(A)   The purpose of the establishment of the Town Center Special Planning District Zone A and Zone B is to provide a master plan as a vision for future development within the city’s central business district through the use of development guidelines, standards and regulations. To allow development of a mix of assembly, mercantile, office, service, public, residential and related uses, as well as major public open spaces that together will function as a focal point and gathering center for the entire community. Key objectives are to retain a sense of place, to have more human-scale and pedestrian-oriented environment, avoid strip development along arterials; focus commercial activity into discrete nodes, and to increase connectivity. It is desirable to have places that encourage informal, casual interactions and meetings. These spaces are found in the public realm, such as sidewalks, paths, and within open spaces or in parks as well as a variety of shopping areas. The developer shall use these objectives to create a flexible and innovative site design for a Traditional Town Center.

   (B)   Guiding principles for future development include:

      (1)   Emphasize Royalton and Broadview Roads as the major east/west and north/south transportation corridors for the Town Center and establish the Broadview and Royalton Roads intersection as a major focal point for the District.

      (2)   Develop focal points at the end of the proposed Town Center Loop Roads to visually anchor the street and reinforce the desired quality and character that will allow it to be successful as a dynamic retail and commercial district. This can be accomplished through the use of decorative paving, landscaping or other architectural elements.

      (3)   Design internal circulation to encourage pedestrian interaction and activity by providing wide sidewalks, numerous small gathering places, and interesting landscape and hardscape.

      (4)   Establish gateways (or an appropriate Town Center entry experience/identity) at the boundaries of the Town Center District. Create an SPD district identity through the use of consistent signage, street graphics, lighting, and landscaping.

      (5)   Develop opportunities for a variety of multi-family residential housing types, primarily focused on market rate, for sale product.

      (6)   Improve intersection appeal and pedestrian safety by establishing distinctive crosswalks and by making the major access points emphasize the Town Center identity.

      (7)   Provide extensive parking area landscaping and visual screening of vehicles from the major transportation corridors.

      (8)   Take advantage of natural site features such as stream corridors and wetlands and provide integrated pedestrian gathering places and nature walks as appropriate.

      (9)   Encourage sidewalk activity by developing outdoor seating, cafes and other retail displays that are visible and accessible from the public streets.

      (10)   Incorporate appropriate and attractive pedestrian amenities into all major pedestrian areas. These amenities should include coordinated street furniture, trash and recycling containers, bus shelters, paving, landscaping and lighting.

(Ord. 194-12, passed 1-22-2013)

   (B)   If the definitions in this chapter are in conflict with other chapters of the Code of Ordinances, definitions of Codified Ordinance Chapter 1283 take precedence.

   (C)   Terms used in this chapter are defined below.

      “Accessory building.” A detached structure such as a garage, shed, playhouse, storage building, out-building, gazebo, pavilion, pool house, spa, hot tub; or any other enclosed or open-air residential structure not intended for sleeping quarters or living space. Cannot be used for any commercial use or vehicle storage. Must be one story only.

      “Assisted living.” Housing facility for persons with disabilities or failing health due to age or illness. These facilities provide supervision or assistance with activities of daily living, coordination of services by outside health care providers, and monitoring of residents’ activities to help to ensure their health, safety, and well-being.

      “Change of occupancy and use.” A modification by an owner, developer, or tenant which creates a change of occupancy, use, or number of occupants of a building; or a change in land use from that listed in a proposed zoning district.

      “Cornice.” Is generally any horizontal decorative molding that crowns a building: the “cornice” over a door or window, for instance, or the “cornice” around the top edge of a pedestal or along the top of an interior wall. A “simple cornice” may be formed just with a crown molding. The function of the “projecting cornice” of a building is to throw rain water free of the building’s walls. In residential building practice, this function is handled by projecting gable ends, roof eaves, and gutters. However, house eaves may also be called “cornices” if they are finished with decorative molding. In this sense, while most “cornices” are also eaves (in that they overhang the sides of the building), not all eaves are usually considered “cornices”

      “Development.” As used in this Chapter 1283, refers to modifications and improvements of land use; more specifically altering the landscape or property which would result in neighborhood, community- wide or regional environmental implications. References also include mixed use development which is the practice of allowing more than one type of use in a building or district of buildings. A “development” may also refer to a subdivision (land) which is a parcel (or parcels) of land split or consolidated for improvements.

      “EIFS.” Stands for exterior insulation and finish system, or the product is commonly called synthetic stucco, and refers to a multi-layered exterior finish. Inner layer of foam insulation board, middle layer polymer and cement base, with an exterior layer of a textured finish coat.

      “Facade.” Comes from the French word meaning “frontage” or “face” and generally refers to the front exterior side of a building. But may also be referenced to other sides. The “facade” of a building is often the most important side from a design standpoint, as it sets the tone for the rest of the building.

      “Fee simple ownership.” The way that real estate is owned in common law countries and is a title in land; a form or freehold ownership. May also refer to “fee simple absolute”. A “fee simple absolute” is the highest estate permitted by law, and it gives the holder full possessory rights and obligations now and in the future of the problem.

      “Gathering place.” A place where people come to congregate for entertainment, recreation, worship or a multitude of functions. For the purpose of this Chapter 1283, a “gathering place” is primarily a public square, public or private park, or courtyard.

      “Homeowners association (HOA).” A not-for-profit organization created initially by the developer of a subdivision or housing development for the primary purpose of establishing rules and regulations commonly known as a set of covenants for which the property owners of the individual sub-lots shall follow. These covenants must cover rules that the property owners must follow with respect to their own site as well as use of common areas owned by the association. Such examples may include how many people can occupy the home, color permitted for exteriors, type of landscaping permitted, storage of vehicles on the property, use of accessory facilities permitted and regulations for property maintenance; all of which may exceed regulations as set forth in this Chapter 1283.

      “Independent living facility.” A facility designed and located in a community of age 55 and older residents, primarily for individuals with minor disabilities, working for self-determination, self-respect and equal opportunities. In the context of elder care, independent living is seen as a step in the continuation of care, with assisted living being the next step.

      “Infrastructure.” Refers to the technical structures that support a society, community or private development, such as roads, bridges, water supply, sewers, electrical grids, telecommunications and the like, and further defined as “The physical components of interrelated systems providing commodities and services essential to enable, sustain, or enhance societal living conditions.”

      “Memory care/Alzheimer facility.” A facility designed and operated to care for persons with Alzheimer’s Disease (AD) which is the most common form of dementia; a neurologic disease characterized by loss of mental ability severe enough to interfere with normal activities of daily living, lasting at least six months and not present from birth. Memory care facilities primarily provide services for the elderly marked by a decline in cognitive functions such as remembering, reasoning, and planning.

      “Mixed-use development.” Any urban, suburban or community development, or a single building, that blends a combination of residential, commercial, cultural, institutional, or industrial uses, where those functions are physically and functionally integrated, and that provides pedestrian connections. May also refer to a development project of mixed-use buildings, complex of buildings, or smaller section of the SPD proposed by a developer, government agency, or any combination thereof, to benefit from: greater housing variety/density; reduced distances between housing, workplaces, businesses; strong neighborhood character; and pedestrian/bicycle friendly environments.

      “Nonconforming use.” A use that was legal under the municipal laws when it was first instituted and has been a continuing use of real property that is permitted by the Codified Zoning Ordinances and regulations in a manner in which other similar plots of land in the same area cannot ordinarily be approved or permitted under the current zoning requirements. As new zoning districts and ordinances are established, existing structures or uses in operation may remain and the facility would become a nonconforming use, as long as the status or use of the business or residence does not change, its status is protected. If the conditions of business or residence are voluntarily eliminated (vacated) for a period of 12 consecutive months or more, the nonconforming status is revoked and the current zoning requirements must be followed.

      “Parapet.” A wall-like barrier at the edge of a roof, terrace, balcony, or other structure. Where extending above a roof, it may simply be the portion of an exterior wall that continues above the line of the roof surface, or may be a continuation of a vertical feature beneath the roof, such as a fire wall or party wall. Parapets were originally used to defend buildings from military attack, but today they are primarily used to prevent the spread of fires.

      “Place of worship/religious assembly.” An establishment or other location where a group of people (a congregation) comes to perform acts of religious study, honor, or devotion. The architectural term used to define the structure for worship may be: church, temple, mosque, chapel, basilica, cathedral, kirk, meeting house, kingdom hall, synagogue, and the like. Places of worship (religious buildings) are offered special governmental protection by law.

      “Plaza.” An open urban public space, such as a city square. It can be any gathering place on a street or between buildings, a street intersection with a statue, fountain, and the like. A design element of landscaping (trees/shrubbery), places to sit, walkways, and usually near urban buildings. May be further defined as a modern version of a traditional marketplace.

      “Public square.” A term commonly used to define a central marketplace. Refer to definition of “plaza” above and “square” defined below.

      “Right-of-way.” A strip of land that is legally granted, through an easement, dedicated plat, or other mechanism, for transportation and utility easement purposes, such as for a trail, driveway, rail line or highway. A “right-of-way” is reserved for the purposes of maintenance or expansion of existing services and utilities within the “right-of-way”. In the case of an easement, it may revert to its original owners if the facility is abandoned. For the purpose of this SPD, building setbacks are based upon the street right-of-way.

      “Riparian area.” The interface between land and a river, stream or waterway. “Riparian areas” or zones are significant in ecology, environmental management and civil engineering because of their role in soil conservation, habitat biodiversity and the influence they have on grasslands, woodland, wetland or sometimes include non-vegetative areas. Other terms to define this area include: riparian woodland; riparian forest; riparian buffer zone; or riparian strip. These areas or zones may be natural or engineered for soil stabilization or restoration.

      “Spandrel.” A material used as a basis for glass making which is fused to the glass using high- heat fusing methods. This material is often used in building facades to give a uniform appearance of a totally glass envelope. Spandrel glass conceals portions of the structural metal framing to create a building of glass that appears to be seamless and aesthetically appealing.

      “Square (Town Square).” An open public space commonly found in the heart of a traditional town, city, or special district used for community gatherings. Other common names are: civic center; city square; urban square; market square; public square; piazza; plaza; and town green. Also, refer to definitions in this section for “plaza” and “public square” for similar uses.

      “Town Center.” Referred to as the Central Business District where most of the central activities of the community occur with a heavy concentration of retail and office buildings. Geographically at the intersection of Royalton and Broadview Roads. Other common terms used to define the Town Center are: Downtown; Town Square; Activity District; Plaza; or Public Square. The “Town Center” is permitted to have a higher-than-usual population density than other areas in the District. The “Town Center’s” two zones refer to reflect a heavy concentration of retail and offices in Zone A, with very little residential; whereas, Zone B encourages varying densities of housing types surrounding Zone A.

      “Town home (town house).” A term commonly used to define a two-story residence lined in a row sharing sidewalls, with no neighbors above or below, usually the living space is on the first floor with bedrooms on the second floor. A basement is often included.

      “Tree-Save-Zone.” An area where removing trees larger than six inches in diameter (measured above the root ball) is prohibited unless approved by the Tree Commission. When removing trees in this zone, or any form of development or construction in this zone, a barrier must be constructed to protect the root system, or trunk of a tree from damage, or from soil/material deposits. Refer to additional regulations of the Tree Commission.

      “Use and Occupancy.” A certificate which allows persons to take possession of a building for its intended use as a tenant or owner of a business per rules of the Ohio Building Code or any government authority having jurisdiction. This certificate provides proof that a building or structure has been inspected and has passed safety and health code requirements.

      “Vista.” An area for aesthetic viewing, usually seen through a long, narrow avenue or passage, as between rows of trees or houses.

(Ord. 194-12, passed 1-22-2013)

   (B)   If application has been made for a change of occupancy or use from the nonconforming status which was granted at time of approval of this Town Center, the applicant must follow all regulations and conditions set forth in this Chapter 1283.

   (C)   Any one-, two-, or three-family residential facilities being converted to a commercial facility as defined by the Ohio Building Code must follow all requirements of the Ohio Building Code for “Change of Use”. Any residential facility with a nonconforming existing status would be terminated at time of “Change of Use” and may never be permitted to revert to its original status.

   (D)   Construction/development projects shall incorporate all regulations listed in Chapters 1246 (Planning Principles), 1248 (Land Improvements), 1334 (Storm Water Pollution Prevention) and 1449 (Fee Schedule).

(Ord. 194-12, passed 1-22-2013)

         (a)   Banquet halls (C) 0-35% - 11 acres.

         (b)   Night clubs/concert hall/theater (C) 0-35% - 11 acres.

         (c)   Restaurants (P).

         (d)   Taverns and bars (P).

         (e)   Schools/education (C).

         (a)   Offices (P).

         (b)   Financial facilities/banks (P) (excluding check cashing).

         (c)   Professional services (P).

         (d)   Clinics (C).

         (e)   Child day-care/adult day-care (P) - 4 acres.

         (a)   Motor fuel-dispensing facilities (C) 3 acres. Not permitted within 400 feet of the intersection of Broadview and Royalton Roads.

         (b)   Retail sales (C).

         (a)   Places of religious assembly (P)- 4 acres.

         (b)   Charitable organizations (C)- 4 acres.

         (c)   Government offices (C) 0-100% - 11 acres.

         (a)   Housing units over mercantile (C).

         (b)   Offices over mercantile (C).

         (c)   Offices over assembly (C).

         (a)   Banquet halls (C) 0-30% - 16 acres.

         (b)   Restaurants (C) 0-30% - 16 acre.

         (c)   Taverns and bars (C) 0-30% - 16 acres.

         (d)   Schools/education (C) 0-40% - 22 acres.

         (e)   Theaters/playhouse (C) 0-20% - 11 acres.

         (f)   Museums (P).

         (g)   Art galleries (P).

         (a)   Offices (P).

         (b)   Financial facilities/banks (P) (excluding check cashing).

         (c)   Professional services (P).

         (d)   Clinics (C).

         (e)   Child day-care/adult day-care (C).

         (f)   Auto repair (C) 0-5% - 2 acres.

         (a)   Motor fuel-dispensing facilities prohibited in SPDB.

         (b)   Retail sales (C).

         (a)   Places of religious assembly (P) 0-75% - 12 acres: maxed out.

         (b)   Charitable organizations (C).

         (c)   Government offices (C).

         (a)   Offices over mercantile (C).

         (b)   Offices over assembly (C).

         (a)   Low density (single-family detached units) (P) 0-20% - 22 acres.

         (b)   Medium density (single-family detached cluster units) (P) 0-80% - 88 acres.

         (c)   Medium density (single-family attached cluster units/no more than 3 attached) (C) 0-50% - 55 acres.

         (d)   High density (multi-family and condominiums with two story maximum height) (C) 0-40% - 44 acres.

      (1)   Above ground tanks/towers;

      (2)   Agricultural facilities;

      (3)   Alcohol and drug centers;

      (4)   Casino;

      (5)   Cemeteries;

      (6)   Check cashing;

      (7)   Convents/monasteries;

      (8)   Factories/industrial uses;

      (9)   Fireworks store;

      (10)   Games of chance;

      (11)   Greenhouses;

      (12)   High hazard storage;

      (13)   Hotels/motels (non-transient);

      (14)   Laser tag/paintball;

      (15)   Model agencies;

      (16)   Outdoor amusement parks;

      (17)   Pawn and title;

      (18)   Prisons/correctional facilities;

      (19)   Reformatories;

      (20)   Rehabilitation centers;

      (21)   Sexually oriented businesses;

      (22)   Store front places of worship/religious assembly;

      (23)   Storage units;

      (24)   Tanning;

      (25)   Marijuana (cultivation, processing or retail sale);

      (26)   Auto body shop;

      (27)   Car sales (new and used); and

      (28)   Open storage.

      (29)   Vaping sales.

      (30)   CBD sales.

      (31)   Crematoriums.

      (32)   Container unit (pre-fab).

      (33)   Trailer homes/parks.

      (34)   Apartments.

      (35)   Small box discount stores.

      (36)   Resale stores.

      (37)   Senior living/apartments/facilities.

      (38)   Tattoo and piecing shops.

      (39)   Fast food drive-thru.

      (40)   Car washes.

      (41)   Landscape supply/wholesale supply.

      (42)   Tobacco/vape shops.

(Ord. 194-12, passed 1-22-2013; Ord. 47-16, passed 11-7-2016; Ord. 23-2020, passed 7-6-2020; Ord. 13-2023, passed 7-10-2023)

      (1)   Zone A, comprising approximately 107 acres; and

      (2)   Zone B, comprising approximately 275 acres.

   (B)   This Zoning District boundary is not intended to be restrictive as to the exact location of various uses such as assembly, retail, business, housing, and the like, but § 1283.04 provides maximum percentage of each type of use permitted in Zones A and B accordingly. The percentages identified in § 1283.04 represent the area of the land parcels in acres and not total building areas. The acreage is rounded to the nearest whole number.

   (C)   Special Planning District Exhibits.

      (1)   Exhibit A (SPD-1) showing district boundaries is included at the end of this Chapter 1283.

      (2)   Exhibit B (SPD-1) showing district boundaries, permanent parcel numbers is included at the end of this Chapter 1283.

(Ord. 194-12, passed 1-22-2013)

      (1)   Intent of the SPD. This section describes the general characteristics of development to meet the overall intent of the SPD. One of the most challenging tasks is to provide connections between different areas and uses. The following categories must be incorporated: refer to § 1283.04 for a schedule of permitted buildings and uses for both Zone A District (TL-SPD-1A) and Zone B District (TC-SPD-1B).

      (2)   Activity Center Areas.

         (a)   Description. Activity centers consist of a core focus area, with shopping, services, recreation, and office and institutional facilities and support areas. Activity centers are the most critical element of the SPD. Activity centers are characterized by a distinctive identity and a compatible mix of activities and facilities, along with functional and aesthetic unity.

         (b)   Purpose of Area.

            1.   To have all of the essential facilities for the community concentrated in one convenient location, the focus area; and

            2.   To provide community focal points and open space and be fully connected to adjoining neighborhoods in the support area and surrounding neighborhoods.

         (c)   Neighborhood Activity Centers. Neighborhood activity centers provide facilities to serve the daily needs of one or more adjoining neighborhoods. This one convenient location contains small- scale facilities such as a supermarket, a drug store, service stations, small offices and a day-care center.

         (d)   Community Activity Centers. Community activity centers serve a wider area and therefore are larger and more diverse than neighborhood activity centers. They can contain such facilities as a large supermarket, large drug store, large chain retail/discount store, specialty shops, service stations, places of worship/religious assembly, parks, mid-size offices, and perhaps, a school.

         (e)   Regional Activity Centers. Regional activity centers serve an entire region. Regional shopping malls, a number of major employers; restaurant and entertainment facilities; and a high school or community college; are the kinds of facilities that anchor regional activity centers. Regional centers take up the most land, have the most diverse uses, and are the most intensely developed of the three levels of activity centers.

      (3)   Office Parks and Transitional Office Areas.

         (a)   Description. Office parks are planned concentrations of office development. These areas accommodate additional office growth outside of activity centers. They include space, for example, for large firms or those that by size or function are incompatible with the residential, office, and commercial uses in activity centers. Office parks have primarily office uses such as corporate offices.

         (b)   Purpose of Area. Office parks provide space for substantial employment centers. They accommodate uses that do not fit the compact, pedestrian orientation of activity centers. Office parks are unified developments, often in campus-like settings with an internal road network and shared open space. The buildings generally relate to each other and share design characteristics.

      (4)   Other Nonresidential Use Areas, Not in Activity Centers or Office Parks.

         (a)   Description. These sites provide isolated commercial, office, and institutional uses that may not fit into activity centers or office parks. Examples include miscellaneous uses such as veterinary clinics, furniture stores, and vehicle dealerships. These are the categories of nonresidential development:

            1.   Commercial uses outside of activity centers;

            2.   Office and institutional uses outside of activity centers;

            3.   Industrial uses outside of activity centers;

            4.   Commercial low-intensity uses; and

            5.   Transitional office uses. These categories can be applied to infill sites and at the intersections of some arterials not designated as activity centers.

         (b)   Purpose of Area. The purpose of these areas is to accommodate the wide range of miscellaneous uses that do not logically fit into activity centers or exist outside of activity centers for other reasons.

      (5)   Corridor Conversion and Redevelopment Areas.

         (a)   Description. If corridors in the SPD are slated for redevelopment, primarily because of roadway widenings, these expanded roadways can cause significant changes and challenges for the adjoining sites, many of which may contain existing single-family dwellings. Their continued residential use may be obsolete due to the impact of the widened corridor and must be incorporated into the overall development plan.

         (b)   Purpose of Area. This category identifies areas that likely will undergo changes. The intent is to provide guidance for new uses or designs or adaptations that serve the function of the area and needs of individual property owners.

      (6)   Circulation.

         (a)   Description. Circulation includes all of the elements that connect places in the community: streets; pedestrian walks and paths; bicycle routes; public transit; and streetscape features.

         (b)   Streets. The hierarchy of roads in the SPD is as follows:

            1.   Arterials are the primary high-volume, multi-lane routes through the Central Business District (Broadview and Royalton Roads);

            2.   Collectors carry traffic between arterials, from lower-order roads to arterials and are in the major routes within a development. They also form a secondary network of cross-town connectivity; and

            3.   Local streets carry traffic from destinations to collector roads. They include cul- de-sacs, loop streets, and alleys.

         (c)   Pedestrian/Vehicular Movement.

            1.   All streets must be designed with a strong sensitivity to pedestrian/vehicular movement;

            2.   Provide more than one route between most destinations using streets of varying sizes and types. Assure that future development and redevelopment provides a more connected street system;

            3.   For major arterials that handle large volumes of traffic:

               a.   Provide frequent collector roads connecting arterials and developments;

               b.   Limit local street and driveway access points. Instead, provide frequent collector streets that, in turn, provide access to local roads;

               c.   Avoid using continuous center two-way turning lanes; and

               d.   Provide planted medians wherever possible.

            4.   Where arterials enter activity centers, provide:

               a.   Treatments to announce arrival at activity centers, such as decorative lighting, special landscaping, and plazas;

               b.   Traffic calming devices to slow traffic, such as street trees, paving changes, or pedestrian crosswalks;

               c.   Collector streets between developments for a secondary means of cross-town connectivity and for alternate routes between destination points;

               d.   Avoid having individual developments connect to arterial roads only; and

               e.   Whenever possible, link to or extend existing or planned arterials, collectors and local streets.

            5.   Provide street system of collectors and local streets that:

               a.   Provides multiple access routes to arterial and other collector streets;

               b.   Has a logical pattern;

               c.   Allows direct connections to adjoining developments;

               d.   Connects outparcels; and

               e.   Accommodates pedestrian and bicycle access.

            6.   Provide local streets within developments that keep to the minimum required widths and number of lanes in order to slow traffic and maintain pedestrian scale. Reduce the use of cul-de- sacs. Alternative designs to the conventional cul-de-sac can make connections while still limiting traffic and providing privacy. Consider the following specific options:

               a.   Loop roads and circuitous through streets. These types of roads allow residents two means of egress off of a local street, but because of their limited access and size, discourage through traffic. Some smaller scale developments could use single-lane versions of these street types, allowing more green space and less roadway;

               b.   Consider using alleys in small-lot residential areas and in commercial sites to provide access to service areas while retaining the visual integrity of the facades;

               c.   Adapt cul-de-sac streets to provide, where topographically feasible, at least one additional connection to the development, such as a pedestrian pathway and/or bike path. Consider limiting the paved turn around area of cul-de-sacs with a landscape island; and

               d.   Refer to Chapter 1246 for street right-of-way widths, street paving widths and construction requirements.

         (d)   Pedestrian Routes. The pedestrian network includes sidewalks, designated road crossings, off-road paths, and shared bicycle paths:

            1.   Provide, where feasible, unbroken pedestrian routes between developments. Place paths in a logical pattern where people will want to walk. Place sidewalks on both sides of streets;

            2.   Within developments, identify a complete pedestrian pathway system linking all buildings, green spaces and other destinations. Design with emphasis on pedestrian convenience and safety;

               a.   Link buildings to the public sidewalk and to each other as appropriate;

               b.   Add walk-throughs in parking lots;

               c.   Provide crosswalks in front of building entrances;

               d.   Provide breaks in large building masses to allow pedestrians to pass through, particularly through shopping centers;

               e.   Place special emphasis on connecting to pedestrian pathways that link schools, transit, recreation areas, and other major destinations;

               f.   Place sidewalks throughout residential areas;

               g.   Place sidewalks on both sides of streets whenever possible; and

               h.   Include off-road walking paths that will provide direct routes between destinations if the roadside sidewalks cannot provide direct access.

            3.   At busy intersections, between major pedestrian destinations, between shopping centers and their parking, and at mid-block points where feasible, employ techniques to signal a pedestrian zone both to the automobile and the pedestrian. These techniques include:

               a.   Crosswalks that are slightly raised;

               b.   Crosswalks that are a material other than asphalt and are textured;

               c.   Crosswalks that are wide, at least ten feet;

               d.   Bulb-out corners that reduce the length of the crosswalk for the pedestrian.

            4.   Design sidewalks appropriately for the site and the expected amount of foot traffic. In commercial areas where foot traffic is expected, sidewalks should be a minimum of ten feet. Sidewalks in residential areas can be six feet and under, depending on the type of street and size of road.

            5.   Provide pedestrian paths/bike connections between streets, especially to connect cul-de-sacs and at mid-block points.

         (e)   Bicycle Routes.

            1.   Bicycle routes include:

               a.   Designated bike paths;

               b.   Shared pedestrian-and-bike facilities such as greenways, paths, and sidewalks; and

               c.   On-street bike lanes.

            2.   It is a goal to conveniently and safely provide bicycle connections between most destinations:

               a.   Provide for bicycle traffic along major commuting corridors and between major destinations, with particular emphasis on connecting residential areas to schools, recreation areas, and activity centers;

               b.   Provide new bike paths to connect to planned or existing municipal paths or paths of adjoining developments;

               c.   Provide facilities to store or lock bicycles at appropriate sites, including schools, major recreation areas, transit stations, office parks, public institutions, and activity center focus areas; and

               d.   Develop an easily identifiable marking system of signs and road markings to designate bicycle routes and crossings.

         (f)   Public Transit.

            1.   Public transportation routes to be incorporated to include buses, vans and other services as follows:

               a.   Continuous street networks with frequent connector streets provide the best environment for transit systems; and

               b.   Sidewalks are necessary to connect transit stops with destinations.

            2.   Along potential transit routes, primarily along major commuting arterials and collector streets, plan for transit stops/bus pullover sites:

               a.   In particular, provide sites at activity centers and major commercial developments;

               b.   Provide sites close to the entrances of major destinations such as industrial and office parks;

               c.   Provide sites at entrances to residential developments, particularly medium and high-density residential developments; and

               d.   Locate sites at pathway connections and park-and-ride lots.

            3.   Ensure that the width and design of the roads can accommodate pullover and turning movements of the transit vehicle anticipated. These specifications will vary depending on the type of transit used;

            4.   Provide a sign system for pedestrians, bicyclists, and transit users; and

            5.   Include amenities appropriate to the projected boarding sites. At major stops, include shelter from the weather, seating, bike storage areas, signs and information boards, newspaper stands, trash receptacles, and lighting.

      (7)   Streetscape Environment.

         (a)   “Streetscape” is the general term applied to all of the elements that make up the public realm surrounding thoroughfares: street paving; sidewalks; planting strips; lighting; traffic signals; outdoor street furniture; public signs; and utilities. Streetscapes act as connective outdoor space and help to weave a common community fabric. Streetscape elements lend to human scale, contribute to a sense of place, and help to link destinations such as:

            1.   Sidewalks along the edge of buildings where there is retail and commercial activity;

            2.   Tree-lined sidewalks and paths that provide enclosure; and

            3.   Paving materials and landscaping that give texture and visual definition to public spaces.

         (b)   Along arterials that connect activity centers to each other or to other major developments, use street trees, streetlights, planted medians, underground utilities and other features to strengthen the visual and physical link between destinations. Ensure that all site distance requirements are met as plans are made.

         (c)   Announce gateways to activity centers, and possibly neighborhoods, with distinctive streetscape elements. These can include signs, special paving at crosswalks, grouped plantings, fountains, and other signature features.

         (d)   In activity center cores, use coordinated streetscape elements to give the area a distinctive identity. These elements can be repeated but perhaps spaced less frequently as developments move away from the center of the activity center. Pedestrian-scaled lighting may be spaced more frequently and have more powerful illumination to allow higher light levels. As development moves out to residential areas, lighting may be less intense with wider spacing, but the same light fixture could be used. Likewise, taller auto-oriented lights used on arterials approaching activity centers can use similar pole and base design as pedestrian lights in activity centers.

         (e)   In residential settings, provide street trees, sidewalks, paths and pedestrian-scaled lighting to fit the style of architecture of the development. Provide planting strips that are in proportion to street width and type. For instance, planting strips along arterials may be wider than planting strips along residential local streets. Coordinate strips with utility requirements as well.

         (f)   Coordinate the total visual effect of all streetscape elements within a development or along an arterial or major collector, including paving, sidewalks, street trees and plantings, lighting, traffic signals, signs, street furniture, and utilities. Develop and use a common palette of colors, materials, and design.

         (g)   Coordinate streetscape elements of individual developments with adjacent developments. While they need not match, they should coordinate and not clash.

      (8)   Parking.

         (a)   Description. Automobiles are a valuable part of everyday life and provisions must be made for them wherever people live, work, and play. At the same time, every effort must be made to address how parking can be adequate, convenient but unobtrusive.

         (b)   Reduce the Scale of Parking Lots.

            1.   Break parking lots into modules or multiple smaller lots using techniques such as the natural topography, logically placed landscaped pedestrian paths to destinations, and by linear aisles of plantings. Avoid large expanses of asphalt;

            2.   Reduce the amount of parking lots through such methods as providing on-street parking, using off-site parking such as municipal lots, sharing parking among complementary uses, providing pull-in spaces in front of shops and creating overflow lots. These techniques may require some flexibility when applying parking standards; and

            3.   Consider parking structures in high-density areas such as activity centers to create closer knit development and reduce parking impacts. Use attractive architectural designs.

         (c)   Site a Portion of Parking out of View.

            1.   Site a minimum of 20% to 40% of parking to the rear and sides of buildings;

            2.   Limit the amount of parking between the street and principal buildings oriented to streets, (such as outparcels in shopping centers) to no more than one double row of nose-in parking between the building and the street to which it is oriented; and

            3.   Screen parking lots from the street and from adjoining development, using low fences or walls, berms, or year-round landscaping. Refer to Chapter 1312 for fence regulations.

         (d)   Reduce the Visibility of Garages.

            1.   Avoid allowing a garage to become the primary architectural feature when a home is viewed from the street, especially for small-lot and attached housing;

            2.   Orient garages for townhouses and very small lot detached homes to the rear. Avoid placing them on the first floor front facade;

            3.   Consider placing the garage behind the building setback, preferably facing to the side or rear of detached homes;

            4.   Consider placing garages and parking in the rear with alley access; and

            5.   Consider ways to reduce overall visual impact such as placing driveways side-by- side on adjoining lots.

         (e)   Accommodate Pedestrian Needs Around Parking Areas.

            1.   Provide clear pedestrian paths and crossings from parking spaces to main entrances and the street; and

            2.   Plan parking so that it least interferes with appropriate pedestrian access and connections to adjoining developments.

         (f)   Provide Landscaping Within Parking Areas.

            1.   Separate parking aisles with medians planted with shade trees along the length of the islands. Include pedestrian walkways with medians to reinforce connectivity and separate pedestrians from vehicular traffic;

            2.   Avoid isolated islands of single trees. In general, provide landscaped tree aisles between every other row of cars; and

            3.   Use shade trees of sufficient number and size at maturity to shade a substantial portion of the lot. Consider orientations that would provide the greatest shade during summer months. Smaller, more decorative trees can be used closest to buildings.

         (g)   Standard Parking Spaces Shall Be Regulated by § 1284.04. Handicapped spaces shall meet ADA regulations, as required by the Ohio Building Code and City Zoning Code. Ten-foot wide spaces are permitted but nine-foot wide spaces are preferred in order to minimize the area of pavement needed for parking areas. Angled parking may be permitted if in compliance with § 1284.04 unless noted otherwise. For a number of parking spaces required refer to § 1284.05 .

      (9)   Building Setback and Arrangement.

         (a)   Building setback and arrangement are critical elements for creating the kind of community envisioned for this SPD. They create spaces for pedestrians to move and congregate as well as for parking, and they create continuity between developments. Building arrangement and setbacks help establish an architectural presence at important intersections. They are defined as follows.

            1.   “Setback” is generally the space between a building and the property line.

            2.   “Building arrangement” refers to the way that buildings are oriented to each other and to the street and how they are sited and arranged on a parcel.

            3.   Unless noted otherwise in this chapter, refer to Chapter 1246 (Planning Principles) for setback requirements.

         (b)   Arrange buildings to help define the street, to frame corners, to encourage pedestrian activity and define spaces, particularly at activity centers:

            1.   Minimize setbacks at major intersections so that the architecture can define the area;

            2.   Use compact building arrangements when a project is close to a core of an activity center to reduce the feeling of seas of parking; encourage pedestrian activity to define space; and

            3.   Strive for contiguous building arrangement along the street-face and avoid large breaks between buildings.

         (c)   Site new buildings so that they relate to adjoining buildings and developments:

            1.   If existing buildings front the street, new buildings should have a similar orientation;

            2.   Relate setbacks of new construction to setbacks of existing buildings or developments;

            3.   Orient a portion of shopping centers to adjoining neighborhoods and to local streets leading into the adjoining neighborhoods;

            4.   Provide breaks in large developments and building masses to allow pedestrian connections between developments; and

            5.   Avoid orienting service areas toward primary elevations of adjoining developments.

         (d)   Limit setback variation to 20% of average setback of existing development on a street for both residential and nonresidential development;

         (e)   Around common open space, use buildings to define edges and provide a comfortable scale; and

         (f)   Choose building arrangements that offer an attractive termination of vistas.

      (10)   Landscaping.

         (a)   Landscaping in an urban environment has many roles. It provides scale and enclosure; it provides shade and buffers; and it creates cool, inviting, gathering places in commercial districts and residential areas alike. It can reinforce connections between neighborhoods, as well as being the barrier to unsightly views.

         (b)   Attempt to maintain existing topography and plantings in new development:

            1.   Use indigenous species appropriate for site conditions;

            2.   Along thoroughfares and corridors, preserve a “tree-save zone” of natural vegetation or add significant landscaping. In the core of activity centers, street trees and more formal urban plantings may be more appropriate;

            3.   In residential areas, attempt to provide significant tree cover, using species that will provide a canopy at maturity. When feasible, incorporate mature trees into subdivision and lot design;

            4.   On commercial and office sites, include trees, shrubs, and other landscaping to provide beauty as well as shade and screens for parking, pedestrian gathering places, and for screening utilities, and other service areas;

            5.   In pedestrian zones, use street trees to provide shade and enclosure; and

            6.   When feasible, incorporate mature specimen trees into streetscape, subdivision and site design.

         (c)   Provide natural areas in development plans:

            1.   Incorporate existing vegetation and large specimen trees into site design to the extent possible;

            2.   Consider reserving from development such features as mature woods and riparian areas;

            3.   Use storm water control ponds to create new park-like settings or natural areas within a development. Take measures such as creating pathways around the ponds and adding landscaping to enhance the park-like setting. Generally, avoid fencing around ponds; however, in some cases, limited architectural fencing of modest height may be included to enhance the park-like setting. Unless noted otherwise in this chapter, refer to Chapter 1312 for fence regulations; and

            4.   Use trees and other landscaping features to help enclose spaces such as parks and gathering places.

         (d)   Detailed landscaping plans must be submitted to the Planning Commission by the developer for review and approval. Plans will include landscaping strategies for the public areas as well as public open spaces such as the intersections of streets, major parking lots, outdoor recreation areas, and all other items noted above in this section.

      (11)   Fences and Walls.

         (a)   Fences and walls are to be used to define edges along major roadways and property lines and to provide screening when landscaping alone is insufficient. Built edges range from fences in neighborhoods to brick walls defining enclosure for office parks.

         (b)   When walls or fences stretch longer than 50 feet, use designs with texture and modulation to provide a regular rhythm without being monotonous. For example, use vertical piers, generally spaced no more than 25 feet apart, of a different material or width or height. Landscaping shall be used in conjunction with a wall or fence to break up a long expanse.

         (c)   When a wall is an integral part of an office or commercial development project, use materials from the material palette of the project.

         (d)   Fence design along major roadways should be aesthetically pleasing and can be made of a variety of materials. Wood stockade, chain link and other utilitarian fences along major roadways are not permitted.

         (e)   Unless noted otherwise throughout this chapter, refer to Chapter 1312 for fence regulations.

      (12)   Utilities.

         (a)   Locate utilities so that they have the least negative visual impact from the street and adjoining development. When multiple sides of a building have entrances or are highly visible, electrical transformers and utilities must be screened.

         (b)   All utility lines, structures, parking areas, and service areas must be direct burial at depths required by applicable codes and regulations.

      (13)   Service Areas/Screening.

         (a)   All service areas must be screened from view from a public street or public parking area.

         (b)   A building mass, portion of a building mass, garden wall, landscaping, or an ornamental fence with landscaping are among the methods that can be used to screen a service area.

         (c)   Dumpsters, transformers, generators, and other mechanical units must be screened from view from a public street or public parking area, using the methods described above.

         (d)   Rooftop equipment does not need to be screened if it is located so that it cannot be seen from a public street or parking area.

         (e)   Screening does not need to occur at the point of access to a service area.

      (14)   Noise Barriers.

         (a)   Site noise-generating features away from neighboring properties, especially residences, or use barriers or other means of reducing the impact.

         (b)   Place mechanical equipment for nonresidential buildings so that they have minimum impact on adjacent residential uses.

         (c)   Place noise-generating utilities on rooftops where possible. Screen them from view along major thoroughfares and from neighborhoods and parking lots.

      (15)   Exterior Lighting.

         (a)   Provide appropriate exterior lighting for the particular use and area;

         (b)   Light pedestrian areas with ten to 14-foot pedestrian scaled/designed poles;

         (c)   Provide pedestrian lighting at transit stops and along paths to parking lots and other destinations;

         (d)   Provide extra lighting and electrical hookups at gathering areas;

         (e)   Provide lighting under arcades;

         (f)   Provide lighting of intersections in high traffic areas. This type of general lighting can be provided from taller poles with more powerful lights. In high pedestrian use areas, provide lower, pedestrian level lighting. This situation may occur at the core of activity centers in particular;

         (g)   Coordinate the lighting plan with the landscaping plan to ensure pedestrian areas are well lit and that any conflict between trees and lighting is avoided;

         (h)   Avoid using building accent lighting that is too bright and draws too much attention to the building. Reasonable levels of accent lighting to accentuate architectural character are recommended;

         (i)   The developer must submit an ornamental pole-mounted light fixture or wall-mounted light packs to the Planning Commission for approval. Pedestrian area location and spacing of light poles should be consistent with existing ordinances of the city for all other conditions relating to street lighting, per Chapter 1252. The lighting must be of the style of "The Beacon Urban Luminaire" or other similar style approved by Planning Commission;

         (j)   Parking areas and service areas must be lit with ornamental lighting poles up to 25 feet in height;

         (k)   Building wall lights may be used to illuminate parking areas at the approval of the Planning Commission; and

         (l)   Lighting Levels. Refer to Chapter 1252 for a schedule of footcandle requirements.

      (16)   Signs.

         (a)   Follow the general guidelines for signs as identified in Chapter 1328, unless noted otherwise throughout this chapter.

         (b)   Coordinate the colors and styles of signs within each development area;

         (c)   Keep signs to the minimum number and size necessary for each development area; and

         (d)   Place signs for both automobile traffic and pedestrians in areas that will not obstruct visibility.

      (17)   Open Spaces.

         (a)   Open spaces include preserved natural areas, parks, plazas, playgrounds, squares, greens, and yards. Attractive and convenient outdoor spaces must be provided throughout the SPD for everyday use, special events, passive enjoyment and as an attractive visual backdrop for the community.

         (b)   In activity centers, office parks, and other nonresidential areas, open space provides areas for gatherings, events and functions such as dining or meetings. In other parts of the SPD, open space may be used for recreation such as organized sports. Natural areas are preserved for passive recreation such as walking and picnicking.

         (c)   In neighborhoods, open space includes yards and shared areas for playgrounds and neighborhood recreation.

         (d)   A grassy area used as a natural amphitheater may be an integral part of an open space.

         (e)   An outdoor café may be part of the open space in a commercial area.

         (f)   A fountain may be used as an open space in an office complex. Such open space shall include benches and shade trees.

      (18)   Gathering Places.

         (a)   Public gathering spaces create the opportunity for informal interactions that help build a community. They can vary widely in size, in type, and in degree of amenities. “Gathering places” include plazas, squares and greens that are integral design components of development plans.

         (b)   Public gathering spaces are required to be used as central organizing elements in activity centers and should be conveniently located within an easy five-minute walking distance of any major building. Gathering places must occur in employment centers and office parks outside of activity centers. The opportunity for outdoor dining in gathering places in commercial areas should be considered.

         (c)   Create appealing and comfortable outdoor spaces and orient buildings to form such areas rather than isolating them in landscaped pods. Use trees, walls, topography, and other site features to further define the space and lend a human scale to the area. Provide shade with trees or overhangs from the buildings.

         (d)   Use open space as an organizing element of the site plan. A gathering place can become a focal point for a development scheme.

         (e)   Provide amenities as needed including:

            1.   Street furniture, such as benches and picnic tables, lighting, and fountains;

            2.   Bike racks;

            3.   Outdoor cafés and seating areas; and

            4.   Electrical service and lighting for public events.

      (19)   Recreation and Natural Areas.

         (a)   Recreation and natural areas are open spaces reserved for outdoor activities and for the enjoyment of nature. Overall community appearance should reflect the natural landscape. In addition, all residents should be able to enjoy open space within easy walking distance of their homes.

         (b)   Recreation areas, such as mini-parks, are generally anticipated to be small in size. They provide space and equipment for outdoor activities within close walking distance of residences.

         (c)   Natural areas can preserve distinctive habitats or natural vegetation, ranging from a particularly impressive mature tree to a greenbelt along a stream corridor.

         (d)   Include private neighborhood recreation areas and children’s playgrounds within residential areas.

         (e)   Whenever feasible, recreation and natural areas should be centrally located within a neighborhood. Provide sufficient open space within easy walking distance of all residents.

            1.   All residences should be within one-quarter mile walk of a private recreation area, or a town public park.

            2.   Private mini-parks should be a minimum of one-quarter acre in size.

            3.   In multi-building, multi-family projects, provide centrally located versatile recreation areas on site. These can include level grassy areas, play yards, courtyards, and natural areas, along with amenities such as swimming pools, tennis courts and other similar features.

            4.   Link recreation and natural areas to town-wide pedestrian systems and greenway systems as feasible.

            5.   Provide pedestrian connections between open spaces of adjacent developments, subdivisions and multi-family sites. Seek to connect to town-wide network of open spaces and pedestrian system.

      (20)   Permitted accessory uses listed below shall be followed unless noted otherwise in this chapter.

         (a)   Signs as regulated by Chapter 1328;

         (b)   Residential accessory uses or structures regulated by § 1268.02; and

         (c)   Fences as regulated by Chapter 1312.

(Ord. 194-12, passed 1-22-2013; Ord. 23-2020, passed 7-6-2020)

      (1)   Design Intent. The design intent for this SPD emphasizes denser development at the core of activity centers with density decreasing as it reaches the outlying residential area. This concept for these cores as well as office development areas suggest buildings that will be placed closer together, and closer to street fronts in many areas. In order to maintain the current feel of this SPD created by mostly one- and two-story buildings, certain techniques in building design will be required so that new development will not be in jarring contrast to the existing built environment. Every effort must be made to break down the appearance of facades that face a public street or parking area. An anchor tenant store should ideally be designed to appear as a grouping of smaller stores with the focus on anchor tenant’s main entrance. Multiple entrances into a single anchor tenant store are encouraged, particularly when a semi-independent use is part of that facility, (e.g., a video store or pharmacy as part of a supermarket, or a garden center as part of a home improvement store). All other building facades shall be designed to be compatible to each other in architectural style.

      (2)   Entrance Orientation.

         (a)   Entrance orientation refers to the direction of prominent entrances and front facades of a building. Generally, the entrance facade will be the most prominent elevation of a building.

         (b)   A building may have more than one orientation. The prominent front facade or elevation can face a major collector or corridor while elevations facing local streets, parking or adjoining developments can have secondary facades and entrances. Design the needed entrances with a hierarchy to properly address the view of the building from various orientations.

      (3)   Building Mass.

         (a)   Use techniques to reduce the perceived mass of large buildings. When making transitions to lower density areas, modulate the mass of the building to relate to smaller buildings. Heights can be greater if the mass is modulated and other scale techniques are adopted. Reduce height near low density uses.

         (b)   Use building mass appropriate to the site. Place buildings of the greatest footprint, massing, and height in activity center core areas or at the heart of office developments where the impact on adjacent uses is the least.

         (c)   Floor-to-floor heights of a building can have an impact on the mass of a building. When articulating large buildings, keep these floor-to-floor dimensions to a minimum.

         (d)   Also, utilize methods described in (A)(1) above.

         (e)   Techniques of highlighting foundations, lintels, sills and cornices with contrasting materials and breaking up the mass of the building with bands at floor levels or projections at entries should be incorporated.

      (4)   Building Configuration and Materials.

         (a)   Design elements that impact the exterior appearance of a building must be incorporated into the architectural design such as:

            1.   Facade articulation;

            2.   Architectural details;

            3.   Materials and textures; and

            4.   Color.

         (b)   Develop a design theme that provides a distinctive character to a specific area within the Special Planning District:

            1.   Establish design themes at the core of activity centers that: have a palette of materials, forms and features; create a coordinated but inviting mix of buildings and spaces; and establish a unique identity for each activity center; and

            2.   Establish design themes for residential neighborhoods, such as Colonial Revival styled houses or Neo-Victorian styled houses.

         (c)   Building Walls.

            1.   Elevations should be designed by the developer according to the general architectural character as listed in division (A)(1) above.

            2.   Walls facing a public street or public parking area should be designed in small sections to break up the appearance of a long horizontal wall.

            3.   Building elements such as canopies, porches, bays or projections should be used to break up the appearance of a long wall.

            4.   Buildings shall be clad in enduring materials of brick or stone. Split-face block is permitted if it is screened by another building, or on rear elevations. Additionally, split-face block may be used on front or side elevations if it is used as a base course or accent material. Concrete products made to simulate brick are also conditionally permitted. Precast concrete panels should only be used on the rear or side facades of anchor tenant buildings.

            5.   Stucco or EIFS systems are only permitted four feet above finished floor level. If stucco is used as a primary material, it should incorporate changes in depth, plane and other architectural features to add detail and interest to a facade and to avoid the appearance of a monolithic wall.

            6.   Accent materials such as tile, metal, or other appropriate traditional regional materials are encouraged. Metal shall not be used as a primary material on a facade.

            7.   All walls facing a public street or parking area shall be animated by change in color, material, fenestration, or change in the depth of material.

            8.   Brick, stone, or block shall be laid in a true bonding pattern. No stack bond.

            9.   The maximum area of a front facade or a facade that faces a public street that is “blank,” meaning of one contiguous material and color without fenestration, accents, or change in material or color, is 625 square feet. The maximum area of blank wall on a side facade that cannot be seen from a public street but faces a public parking area is 2,400 square feet.

            10.   Where blank facades face a public street or parking area are necessary, trees spaced less than 20 feet on center should be used in front of these facades to gain visual interest and human scale.

            11.   Front facades and side facades that face a public street shall be animated with changes in material and/or color. Additionally, all facades shall be designed to have a base, middle, and top.

         (d)   Windows and Doors.

            1.   Windows shall be of square or vertical proportion. Roundtop are permitted per approval.

            2.   The primary glass used on front facades and particularly around entrances shall be clear glass. Glass should be used to break up the box-like, interior-oriented character of anchor tenant buildings, and to connect the interior of the store to the outside. Spandrel glass or display window glass may be used to supplement clear glass areas and to animate a facade. Where display windows occur, they shall be lit from within the store.

         (e)   Building Roofs, Parapets, and Cornices.

            1.   If a change in parapet height exceeds two feet, the parapet shall return 90 degrees on both sides by a minimum of one foot, four inches.

            2.   Elevations or portions of elevations that are visible from a public street or parking area shall incorporate a cornice to top the building. Cornices may be projected brick, stone, or precast courses, or molded fiberglass. They should be scaled appropriately to the building mass and be a minimum of one foot in height.

            3.   All roof-top equipment in excess of two feet high shall be screened from the street level.

         (f)   Building Height/Area. Maximum building height is 35 feet above ground level finish floor. This includes entrance parapets, architectural elements, and other accent features. Total building areas shall not exceed 100,000 gross square feet (combined floors).

         (g)   Building Entrances and Exits. All entrances and exits intended for uses by the public shall incorporate glass areas, using clear glass, exclusive of the doors facing a public street or public parking area.

         (h)   Additions and Expansions. Any additions or expansions to an existing store must be architecturally consistent to the existing structure in the use of color, materials, fenestration, scale, and other architectural features as approved by the Planning Commission.

      (5)   Setback Schedule. Refer to Codified Ordinance Chapters 1268 , 1271 , 1276 , 1277 , 1278 and 1280 for setback requirements for similar facilities and use groups.

      (6)   Outdoor Displays.

         (a)   Items for outdoor display shall be undercover with some screening. They may be set behind a transparent or semi-transparent wall plane. This wall plane may be in the form of a glass/greenhouse-type wall, an arcade with a canopy or awning above, a pavilion, a trellis, or an ornamental fence.

         (b)   An eight-foot clear minimum distance shall be maintained for walking when outdoor displays occur at sidewalks.

      (7)   Outdoor Dining Areas. Outdoor eating areas may encroach into the sidewalk but must leave a minimum of six feet width clear for walking. Outdoor eating areas are encouraged to establish an edge to the eating area through the use of movable bollards, planting, or a fence with a minimum height of two feet, six inches.

      (8)   Outdoor Sales. Outdoor sidewalk sales, with outside cash register, are limited to 72 hours duration and no more than two such sales are permitted per month. This does not prohibit outdoor displays as referenced in division (A)(6) above.

      (9)   Color. Color is an integral element of the overall design and this Special Planning District must include the following:

            1.   A coordinated palette of colors created for each development. This palette must be compatible with adjacent developments;

            2.   Set the color theme by choosing the color for the material with the most area. If there is more roof than wall area in a development, roof color will be the most important color choice and will set the tone for the rest of the colors;

            3.   Limit the number of color choices. Generally, there is a wall color, trim color, accent color, and roof color;

            4.   Use natural tints of materials such as reds, browns, tans, grays, and greens as primary colors. Save bright accent colors for awnings and signs on commercial buildings; and

            5.   Use color variation to break up the mass of a building and provide visual interest.

   (B)   Zone B District (TC-SPD-1B).

      (1)   Design Intent. This district of assembly, business mercantile, community, mixed use, institutional, combined with different densities of residential and lifestyle community housing is to be designed with strong consideration given to controlled pedestrian and vehicular circulation. Homes are to be oriented to have natural views and connection to land that must be preserved as an open public green space for recreation. Site designers and developers are to use ingenuity and imagination in keeping with the overall land use and open space objectives of the district. This SPD allows more creative and flexible design of the built environment than possible with existing zoning, and allows creative use of the clustering and density averaging concepts to concentrate homes on the site in order to maximize common open space. Every effort should be made to connect pedestrian trails with other public amenities for public access. Residential neighborhoods should incorporate pavilions and indoor recreation facilities. The design should include curvilinear streets and irregular shaped blocks. Cluster type homes should be designed with front porch neighborhood style with garages being in the rear, serviced by alleys for parking and service vehicles.

      (2)   Building Setbacks. Refer to Chapters 1268 , 1270 , 1276 , 1277 , 1278 and 1280 for similar setbacks unless noted otherwise in this chapter.

      (3)   Building Configuration and Materials.

         (a)   Specific Types of Buildings. For all assembly, business, mercantile, community, mixed use and institutional, refer to division (A)(4) above unless noted otherwise below.

         (b)   Building Height/Size. Maximum building height is 35 feet above ground level finish floor. This includes entrance parapets, architectural elements, and other accent features. Building areas shall not exceed 60,000 gross square feet (total of all floors combined) unless noted otherwise in this chapter.

         (c)   Low-Density Single-Family Conventional Detached Residential Dwellings.

            1.   Density. The maximum density permitted in this district is two units/acre with a minimum lot width of 100 feet.

            2.   Landscaping. Detailed landscaping plans to be submitted to the city by the developer. Plans will include landscaping strategies for the public areas, as well as public open spaces such as a neighborhood park. In addition, general minimum requirements for landscaping of private yards will be submitted to the city for approval.

            3.   Infrastructure. Provide drawings of proposed infrastructure per current Residential Building/Zoning Codes.

            4.   Screening/Fencing. A tree line shall be maintained. A minimum distance of 25 feet from these property lines shall be established as a “do not disturb” zone.

            5.   Exterior Lighting. The developer must have gas ornamental lighting standard for use in the public right-of-way to the city for approval. Light fixtures should be pole-mounted and should not exceed 15 feet in height. If alleys are proposed, they should be lit with automatically-timed light fixtures that are mounted to garages. Location and spacing of light poles as well as light levels should be in accordance with the city’s standards.

            6.   Homeowners Association (HOA)/Design Review Committee.

               a.   A homeowners or condominium association must be established prior to the transfer of title of any lot or unit as the case may be and approved by the Director of Law.

               b.   A Design Review Committee shall be established as part of the homeowners association, set up by the developer. This Committee shall have the authority to review changes to the exterior of buildings. No changes to the exterior of buildings shall occur without the approval of the Design Review Committee.

            7.   Floor Area Requirements.

               a.   Units shall have a minimum floor area of 1,800 square feet of living space on the first floor of ranch style homes and a minimum 1,200 square feet on the first floor for two-story homes with a total minimum living area of 2,000 square feet.

               b.   All units shall have full basements.

               c.   Refer to § 1268.02 for accessory uses permitted.

            8.   Building Materials/Elements.

               a.   Buildings may be clad in vinyl siding, wood siding, cement siding, brick, or stone. EIFS or stucco may be used from the second floor level up.

               b.   No vinyl lap siding on front facade (horizontal or vertical) is permitted.

               c.   When using brick, a standard modular brick shall be used. No split-face masonry permitted in front facade.

               d.   Window trim is required around all windows on front elevations of non- masonry walls and should be a minimum of three and one-half inches wide.

               e.   Frieze trim is required under overhands and gables on front elevations.

               f.   Porch columns shall have a six-inch by six-inch minimum cross-section or diameter with a base and capital. Railing/column details in combination are encouraged to vary from house to house.

               g.   Lintels in masonry walls should be brick soldier courses, stone, or precast concrete.

               h.   Trim and corner boards may be wood, vinyl, EIFS, or pre-formed composite materials.

               i.   No exposed wolmanized wood is permitted on front facades.

               j.   No two houses in a row should have the same color combination of wall, brick and stone.

               k.   Where direct-vent fireplaces occur, the exterior shed shall be designed to be integrated into the architecture.

            9.   Windows and Doors.

               a.   Rear elevations should have a minimum of two windows per elevation.

               b.   Windows shall be of square or vertical proportion.

               c.   Accent windows may be circular, half-round, or octagonal. One accent window maximum per elevation is permitted, unless used in a pair.

            10.   Building Roofs. Primary roofs shall have a minimum 6:12 roof pitch. Porches shall have a minimum 3:12 roof pitch.

            11.   Building Height. Maximum building height is 35 feet above grade for primary structure.

            12.   Building Entries/Porches.

               a.   All homes shall provide an identifiable entry.

               b.   Where overhangs occur at a front door, a four-foot deep overhang is encouraged.

               c.   All full porches shall be a minimum of six feet deep. Entry coverings and stoops shall be a minimum of three feet deep.

            13.   Garages.

               a.   Garages must be attached.

               b.   Front elevations shall be designed to de-emphasize the visual impact of the garage. Front-access garage should be set back a minimum of two feet from the primary mass of the house. Second floors may project over the garage. Porches and other architectural elements may project beyond the face of the garage. Single-car garage doors are encouraged to lessen the scale of a two-car garage door. A minimum two-car garage is required. Maximum garage size is 840 square feet for two-car and 1,200 square feet for three-car garages.

            14.   Accessory Buildings.

               a.   One detached accessory building is permitted and shall be limited to the rear yard, shall not be greater than 144 square feet, shall be designed with materials and style similar to the principal dwelling on the property, and shall otherwise be in accordance with § 1268.02.

               b.   The total area of the lot that is covered with principal and accessory buildings shall not exceed 20% of the lot area.

            15.   Swimming Pools. Only in-ground swimming pools are permitted as defined and regulated by Chapter 1332 . These pools are not subject to the 20% coverage and the square foot limitations listed above. Setback requirement for pools are established in Chapter 1268 .

            16.   Fences. Fences are permitted in the rear yards only and as specified in Chapter 1312 . No chain-link fences are permitted in the Special Planning District.

            17.   Rear Paved Areas. Rear yards may have paved areas intended for active recreational purposes such as basketball or similar activities, but must stay within the existing extended side yard setbacks of the house and a minimum of 25 feet from the rear lot line.

            18.   Brick Exposed Foundations. There shall be a minimum of 16 inches between exterior wall finishes and the final grade. On elevations facing a street, the exposed foundation shall be covered with brick or stone (no split-face masonry is permitted). On the other elevations exposed foundation walls shall be covered with brick, stone or masonry with a surface design. Textured or patterned poured walls shall be permitted.

            19.   Principal Frontage. Conventional lots shall have their principal frontage on interior street.

            20.   Chimneys. Chimneys for all gas or wood burning fireplaces shall have brick or stone exteriors, with the exception of direct-vent fireplaces.

            21.   Overhangs. All homes shall have overhangs at the soffit and gutter with a minimum of 12 inches.

            22.   Front Face Materials. Twenty-five percent of all homes shall have 100% of the surface area of walls facing the street clad with brick or stone to add interest, value, and character to the streetscape. Seventy percent of the remaining conventional single-family homes will have some brick or stone treatment or accent to enhance interest, value, and character. Such treatment shall approximate 20% of total surface area facing the streetscape. This provision shall apply to both exposed foundation walls facing the street for corner lots.

            23.   Tree Lawn. Trees shall be planted in the street right-of-way in front of each conventional single-family home. Tree plans showing characteristics of acceptable varieties, sizes, spacing and planting requirements shall be prepared by a landscape architect or certified arborist and approved by the Planning Commission. Tree plans may specify that specific varieties shall be uniformly planted on an entire street or neighborhood.

            24.   Basements. All homes shall have full basements, under the main part of the structure, unless such basements are not practicable because of the unique environmental characteristics of the site in relationship to the proposed location of the dwelling units and are adjacent to a floodplain. Add-on family rooms, garages and similar structures beyond the basic habitable area of the home shall not require full basements. The main part of the structure shall be the standard floor plan of any given model, with a minimum of a basement of 900 square feet.

         (d)   Medium Density Single-Family Detached & Attached Cluster Residential Dwelling.

            1.   Density. The maximum density permitted in this district is four and one-half units/acre, with a minimum lot width of 65 feet.

            2.   Landscaping. Detailed landscaping plans to be submitted to the Building Commissioner by the developer and forwarded to the Planning Commission for approval. Plans will include landscaping strategies for the public areas, as well as public open spaces such as a neighborhood park. In addition, general minimum requirements for landscaping of private yards will also be submitted for approval.

            3.   Infrastructure. Developer must submit drawings of proposed infrastructure per current residential building regulations and zoning codes.

            4.   Fencing. Fencing must be approved by the Planning Commission and installed by the developer. Fences must be maintained by the homeowners association. Refer to division (B)(3)(d)6. of this section for HOA requirements. No other fencing is permitted. A tree line shall be maintained. A minimum distance of 25 feet from these property lines shall be established as a “do not disturb” zone.

            5.   Exterior Lighting. The developer must submit gas ornamental lighting standard for approval and use in the public right-of-way. Light fixtures must be pole-mounted and should not exceed 15 feet in height. If alleys are proposed, they should be lit with automatically-timed light fixtures that are

mounted to garages. Location and spacing of light poles as well as light levels should be in accordance with the city’s standards.

            6.   Homeowners Association (HOA) Design Review Committee.

               a.   A homeowners association must be established prior to the transfer of title of any lot or unit as the case may be and approved by the Director of Law.

               b.   A Design Review Committee shall be established as part of the homeowners association, set up by the developer. This Committee shall have the authority to review changes to the exterior of buildings. No changes to the exterior of buildings shall occur without the approval of the Design Review Committee.

            7.   Floor Area Requirements.

               a.   Units shall have a minimum floor area of 1,200 square feet of living space on the first floor of ranch style homes and a minimum 1,000 square feet on the first floor for two-story homes with a total minimum living area of 1,500 square feet.

               b.   Partial basements are required.

               c.   Refer to § 1268.02 for accessory uses permitted.

            8.   Building Materials/Elements.

               a.   Unity in groups of single-family cluster units shall be created through use of common architectural and design elements such as color, building mass, roof lines, facade treatment, color, landscaping, setbacks and related features are the same as low-density housing in this division (B). However, these same elements shall also be used to prevent excessive uniformity in design elements within a cluster.

               b.   Buildings may be clad in vinyl siding, wood siding, cement siding, brick, or stone. EIFS or stucco may be used from the second floor level up.

               c.   When using brick, a standard modular brick shall be used. No split face masonry is permitted in the front facade.

               d.   Window trim is required around all windows on front elevations of non- masonry walls and should be a minimum of three and one-half inches wide.

               e.   Corner boards are required on non-masonry walls on front facades and should be a minimum of four inches wide.

               f.   Frieze trim is required under overhangs and gables on front elevations.

               g.   Porch columns shall have a six-inch by six-inch minimum cross-section or diameter with base and capital.

               h.   Railing/column details in combination are encouraged to vary from house to house.

               i.   Lintels in masonry walls should be articulated with elements such as brick soldier courses, stone, or precast concrete.

               j.   Trim and corner boards may be wood, vinyl, EIFS or pre-formed composite materials.

               k.   Overhangs at eaves shall be a minimum of 12 inches.

               l.   No exposed wolmanized wood is permitted on front facades.

               m.   No two houses in a row should have the same color combination of wall, trim, windows, and shutters.

               n.   Where wood-burning fireplaces occur, chimneys shall be faced with brick or stone. No split-face masonry shall be permitted.

               o.   Where direct-vent fireplaces occur, the exterior shed shall be designed to be integrated into the architecture style and of similar materials.

            9.   Windows and Doors.

               a.   Rear elevations shall have a minimum of two windows per elevation.

               b.   Windows shall be of square or vertical proportion.

               c.   Accent windows may be circular, half-round, or octagonal. One accent window maximum per elevation is permitted, unless used in a pair.

            10.   Building Roofs. Primary roofs shall have a minimum 4:12 roof pitch. Porches have a minimum 3:12 roof pitch.

            11.   Building Height. Maximum building height is 35 feet above grade for primary structure.

            12.   Building Setbacks.

               a.   Twenty-five feet minimum from front of foundation line to right-of-way line.

               b.   Fifteen feet minimum rear yard.

               c.   Ten feet minimum building separation providing no windows on opposing sides.

               d.   Ten feet minimum side yard.

               e.   No directly opposing windows on side yards.

            13.   Building Entries/Porches.

               a.   All homes shall provide an identifiable entry.

               b.   Where overhangs occur at a front door, a two-foot deep minimum overhang is encouraged.

               c.   All full porches shall be a minimum of six feet deep. Entry coverings and stoops shall be a minimum of three feet deep.

            14.   Garages.

               a.   Garages shall be attached.

               b.   Front elevations shall be designed to de-emphasize the visual impact of the garage. A garage shall be set back a minimum of two feet from the primary mass of the house. Second floors may project over the garage. Porches and other architectural elements may project beyond the face of the garage. Single-car garage doors are encouraged to lessen the scale of a two-car garage door.

               c.   No accessory buildings are permitted.

               d.   Driveways must be long enough to park two full-size automobiles without overlapping the sidewalk.

            15.   Parking. A minimum of one space per each two units is required for guest parking in addition to the driveway parking.

            16.   Private Outdoor Space. Each unit must have 100 square feet minimum.

            17.   Ownership. Owner holds a fee simple title to the dwelling and individual lot.

            18.   Common Space. Thirty percent of the net acreage, excluding right-of-way, shall be common space for recreation facilities (e.g., tennis courts, pools, pavilions, club house).

         (e)   High-Density Single-Family Attached Cluster Residential Dwelling.

            1.   Rear Alley System. This high-density development shall be constructed with an integrated rear alley system servicing the garage access, utilities, and trash removal.

            2.   Density. The maximum density permitted in this district is six units/acre, with a minimum distance between non-attached dwellings of ten feet.

            3.   Landscaping. Detailed landscaping plans to be submitted to the Building Commissioner by the developer for approval by the Planning Commission. Plans will include landscaping strategies for the public areas, as well as public open spaces such as a neighborhood park. In addition, general minimum requirements for landscaping of private yards will also be submitted for approval.

            4.   Infrastructure. Provide drawings of proposed infrastructure per the current residential building regulations and zoning codes.

            5.   Fencing. Fencing must be approved and installed by the developer. Fences must be maintained by the homeowners association. No other fencing is permitted. A tree line shall be maintained. A minimum distance of 25 feet from these property lines shall be established as a “do not disturb” zone.

            6.   Exterior Lighting. The developer must have gas ornamental lighting standard for use in the public right-of-way to the city for approval. Light fixtures must be pole-mounted and must not exceed 15 feet in height. If alleys are proposed, they should be lit with automatically-timed light fixtures that are mounted to garages. Location and spacing of light poles as well as light levels should be in accordance with the city’s standards.

            7.   Homeowners Association (HOA)/Design Review Committee.

               a.   A homeowners association must be established prior to the transfer of title of any lot or unit, as the case may be, and approved by the Director of Law.

               b.   A Design Review Committee shall be established as part of the homeowners association, set up by the developer. The guidelines for the HOA must be defined in the required developers agreement. This Committee shall have the authority to review changes to the exterior of buildings. No changes to the exterior of buildings shall occur without the approval of the Design Review Committee.

            8.   Floor Area Requirements.

               a.   Units shall have a minimum floor area of 1,000 square feet of living space on the first floor of ranch style homes and a minimum 800 square feet on the first floor for two-story homes with a total minimum living area of 1,200 square feet.

               b.   Partial basements are required.

            9.   Building Materials/Elements.

               a.   Unity in groups of single-family cluster units shall be created through use of common architectural and design elements such as color, building mass, roof lines, facade treatment, landscaping, setbacks and related features are the same as Low-Density Housing, this division (B). However, these same elements shall also be used to prevent excessive uniformity in design elements within a cluster.

               b.   Buildings may be clad in vinyl siding, wood siding, cement siding, brick, stone. EIFS or stucco may be used from the second floor level up.

               c.   When using brick, a standard modular brick shall be used. No split-face masonry is permitted in the front facade.

               d.   Window trim is required around all windows on front elevations of non- masonry walls and should be a minimum of three and one-half inches wide.

               e.   Corner boards are required on non-masonry walls on front facades and should be a minimum of four inches wide.

               f.   Frieze trim is required under overhangs and gables on front elevations.

               g.   Porch columns shall have a six-inch by six-inch minimum cross-section or diameter with base and capital.

               h.   Railing/column details in combination are encouraged to vary from house to house.

               i.   Lintels in masonry walls should be articulated with elements such as brick soldier courses, stone, or precast concrete.

               j.   Trim and corner boards may be wood, vinyl, EIFS or pre-formed composite materials.

               k.   Overhangs at eaves shall be a minimum of 12 inches.

               l.   No exposed wolmanized wood is permitted on front facades.

               m.   No two houses in a row should have the same color combination of wall, trim, windows, and shutters.

               n.   Where wood-burning fireplaces occur, chimneys shall be faced with brick or stone. No split-face masonry shall be permitted.

               o.   Where direct-vent fireplaces occur, the exterior shed shall be designed to be integrated into the architecture style and of similar materials.

            10.   Windows and Doors.

               a.   Rear elevations should have a minimum of two windows per elevation.

               b.   Windows shall be of square or vertical proportion.

               c.   Accent windows may be circular, half-round, or octagonal. One accent window maximum per elevation is permitted, unless used in a pair.

            11.   Building Roofs. Primary roofs shall have a minimum 4:12 roof pitch. Porches have a minimum 3:12 roof pitch.

            12.   Building Height. Maximum building height is 35 feet above grade for primary structure.

            13.   Building Setbacks.

               a.   Twenty-five feet minimum from front of foundation line to right-of-way line;

               b.   Fifteen feet minimum rear yard;

               c.   Ten feet minimum building separation providing no windows on opposing sides; and

               d.   No directly opposing windows on side yards.

            14.   Building Entries/Porches.

               a.   All homes shall provide an identifiable entry.

               b.   Where overhangs occur at a front door, a two-foot deep minimum overhang is encouraged.

               c.   All full porches shall be a minimum of six feet deep. Entry coverings and stoops shall be a minimum of three feet deep.

            15.   Garages.

               a.   Garages shall be attached and rear facing.

               b.   Front elevations shall be designed to de-emphasize the visual impact of the garage. A garage shall be set back a minimum of two feet from the primary mass of the house. Second floors may project over the garage. Porches and other architectural elements may project beyond the face of the garage. Single-car garage doors are encouraged to lessen the scale of a two-car garage door.

               c.   No accessory buildings are permitted.

               d.   Driveways must be long enough to park two full-size automobiles without overlapping the sidewalk.

            16.   Parking. A minimum of one space per two units is required for guest parking in addition to the driveway parking.

            17.   Private Outdoor Space. Each unit must have 100 square feet minimum.

            18.   Ownership. Owner holds a fee simple title to the dwelling and land within the outside foundation walls.

            19.   Common Space.

               a.   Forty percent of the net acreage, excluding right-of-way, shall be common space for recreation facilities (e.g., tennis courts, pools, pavilions, club house). Open common space shall be available and accessible to all residents and for their primary use;

               b.   Green space shall not be less than 2,500 square feet;

               c.   Preserve natural amenities such as outcroppings, tree stands, ravines, ponds, and stream channels; and

               d.   Provide pedestrian access to all areas.

         (f)   Lifestyle Community Housing.

            1.   Purpose.

               a.   The Lifestyle Community Housing is proposed to accommodate (in one unified development) creatively planned types of facilities that functionally meet the housing needs of our increasingly aging population.

               b.   With our life expectancies continually rising and the upcoming retirement of the healthy Baby Boomers generation, housing needs have changed over the last several decades, thus requiring municipalities to be proactive in zoning regulations to accommodate population and provide choices.

            2.   Definition. “Lifestyle Community Housing” is defined as a self-contained development to accommodate two basic types of residents:

               a.   Type 1 (Apartments): individuals who (regardless of age) choose to live in a community of rental units comprising a structure of multiple levels with shared hallways and enclosed means of egress.

               b.   Type 2 (Apartments and age restricted housing): individuals who are 55 years of age and older, or for individuals less than 55 years of age when residing with a family member 55 years of age or older.

            3.   Development Goals. This District provides for:

               a.   Higher densities;

               b.   Increased green space;

               c.   ADA accessibility;

               d.   Pedestrian access to activities, shops and restaurants;

               e.   Adult activities;

               f.   Campus level security;

               g.   High level security; and

               h.   Variety of housing types.

            4.   Types of Housing.

               a.   Apartments (no age limit);

               b.   Independent housing (55 and older);

               c.   Assisted living (55 and older);

               d.   Memory care/Alzheimer; and

               e.   Skilled nursing (not permitted in Special Planning District, but permitted in other parts of the city).

            5.   Development Density.

               a.   Apartments shall be constructed with a maximum 12 units/acre.

               b.   Types of apartments include:

                  (i)   Multi-family structures with central hallways;

                  (ii)   Townhouse style structures (maximum 12 units/bldg.); and

                  (iii)   Single-level attached structures (maximum eight units/bldg.).

               c.   Independent housing shall not exceed 18 units/acre.

               d.   Assisted living and memory care/Alzheimer facilities shall not exceed 20 units/acre.

            6.   Lot Sizes. Lifestyle Community Housing Developments shall have a five-acre minimum site area.

            7.   Building Height. Story maximum with a 45-foot maximum height above finish grade.

            8.   Unit Minimum Floor Areas.

               a.   Apartments: one bedroom: 650 square feet plus 120 square feet/each additional bedroom.

               b.   Independent housing:

                  (i)   Studio unit: Four hundred square feet maximum, limited to 10% of facility; and

                  (ii)   One bedroom: Six hundred and fifty square feet plus 120 square feet/each additional bedroom.

               c.   Assisted living (maximum 20 units/acre):

                  (i)   Studio unit: three hundred square feet, limited to 50% of facility;

                  (ii)   Four hundred square feet minimum floor area per bedroom; and

                  (iii)   Memory care/Alzheimer: 20 units/acre.

            9.   Building Setbacks. Front yard setback shall be a minimum 30 feet. Corner lots shall comply with the minimum for each street.

            10.   Side Yard Setback. Shall be a minimum 15 feet and 50 feet when adjacent to a residential district or use only.

            11.   Rear Yard Setback. Shall be a minimum 25 feet and 100 feet when adjacent to a residential district or use.

            12.   Parking.

               a.   Apartments shall have a minimum one space plus one garage/unit.

               b.   Independent housing shall have a minimum one and one half spaces plus one garage/unit.

               c.   Assisted living shall have a minimum one space per every two units.

               d.   Memory care/Alzheimer shall have one space per every two units.

            13.   Landscaping.

               a.   Detailed landscaping plans shall be submitted to the Building Commissioner by the developer for approval by the Planning Commission.

               b.   Plans shall include landscaping strategies for the public areas, as well as public open spaces such as a neighborhood park.

               c.   General minimum requirements for landscaping of private yards shall also be submitted for approval.

            14.   Infrastructure. Provide drawings of proposed infrastructure per the current Ohio Building Code, local building regulations, and zoning codes.

            15.   Fencing.

               a.   Fencing must be approved and installed by the owner as part of the original site development.

               b.   Fences must be maintained by the homeowners association.

               c.   No other fencing is permitted.

               d.   A tree line shall be maintained.

               e.   A minimum distance of 25 feet from these property lines shall be established as a “do not disturb” zone.

            16.   Exterior Lighting.

               a.   The developer must have gas ornamental lighting standard for use in the public right-of-way to the city for approval.

               b.   Light fixtures must be pole-mounted and must not exceed 15 feet in height.

               c.   If alleys are proposed, they should be lit with automatically-timed light fixtures that are mounted to garages.

               d.   Location and spacing of light poles as well as light levels should be in accordance with the city’s standards.

            17.   Building Materials/Elements.

               a.   Unity in housing units shall be created through use of common architectural and design elements such as color, building mass, roof lines, facade treatment, landscaping and setbacks.

               b.   Buildings may be clad in vinyl siding, wood siding, cement siding, brick, or stone. EIFS or stucco may be used from the second floor level up.

               c.   When using brick, a standard modular brick shall be used. No split face masonry is permitted in the front facade.

               d.   Window trim is required around all windows on front elevations of non- masonry walls and should be a minimum of three and one-half inches wide.

               e.   Corner boards are required on non-masonry walls on front facades and should be a minimum of four inches wide.

               f.   Frieze trim is required under overhangs and gables on front elevations.

               g.   Porch columns shall have a six-inch by six-inch minimum cross-section or diameter with base and capital.

               h.   Railing/column details in combination are encouraged to vary from unit to unit.

               i.   Lintels in masonry walls should be articulated with elements such as brick soldier courses, stone, or precast concrete.

               j.   Trim and corner boards may be wood, vinyl, EIFS or pre-formed composite materials.

               k.   Overhangs at eaves shall be a minimum of 12 inches.

               l.   No exposed wolmanized wood is permitted on front facades.

            18.   Building Entries/Porches. All units shall provide an identifiable entry.

            19.   Preservation.

               a.   Preserve natural amenities such as outcroppings, tree stands, ravines, ponds, stream channels.

               b.   Provide pedestrian access to all areas.

            20.   Open Green Space.

               a.   Common open space at a minimum 40% of the total development area shall include, but not limited to:

                  (i)   Outdoor areas;

                  (ii)   Enclosed recreation areas;

                  (iii)   Natural undisturbed areas;

                  (iv)   Paved terraces; and

                  (v)   Sitting areas.

               b.   Vehicle parking and circulation are not part of an open area.

               c.   Private Open Space. Each apartment unit must have a private open outdoor space of a minimum of 60 square feet. Private open spaces must be designed to provide privacy for the intended user through screening, landscaping, wall orientations, and the like. Upper level spaces must be provided with balconies of same space restrictions.

            21.   Ancillary Facilities.

               a.   Private open space is mandatory in all housing types.

               b.   The following amenities are preferred and should be given consideration in independent housing, assisted living and memory care/Alzheimer facilities:

                  (i)   Health and counseling offices;

                  (ii)   Craft and meeting rooms;

                  (iii)   Lounge area;

                  (iv)   Areas for recreation/games;

                  (v)   Small kitchen for family gatherings;

                  (vi)   Exercise area;

                  (vii)   Integrated technology (wifi, pure devices); and

                  (viii) Lifelong learning.

(Ord. 194-12, passed 1-22-2013; Ord. 04-14, passed 2-24-2014; Ord. 23-2020, passed 7-6-2020)

       (1)   The Planning Commission may modify the strict requirements of the development and design guidelines if it finds that privacy, light and openness are improved because of skillful design in the arrangement of buildings, open spaces, landscaping or other site features. The Planning Commission may also require wider yards where an adjoining building is near a lot line, and may require such features as fences and planting to protect adjoining residences.

      (2)   The Planning Commission shall not decrease the lot areas, yard widths, common space, or private open space requirements to allow the maximum number of units, permitted in this TCSPD-1, nor shall the Planning Commission increase the maximum allowable density permitted in this TCSPD-1.

   (B)   Supplemental Requirements.

      (1)   This TCSPD-1 shall be reviewed and approved according to the procedures in:

         (a)   Chapter 1246, Planning Principles;

         (b)   Chapter 1248, Land Improvements;

         (c)   Chapter 1250, Plans and Plats;

         (d)   Chapter 1252, Street Lighting;

         (e)   Chapter 1260, General Provisions and Definitions;

         (f)   Chapter 1284, Off-Street Parking;

         (g)   Chapter 1312, Fences;

         (h)   Conceptual development plan and these development guidelines; and

         (i)   All other sections cross referenced in this Chapter 1283.

      (2)   In approving the conceptual development plan, or any portions thereof, the Planning Commission may attach written supplemental requirements to the plan.

   (C)   Site Plan Review.

      (1)   Site plans shall be further reviewed according to the procedures and requirements of Chapter 1334, Storm Water Pollution Prevention Plan.

      (2)   Site plan to be reviewed by the City Engineer including approval by City Council. Site plans shall clearly depict the required common open space and private open space areas, including proposed improvements thereto, required by the development guidelines.

      (3)   Site plans shall also comply with all the provisions of the Zoning Code, Parking and Site Design, and Landscaping/Screening.

(Ord. 194-12, passed 1-22-2013)