Brunswick City Zoning Code
APPENDIX I
JOINT DEVELOPMENT OVERLAY DISTRICT JDOD DESIGN GUIDELINES
JDOD.1 PURPOSE.
The purpose of the Joint Development Overlay District (JDOD) regulations is to assist with the development and redevelopment of land and structures to be compatible with the environment and to protect the quality of the urban environment in those locations where the characteristics of the area are of significant public value and are vulnerable to damage by development permitted under conventional zoning and building regulations. These regulations shall be administered as per Chapter 1290, Overlay Districts, of this Zoning Code. Mixed use development, as outlined in Section 1286.06, is highly encouraged. (Ord. 73-2021. Passed 9-27-21.)
JDOD.2 GENERAL DESIGN REGULATIONS.
The Planning Commission shall use these regulations in their review of development
applications in areas designated as Joint Development Overlay Districts on the official Zoning Map of the City of Brunswick.
The Planning Commission shall have the authority to interpret and apply these regulations on a case by case basis and have no binding authority to consider a previous decision or case when making decisions on individual cases that may be in front of them for review and approval.
Pursuant to Section 1278.0(h), during the course of reviewing a site plan, the Planning Commission or City Council may find that the assistance of a qualified consultant is necessary to fully determine the effects of the proposal. The applicant shall pick the consultant, subject to Planning Commission approval, and shall bear the costs of the consultant.
The following Joint Development Overlay Districts (JDOD) have been established:
JDOD-1 K-Mart Plaza: 3301 - 3303 Center Road and 1259 North Carpenter Rd.
JDOD-2 Brunswick Plaza: 1480 Pearl Road
JDOD-3 Laurel Square Plaza: 1733 Pearl Road
JDOD-4 Hickory Ridge Plaza: 1055 through 1085 Pearl Road
(Ord. 73-2021. Passed 9-27-21.)
JDOD.3 PERMITTED AND CONDITIONALLY PERMITTED USES.
(a) Conditionally Permitted Uses: Townhomes, single-family attached units, single-family detached residential units, apartments (including studio apartments), work-live units, flats, home offices above garages, retail below apartments and hotels.
(b) Hotels, as described below, shall be permitted in the JDOD-1 District only in the following instances:
(1) Hotels, has the same meaning set forth in Section 3731.01 of the Ohio Revised Code, subject to the exceptions set forth in Section 3731.03 of the Revised Code, and shall be permitted in the Overlay District with the following requirements:
(2) Any such hotel may not have guest rooms that are directly accessible from outside the building;
(3) Any such hotel must include an indoor dining area in which at least breakfast is served to guests (other than through vending machines) for consumption on the premises at tables, booths and/or counters.
(4) Any such hotel must include a minimum of 4,000 square feet of meeting/ banquet space separate
(5) Any such hotel must include an indoor swimming pool;
(6) Any such hotel must include a fitness center; and
(7) Any such hotel must include a business center or typical business center amenities, such as printers, fax machines, copiers, etc.
(c) There are no permitted uses in the Joint Development Overlay Districts.
(Ord. 73-2021. Passed 9-27-21; Ord. 93-2021. Passed 11-8-21.)
JDOD.4 SITE DEVELOPMENT.
(a) Density: The maximum density permitted for residential units is six and one-half (6.5) units per acre. The maximum density permitted for commercial development is fifteen (15) units per floor, per acre, with a maximum of two (2) floors per acre.
(b) Parking areas shall be treated to minimize the visual impact of parked cars, as viewed from the public right-of-way and adjacent properties, through the use of plantings, as required in Chapter 1282 Landscaping and Screening.
(c) Minimum parking requirements established in Table 1276-1 of Chapter 1276 Parking and Site Design shall also be the maximum parking requirements, in order to reduce the amount of impervious surface.
(d) Shared parking with adjacent properties is encouraged.
(e) All trash/recycling receptacles shall be contained in a dumpster enclosure constructed of materials comparable to the building or stored inside the building.
(g) Outdoor Activities. Outdoor eating areas may encroach into the sidewalk, but must leave a minimum of eight (8) feet width clear for walking. Outdoor eating areas are encouraged to establish an edge to the eating area through the use of moveable bollards, plantings, or a fence with a maximum height of two (2) feet, six (6) inches.
(Ord. 73-2021. Passed 9-27-21.)
JDOD.5 VEHICULAR CIRCULATION AND ACCESS.
(a) Provide for the safe and functional movement of vehicles and pedestrians both on and off-site.
(b) Give consideration to the location of existing access points, adjacent to and directly across the street from the site.
(c) Vehicular circulation between parcels is encouraged. Provisions for circulation between adjacent parcels should be provided through coordinated or joint parking systems to minimize curb cuts along the street.
(d) Pursuant to Section 1278.09(d), pedestrian access shall be supplied to provide safe pedestrian connections between buildings and parking areas, recreation areas, transit shelters, street, and other destinations. Walks shall be provided between buildings and the street.
(Ord. 73-2021. Passed 9-27-21.)
JDOD.6 LANDSCAPING.
(b) Interior landscape islands shall be installed in large existing parking lots in compliance with Section 1282.08(b) to break up the "sea of asphalt" and reduce the amount of impervious surface.
(Ord. 73-2021. Passed 9-27-21.)
JDOD.7 LOCATION, ORIENTATION, SIZE AND SHAPE OF BUILDINGS.
(a) Preserve the linear continuity of buildings by placing primary building facades parallel to the street. The traditional regional character of the surrounding area should be used as a guide for establishing an appropriate architectural style. The ground floor level should be highly animated and provide visual interest and human scale. The roof lines should be varied. Brick or stone should be considered as a unifying material or element that is common to Joint Development Overlay District buildings. A variety of colors for materials should be used, but those colors should be chosen as part of an overall palette, so that facades relate to each another.
(b) New and remodeled buildings should be compatible with their surroundings. Architectural style, bulk, shape, massing, scale and form of new and remodeled buildings, and the shape between and around buildings should be consistent with the character of the area and be in harmony with neighboring buildings, pursuant to Section 1278.08.
(c) All buildings shall provide a pedestrian entrance oriented to the street.
(Ord. 73-2021. Passed 9-27-21.)
JDOD.8 EXTERIOR RENOVATION OR ALTERATIONS OF EXISTING STRUCTURES.
(a) The removal or alteration of historic materials or distinctive architectural features should be avoided when possible.
(b) Architectural elements shall be sensitively designed to reflect detailing associated with the particular style of building.
(c) The design elements and scale of a building addition shall be compatible with design elements of the principal structure, in particular, building materials and colors, roof lines, shapes, and window proportions and alignment.
(Ord. 73-2021. Passed 9-27-21.)
JDOD.9 BUILDING MATERIALS.
(a) Building walls:
(1) Walls facing a public street or parking area shall be designed in small sections to break up the appearance of a long horizontal wall. Overlay District facades should use building elements such as canopies or projections to break up the appearance of a long wall. Alternately, changes in material or color can be used to break up the appearance of a long wall.
(2) Buildings shall be clad appropriately to suggest an enduring and regional character. Brick, stone, precast concrete, cement siding, smooth finish premium vinyl siding, and stucco are among the materials that may be used. Precast concrete should be used in the manner of stone but panels should not be embossed with brick or stone patterns. Split-face block is discouraged, particularly on front and side elevations, unless it is an accent material. When split-face block is used, alternating coursing, varied block size, and change in material depth should be used to give the appearance of stone.
(3) Standard modular brick is encouraged, but brick face dimensions of up to four (4) inches x twelve (12) inches are permitted.
(4) Stucco or EIFS systems are permitted 4 feet above finish floor level. If stucco is used as a primary material, it shall 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.
(5) Metal and other appropriate regional materials may be used as accent materials.
(6) All walls facing a public street or parking area shall be animated by a change in color, material, fenestration, or change in the depth of material.
(7) Brick or stone shall be laid in a true bonding pattern (no stack bond allowed).
(8) The maximum length of a facade that faces a public street or parking area that is "blank", meaning of one contiguous material and color without fenestration, accents, or change in material, color, or plane, is twenty (20) linear feet.
(9) All facades shall be animated with changes in material and/or color. Additionally, designs of facades with a base, middle, and top are encouraged.
(10) Glass storefronts to encourage window shopping should be maximized.
(b) Building elements. Lintels in masonry walls should be articulated with elements such as brick soldier courses, stone, or precast concrete.
(c) Windows and doors.
(1) Windows shall be of square or vertical proportion.
(2) Clear glass shall be the primary glass used at ground level on street facades.
(d) Building roofs, parapets, and cornices.
(1) Roofs may be pitched and flat or a combination thereof.
(2) If roofs are flat, elevations facing the street should incorporate a cornice to top the building. Cornices may be projected brick, stone, precast courses, or molded fiberglass. They should be scaled appropriately to the building mass and be a minimum of one foot in height.
(e) Building height. Buildings of two and three stories are encouraged. The building height for the primary building mass shall be no less than twenty (20) feet. Canopies shall be designed to provide architectural enhancement.
(Ord. 73-2021. Passed 9-27-21.)
JDOD.10 OUTDOOR STORAGE AND DISPLAYS.
(a) No commercial product display, sales or other activities may be conducted within a required front yard setback area without Planning Commission approval.
(b) Outdoor storage shall be screened from view from all streets (including Interstate 71) and from adjacent residential districts. Screening may include building walls, solid fences, mounds, landscaping or any combination thereof which forms a year-round solid screen.
(Ord. 73-2021. Passed 9-27-21.)
JDOD.11 SUPPLEMENTAL REQUIREMENTS.
Planning Commission Modification. The Planning Commission may modify the strict
requirements of this Chapter 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 Commission may also require wider yards where an adjoining building is near a lot line, and such features as fences and plantings to protect adjoining residences. (Ord. 73-2021. Passed 9-27-21.)
JDOD.12 SIGNS.
All signage shall comply with the requirements in Section 1270.05 - Table B. Plaza
identification monument signs shall not exceed twenty (20) feet in height.
(Ord. 73-2021. Passed 9-27-21.)