes Etc., Mail Ron Barnes, Mike Green, Jim Hutchison, Jayne
Brandywine Meadows Civic Association
Boxes Etc - 161, Maize Morse Civic Assoc., Mark A. Knost, Bob Weiler, Steve Moluse, Barry Weigand,
Chestnut Hill Civic Association
Bell, Mark F. Taggart Co., Mobile Electronics, Monaco’s Bill Hoffman, Bob Lawler, Mike Reese, Mark
Clinton Estates Civic Association
Palace, National City Bank, Northand Community
Cooper Ridge Civic Association Barbash, Pat Grady, Steve McClary, Mark Rush,
Council, Northland Car Wash, Northland Chiropractic
Creekridge Civic Association Doug Krieger, Jim Gill, Greg Gerhard, Dick Nourse,
Center, Northland Joint Venture, Northland Dental,
Devonshire Civic Association Connie Caldwell, Tim Doran, Jeff Farion, Suzanne
Northland Mall, Northland Medical Pharmacy, Oakleaf
Forest Park Civic Association Wingenfield, Tim Rollins, Linda Patterson, Steve
Village, Office Depot, Ohio Plastic Surgeons, Orginals
Friendship Village
To Remember, Plumbers & Factory Supplies, Ralph Gladman, Columbus Apartment Association
Little Turtle Residents Association
Maize Morse Tri-Area Civic Association
W. Smithers, Redleg’s Lumper Service, Remax members, Maryellen O’Shaughnessy, David Baker,
Achievers, Rush Motors Sales Inc., Saint Francis Jeanette Bradley
Minerva Park Community Association
Desales H.S., Schoedinger Funeral Services,
Northgate Civic Association
St.Matthias Church, Steven C. Emrich, D.D.S., The
Northland Area Business Association
Steven L. Keller CPA Co., Northland Coin Laundry, This
Northland Jaycees
Week Comm. Newspaper, Trueman Club Hotel,
Parkview Civic Association
United Skates Of America, North YMCA.
Preston Commons Homeowners Association

ii


Introduction
Introduction
The Morse Road corridor became a major retail improvements include pedestrian upgrades at all
and residential center for Columbus in the 1960s intersections and the enhancement and definition
and 1970s. Over time, competition in the retail, of the Northland Community gateways.
office and residential markets throughout
Columbus along with a decrease in investment in Opportunity Sites identify catalytic
the corridor has diminished the vitality of this redevelopment projects that could be
district. Recognizing the impact that this implemented at key sites along the corridor.
deterioration was having on Columbus, and Outline Design Guidelines establish the design
specifically, the Northland community, Columbus principles that will guide the development of
City Council funded The Morse Road Market these key parcels. In addition, these standards
Study and Redevelopment Strategy that was will guide the redevelopment of the rest of the
completed in July of 1999. Using the general corridor as it changes over time.
recommendations of this study as a foundation,
the Morse Road Design Study establishes the Finally, Strategic Recommendations are made
vision for physical change to the corridor. for implementing the overall plan. These
recommendations include suggestions for
This Study addresses five miles of the Morse additional market research, additional funding
Road corridor from Interstate 71 on the west to options, establishment of a planned zoning
Interstate 270 on the east. The corridor district, and the proposed structure of an
Inventory and Analysis includes a thorough appropriate organizational entity that will guide
evaluation of traffic and circulation, land uses, the future redevelopment of the corridor.
pedestrian circulation and aesthetics. This
information was gathered through data collection,
field observations, and interviews with the
community. Public meetings and one-on-one
interviews with local business owners and
community representatives revealed numerous
issues and concerns regarding future
redevelopment of the corridor.

The recommendations of this plan are organized
into four categories: Public Streetscape
Improvements, Opportunity Sites, Outline Design
Guidelines, and Strategic Recommendations.
Public Streetscape Improvements address the
enhancement of the public right-of-way, which
includes: a landscaped median, and an upgraded
edge treatment with curb and gutter, street trees,
sidewalks and streetlights. These improvements
will significantly improve the quality of the
corridor by controlling vehicular access and
defining a pedestrian environment. Other

1


Inventory & Analysis
Inventor
ory Analy
The Inventory of the existing condition of Morse Access and Circulation
Road and the subsequent analysis which reveals
the opportunities and constraints of the corridor
are achieved through data collection, field
observations, the previous observations of the
Morse Road Market Study and Redevelopment
Strategy, and numerous interviews with
community members. The issues and concerns
of the public were discussed at public meetings
and through individual interviews with local
business owners and community representatives.
The corridor has consequently been evaluated Left turns across at least three
from two different perspectives. First, the lanes of vehicular traffic occurs
physical conditions that impact the functionality from most parcels along Morse
and the aesthetics of the corridor are addressed. Road. In addition, short dis-
Secondly, the current market issues and policies tances between curb cuts create
that affect redevelopment along the corridor are unsafe conditions.
addressed in the Strategic Assessment.

Function and Aesthetics of the
Corridor Some parking areas are not
physically separated from the
The following physical conditions represent issues service road or Morse Road.
that could be addressed through streetscape This creates an unsafe condi-
improvements and redevelopment to enhance the tion by allowing vehicles to
functional and aesthetic qualities of the Morse enter the road or enter the site
Road Corridor. at any location.

Curb cuts close to intersections
create unsafe conditions. This
condition is common at most
major intersections along
Morse Road and is often found
at gas stations that possess
multiple points of access.

Short stacking distances into
parcels or at service roads creates
congestion.

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Inventor
ory Analy
Pedestrian Access and Amenities Aesthetics and Landscape

No sidewalks
currently exist
along Morse
Road.
Most sites provide little or no
Overhead utilities visually domi-
interior landscaping.
nate much of Morse Road.
Service lines that cross Morse
Road and leaning wooden utility
poles with large cross arms are
particularly distracting.

Pedestrian access across Morse
Road is difficult today. The wide
expanse of pavement and the lack While the typical seven lane
of pedestrian amenities at the cross section along Morse Road
corners create an intimidating is necessary to continue to
pedestrian experience. move vehicular traffic, the
extremely wide cross section of
pavement lacks visual interest
and may encourage higher
vehicular speeds.

The lack of pedestrian side-
walks makes it difficult to
access the bus stops along the
corridor. In additon, only six of Few parking areas are screened No street trees or additional
the thirty-eight bus stop loca- with vegetation. landscaping exists to visually
tions have shelters. unify the corridor.
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Inventor
ory Analy
Lighting Signage

A variety of sign shapes, sizes
and heights can be found on Multiple signs on individual
Morse Road parcels create visual clutter

“Cobra head” style light
fixtures currently light
the majority of the Morse
Road corridor.

Sign height and size often do Billboards visually dominate the
not relate to parcel size Morse Road landscape in some
areas.

New bronze light
fixtures have recently
been used between
Sunbury Road and
Trindel Way.
Directional traffic signs should
be sized appropriately

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Inventor
ory Analy
Gateways Easton
The Easton development area makes up the
eastern end of the Morse Road corridor. Many of
the functional and aesthetic issues that currently
exist along Morse Road to the west are being
addressed in this new development area through
new site amenities and development standards.
Easton possesses an identifiable image of its own
with its distinctive blue light fixtures, traffic signs
The Interstate 71 interchange, and traffic signals. Landscape plans for the
including the on ramps and off Easton segment of Morse Road have been
ramps are currently maintained completed and will be installed in the near future.
at minimal levels.

The western gateway to the
Northland community (top) and
the eastern gateway (bottom)
currently do not announce the
community or establish the
appropriate image.

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Inventor
ory Analy
Strategic Assessment of the the size of the trade area. Shopping districts that shopping centers with over 4.7 million square feet
currently compete with Northland Mall and in the 3.5 mile radius trade area. The primary trade
Corridor Northland corridor merchants include, at least to area experienced $1.5 billion in retail and personal
some extent, City Center, Easton Town Center and service sales in 1998. Automotive dealers and
A. Market Analysis its surrounding big box stores, the retail area on auto-related goods comprised one-third of these
U.S. Route 23 north of I-270 that consists of big sales. The retail supply in the area was dominated
box stores like Kohl’s and Wal-Mart, the Lennox by automotive and auto-related goods, music-
The following represents insights and comments Town Center, the Sawmill Road retail corridor and related goods, and furniture and home-related
into information found in the Morse Road Market the retail development at the Polaris Centers of goods.
Study and Redevelopment Strategy that was Commerce.
commissioned by the city of Columbus and Inflow/Outflow analysis indicates that an inflow to
prepared by Wallace, Floyd and Associates. With the planned new fashion mall at Easton and the primary and combined trade areas currently
the recent ground breaking for the new Polaris exists for all store types. The analysis shows that
1. Retail Town Center shopping mall, shopping patterns general merchandise, apparel, home furnishings,
and trade area boundaries for the Morse Road building materials, and automotive stores in the
Trade Area Boundaries corridor and especially Northland Mall are likely primary trade area have at least 50% net inflow
to change dramatically over the next few years. of consumers from outside of the combined trade
Although the Market Study and Redevelopment Announced anchor department stores for Easton area.
Stategy indicates that various factors were consid- include Nordstrom and Lazarus. Easton’s high-end
ered when determining the primary market area fashion focus is sufficiently different from Other Considerations
(PMA) and secondary market area (SMA), the Northland’s target market which suggests that the
PMA and SMA boundaries were determined to be two could successfully co-exist. However, with six Several retail trends are and will continue to
perfect rings. The PMA had a radius of 2.3 miles announced department store anchors including impact Morse Road’s commercial corridor that
from the Morse Road/Cleveland Avenue intersection Lazarus, Sears and JCPenney, the current anchor must be considered when determining the best
and the SMA had a 3.5 mile radius. If factors such stores at Northland, Polaris will be a direct com- strategy to implement regarding residential and
as natural and physical boundaries, the nature of petitor to Northland for at least a portion of its commercial development and redevelopment.
existing retail and competing retail concentrations current trade area shoppers. These trends include: the consolidation of big box
were taken into account, the result would be retailers, a renewed interest in urban markets,
market areas defined as irregular shaped polygons, By taking existing significant competing centers developers’ increased interest in the “new urban-
not concentric circles. of retail activity into consideration, it appears that ist” and neo-traditional approaches to develop-
the secondary market area may in fact at present ment and design, the redevelopment of older
Competition be larger that estimated. The large amount of malls, Internet usage’s potential impact on
inflow dollars that occurs in the area also seems traditional in-store retail sales, and the rise of
The Market Study and Redevelopment Strategy to indicate that the market area boundaries could retail/entertainment clusters.
recognizes increased retail competition in the potentially be expanded. On the other hand,
“regional market” for the Morse Road retailers. when proposed new competition is taken into Big Box Consolidation – Until recently, numerous
However, the study does not specifically cite what consideration, it appears that the market area for retailers have competed in shopping goods
regional shopping malls/districts compete with shopping goods may shrink significantly once categories such as pharmacy, hardware and
Northland Mall and its surrounding retailers. The these new centers are opened. home improvement, office supplies, and home
study does mention competitors that are in the electronics. Increasingly, these categories are
trade area but makes no mention of other outlying Morse Road has a regional shopping mall, nine being dominated by two or three major players.
regional shopping centers or districts that impact major strip shopping centers, and 17 other Retailers such as HQ and Builders Square have

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Inventor
ory Analy
been pushed out of the market by Home Depot and new communities they are creating. These types housing in the area. There may also be sufficient
Lowes, leaving large vacant stores. The drug store of projects are typically mixed-use, incorporating a demand to support new multi-family housing
industry is now dominated by CVS, Rite Aid, and number of land-uses such as office, residential, carefully positioned between existing market-rate
WalGreens that are springing up on every heavily and retail that complement and support one and luxury projects in the vicinity. Quality multi-
traveled street corner attempting to gain a larger another. Other characteristics typical of these family housing for seniors may also be an area of
market share. OfficeMax, Office Depot and developments include higher density and pedes- opportunity.
Staples are dominating the office category. Best trian orientation.
Buy and Circuit City are increasingly dominating
the home electronics category. 2. Office B. Stakeholder Interviews
Urban Retail Markets - Many big box retailers According to the Market Study and Redevelopment The design team had the opportunity to talk with a
including Home Depot, Staples, CompUSA, Strategy, the office market in Columbus remains number of stakeholders that included representa-
Office Max, and Wal*Mart are increasingly strong with low vacancies and high absorption tives from the Morse Road commercial district, the
interested in returning to often under-served older rates. Downtown office vacancies were around 5% city of Columbus, and Franklin County. The goal of
urban areas. As the number of new sites avail- in 1998. the interviews was to gain a more intimate knowl-
able for development at the outer edges of edge of the issues that face property owners,
metropolitan areas dwindles, these retailers are The Northeast sub-market contains approxi- merchants, and residents in the Morse Road
beginning to test smaller neighborhood store mately 10% of the region’s Class A office space corridor and realize the potential strategies that
concepts for continued growth in older markets. and 3% of the Class B space. The vacancy rate could be employed to address those issues.
Home Depot has built four stores in New Jersey was 2.5% for Class A space in 1998 with esti- Interviewees were asked to define the most critical
to test the viability of a new concept called mated net absorption of 362,000 square feet. issues facing the Columbus Metropolitan Area and
Villager’s Hardware. Staples introduced a smaller Class B space had a vacancy rate of 6.4% with Morse Road corridor, and to identify the revitaliza-
version of its store in Boston nearly 10 years ago, 76,000 square feet of net absorption. Office lease tion/redevelopment tools that could be utilized for
called Staples Express. CompUSA is carefully rates for suburban space averaged $19.87 per its renewal. Below is a summary of the
developing smaller stores in Texas. Office Max square foot, according to the Market Study and interviewees’ responses.
has begun testing a smaller version of its store Redevelopment Strategy.
that is named PDQ and Wal*Mart is testing a Respondents were in general agreement that the
40,000 square foot grocery store concept for The study describes what additional development Morse Road commercial corridor has and will
neighborhood markets. The biggest challenges is currently occurring in the Columbus metropoli- continue to serve a critical role as the center of
these chain retailers will be faced with is adapting tan area. New office development is occurring at economic activity in the Northland community
their formats to the unique characteristics of Easton with a total of over 4 million square feet and, to a lesser extent, the broader region.
individual neighborhoods and competing with planned. Current vacancies at Easton Oval total Northland Mall is recognized as the center and
local retailers that often offer superior customer 3%. An additional 1.4 million square feet of office most important anchor of the corridor. The
service and unique assortments. development is planned for the Business Campus concentration of major, manufacturer-affiliated
at New Albany. auto dealers is also considered an anchor and
New Urbanist and Neo-Traditional Development – In destination draw for the corridor. Most felt that
an effort to counter the negative effects of sprawl 3. Housing the corridor remains strong at present but is
and take advantage of Americans’ growing desire threatened by the challenges outlined below.
for a more pedestrian scale and stronger sense of Although no study has been conducted recently There is a consensus that strong and collabora-
community in their neighborhoods, some develop- regarding what types and amounts of housing tive action is needed quickly to prevent further
ers are applying new urbanist or neo-traditional opportunity might exist in the vicinity of the deterioration and disinvestment that will otherwise
principles in the layout, design and function of the corridor, there appears to be a lack of move-up ensue.
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Inventor
ory Analy
Most critical challenges facing Columbus Metro- marketing studies, community policing, appropri-
politan Area (in order of mention frequency) – ate zoning and development standards, develop-
• sprawl/land-use patterns/sustainability ment incentives, streamlined approvals process,
• lack of a comprehensive plan (city, county, political leadership/vision
region) • Franklin County – infrastructure development
• transportation/infrastructure (projected in- and maintenance, complementary zoning, code
creases in congestion, maintenance of existing, enforcement, city/county collaboration regarding
mass transit/rail) long range planning, annexation, water/sewer, etc.
• workforce development/labor shortage • Foundations/Non-Profits – public amenities
• schools/education (beautification, recreation, culture); support of local
• downtown revitalization social service agencies and community non-profits
• level and quality of city services • Columbus Urban Growth Corporation – land
• housing (diversity, quality, low home ownership assembly and preparation, development catalyst,
percentage) public/private partnership facilitation.
• lack of effective public/private partnerships • Northland Community Council – community
• political structure (at-large council) consensus building, leadership and advocacy;
• tax structure (too low) business community collaboration; planning and
design review
Most critical challenges facing Morse Road • Northland Area Business Association – city and
commercial corridor: community collaboration; critical role in represent-
• appearance/image (property & infrastructure ing and promoting area business interests; input to
maintenance, inconsistent signage, vacancy and cooperate with proposed zoning and code
appearance, etc.) changes and enforcement; augment city services
• adjacent multi-family neighborhoods (manage- with Special Improvement District or other coopera-
ment, maintenance, crime) tive approach to such tasks as infrastructure
• unfriendly to pedestrians (too wide, no side- maintenance, parking lot security, marketing, etc.
walks, poor linkages to neighborhoods, speed of • Financial Institutions – community reinvestment,
traffic, etc.) participation in creative approaches to financing
• insufficient, reactive code enforcement redevelopment
• current and potential competing centers of • COTA – convenient, attractive, affordable,
retail activity (Easton, Polaris, US 23, City accessible public transportation along corridor
Center) and between it, neighborhoods and regional
• over-built commercial (vacancy appearance, destinations; rail development
inappropriate uses, too many car dealers, etc.) • MORPC – regional transportation planning
• safety perception
• lack of Morse-Bethel connector
• not enough parks

Most appropriate role in renewal/redevelopment
of older commercial corridors:
• City of Columbus – infrastructure development
and maintenance, code enforcement, planning/

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Streetscape Impr
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Public Streetscape Improvements
Many of the functional and aesthetic issues The primary benefit of such a median is the section adjacent to the street gutter. Other
identified in the analysis phase of this study can ability to control vehicular movements along the amenities that will help visually unify the corridor
be addressed with physical improvements to the corridor. In addition, the median diminishes the include groupings of street trees, upgraded utility
public streetscape. The following enhancements visual impact of the extremely wide pavement poles, upgraded street lights and decorative
will improve vehicular circulation, establish a safe section of Morse Road and may help reduce banners.
and functional pedestrian environment and traffic speeds that are currently posted at 45 mph.
improve the Northland Community image along The three existing lanes of traffic in each direc-
its most highly visible corridor. tion should be maintained in order to accommo-
date the existing traffic volume along Morse
Proposed Morse Road Street Road.
Section The edges of Morse Road will be improved to
clearly define and separate the vehicular environ-
The proposed Morse Road street section includes ment from the pedestrian environment. Curbs
a variety of improvements that will create a safer and gutters will be installed to control storm water
and more functional streetscape. A new land- drainage and continuous concrete sidewalks will
scaped median will physically separate the be placed 8 feet behind the curb. A continuous 5-
vehicular traffic moving in opposite directions. foot bike lane will be part of the standard street

CURB & CURB & METAL
GUTTER GUTTER UTILITY POLE

EXISTING SERVICE ROAD
OR PARKING LOT EXISTING SERVICE ROAD
5’ 11’ 11’ 11’ +/-16’ 11’ 11’ 11’ 5’ OR PARKING LOT
RELOCATED DRAINAGE SWALE
BIKE WEST WEST WEST LANDSCAPED EAST EAST EAST BIKE RELOCATED DRAINAGE SWALE
DOUBLE ROW DECIDUOUS CANOPY TREES LANE BOUND BOUND BOUND MEDIAN BOUND BOUND BOUND LANE
LANE LANE LANE LANE LANE LANE DOUBLE ROW DECIDUOUS CANOPY TREES

STREET LIGHTS & BANNERS STREET LIGHTS & BANNERS
NEW STORM DRAINAGE SYSTEM
NEW STORM DRAINAGE SYSTEM

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Streetscape Impr
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Access Management
In order to address the variety of vehicular A new service road will be
required in front of the
access issues that were identified in the analysis
Haimerl Center to provide
segment of this study, a number of devices are access to a signalized
proposed. These include the introduction of a intersection. A low wall may
landscaped median, the minimizing of curb cuts be considered in front of the
Center to define a courtyard
and improvements to service road intersections.
and help screen the view to
the service road.
The Median
A continuous median that is placed in between
each signalized intersection along Morse Road
will prohibit left hand turning movements across
three lanes of vehicular traffic. While this will
create safer driving conditions, it will also limit the
access to individual parcels to right in/right out
movements. The inability to make left turns in to
and out of most parcels will be accommodated by
providing reasonable access for all parcels to a
signalized intersection. This will require that the
existing service roads be extended in some
locations to achieve this access. Two such
locations are illustrated below. In addition, u-turn
movements will be permitted at selected loca- The introduction of a landscaped island will bring
tions. These locations will be determined through organization to this area of uncontrolled parcel access
just east of Almont Road. This collection of parcels is
a more detailed traffic analysis. EXTEND SERVICE DRIVE currently under parked. Efforts should be made in the
TO PROVIDE ACCESS
Milano TO KARL ROAD redevelopment of this parking and access area to meet
Florist or exceed the existing number of spaces. Consideration
should be given to negotiating a shared access
agreement with the owner of the under utilized parking
lot at the northeast corner of Almont Road and Morse
Road. A new circulation route for service vehicles
should also be provided. A possible solution may be to
provide access between the two buildings west of
Milano Florist and continue the service route behind the
florist to the retail center to the east.

Haimerl
Center

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Streetscape Impr
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Parcel Access and Curb Cuts
A maximum number of access points will be
permitted based on parcel size. Shared access
points will be encouraged between smaller
parcels. Minimum distances will also be estab-
lished between these access points and between
access points and public street intersections. See CLOSE SERVICE
DRIVE ACCESS
the Outline Design Guidelines for more on Parcel
Access and Curb Cuts.

Service Road Intersections
The intersections of service roads with public CLOSE SERVICE existing condition proposed improvement
DRIVE ACCESS

streets or major parcel access drives are very
Increasing stacking distances at public street
confusing and often dangerous locations. Lack of
intersections and at entrances to private commercial
adequate stacking distance for automobiles development will improve circulation and safety. The
creates congestion and confusion. In the short All service road intersections should be evaluated in diagrams above illustrate a proposed improvement to
term, efforts should be made to eliminate these regards to existing access and safety. The diagram the Northtowne Retail Centre that would significantly
intersections, where possible. In other locations above suggests refinements to the Northtowne increase the stacking distance.
where elimination is not practical, limiting certain Boulevard/Walford Street service road intersections that
turning movements could improve the safety at would improve circulation and safety.
those intersections.

Some service road connections should be eliminated to maximize stacking distances and create safer intersections.
This service road connection to Northtowne Boulevard is not necessary because existing access to the retail center
and the restaurant outparcel is provided further away from the intersection.

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Streetscape Impr
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1 Typical service road providing access to multiple
parcels along Morse Road. 2 Eliminate service road when redeveloped
properties have direct access to the local north/ 3 Future redevelopment of larger parcels whould
promote the complete elimination of service
south street network. roads by providing access to the local north/
south street network and/or by establishing a
new parallel street system.

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Streetscape Impr
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Street Plans
The following Street Plans are graphic depictions and subject to further review and refinement
of the proposed streetscape concept. The intent during preliminary engineering. More detail on
of these plans is to show the general design and the elements of the streetscape, intersection
locations of the landscaped median and the treatments, gateways and the county improve-
resulting modifications to curb cuts and service ments follow these plans.
roads. All improvements shown are conceptual
Interstate 71 to Maize Road

EVANSWOOD DR.
ABANDON SERVICE ROAD-
ALLOW PRIVATE PROPERTY POTENTIAL TRAFFIC SIGNAL MODIFY INTO RI/RO
TO REDUCE PAVEMENT TO BE STUDIED IN CONTEXT
ELIMINATE CURB CUT
SETBACK OF EXISTING SIGNALIZATION
CURB CUT
TIMING AND SEQUENCING
TATE 71
INTERS

CONSOLIDATE
PEDESTRIAN MODIFY INTO RIGHT

GLENMAWR AVE.
INTO RI ONLY
ACTIVATED

SANDY LANE RD.
CURB CUT MODIFY INTO RI/ IN ONLY CURB CUT
TRAFFIC RO CURB CUT
SIGNAL ELIMINATE
ELIMINATE CURB CUTS
CURB CUT
Fairfield Inn

Maize Road to Karl Road
ALIGN CURB CUT WITH
SOUTHSIDE RETAIL CENTER
AND ESTABLISH SHARED
ACCESS AGREEMENT WITH MODIFY INTO
FAST FOOD RESTAURANT. RI/RO CURB CUT
RI/LI/RO CURB CUTS . RI ONLY CURB CUT
RD
.
RD

FENCEWAY DR. NT PROVIDE ACCESS
RO ONLY CURB CUT
ZE

O EXTEND SERVICE DRIVE
ALIGN CURB CUT M TO ALMONT ROAD
AL
I
MA

TO PROVIDE ACCESS TO
WITH INTERSECTION
KARL ROAD
ELIMINATE CURB CUT PROVIDE PLANTING ISLAND ELIMINATE
TRANSITION 4
BETWEEN SREET AND CURB CUT
ALLOW ONE RI/RO CURB CUT LANES TO 3
MODIFY INTO PARKING AREA
AT THIS LOCATION MODIFY INTO ELIMINATE
RI/RO CURB CUTS MODIFY INTO RI/LI/RO CURB CUT CURB CUT
RI/RO CURB CUT

MODIFY INTO
RI/RO CURB CUT
ELIMINATE EXISTING MODIFY INTO Haimerl MODIFY INTO MODIFY INTO Bank Col. Fire/
RI/RO CURB CUT Center RI/RO CURB CUT RI/RO CURB CUT One

KARL RD.
RIGHT TURN ONLY LANE P.D.
Ascension
ESTABLISH RI/RO PROVIDE SERVICE DRIVE TO Lutheran Church
Sofa
CURB CUT TRAFFIC SIGNAL AT ALMONT Express

Whites
Furniture
Rhodes
Furniture

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Streetscape Impr
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Karl Road to Lemarie Court

Krieger Ford

Bob Caldwell

ESTABLISH RI/ CLOSE SERVICE
ELIMINATE
RO CURB CUT DRIVE ACCESS
ELIMINATE CURB CUTS
MODIFY INTO RI/
CURB CUT ESTABLISH RI/RO MODIFY INTO RI/ ELIMINATE MODIFY INTO RI/
ELIMINATE RO CURB CUT
CURB CUT CURB CUT RO CURB CUT CURB CUT RO CURB CUT

ONE WAY WESTBOUND
Col. Fire/P.D.
KARL RD.

Fountain Square Lane
ELIMINATE CURB CUT FOLLOWING
RELOCATION OF FIRE STATION. MODIFY INTO RI/
MEDIAN SHOULD NOT BE Sears Auto RO CURB CUT

LEMARIE CT.
CONSTRUCTED IN THIS LOCATION
UNTIL FIRE STATION HAS
RELOCATED.

Lemarie Court to Cleveland Avenue
Old Time Pottery

Ron Rush Lincoln
NORTHTOWNE BLVD.

Mercury

MODIFY
ELIMINATE INTO RI/RO
CURB CUT MODIFY MODIFY INTO RI/
LI/RO CURB CUT CURB CUT
INTO RI/RO
MODIFY CURB CUT
INTO RI/RO CLOSE SERVICE
CURB CUT DRIVE ACCESS

ESTABLISH
RIGHT ONLY
MALIN ST.

ALIGN CURB

CLEVELAND AVE.
TURN LANE
WALFORD ST.

CUTS
MODIFY
American INTO RI/RO
Fitness CURB CUT
Wharehouse
LEMARIE CT.

RITE RUG
Rite Rug
Huntington
Operations
Center

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Streetscape Impr
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Cleveland Avenue to Alum Creek

Nazarene
Church Camp

Krieger Dennis
Jeep Pontiac

Dennis

AY
Isuzu

W
DEL
TRIN

CREEK
CHESFORD ROAD

DUNBRIDGE STREET
AD
RR
CLEVELAND AVENUE

RO
AIL

LE
NR

ALUM
DUNBRIDGE STREET
VIL
CO

ER
ED
Abbey Lane

ST
ND
Apartments

WE
DO
Quality
AN

Northpointe Chevrolet
AB

Apartments

Alum Creek to Interstate 270
ALUM CREEK

UDF

Limited Too

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Streetscape Impr
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Elements of the Streetscape of the ground plane to simplify maintenance. Sidewalks
Where left turn lanes reduce the median to a Standard concrete sidewalks will be 5’ wide and
width of 4’ at intersections, the median should be placed 8’ behind the curb. Handicap accessible
Landscaped Median treated with brick or concrete pavers to further curb ramps will be used at all access drives and
In addition to the functional access management reinforce the unique identity of the corridor. public streets. Walks will connect with existing
aspects of the median, the treatment of these walks at the crossing streets.
spaces will help diminish the scale of the street Curb and Gutter
and establish a unique image for the corridor. A new curb and gutter will divide the vehicular Bike Lanes
The typical landscaped median will be 16’ in environment from the pedestrian environment 5’ wide asphalt bike lanes will be provided
width. A rhythm of post and banners that alter- along Morse Road. New storm drainage includ- between the gutter and the inside vehicular traffic
nate with upright groupings of trees will add visual ing catch basins and storm pipe will also be lane. The Morse Road corridor serves as a major
interest without blocking views across the corri- required. A combination of the curb and gutter east-west connector in the larger regional
dor. Low plantings of small shrubs or perennial and a smaller open drainage swale may still be bikeway network. These lanes will be clearly
color will be planted at the base of these trees. required where old service roads exist. The marked with City of Columbus standard bikeway
These plants should be particularly hardy and condition and capacity of the existing storm markings. These lanes should not follow the curb
resistant to drought conditions and salt spray. drainage system will need to be further evaluated and gutter line where right turn only lanes exist
Turf grass should be established on the majority at the time of final design and engineering. for automobiles. Rather, these lanes should
continue as any other vehicular lane of traffic.

Street Trees
The placement of street trees along the edges of
Morse Road will help visually unify the corridor
and establish a more comfortable pedestrian
environment. Tree specimens must be able to
tolerate the harsh urban conditions of Morse
Road relative to heat, drought and salt spray.
Trees should be large growing, long-lived decidu-
ous trees. The form of these trees should be
upright as opposed to broad and spreading to
minimize the amount of overhang into the street
or into overhead utility lines. The canopy of the
trees should be maintained at a height of 8’ to
ensure views under the trees to fronting commer-
cial properties. A staggered spacing of trees will
create a visual baffle that will also provide views
into sites. Trees should generally be planted in
groupings of five or seven and allow breaks or
windows into properties. While typical breaks
between tree groupings will be 60’ to 120’, larger
breaks of 120’ to 180’ will be permitted in front of
car dealerships to allow views into their vehicular

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Streetscape Impr
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display areas. Site distance requirements should that cross Morse Road. Poles should be painted to should the Northland community. This treat-
be carefully considered in the placement of all bronze to match the standard street light pole ment should begin at the eastern and western
street trees. color. All poles should be located behind the gateways to Northland. Banners should be hung
sidewalk and street tree plantings. from street lights and from ornamental posts
Utility Poles located within the landscaped median. A banner
While the Morse Road Market Study and Rede- Street Lights program could be established that changes with
velopment Strategy proposed the burial of above Continue the use of the standard City of Colum- the seasons or announces special annual events
ground utilities, further research has found the bus street light and pole that has been used in the community.
cost to be prohibitive. An existing city ordinance between Sunbury Road and Trindel Way. Break
910.06 should be further explored as an alterna- away banner arms should be specified as part of Traffic Signs
tive means of cost effectively burying utilities these light poles. The collection of smaller items can add visual
along Morse Road or along other city streets. A clutter along the corridor. Consistent treatment of
possible aesthetic upgrade to the existing above Posts and Banners smaller elements such as traffic signage can help
ground utilities is to replace the existing wood Banners will be used along the corridor to en- to visually unify the corridor. Bronze sign posts
utility poles with metal poles along both sides of hance visual interest and reinforce an identity for and bronze sign backgrounds are recommended
Morse Road. Poles along both sides will mini- the Northland community. As the Easton devel- for all traffic signs along the corridor.
mize, if not totally eliminate, the number of lines opment has established its own clear identity, so

A view looking west at
Sandy Hill Lane shows
how the impact of
overhead utility lines
will be diminished as a
result of the
streetscape
enhancements.

New bronze light fixtures Traffic signs can be
have recently been used consistently treated along
between Sunbury Road the corridor with bronze
and Trindel Way (left). painted posts and
Banners will be installed on backgrounds. The Easton
street light poles and on development has
ornamental posts located in implemented a similar
the median (right). treatment in the “Easton
blue” color.

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Streetscape Impr
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Intersections Bus Stops Proposed
All signalized intersections will receive broad, Bus stops along the corridor will be significantly improvements to an
existing bus stop
painted cross walks to alert drivers to the pedes- improved by providing safe and convenient
located west of Almont
trian crossing. Traffic signals will be hung from pedestrian access to the stops with the introduc- Road.
bronze mast arms at all intersections. This will tion of concrete walks. Concrete pads will also be
eliminate the amount of visual clutter at each installed to provide access to the buses that will
intersection. Street names will be hung from stop along the curb. COTA is currently exploring
these mast arms as well to aid in visual recogni- options for a new standard bus shelter. These
tion of the crossing streets. Major intersections new shelters should be significantly more open or
along Morse Road at Karl Road, Cleveland transparent than the existing shelters. This will
Avenue and Westerville Road will receive addi- promote the sense of security with added visual
tional amenities to reinforce their importance as surveillance. Over time, shelters should be
major nodes along the corridor. Amenities installed at all of the bus stops along the corridor.
include low masonry walls, specialty paving at the
corners, and ornamental plantings.

Proposed improvements to
the intersection of Karl
Road and Morse Road.

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Streetscape Impr
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Gateways
Special treatment should be given to the eastern ornamental lighting. “Northland” could be an- The east gateway to the Northland community
and western gateways into the Northland commu- nounced with painted letters on the bridge or should be established just west of the Alum Creek
nity. These thresholds represent unique opportu- perhaps on a separate sign that could be attached Bridge. A large painted area of asphalt that is not
nities to establish an image for Morse Road and to the bridge structure. Since this gateway also currently used for vehicular traffic lanes could
the Northland community. The Easton develop- represents the threshold into the Beechwold/ become a landscaped median. This median
ment should maintain its own identity along the Clintonville neighborhood to the west, those would consist of the standard pattern of planting
corridor by reinforcing its gateways at Interstate communities should be represented in any and posts with banners that will be common from
270 on the east end and at the intersection of design/redevelopment of this gateway. Interstate 71 to Cleveland Avenue to the west.
Sunbury Road and Morse Road on the west end.
The right-of-way of the Interstate 71 interchange
The west gateway to the Northland community should also be improved. The infield areas
begins at Indianola Avenue and includes the should be treated with a geometric planting of
existing railroad bridges and the Interstate 71 large upright trees that are easily recognizable as
overpass. In addition to the basic streetscape one travels at higher speeds along the highway.
elements, special treatment should be given to Off ramps and on ramps could also be enhanced
the side slopes and the railroad bridges. The with slope plantings, trees and increased mainte-
bridges should be painted and possibly receive nance.

West Gateway and the I-71 Interchange

East Gateway at Alum Creek

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Streetscape Impr
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County Improvements parcels along this segment. Some of the follow- Utility Poles - existing wood poles along the
ing streetscape upgrades will be included as part south side of the road will be replaced with
of the county’s widening project or will be imple- bronze metal poles which will be placed along
Over one mile of the five mile Morse Road right - mented after the project is complete. both sides of the street to minimize utility line
of-way is currently located within the jurisdiction crossings.
of Franklin County and not in the city of Colum- Sidewalks - to be relocated from three feet to
bus. This segment extends from Cleveland seven feet behind the curb where sufficient right- Intersection Upgrades - to match other
Avenue on the west to Trindel Way on the east. of-way allows. signalized intersections along the corridor with
The County currently has plans to widen this broad, painted crosswalks and bronze mast arms.
segment of road to match the seven lane cross Street Trees - to be installed at 40’ on center in Specialty treatments should be provided at the
section to the east at Easton and to the west of locations where the sidewalk has been relocated intersection of Westerville Road (State Route 3).
Cleveland Avenue. Construction on this project is to seven feet behind the curb. This will require coordination with the Ohio
scheduled to begin in April, 2001. Department of Transportation as they have
Street Lights with Banner Arms - to match jurisdiction of this state route.
In response to this study, the County has collabo-
the city of Columbus standard street lights that
rated with the city of Columbus to integrate the
have been installed from Sunbury Road to Trindel Traffic Signs - to match the standard treatment
recommendations of this plan into the widening
Way. Revisions should be made to the light pole of bronze painted sign posts and backing with
project. A landscaped median cannot be incorpo-
specifications to include the appropriate banner reflective sign decals.
rated into this project as a result of the complexi-
arms.
ties associated with access to the various smaller

Road Section - Proposed County Road Widening

In some locations, the existing right-of-way will not allow
the sidewalk to be relocated to seven feet behind the
curb. These parcels will conform over time as the sites
are renovated or redeveloped.

Road Section - with Proposed Streetscape Upgrades

22

Morse Road Design Study

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