3/18/14
The Village at Central College
I.
GENERAL The property that is the subject of this rezoning application is comprised of 77.8± acres of land adjacent to and east of Sunbury Road and south of Central College
Road. (All acreages referenced herein will be verified at time of Final Development Plan). The site is bounded on the east and partially on the south by Big Walnut
Creek. A few parcels located along Central College and Sunbury Roads are not a
part of this application. A few homes and ancillary structures on the property will
be removed upon approval of the rezoning request. There are two (2) platted but unimproved streets included in the rezoning area – East and South Streets. These platted streets will be vacated as part of the approval process. The site is
challenging in that there is significant topography as the property drops from
Sunbury Road in an easterly direction towards Big Walnut Creek and also there is a
more gradual grade transition that occurs from north to south.
The proposed development provides substantial benefits for the adjacent area and
the City of Westerville. It will allow for the extension of sanitary sewer to serve not
only this development, but also the NCR property to the north and adjacent
underserved properties. It also provides storm water management options,
allowing remedies for current flooding occurring on adjacent parcels partially
caused by the previous widening of Sunbury Road. The development allows for a large part of the property to be converted and maintained as permanent open
space. A substantial portion of existing site features including major drainage ways and a large woodlot are being retained in the proposed development plan.
The proposed redevelopment is a mixed use development with commercial, multifamily and single family uses. The site is broken down into three subareas where
each will contain described permitted uses and development standards associated
with the development of those subareas. The text is accompanied by a preliminary development plan and a number of other exhibits that detail existing site
information and proposed uses of the property by subarea and the overall project.
The development plan will include a total of 311 dwelling units on the 77.8± acres
for a total density of 3.99± units to acres which comports with similar density 1
granted to other development in Westerville in the past few years. II. SUBAREA DESCRIPTIONS There are three subareas contained within the area to be rezoned. Each subarea
will have different permitted use(s) and development standards that will regulate the development of each subarea. A brief synopsis of each subarea will be
provided to help orient the proposed development of the site. The subareas are as follows:
A. Subarea A – Approximately 25 acres – located along Sunbury Road and Central
College Road will be a mixed use area with a combination of attached residential and retail/commercial uses. The attached residential buildings will utilize a
variety of living options including townhomes, carriage homes and garden units.
The architecture for the commercial will be articulated to take on a village
character. There will be a civic green with a community building and pool
associated with the attached residential in Subarea A. Subarea A will also contain a large undisturbed open space to buffer the existing large lot
residential housing to the south from the proposed development. There will be a tree preservation zone in this subarea as well which shall maintain a large portion of the existing woods and drainage ways.
B. Subarea B – Approximately 16.7 acres. This subarea will permit single family
housing. The homes will have a variety of architectural styles arranged around a loop road system with an access point off Central College Road as well as
vehicular and pedestrian connections through Subarea A.
C. Subarea C – Approximately 36 acres. This subarea will only allow a passive park and recreational uses. The subarea may include a paved parking area with
access to Central College Road and a multi-use path for access around and off the site.
III. SUBAREA DEVELOPMENT TEXT A. Subarea A - 25 ± acres
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1. Objectives The objective is to develop a walkable mixed use area featuring commercial
and residential buildings fronting Sunbury Road with parking, the community building and pool, the multi-family buildings and single-family houses
located to the east. The commercial buildings fronting the Sunbury Road
right of way will create a village feeling for the site along Sunbury Road. The main entrance to the 77.8Âą acre development will be from Sunbury Road (in
the general location of the previously platted South Street shall be referenced herein as South Street and shall remain a public street) with a second entry
from Central College along the extension of East Street (For purposes of this text East Street in its current platted condition will be vacated and become a private street as noted on the site plan). Both streets will provide a
framework for a centrally located Civic Green. The Civic Green will serve as
the focal point of the development. Attached residential housing will be
arranged around a portion of the Civic Green and throughout the balance of
the Subarea. The architectural style will emphasize the village character in
keeping with the theme of the total development. Additionally, there is a
focused intent to preserve the natural features within this subarea, as such a large portion of the existing trees and drainage ways are being maintained as well as a large buffer area along the south property line.
2. Permitted and Conditional Uses & Supplemental Standards: See Section VI. 3. Development Standards: Except as otherwise noted in this text, the preliminary plan or submitted exhibits, the applicable development
standards of Chapter 1162 – Planned Development District (PD) shall apply. a. Density, Setbacks and Height Restrictions 1.) The maximum number of dwelling units in Subarea A shall be 240. 2.) The maximum commercial square footage shall be 20,000 gsf.
3.) The minimum setbacks shall be as follows*:
a.) Sunbury Road: Minimum 30 foot building and parking setback
from right of way. Patios for commercial buildings may encroach
15 feet into the setback
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b.) Central College: Minimum 25 foot building and 15 foot parking setback from the existing right of way. Uncovered steps may
encroach into setback.
c.) South Street: Minimum 5 foot building and parking setback from the right of way.
d.) Property/Subarea Perimeter: Setback adjacent to southern Parcel 080-010415 (Spagnol): Minimum 25 foot building and parking setback. No vehicular access shall be permitted in this setback.
e.) Other Property/Subarea Perimeters Setbacks from: i.
ii.
Parcels (along Central College): 080-010452 (Vogel), 080-
010426 (Belford), and 080-010433 (BP): 15 foot building and parking setback
Parcels (along Sunbury Road): 080-010402 (BP): 15 foot
building and parking setback; 080-010425 (Holtzapfel),
080-010798 (Jac Prop.), and 080-010448 (Schneider): 10
foot building and parking setback adjacent from East Street; 080-010448 (Schneider): 15 foot building and parking
setback along south property line of parcel (north property line of Subarea adjacent to commercial building/parking lot.).
f.) Setbacks from interior lot lines shall be 0 feet for all buildings, parking, loading and maneuvering areas.
g.) Setback from Subarea B shall be 15 feet for buildings and parking. h.) Parking areas shall be no closer than 10 feet to main structures. i.) Minimum separation between buildings shall be 10 feet or per building code, whichever is greater.
* If adjacent parcels are acquired, then property perimeter setbacks can be eliminated between parcels.
4.) Building height shall be a maximum of 40 feet (to the top of the
parapet wall) for any commercial building. Building height shall be a
maximum of 45 feet for any attached residential building as measured from finished grade at the front door to the ridge line of the roof.
5.) Impervious coverage shall not exceed 65% for the subarea. b. Access , Parking, Service, Loading and Outdoor Display Areas
1.) The Sunbury Road (South Street) and Central College (East Street) 4
entries shall be the main access points to the subarea.
2.) There shall be a public street (South Street) extended from Sunbury Road through Subarea A to Subarea B as shown on the Site Plan.
3.) Parking shall be provided as follows:
a.) Parking shall be provided for attached residential units at a ratio of 1 space per bedroom.
b.) Parking for the total square footage of commercial uses shall be provided at a ratio of 1 space per 150 gross square feet.
c.) No parking shall be required for the community building.
d.) Parking counts shall be provided with the Final Development Plan.
e.) On street parking along public and private streets may be counted toward the parking requirements for proposed commercial and residential uses.
4.) The Preliminary Development Plan as submitted requires deviations from City Engineering Standards for roadway design which shall be coordinated with the City at time of Final Development Plan.
5.) Sidewalks shall be provided as follows (Refer to the Open Space and Pedestrian Connectivity Plan for specific locations):
a.) Sunbury Road: the existing public sidewalk shall be extended to 10 feet in width with private walks being extended from the Sunbury
Road sidewalk to the attached residential and commercial uses.
b.) Central College: a 5 foot sidewalk shall be constructed along the frontage where development is proposed within this subarea.
c.) Internal pedestrian connections shall be made to create a walkable Village within Subarea A and extend into Subarea B as shown on
the Open Space and Pedestrian Connectivity Plan. These pedestrian
walks, adjacent to private streets or parking areas shall be 6 feet in width and extend through the development.
d.) Sidewalks to serve attached residential buildings shall be a minimum width of 5 feet.
e.) A detailed sidewalk plan will be provided at time of Final
Development Plan to address exact locations and widths based on engineering and City direction.
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6.) Trash and litter shall be controlled, and stored in container systems
which are located and enclosed in a manner to screen them from view on all sides. Trash and litter facilities types, locations and screening shall be provided at time of Final Development Plan.
7.) Service courts or loading areas for commercial uses are not required,
however, if service, delivery and loading areas are provided, they shall
be internal to the site. Where site layout and design would be
enhanced, provisions may be made for service, delivery and loading at
the side of the commercial buildings. Service areas shall be effectively
screened with fencing, masonry wall, landscape or other appropriate screening mechanisms. Loading areas may be located and striped within the parking lot and shall not require screening.
8.) The developers of the site will make any street improvements or cause them to be made pursuant to a development agreement with the city.
"Street Improvement" means modifications or installation of public streets and traffic control facilities adjacent to the subject site
including:
a.) Design, engineering and construction of any warranted traffic signals and
b.) Dedication of any rights of way (other than those identified in the City of Westerville Thoroughfare Plan), design, engineering and
construction of any turn lanes and traffic control improvements
recommended by the developers traffic study. The timing of these
street improvements may be phased consistent with the phasing of the site development as approved by the city or per Development
Agreement.
c.) Improvements to Sunbury and Central College Roads as a result of desires by the City of Westerville to create a Village Aesthetic
including but not limited to medians, on- street parking, etc. shall
not be the responsibility of the developer and shall be noted as such in the development agreement.
9.) Outdoor storage and display of merchandise is permitted in front of
and immediately adjacent to commercial buildings as long at least 5 feet of uninterrupted area is maintained to allow for pedestrian
movement along the front of the buildings and doesn’t inhibit the
movement of pedestrian or vehicular traffic. No vending machines or 6
propane tanks shall be permitted outside the buildings. This applies
to and does not restrict storage and display on commercial buildings with two “fronts”.
c. Buffering , Landscaping and Open Space 1) The landscaping for Subarea A shall comply with those plans
submitted with the preliminary development plan application.
2) The landscaping plan shall be coordinated throughout Subareas A and B so a uniform appearance is created, especially along the public and
private street frontages.
3) Reasonable and good faith efforts will be made during construction to preserve existing trees and tree rows currently existing on the
property. Additionally, standard tree preservation practices will be in place to preserve and protect trees during all phases of construction.
4) A central green shall be provided. It shall be well designed and framed by sight lines of buildings as generally shown on the Site Plan and/or architectural or landscape features and/or vertical elements.
5) Subarea C shall satisfy the park requirement for all of the subareas in the development. No other park impact fee or park exaction shall be
required to be payable by the developer(s).
6) Perimeter Buffers shall be provided in Subarea A as follows: (Refer to the Landscape Plan for specific locations. These standards shall supersede any landscape standard in the City Ordinance.
a.) South Property Line Buffer: (Adjacent to north and east property
lines of Parcel 080-010415 (Spagnol) and adjacent to Reserve C.) i.
20’ minimum buffer.
ii.
Maintain existing trees except where necessary grading and
iii.
No other grading permitted in the buffer.
iv.
v.
utility extensions/connections are required.
Removal of noxious weeds or dead trees is permitted after verification by City Urban Forest Manager.
No vehicular access is permitted in this buffer area.
b.) North Property Perimeter Buffer: (Adjacent to Parcel 080-040452 (Vogel)
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i.
ii.
iii. iv.
15’ minimum buffer and building setback.
No grading permitted; however, trees and buffer may be removed if lot is acquired and new development plan is
presented.
Removal of noxious weeds or dead trees is permitted after
verification by Urban Forest Manager.
An 8 foot tall fence shall be installed within the 15 foot
setback if requested by the property owner. Fence to be
installed from approximately the rear of the proposed town home facing Central College and extend south to the front of the existing garage for the purpose of screening v.
proposed townhomes.
The area within the 15 foot setback along the west and
south property line of Parcel 080-040452 (Vogel) shall be
planted with five evergreen trees (min ht. of 6 feet at install) vi.
and 2 deciduous trees (3 inch caliper at install) per 100’. The developer agrees to construct the townhomes along
East Street as the final residential buildings in Subarea A.
c.) North Properties Perimeter Buffer: (Adjacent to Parcels 080010426 (Belford), 080-010433 (BP), and 080-010402 (BP) i.
ii.
iii.
15’ minimum buffer.
No grading permitted; however, trees and buffer may be
removed if lot on Sunbury (Parcel 080-010426) is acquired and new development plan is presented.
Infill gaps with additional deciduous trees with a minimum caliper of 3 inches and evergreen trees of 6 foot minimum
height. Landscape plan for these buffers shall be presented iv.
at time of Final Development Plan.
Removal of noxious weeds or dead trees is permitted after
verification by Urban Forest Manager.
d.) Property Perimeter along Sunbury Parcels backing to East Street: (Parcel 080-010425 (Holtzapfel), 080-010798 (Jac Prop.), 080-
010448 (Schneider)
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i.
ii.
No buffer shall be required since these parcels may be
redeveloped in the future and are permitted to have future access to East Street.
Street trees shall be placed in the 10 foot buffer along East
Street at the spacing and sizing provided per this text
number 8)b). (see below).
e.) Commercial Property Line Buffer: (Adjacent to Parcel 080-010448 (Schneider)) i. ii.
iii.
15 foot minimum buffer and building setback adjacent to
south property line of Parcel 080-010448 (Schneider)
Buffer to be planted with trees at a ratio of 1 evergreen tree per 15 feet (minimum 6 foot height) and 1 deciduous tree (minimum 3 inch caliper) per 35 feet or fraction thereof.
Should the owner of Parcel 080-010448 prefer a fence in
lieu of landscaping, a 6’ tall fence and deciduous trees (3 inch minimum caliper) planted at 1 per 35 feet shall be
iv.
permitted to replace the evergreen trees.
Buffer to extend west toward Sunbury Road and shall not be required to extend beyond the proposed commercial building front façade.
7) Internal buffers /preservation areas shall be provided in Subarea A as follows: (Refer to Landscape Plan for specific locations) a.) Internal Buffer Adjacent to Subarea B: i.
In the area where attached residential buildings are
proposed (adjacent to Subarea B lots,) a 15 foot minimum
buffer shall be planted with 5 deciduous trees (minimum 3
inch caliper) and 10 deciduous shrubs (24 inch minimum
height and spread) per 100 feet or fraction thereof in areas
where existing vegetation does not exist. b.) Tree Preservation Area:
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i.
ii.
Tree preservation areas shall be provided as indicated on
the Landscape Plan and per this text, Section IV Tree Survey, Tree Preservation and Replacement.
Existing trees shall be maintained in tree preservation areas,
however, the removal of noxious weeds or dead trees is
permitted after verification by City Parks and Urban Forest
iii. iv.
Manager.
No grading shall be permitted in tree preservation areas.
A detailed tree preservation plan shall be provided at time of Final Development Plan.
8) Reserve/Buffer Parcels (Reserves C1 & C2): a.) A buffer of approximately 5.4 acres will be created between the proposed subarea and the property to the south (Parcel 080-
010403 (Brown))
b.) This buffer area may be deeded, in whole or in part, to the abutting owner of Parcel 080-010403 (Brown) or may be
maintained, in whole or in part, by any appropriate entity or party
under a maintenance easement.
c.) The 5.4Âą acre buffer may not be developed except the following shall be permitted: i.
Agricultural
ii.
Accessory structures to agricultural operations, single-
iii.
Access way(s) necessary for construction, maintenance,
iv.
v.
family dwellings and equestrian uses. emergency access, etc.
The clearing of dead and diseased trees and the removal of invasive plant materials after verification by City Urban
Forest Manager
Sanitary sewer line facilities and storm water sewer facilities (including a pond). Such facilities may be constructed,
repaired, replaced, maintained, etc. Clearing to provide
additional plantings for the storm water management area
including the pond, bank area and access way to maintain
the pond and the outlet area that will release the water into Big Walnut Creek.
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vi.
Fencing including but not limited to a split rail fence, board
fence, security fence (maximum height of 6 feet and 5
horizontal boards) or fence similar to fencing on the parcel to the south (Parcel 080-010403 (Brown)). Fencing may be
vii.
“backed� with dark color wire meshing.
Landscaping.
d) An access easement and an assignment to maintain the storm
water management area may be granted to any appropriate entity
or party.
9) Street Trees: a.) Street Trees shall be provided along both Central College and
Sunbury Road at a minimum distance of 1 tree per 35 linear feet.
b.) Street trees shall be provided along both sides of East Street and
South Street at a minimum distance of 1 tree per 35 linear feet as
indicated on the Landscape Plan)
c.) All street trees shall be 3 in caliper measured six inches above the ground level.
d.) Street trees may be grouped, provided the quality is equivalent to 1 tree per thirty-five (35) feet or fraction thereof. This
requirement may be waived in areas where existing vegetation
occurs. Trees shall not obstruct sight distance or signage, subject to City approval.
10) Interior parking area landscape: a.) Interior parking lot landscape islands shall be provided per the percentages indicated in the City of Westerville Planning and Zoning Code.
b.) Due to the village design character of the Subarea and integration of garage/carriage homes in the parking lots, landscape islands shall be dispersed throughout the parking lots in multiple
configurations as generally indicated on the site plan. The
minimum island size required for tree plantings shall be a
minimum of 100 square feet, a minimum of 5 feet in width and a minimum 2 foot distance for vehicular overhang to the tree. 11
11) General Landscaping For Lots and Building Foundations: The amount of trees and shrubs required under the Westerville
Planning and Zoning Code necessitates ample green space typically
found in suburban attached residential and commercial projects. Due to the intent to create a dense village core (along with the large tree preservation areas), the Code provisions are modified to allow for proper planting in scale with the buildings.
a.) A minimum of 5 deciduous trees shall be provided for each
attached residential/multifamily building. Carriage homes shall not
be required to provide deciduous trees as they are located within the parking lots.
b.) A minimum of 10 shrubs shall be required at each attached residential/multifamily building entry.
c.) A minimum of 3 deciduous trees and 5 shrubs shall be required for each 100 feet of nonresidential building perimeter.
d. Lighting 1.) Lighting shall comply with Section 1162.04(c) of the Westerville City
Code. The light poles, fixtures and colors shall be traditionally styled fixtures compatible with those utilized in Subarea B.
2.) Fixtures and poles shall be black in color in all Subareas and shall
generally be of similar style. Flexibility is permitted in height, lamp
and mounting options to provide for different vehicular, pedestrian, and building applications.
3.) All exterior lighting shall be designed to direct light downwardly, i.e. cut off type fixtures.
4.) All lights shall be arranged to reflect light away from any street or adjacent property.
5.) Direct or indirect glare into the eyes of motorists or pedestrians shall be avoided.
6.) All types of parking, pedestrian and other exterior lighting shall be on poles or wall mounted cutoff fixtures and shall be from the same type and style.
7.) Cutoff type landscape and building up lighting shall be permitted. 12
8.) All building illuminations shall be from concealed sources. 9.) Parking lot lighting shall be no higher than 18 feet. 10.)
Lighting for East Street and South Street shall be a maximum of 18
11.)
Lighting for illumination of the commercial building signage shall
12.)
No colored or flashing lights shall be used to light the exterior of
13.)
Style and color of the light fixtures and poles shall be provided at
feet in height.
be from decorative gooseneck type fixtures. buildings.
time of Final Development Plan.
e. Architectural Design & Considerations 1.) Attached Residential Building Types (Refer to Lot/Building Numbering Plan)
a) Residential buildings fronting on Sunbury Road (Buildings 3, 4, 5 & 6) shall be generally consistent with Elevation options ‘A’ and ‘B’ , shall be brick on all facades and shall incorporate
variations to the Sunbury facades to include elements such as
porches, gable vents, dormers and/or stoop covers in order to
represent four different elevations along the Sunbury Road
frontage.
b) Two story Townhome Buildings fronting on East Street
(Buildings 20, 21, 22, 23, 24 & 25) shall be generally consistent
with Townhome Building Elevation ‘E’.
c) Residential Building 7 through 19 and buildings 26 and 27 shall be generally consistent with Building Elevations ‘C’ and ‘D’.
d) Carriage Home Buildings 28 through 39 shall be generally consistent with Building Elevation ‘F’.
e) Accent architectural treatments and/or adjustments shall be incorporated on Buildings 10, 11, 16, 24, and 25 to further enhance view corridors.
f) ,Additional shared outdoor social spaces shall be dispersed among the attached residential buildings where feasible.
Outdoor spaces may include elements such as outdoor seating, gathering, gardening, grilling etc.
g) Final building elevations shall be consistent with the building
elevation attached to this Development Text. Notwithstanding 13
the foregoing, the attached building elevations are conceptual and may be adjusted to reflect engineering, topographical,
and/or architectural refinements or other conditions at the time of approval of the Final Development Plan. 2.) Commercial Buildings (Building 1 and 2) a. The building elements of the commercial buildings (Buildings 1 and 2) shall be designed with traditional elements consistent with the architectural theme of the attached residential
buildings. The commercial building architecture may transition between architecture for the attached residential buildings and buildings in the immediate area surrounding the development.
b. The buildings shall be designed to have four-sided
architecture. Pitched roofs are required on the buildings. A
pitched roof can be accomplished with a donut design (pitched roof appearance on all four facades and a flat roof interior to the perimeter pitched roof.
c. Outside patios for seasonal dining are encouraged.
d. The developer’s intent is to build single story commercial
buildings. However, one or both of the commercial buildings
may be constructed as a two story building in the event such a building is feasible based on market conditions, economic
viability t, and sufficient parking needs.
e. The building renderings presented are conceptual and may be
adjusted to reflect engineering, topographical, or architectural refinements or other conditions developed during Final Development Plan review.
f. Final building elevations shall be presented at time of Final Development Plan.
3.) Building Materials – a.) Exterior Materials: brick, stone, synthetic stone, fiber-reinforced cement siding, trim and upgraded vinyl siding are approved
exterior wall finish materials. Vinyl siding shall have a minimum
thickness of .044�. It shall have a matte finish with lineal trim and corner boards. Exterior wall finish materials must be used to 14
complete massing elements. Commercial building may include
EIFS or stucco provided it shall not exceed twenty percent (20%) of the exterior of the buildings excluding windows.
b.) Windows in residential buildings: Traditional single or doublehung vinyl.
c.) Windows in commercial / retail buildings: traditional single or double hung aluminum with or without transoms, as well as
aluminum storefront windows with fixed panes are approved window types. All fixed pane windows must have transoms.
d.) Shutters: Exterior shutters shall be painted and may be solid paneled (raised panel) or louvered.
e.) Gutters and downspouts: extruded aluminum. 4.) Building Colors – Exterior paint colors for siding, doors, shutters,
fascia, cornices, soffits, and miscellaneous trim shall be selected from a pre-approved color guide of historic colors included in the final development plan.
5.) Roof Top and Ground Mounted Screening – All mechanical equipment
or other utility hardware on roof, ground or building shall be screened from public view with natural or other materials that are harmonious with the associated building(s). Ground mounted mechanicals shall not be permitted in any setback.
6.) Roof Types – Pitched roofs shall be required to have a 6:12 or greater rise over run on main roof area. Minor gables, dormers, and porch roofs are permitted to have a minimum pitch of 4:12 rise over run.
Roof materials for pitched roof shall be dimensional asphalt shingles. Mansard roofs shall be permitted for the commercial buildings. A
pitched roof can be accomplished with a donut design (pitched roof appearance on all four facades and a flat membrane roof interior to the perimeter pitched roof.)
7.) The building elevations presented are conceptual and may be adjusted to reflect engineering, topographical, or architectural refinements or other conditions developed at the time of Final Development Plan
approval and at the time final architectural and engineering plans are completed.
8.) In-line restaurants shall be permitted to have an area for exterior
seating and dining located along Sunbury Road, South Street and/or
on the portion of the buildings facing internal to the site. These areas 15
must not interfere with pedestrian movement along the public or
private sidewalks and bikeways. If located directly adjacent to public
or private sidewalks and bikeways, they must allow for a minimum 5
foot wide unimpeded pedestrian access way. Individual tenants shall submit a general plan of the location of tables and chairs on the
sidewalk to the City of Westerville during submission of building
permits by the in-line restaurant. Passage along the sidewalk shall
not be blocked for pedestrian travel. f. Signage
Signage shall comply with the Planning and Zoning Code except for blade signs or other projecting signs, which may be twelve (12) square feet.
Coordination of signage throughout the development is encouraged and will be implemented in the Final Development Plan of each phase.
Variances to the sign code may be permitted on a case by case basis.
Coordination of signage shall be considered grounds for a variance. This Preliminary Plan and Development Standards Text may be modified for any changes to the development standards for signs intended to apply throughout the development.
Guidelines: Signs on the Property shall be subject to the guidelines below.
1.) General a.) Unless otherwise stated herein, all signs should conform to
Chapter 1181 of the City of Westerville Planning and Zoning Code.
b.) Mechanical or electronic changeable copy signs, banners,
streamers, pennants, flashing signs, moving signs, animation of signs are prohibited.
2.) Ground signs: a.) Ground mounted signs are prohibited for the commercial buildings.
b.) Only one ground-mounted sign per street frontage is permitted 16
to identify the residential development. Signs are limited in
height to 6’ and a maximum of 10 sf. in area. Signs shall be
externally illuminated only from ground-mounted lights.
c.) Directional signs shall not count against total signage count. d.) The ground sign should integrate building materials and/or details into support structures or decorative bases so as to appear as a low monolith with an architectural appearance compatible with the building and streetscape.
e.) A low masonry base is encouraged while a post mounted ground sign is prohibited.
f.) Sign design shall be respectful to overall architectural character and proportions of the building. Sign fabrication techniques that minimize background lighting should be used.
Accordingly, illumination should be limited to one of the following methods:
i. Direct (external) lighting from a concealed light source focused solely on the sign and shielded or otherwise
prevented from beaming onto adjacent properties or rights-of-way.
ii. Interior lighting with letters and graphics lit or
silhouetted against an opaque metal (or similar solid)
background. The letters or graphics could be routedout, pushed through or pin-mounted with halo illumination.
g.) Landscaping around the sign should be planned to remain subordinate to the identification function.
3.) Commercial Wall Signs: a.) It is understood that access to the commercial space may be
from either the “back” or “front” or both sides of the buildings.
Signage for the purpose of identifying the building or users may be displayed on both the front and the “back” of
commercial buildings along Sunbury Road. The limitations on
size and height for wall signs on the “back” of the building are
the same as those applying to the building face/fronting on Sunbury Road.
b.) Wall signs should be of one of the following designs: 17
i. Channel letters which could be halo lit or externally-
illuminated by architecturally-appropriate light fixtures.
ii. Externally-illuminated sign plaques with painted, applied or pin-mounted graphics.
c.) Franchise logos and identifications signs may be permitted if they are appropriate in size and integrated into the building façade and street character.
d.) Canopies or awnings designed as signs or with internal
illumination shall not be permitted. However, on-premise
identification is permitted on the valance of an awning. 4.) Projecting Signs for the Commercial:
a.) Projecting signs are permitted. Any projecting signs shall be wood plaque in nature, high density vinyl or urethane with
painted or raised lettering, hanging from a metal or wooden bracket mounted perpendicular to the face of the building.
Projecting signs are permitted to be externally illuminated only. They are limited in area to 12 square feet
5.) In addition to these regulations, signage shall comply with applicable provisions of Chapter 1181 of the Westerville Zoning Code.
6.) Signage shall be submitted at time of Final Development Plan. g. Adjacent Parcel Access 1) Developer will permit access from the rear of Tax Parcels 080-
010425, 080-010798, and 080-010443 on to Developer’s access
north/south drive (East Street) to allow access to Central College Road at such time any or all of these properties obtain redevelopment
approval from the City of Westerville. Such access is conditioned upon the Developer and the property owner seeking such access entering
into an easement agreement which shall include the property owner’s contribution toward the construction, operation, maintenance, repair, and replacement of the access drive and associated traffic related improvements.
2) Access from the commercial parking lot (north of South Street) may be permitted to Parcel 080-010448 (Schneider) at the discretion of the 18
developer of the commercial portion of Subarea A. h. Storm Water Management Subarea A and B are being designed to share the storm water
detention/retention facilities. Such facilities will be located in Reserve “F”. Accordingly, the storm water detention and storm water quality
requirements of the City of Westerville are not required to be satisfied for each sub-area, site or parcel developed in Subarea A and B; rather, Sub-
areas A and B, sites and/or parcels covered by approved final
Development Plans, taken as a whole, must satisfy the storm water detention and water quality requirements of the City. B. Subarea B – 16.7± acres 1. Objectives To develop a single family subdivision that will be pedestrian friendly and
provide connections to the proposed City Park (Subarea C) and to the mixed
use village (Subarea A). The homes will take advantage of the existing scenic
character of the site to create a unique housing opportunity in the City of
Westerville. The subdivision will have access to Central College Road and to Sunbury Road through a public street connection contained within Subarea A.
2. Permitted Conditional & Supplemental Uses: See Section VI. 3. Development Standards: Except as otherwise noted in this text, the preliminary plan or submitted exhibits.
a. Density, Setback and Height Restrictions 1.) The maximum number of homes may not exceed 71.
2.) The minimum lot width shall be 50' on interior lots and 65’ on corner lots.
3.) The minimum lot depth shall be 110'.
4.) The minimum front yard setback shall be 20'. Stoops and porches may encroach 8 feet into the setback. 19
5.) The minimum side yard shall be 5'. Bay windows and fireplaces may
encroach 1’ into the side yard. Drive ways may encroach into the side and rear yards.
6.) The minimum rear yard shall be 20'.
7.) All lots shall front on a public right of way.
8.) Maximum building height shall be measured from finished grade at the front door to the ridge on the roof and shall be no higher than 35'.
9.) There shall be no maximum lot coverage requirement. b. Access and Parking 1.) All homes shall have a minimum of four (4) parking spaces on each
lot, which includes two (2) enclosed by the garage and two (2) spaces in front of the garage located between the garage and the street.
2.) Each home will have a driveway apron that will be constructed to
accommodate a maximum 18 foot driveway at the right of way line.
3.) All streets shall be public and built to the City's standards for publicly dedicated roads.
4.) The street layout shall provide a full access connection to Central College Road and a stub street that connects to the public street
system that serves Subarea A. An easement will be provided to permit pedestrian and vehicular traffic from Subarea B to utilize the private street system in Subarea A.
5.) A detailed sidewalk plan will be provided at time of Final Development Plan to address exact locations and widths based on engineering and City direction.
6.) The Preliminary Development Plan as submitted requires deviations
from City Engineering Standards for roadway geometric design which shall be coordinated with the City of Westerville at time of Final Development plan.
c. Architectural and Design Standards: 1.) Design Standards: a.) The front of principal buildings shall face a public street.
b.) The developer shall not permit the placement of single family 20
houses substantially similar in design next to or directly across the street from each other. (See attached Exhibits A and D for typical home designs and color palette.)
c.) Principal building(s) shall have a front door opening directly to a frontage line on a public street.
d.) Trash containers shall be stored inside the garage.
e.) Utility meters, air handling equipment and similar mechanical
fixtures shall be setback at least ten (10) feet behind the front
faรงade of the structure and are exempt from any side or rear yard
setback.
f.) Front porches will be provided on all homes. Corner lots will have full front porches and architectural elements added to the side elevations that front a street right of way. Elements such as
shutters, Fypon window trim and landscaping shall be added similar to the images provided on Exhibit C.
g.) Garages shall be located no more than 1 foot forward of the front porch. (See attached Exhibit D for typical.)
h.) Garage doors shall be decorative and be a color that de-
emphasized the impact of the garage door from the street.
i.) The developer will build homes with either side or rear load
garages on lots 1, 2, 9, 10, 52, 53, and 68. Additionally, subject to final engineering, lots 39-51 and 71 may be built with side or rear loaded garages. (Refer to Lot/Building Numbering Plan)
2.) Exterior Materials a.) Wall finish materials: Brick, wood siding, cement fiber siding and
upgraded vinyl siding are approved exterior wall finish materials. Exterior wall finish materials must be used to complete massing elements. (See attached Exhibit D.)
b.) Roof: Pitched roof shall be required to have a 5:12 or greater rise over run. Minor gables, dormers and porch pediments are
permitted to have minimum pitches of 4:12 rise over run. When the primary pitched roof of a house is a gabled roof with the
pedimented end oriented toward the street, a lesser roof pitch shall be permitted. Flat roofs shall be permitted, but must integrate strong cornice lines. Roofs may be or natural or
synthetic slate, wood shake or wood shingle, metal standing seam, 21
or fiberglass asphalt shingle. Roof pitches shall be appropriate to the architecture of the house.
c.) Windows: All windows shall be divided light or simulated divided light or per attached renderings.
d.) Shutters: Shutters shall be used judiciously and not on every window. Exterior shutters shall be painted and may be solid
paneled (raised panel) or louvered. When used, shutters must be sized to fully cover the adjacent window, and architecturally appropriate.
e.) Gutters and downspouts: Extruded aluminum gutters with downspouts may be used.
f.) Exterior paint colors: Exterior paint colors for siding, doors,
shutters, fasciae, and cornices shall be selected from the color
palette in Exhibit A. All trim and soffits shall be white, cream, or
other neutral color depending on architectural palette. Chimneys:
Any exposed exterior chimneys shall be brick. Direct vent and
cantilevered chimneys shall be permitted. No wood siding, vinyl
siding or stucco chimneys are permitted.
g.) Skylights: Skylights in the roof shall be permitted, provided they
are appropriately screened from off-site views. Cupolas, dormers, lanterns, belvederes or window bays shall be permitted, provided they are consistent with the architectural theme.
3.) Pedestrian Standards a.) A minimum 3 foot wide brick sidewalk shall be constructed from the front door/stoop to the driveway.
b.) A 5 foot concrete sidewalk(s) along every street, with curb ramps
at all intersections shall be constructed in addition to a minimum 5
foot tree lawn between the back of curb and sidewalks. 4.) Swimming Pools/Spas
a.) All swimming pools/spas shall be located in the rear yard enclosed by fencing and screening from adjoining properties and shall meet
code requirements.
b.) All swimming pools shall be in-ground construction. Any
swimming pool/spa equipment shall be screened from adjoining 22
properties.
c.) Spas may be constructed as part of the house. Spas may be
permitted; provided they are screened from adjoining properties by fencing or landscaping.
5.) Storage Standards a.) Ancillary structures: All exterior storage structures shall be
attached to the main structures of the home or its garage by walls,
fences or hedges. These ancillary structures shall be no more than one story and shall be constructed of the same wall and roof
materials as the home. The color, walls, roof and trim shall match
those used on the home. All required setbacks for the home apply to any storage added to the lot.
b.) No structures (including play structures) shall be permitting in the rear yard setback of lots 24-38.
c.) Developer shall work with City staff at Final Development Plan/Plat to determine whether a demarcation is necessary between the rear lots adjacent to Subarea C (park) and Reserve C in Subarea B.
d.) Pre-fabricated storage buildings are prohibited.
e.) Equipment Storage: Storage of all maintenance equipment shall be within garages or storage structures. Such items should not be visible from streets, common open spaces, adjacent lots, or adjacent developments.
f.) Vehicle Storage: All campers, off road vehicles (i.e., jet skis,
snowmobiles, four wheelers, etc.), commercial vehicles (i.e., box trucks, etc.) and/or boats must be parked within an enclosed
garage. No un-drive-able vehicles or parts of vehicles may be
stored outside.
6.) Mailboxes/Street Signs a.) Each home shall be required to install a black mailbox which shall be standard throughout the subdivision. (See Exhibit B.)
b.) Street signs shall be black in color and decorative. 7.) House Numbering
23
a.) Each home shall be required to install house numbers in a common location adjacent to the front door.
d.
Buffering, Landscaping, Open Space and/or Screening Commitments 1.) Tree Preservation a.) Reasonable and good faith efforts will be made during
construction to preserve existing trees and tree rows currently
existing on the property. Additionally, standard tree preservation practices will be in place to preserve and protect trees during all phases of construction.
b.) Tree preservation areas shall be provided as indicated on the
Landscape Plan and per this text, Section IV Tree Survey, Tree Preservation and Replacement.
c.) Existing trees shall be maintained in tree preservation areas,
however, the removal of noxious weeds or dead trees is permitted after verification by City Urban Forest Manager.
d.) No grading shall be permitted in tree preservation areas.
e.) A detailed tree preservation plan shall be provided at time of Final Development Plan.
2.) Park Space a.) Reserves D, E & F have been indicated on the Pedestrian
Connectivity and Open Space Plan. Reserve D shall be a minimum
50' in width and have an 8' pedestrian path contained within it to provide an extension of pedestrian access from this Subarea to
Subarea A. A split rail fence shall be located along the edges of
this reserve, abutting residential lots to serve as a demarcation of the reserve boundary. Trees may be added to this reserve at the discretion of the developer. Reserve E is located along Central
College Road and shall be maintained as passive open space and may have fencing, an entry feature and additional landscape.
Reserve F shall be maintained as passive open space, however, a non-public access way shall be permitted to serve as a maintenance access.
b.) Reserves D, E & F shall be owned and maintained by the Subarea B 24
Homeowners Association.
c.) Subarea C shall satisfy the park requirement for all of the subareas in the development. No other park impact fee or park exaction shall be required to be payable by the developer(s).
d.) Storm Water Management: Subarea A and B are being designed to
share the storm water detention/retention facilities. Such facilities will be located in Reserve “F”. Accordingly, the storm water
detention and storm water quality requirements of the City of
Westerville are not required to be satisfied for each sub-area, site
or parcel developed in Subarea A and B; rather, Sub-areas A and B, sites and/or parcels covered by approved final Development Plans,
taken as a whole, must satisfy the storm water detention and water quality requirements of the City. 3.) Entry Feature a.) An entry feature shall be constructed at the Central College Road access point to the subdivision. This feature shall include a ground mounted sign, landscaping, lighting and fencing.
b.) Details of the entry landscaping and feature along Central College will utilize the same materials and elements of Subarea A’s
entrance to Sunbury Road. The Developers will coordinate the design with staff at time of Final Development Plan. 4.) Street Trees a.) Street trees shall be required on both sides of internal streets and
along Central College Road. Trees are to be minimum distance of
thirty-five (35) feet on center. Trees may be grouped, provided the quality is equivalent to 1 tree per thirty-five (35) feet or
fraction thereof. This requirement may be waived in areas where
existing vegetation occurs. Trees shall not obstruct sight distance or signage, subject to City approval. Street tree and signage
locations shall be provided with Final Engineering Documents for review and approval.
b.) All street trees shall be 3 in caliper measured 6 inches above the ground level.
25
5.) Fences a.) With the exception of fencing required by building code for spas, pools, etc., permanent fencing on single family lots shall not
exceed 5 feet in height and shall be black ornamental metal of the
same design throughout this subarea (see fence detail in drawing on Exhibit B). No privacy fences are permitted.
b.) Silt fencing may be used as temporary barriers during
construction around vegetation and trees and must be sturdy, at
least 2 feet in height and easy to maintain. All temporary fences
must be removed prior to the issuance of a certificate of occupancy.
6) Landscape Plan a.) The landscaping plan shall be coordinated throughout Subareas A and B so a uniform appearance is created, especially along the public and private street frontages. e. Lighting 1.) Lighting shall comply with Section 1162.04(C) of the Westerville City Code and shall utilize the City of Westerville Neighborhood Lighting Standard and be compatible with those utilized in Subarea A.
2.) Fixtures and poles shall be black in color in all Subareas and shall
generally be of similar style. Flexibility is permitted in height, lamp
and mounting options to provide for different vehicular, pedestrian, and building applications.
3.) Landscape lighting shall be provided for safety and ingress and egress purposes only. Fixture lamps shall be incandescent and shall be shielded by planting or other methods.
4.) Style and color of the light fixtures and poles shall be provided at time of Final Engineering Approval.
f. Signage Commitments 1.) The subdivision shall utilize standard City of Westerville street and 26
regulatory signage. g. Miscellaneous Commitments 1.) Utilities: All proposed utilities shall be placed underground. Utility
easement location and width shall be determined with the filing and approval of the Final Development Plan.
2.) All drainage from downspouts shall be underground and shall be
taken to the street or other underground drainage facility, subject to the approval of the engineering staff of the City of Westerville. Walk
out lots or similarly graded lots may have rear down spouts that drain to rear yard swales.
3.) An easement for vehicular and pedestrian access will be granted to
the City of Westerville for access to the park found in Subarea D. The
easement area is shown on the preliminary development plan. C. Subarea C – 36 ¹ acres 1. Objectives The objective of Subarea C is to create a passive park consisting of
approximately 36 acres. The park would be accessed through easements
granted from Subarea B. The City of Westerville will own and maintain the park area and control use and access to the area.
2. Permitted Uses: The permitted use is noted in attached Chart 1. IV. TREE SURVEY, PRESERVATION AND REPLACEMENT: A. Overview The site has many existing treed areas. The western third of the site has the most extensive woodlot which is generally located in the south/southeast
portion of Subarea A. This area has extensive topography and two drainage ways that are contained within it. The remainder of the significant trees are
located along the steeper slopes between subareas and along the bank of Big Walnut Creek. Additional tree rows are located along historic parcel lines internal to the site.
27
(See tree Survey Plan) Existing acreage of wooded areas on site totals approximately 23.5 acres or 30
% of the site.
B. Tree Preservation: The applicant proposes to save many of the existing treed areas on site. A large portion of the woodlot contained within Subarea A will be retained. Portions of
the treed areas along the slopes will be retained as well as the treed areas along the bank of Big Walnut Creek. (See tree preservation Plan)
Treed areas to be preserved total approximately 10.4 acres or 44 % of the
existing trees.
C. Tree Replacement: It is difficult to apply the “suburban standard� for tree replacement to this site which is very urban. There is a practical hardship to meet the technical
definition; to replace all trees being removed within Subareas A and B due to the amount of area being retained in tree preserves and the balance of the
developable area being heavily concentrated with building and parking
circulation, this development proposes to include all street trees and any
upsizing of plant materials or additional plantings above what is indicated herein.
With the tree plantings proposed including buffer areas, parking lot plantings, street trees and building foundation trees the applicant will be planting
hundreds of trees on site. Per the code, a total of one acre of tree coverage equals 35 large canopy trees. With the proposed minimum landscape
requirements, the applicant will more than double the amount of canopy
coverage. The proposed tree replacement combined with over 60 % of the site to
be maintained in permanent open space and the tree preserved in Subareas A, B
and C will meet the tree replacement for the entire development. No additional tree replacement other than what is indicated within the zoning text shall be required. (See Site Plan and Landscape Plan)
An estimate of new trees to be planted in the development includes
approximately 700 street trees, 15 buffer trees, 110 trees for the attached
residential buildings, 213 total trees for all single family lots, and 45 parking 28
lot trees – totaling over 1000 new trees which equates to over 28.5 acres of
additional tree canopy at maturity which when combined with the tree preserves
will create a combined tree coverage of approximately 50% of the entire site, 20% greater than the pre-development condition. V. SCHEDULE OF DEVELOPMENT
Any necessary utility extensions or street improvements will be constructed as needed, consistent with the improvement of various parts of the sub areas included in this Preliminary Plan, Preliminary Plat, Final Plat, a development
agreement with the City, the traffic study, engineering review and approval, and the approval of Final Development Plans and/or Final Engineering Plans for each area by the City.
The initial development on the Property will occur with the construction of both the attached residential housing and the single family lots. Development of the
commercial buildings will be based on market conditions and tenant interest. This
will entail the demolition of all structures on site, mass excavation/grading, tree
removal, etc. In Subarea A, the developer will coordinate with the City to prepare photographs and structural documentation/report prior to demolition of the historic structures on site.
The south side of the civic green will be constructed with the attached residential
housing. The north side of the civic green is anticipated to be constructed with the commercial and, if feasible to development timing, may be constructed with the attached residential.
VI. PERMITTED USES, CONDITIONAL USES, AND SUPPLEMENTAL STANDARDS: Subareas A, B and C
Subarea
Retail/Service/Commercial Specialty retail, commercial establishments and boutiques
Commercial or Retail Centers containing two or more uses (on any size parcel) Specialty food stores
29
A
B
C
P
-
-
P
-
-
P
-
-
Supplementary Standards
Home furnishings, home improvement and
miscellaneous materials and equipment stores
P
-
-
P
-
-
P
-
-
P
-
-
Restaurants -- Carry out
P
-
-
standing use, but occupying space within an office
P
-
-
Commercial schools
P
-
-
P
-
-
P
-
-
C
-
-
C
-
-
General merchandise store
P
-
-
Membership sports and recreation clubs
P
-
-
which operate totally within principal structures and require no outside storage or display of products or materials.
Personal services, performed for persons or their apparel
Restaurants -- Standard
Restaurants -- Fast food with no drive-in or drivethru facilities
Restaurants and eating places not as a freeof commercial building
Studios (art, dance, martial arts, etc.)
Financial establishments with no drive-up or drive thru-facilities
Business service uses
Pet stores, animal grooming, animal hospitals and veterinary clinics
Convenience food stores, mini-markets and carryouts
Commercial entertainment, indoor
P
P
Child care centers and nursery schools Farmer’s/Craft Market
-
-
-
See below.
See herein Section III.A.4.g.3.)
-
C
-
-
P
-
-
See herein Section III.A.4.g.1.)
Subarea
Office/Institutional Medical and other allied and healthcare offices, facilities, and clinics General offices
30
A
B
C
P
-
-
P
-
-
Supplementary Standards
Professional school
P
-
-
Research and development
P
-
-
Art gallery
P
Business and professional
associations/organizations
Civic, social and fraternal associations
Political, charitable and other nonprofit membership associations Adult daycare
-
-
P
-
-
P
-
-
P
-
-
P
-
-
Subarea
Residential
A
B
C
P
-
-
P
-
-
P
-
-
P
-
-
Single-family dwellings
-
P
-
such as garages for non-commercial storage of
-
P
-
-
P/C
-
Multiple family units and accessory uses
Community center/clubhouse with ancillary shared parking. Pool
Office to handle rentals and maintenance of dwelling units within the development
Accessory structures to single-family dwellings automobiles.
Supplementary Standards
Customary home occupations which comply with the requirements of Chapter 1177 (Home
Occupations) and have no adverse effect upon
neighboring properties, such as traffic or parking burdens.
Work/Live rental space
P
-
-
See below.
Subarea
Park/Open Space Passive park and passive park activities. 31
A
B
C
-
-
P
Supplementary Standards
Ancillary facilities associated with passive park use (e.g., parking lot, shelters, storage facility, multiuse path, etc.)
General open space Ancillary facilities associated with residential and commercial developments.
-
-
P
P
P
-
P
P
-
Legend P
Permitted
-
Not Permitted
C
Conditional
P/C Permitted or Conditional (see
Supplementary Standard Note) 1. Supplemental Standards a. Supplement of Standards for Conditional Uses 1.) Child Care Centers a.) Minimum lot area. Sufficient to accommodate an appropriately designed facility including buildings, required yards, landscaping, drop-off area and circulation space.
b.) Required outdoor play area. There shall be provided a fenced outdoor play area containing at a minimum, the number of
square feet required for State of Ohio licensing requirements.
c.) Required access and loading/unloading.
i. An on-site drop-off area shall be provided at the main entrance to the facility sufficient to accommodate four
automobiles for facilities with 20 or fewer children plus one additional vehicle for each additional ten children
served. The drop-off area may either be in the form of
spaces parallel to an access drive adjacent to the building 32
or additional parking spaces beyond Code requirements. d.) Required fencing. All outdoor play areas shall be enclosed by a six-foot high wall, solid fence or other fence design
complementary to building architecture planted with a continuous evergreen screen.
e.) Hours of operation. Use of outdoor play areas shall be limited to between the hours of 8:00 a.m. and 8:00 p.m.
2.) Animal Hospitals Including Veterinary Clinics, Kennels, Animal Grooming and Pet Stores.
b. Care and boarding shall be limited to small domestic animals and may not include cattle, horses or swine.
c. Minimum lot area and setback: The minimum lot area for an
animal hospital, veterinary clinic or kennel shall be sufficient to
accommodate building, required yards, parking, landscaping and
circulation requirements. Any space used for such purposes shall be at least 100 feet from an adjacent residential property.
d. Operational standards.
a.) All activities other than off-street parking,
loading/unloading shall be conducted from a fully
enclosed structure. This includes exercise runways.
b.) Each space shall be designed and maintained in a manner to prevent the development of unsanitary conditions.
c.) Rooms intended to accommodate animals shall be
insultated, or otherwise soundproofed and vented so animal noises will not be audible at any point on the perimeter of the property.
3.) Convenience Food Stores a.) Minimum lot area: The minimum lot area shall be 7,500 square feet.
b.) No drive in or drive-thru facility is permitted. b. Supplemental Standards for Home Occupations 33
Refer to Chapter 1177 of the City of Westerville Planning and Zoning
Code as adopted and amended for Supplemental Standards for Home Occupations.
34