Springboro City Zoning Code
CHAPTER 1267
Urban Village District
1267.01 DEFINITIONS.
The following terms shall be applicable to the UVD Urban Village District and shall have the following meaning:
(a) "Build to line" means a set building line on a lot, measured parallel from the front and/or corner side lot line, where the structure is to be located.
(b) "Liner building" shall mean a retail or business structure built to camouflage an unsightly facade/use such as a substation, service bay or parking area/garage. Liner buildings are generally narrow in depth and placed along the street and consistent with approved uses in mixed-use areas.
(c) "Maximum occupied height" shall be forty-five feet measured from median front exterior grade level to nine feet above the highest occupied floor, for commercial or mixed-use buildings that are not residential.
(d) "Maximum unoccupied height" shall be seventy-five feet, six inches measured from front exterior grade level to the highest unoccupied enclosed structure.
(e) "Mixed use" shall mean an area or structure that contains a mixture of commercial, office and/or residential uses.
(f) "Open space" shall mean any hardscape or landscaped grass or appropriate vegetation area but shall not include any interior landscaping or landscaped buffers or islands within parking areas.
(g) "Village Center" means that area of the Urban Village District that is bordered by State Route 73 on the south; State Route 741 on the east and commonly known as Wright Station.
(Ord. O-20-2. Passed 1-2-20.)
1267.02 INTENT AND OBJECTIVES.
(a) The purpose of the Urban Village District (UVD) is to allow for flexibility in zoning that will allow for the overall development site to become a walkable, integrated urban village with the following emphases:
(1) A unified architectural character that allow for creative interpretation of traditional design vernaculars, motifs, and building materials that create a visually cohesive, integrated urban village environment;
(2) Activity areas, and open space around a well-designed transportation/ circulation network where pedestrian activity is strongly supported and integrated with vehicular streetscapes, service or parking areas;
(3) Retailing, cafes, restaurants and personal or business services that generate high pedestrian activity along ground floor locations and potential office space or residential units on upper floors of or peripheral mixed-use or residential developments;
(4) A design where commercial, office, retail, institutional and public single lot uses can be incorporated into the overall urban village fabric.
(5) Residential areas that are intermixed within close/walkable proximity of new commercial uses, places of work or dedicated public open spaces and/or amenities;
(6) An emphasis on development where new and existing residents and visitors can live, work and play.
(7) A design where open space, streetscapes with dedicated sidewalks, pathways, public and/or institutional uses, and recreational uses are interwoven to create an overall village context.
(Ord. O-20-2. Passed 1-2-20.)
1267.03 URBAN VILLAGE DISTRICT REVIEW PROCESS.
(a) Urban Village District Excluding Village Center. Zoning decisions for all land within the designated UVD except for the land in the Village Center shall be subject to the following review process:
(1) Each site development or zoning request shall be subject to Planning Commission review under Chapter 1284, "Site Plan Review" for compliance with this chapter. Written confirmation by staff to the Planning Commission that a proposed site development is substantially in compliance with this chapter shall be a mandatory prerequisite for site plan approval by the Planning Commission.
(2) In its review of a proposed site development, the Planning Commission assist the applicant in achieving substantial compliance with the UVD requirements and in identifying acceptable alternatives when literal compliance with all standards may not be possible or desirable.
(3) In keeping with the UVD design intent to create an integrated mixed-use urban village and in order to accommodate creative and imaginative development in situations where the required UVD zoning provision may be inappropriate or unduly restrictive, the Planning Commission is authorized to hear and decide requests for exceptions to the UVD zoning requirements, but only in situations where the requirements will create a practical difficulty or unnecessary hardship prohibiting the use of land in a manner otherwise allowed under the UVD zoning district. Exceptions will not be granted merely to remove inconveniences or financial burdens and will only be permitted in extraordinary, exceptional, or unique situations that were not caused by the applicant's act or omission. Request for exceptions must be received and decided by Planning Commission prior to the meeting for a final site plan approval process. Requests for exceptions shall be processed substantially in the same manner as requests for PUD major revisions under Code Section 1266.11.
(4) In considering a site plan for approval under this chapter where alternatives are provided to the Planning Commission the Planning Commission shall base its decisions on whether the plan meets the general purpose and vision of the UVD as set forth through this chapter. Among other things, the Planning Commission should consider If the proposed plan presents: a walkable integrated urban village; a unified architectural character; a visually cohesive, integrated urban village environment; activity areas and open space promoting pedestrian activity; multiple and variety of uses consistent with an overall urban village fabric.
(b) Village Center. It is the intent of this chapter to accommodate creative and imaginative developments in particular within the Village Center area which was acquired by the City of Springboro as a catalyst for economic development in order to serve the health, welfare, and comfort of the citizens of Springboro. City Council should permit innovations and flexibility in the land development within the Village Center of the UVD. In order to accomplish this intent, it is the purpose of this section to permit, in a carefully-designed development, a variety of uses and/or dwelling types, and to permit the flexible spacing of lots and buildings, the provision of accessible and enjoyable open spaces, and the provision of a necessary complement of community and neighborhood facilities. Zoning decisions for all land within the designated Village Center shall be subject to the following special review process:
(1) Each site development or zoning request shall be subject to approval by City Council for compliance with this chapter. Written confirmation by the City Manager to City Council that a proposed site development is substantially in compliance with this chapter shall be a mandatory prerequisite for site plan approval by City Council.
(2) In its review of a proposed site development, the City Council, through the City Manager may assist the applicant in achieving substantial compliance with the UVD Village Center requirements and in identifying acceptable alternatives when literal compliance with all standards may not be possible or desirable.
(3) In keeping with the UVD design intent to create an integrated mixed-use, urban village and in order to accommodate creative and imaginative development in situations where the required UVD zoning provision may be inappropriate or unduly restrictive, City Council is authorized to hear and decide requests for exceptions to the UVD Village Center zoning requirements. Exceptions will not be granted merely to remove inconveniences or financial burdens and will only be permitted in extraordinary, exceptional, or unique situations that were not caused by the applicant's act or omission. Request for exceptions must be received and decided by the City Manager prior to the meeting for a final site plan approval process.
(4) In considering a site plan for approval under this chapter where alternatives are provided to City Council, it shall base its decisions on whether the plan meets the general purpose and vision of the UVD Village Center zoning as set forth in this chapter. Among other things, City Council may consider if the proposed plan presents: a walkable integrated urban village; a unified architectural character; a visually cohesive, integrated urban village environment; activity areas and open space promoting pedestrian activity; multiple and variety of uses consistent with an overall urban village fabric. Any deviation from the Village Center zoning provisions contained in this chapter that are within a site plan by City Council shall be deemed in compliance with zoning
(Ord. O-20-2. Passed 1-2-20.)
1267.04 URBAN VILLAGE DISTRICT USES - VILLAGE CENTER.
(a) Village Center. Specialty retail including apparel, fashion accessories, home goods, sporting goods, hobbies, gifts, specialty packaged/prepared foods, large(r) format retail/anchors including general merchandise and/or pharmacy, cart-based or pop-up temporary retail/vendors, kiosk/retail merchandising units-based retail/food vendors, service businesses, personal service businesses, banks, brokerage, real estate or other financial services, grocery and specialty foods, personal care services (salons and spas), professional retail services (florists/printing/copying, dry cleaner, shoe repair, real estate/escrow); auto or vehicle services including service centers, gas stations and/or convenience stores; offices and professional services, medical, dental, pet care, financial/investment service offices, educational schools and specialty academies; multifamily residential, potentially above retail/commercial, or stand alone, attached single family, or small/ tight lot, single family detached; restaurants without drive-throughs, cafes, bistros, nightclubs and bars, brewpubs; entertainment, performance, and recreational venues; theaters and cinemas; hospitality/hotel(s); conference and meeting facilities; parking, including street and surface lots/garages; public and institutional uses; accessory structure uses; open spaces and event spaces.
(Ord. O-20-2. Passed 1-2-20.)
1267.05 URBAN VILLAGE DISTRICT USES - NON-VILLAGE CENTER.
(a) Public and Institutional Uses. Public and institutional uses may include a mix of community and city buildings, meeting halls, libraries, post offices, academic institutions including public and for-profit, public recreational facilities, museums, performing arts centers or other uses permitted by the City of Springboro; located within or adjacent to open spaces, parks. Where possible, they should be sited as visual anchors to key vistas down a street or centered on an open space or plaza. Such uses shall work within a shared parking analysis and any off-street parking shall be located in rear yards.
(b) Retail/Commercial. Uses shall include: non-specialty retail, small to medium format anchors, commercial businesses, personal/personal care services, business services, financial services, restaurants without drive-throughs/bars, cafes or specialty foods, educational services, entertainment facilities, hospitality/hotels potentially including attached meeting or conference facilities, automotive services, child daycare centers and other single uses usually on individual lots per functional requirements. Secondary uses may include residential, including assisted and/or independent living per the discretion of the Planning Commission.
(c) Office. Primary uses include: professional offices and services, medical offices and/or laboratories, essential services including walk-in medical and/or pet care, and educational uses. Secondary uses may include residential per the discretion of the Planning Commission.
(d) Multi-Family Residential Area. The purpose of this section is to encourage a flexible residential typology matrix that allows for unit development that is compatible with, and in proximity, and integrated into the walkable village center, and to blend with the adjacent historic and other neighborhoods. These include the following types of units and mixes. Single-family attached dwellings (town homes); multi-family dwellings (either stand alone, or potentially over retail and/or commercial uses including); apartments, condominiums, loft-style residential; assisted or independent living residences; senior housing, tight lot-line, single family homes with rear-garages along an internal site service way; accessory structures, including separate, rear yard garages with the potential for living/family spaces above (granny flats).
(Ord. O-20-2. Passed 1-2-20.)
1267.06 URBAN VILLAGE DISTRICT DESIGN STANDARDS.
(a) Lot Requirements. Table 1 below sets forth the lot requirements for all parcels within the defined Village Center along with lot requirements for other parcels within the UVD based up usage classifications (e.g. retail/commercial, office, multifamily). Lot requirements for specific types of multifamiiy units are also set forth.
TABLE 1, UVD LOT REQUIREMENTS
Usage | Minimu m Lot Width or Area | Minimum Open Space | Front Yard Build to Line | Sum of Side Yard Setback | Rear Yard Setback | Maximum Occupied Height |
Usage | Minimu m Lot Width or Area | Minimum Open Space | Front Yard Build to Line | Sum of Side Yard Setback | Rear Yard Setback | Maximum Occupied Height |
Village Center | NONE | NONE | 0' | 0' | 0' | 3 stories/45' |
Retail/Commercial | 75' | 5% | 0' | 0' | 0' | 3 stories/45' |
Office | 75' | 5% | 0' | 0' | 0' | 3 stories/45' |
Multi Family Residential Areas | 5,000 SF | 15% | 0'-20' | 0' | 15' | 3 stories/45' |
Single Family Attached | 8-14 upa | 15% | 0'-20' | 0 | 0 | 3 stories/45' |
Multi-Family Attached | 15-20 upa | 15% | 0'-20' | 0 | 0 | 3 stories/45' |
Accessary structures | 660 sf | - | - | - | - | 2 stories |
Single Family Attached: duplexes and townhouses
Multi Family Attached: Triplexes, quads, apartments and condominiums.
*upa: "units per acre"
(b) Structure Setbacks.
(1) Village Center. For UVD property within the Village Center, a minimum of seventy percent of the front facade of Village Center buildings should have a zero-foot build to line such that the building is built along the sidewalk. The remaining thirty percent of the front facade may be set back a maximum of fifteen feet to create inset locations for entrances, passages, courtyards and open spaces. Other uses shall have a zero build to line requirement along the sidewalk, and each individual UVD Development Site shall be evaluated by the City Council in relation to its adjacent property uses. Creative interpretation of traditional urban streetscapes, frontages, building massing, architectural elements and design features that will create an integrated pedestrian-oriented, urban village environment are encouraged.
A. Alternative Placement. Alternative placement from build-to lines may be granted by the City Council in the Site Plan Review process in order to avoid existing, and recently installed utility rights-of-way, and on corner provided the alternative placement does not encroach upon a required Clear Zone.
B. Side or Rear Setbacks. All side or rear setbacks are to be reviewed by the City Council, and are to be minimal where possible as a default for site planning purposes.
C. Corner Setbacks. Buildings in specific areas, located at an intersection that may have setback on the street designated as front facing and a minimal-to-no setback on the other, provided that the side is located along a service drive, service bay or zero lot line adjacent use/structure, and will not be a primary public access and provide minimal visual interest.
(2) Retail/Commercial/Office Outside of the Village Center. In order to create a traditional-scaled, pedestrian oriented, walkable streetscape environment, and to create an integrated mixed-use, urban village, for all retail/commercial/office property outside of the Village Center, no more than fifty percent of any structure shall be set further back than the build-to line location that fronts on a pedestrian walk area.
A. Alternative Placement. Alternative placement from build-to lines may be granted by the Planning Commission in the Site Plan Review process in order to avoid existing, and recently installed utility rights-of-way, and on corner provided the alternative placement does not encroach upon a required Clear Zone.
B. Side or Rear Setbacks. All side or rear setbacks are to be reviewed by the Planning Commission and are to be minimal where possible as a default for site planning purposes.
C. Corner Setbacks. Buildings in specific areas, located at an intersection that may have setback on the street designated as front facing and a minimal-to-no setback on the other, provided that the side is located along a service drive, service bay or zero lot line adjacent use/structure, and will not be a primary public access and provide minimal visual interest.
(3) Residential Outside the Village Center. The following shall apply to buildings that are used for primarily residential purposes: No more than fifty percent of the front facade of residential buildings shall be set back further than twenty feet from the sidewalk, unless they are single family lots primarily facing onto a dedicated residential neighborhood street. The Planning Commission encourages creative interpretation of traditional designs that will create an integrated, walkable urban village environment and where appropriate will consider an individual UVD Development Site in relation to its adjacent property setbacks.
A. Alternative Placement. Alternative placement from build-to lines may be granted by the Planning Commission for single family home sites within new development zones in the UVD, and in areas adjacent that feature healthy, existing old growth eight-inch dbh (minimum) trees, and on corner sites (within fifty feet of the corner) provided the alternative placement does not encroach upon the Clear Zone.
B. Side or Rear Setbacks. All residential side or rear setbacks are to be reviewed by the Planning Commission. Where applicable and viable, such setbacks will be used to establish the edge of/buffer from existing or planned adjacent, non-residential uses. All such setbacks should be encouraged to showcase pedestrian pathways, bike lanes, play areas, and substantial tree and landscape screening that will grow dense within three growing seasons. All setbacks areas are to be landscaped, maintained and irrigated per the landscape design and maintenance requirement as set forth in the UVD and the approved design by the Planning Commission. Plans should be designed and submitted for approval, along with a proposed maintenance schedule by a registered landscape architect.
C. Corner Setback. Dwellings located at an intersection may have setback on street designated as front facing and no or a minimal setback on the other side(s) so long as it is fronting on a driveway or pedestrian pathway back to a service drive or rear yard area, or onto a residential street where necessary and viable.
(c) Structural Height.
(1) Retail/Commercial/Office. Buildings that are used for commercial/ nonresidential purposes shall not exceed forty-five feet, in Maximum Occupied Height measured from front exterior grade level to nine feet above the highest occupied floor. Residential buildings, including all attached, multi and/or single-family units, including assisted or independent living units, shall not exceed forty-five feet, in Maximum Occupied Height measured from front exterior grade level to nine feet above the highest occupied floor.
(2) Residential. Buildings that are used for primarily residential purposes shall not exceed forty-five feet in Maximum Occupied Height measured from front facade grade to nine feet above the highest occupied floor. The height of enclosed unoccupied building elements may exceed the Maximum Occupied Height by no more than fifty percent. Purely decorative unoccupied elements such as towers, flagpoles, spires and steeples may be located on top of either occupied or unoccupied enclosed space, or freestanding to a total building height of no more than seventy-five feet.
(3) Unoccupied Building Elements.
A. In the Village Center, the height of enclosed unoccupied building elements may exceed the Maximum Occupied Height by no more than fifty percent. Purely decorative unoccupied elements such as towers, flagpoles, spires and steeples may be located on top of either occupied or unoccupied enclosed space, or freestanding to a total building height of no more than seventy-five feet.
B. In areas other than the Village Center, the height of enclosed unoccupied building elements, such as decorative roofs may exceed the Maximum Occupied Height by no more fifty percent. Purely decorative unoccupied elements such as towers, flagpoles, spires and/or steeples may be located either atop enclosed, occupied space or freestanding, to a total building height of no more than seventy- five feet above median grade at that location, excluding decorative metal spires or finials.
(d) Special Village Center Provisions. The following shall apply to development within and adjacent to the Village Center.
(1) Ground Floor Use. The ground floor of Village Center buildings shall be restricted to encourage retail business, restaurants without drive-throughs/bars, cafes, personal care services, professional services, and other uses that foster street level pedestrian-oriented activity. Other adjacent UVD Development Sites, whether future or existing to the Village Center site itself shall be evaluated by the City Council in relation to its adjacency to see where complementary connectivity/uses might facilitate better pedestrian and vehicular traffic flow. Designs that will create an integrated, pedestrian oriented, urban village environment are encouraged.
(2) Upper Level Floor Use. Offices and/or residential uses in Village Center buildings are encouraged on the upper floors of the building where and/or if feasible. There are no upper floor level use restrictions of other commercial mixed-use areas.
(3) Transparency. The ground floor of the building should be designed to be at least sixty-five percent transparent along any front facade, through the use of show windows, entrance doors or other glass surfaces, including sliding, folding and roll-up glass doors that open seasonally. This allows pedestrians to view the goods and services offered in ground floor business and in the case of retailers or restaurants that showcase such spaces, allow for the internal activity of that venue to spill-out into the streetscape environment. Corner tenants or spaces that are primarily retail should turn the corner with at least one bay of transparent, or translucent storefront glass area, no less than thirty feet back from the structural corner. In the case of professional services, offices space or non-retail commercial area, the City Council will review all site and floor plans to help determine if transparency can be enhanced beyond the thirty foot minimum. Large format retailers should look to plan outer exposed side walls with either liner uses, or be able to turn elements, massing and details of the base building architectural character down the side for its full distance. Upper level transparency is recommended for buildings that face parks, squares or other significant vistas, per the discretion of the City Council.
(4) Open Space. Usable and functional open spaces and programmable event spaces are required, where feasible, as part of the mixed use. This may also include/allow for landscaped traffic islands, pedestrian plazas, arrival courts, landscaped sidewalk/pathway areas, game areas, public amenity features such as water features, outdoor fireplaces and seating areas, general green space, pocket parks and other recreational uses. Open spaces between buildings are highly encouraged to break-up long street walls and create landscaped courtyards for tenant or public seating zones, or walkways to connect to other uses beyond or parking, or to adjacent neighborhoods, or to other nearby anchors.
(e) Signage.
(1) Village Center Upper Level Signage. Signage for upper level businesses shall be crafted to identify the tenant, separately or in tandem with other such businesses, but will be part of an overall tenant and building identity package, again as an addendum to a signed lease agreement. The placement of all signage and its proportion, fabrication and illumination may be reviewed on an as-needed basis for specific end users, at the discretion of the City.
(2) Other Village Center Signage. Buildings in the Village Center that are a minimum of 20,000 square feet and are dedicated to a single user may have signage approved by City Council notwithstanding provisions in the existing sign code based on the nature of the site at issue. Council has authority to approve any signs or mural notwithstanding provisions limiting or prohibiting such signage under the Sign Code, Chapter 1281.
(3) Non Village Center Signage. Residential usage signage may be placed at the entry into any new residential development, but provided it is part of an overall streetscape design concept, whether public or private access, and conforms to that development's specific design criteria, as reviewed and approved by the Planning Commission. No one development can have more than one such entrance, as authorized by the Sign Code, Chapter 1281. Signs may be placed on low, landscape entry walls or piers bracketing each side of an entry, or on a sign panel or low wall within a landscaped island at the formal entry to that development. Except as set forth in this chapter, signage in the UVD shall be pursuant to the Sign Code, Chapter 1281.
(Ord. O-20-2. Passed 1-2-20.)
1267.07 SITE DEVELOPMENT.
(a) Streets. In keeping with the UVD design intent to create an integrated mixed-use, urban village environment, the criteria in this section for public roads may vary from current Springboro subdivision standards and shall be submitted for review and approval to the Planning Commission.
(1) Street Design and Materials. Beyond the likely predominant use of either conventional standard asphalt or concrete, the UVD requirements strongly encourages incorporating differing specialty paving materials such as brick, cobblestone, pavers, colored or infused concrete, stamped and colored asphalt pavement and/or other pavement products, to demarcate special pedestrian walk and/or activity zones, dual pedestrian/vehicular crossing areas, feature street surfaces, crosswalks, pathways, unique 'arrival' zones and entries. Where viable, such areas should be made zero curb elevation zones to facilitate ease of pedestrian use, and as a visual cue for traffic calming in these specific areas. Such zones or feature streets can have vehicular and pedestrian zones segregated by use of either fixed or removable bollards that can be changed for programmed public events. For specific UVD Site Development areas with public roadways, pavement design must be based on calculations that anticipate future traffic conditions and must be submitted to and approved by the Planning Commission. Creation of roadways featuring landscaped islands, boulevards, arrival courts and roundabouts are also encouraged where feasible.
(2) Street Right-of-Way. The standard right-of-way width for all roads within the UVD varies depending on service level for that particular street or roadway, service drive or entry. The standard maximum right-of-way width for a conventional two-lane/two-way road shall be fifty feet within the UVD. This dimension includes a two-lane, twenty-four foot roadway, one side of parallel parking; eight feet wide, and a sidewalk/landscape area on each side of no less than twelve feet, featuring a sidewalk of no less than six feet on each side. With the remaining areas each side to be landscape buffer, up to either a building, setback line, landscape area, or adjacent building or property line. Additional dimensional width is added for the following uses;
A. For an additional parallel parking lane, add eight feet.
B. For each additional travel lane, add eleven feet.
C. To add angled-in parking on any one, or a double side, add an additional twenty feet in lieu of the parallel spaces to the right-of-way.
D. Landscaped medians in the center of two-way entrances or within roadways, shall be no less than six feet), or no more than twelve feet.
E. One-way streets shall have travel lanes no wider than sixteen feet.
These dimensions ensure that streets developed within the mixed-use urban village have fairly narrow drive lanes to shorten pedestrian crossings and inhibit drivers from traveling at high speeds within and through these neighborhoods. Specific UVD Site Development enhancements that do not fall within these basic right-of-way requirements, such as service roadways, boulevards, roundabouts, arrival courts, and streetscape features (such as street furniture, water features, sculpture, hardscape/landscape features) and/or in combination with on-street parking, will be assessed in context with a specific development's design intent, in context with any existing adjacent development. And especially if any such development dramatically adds to the pedestrian experience of the UVD.
(3) Utility Easements Along Streets. All public street utility easements shall fit within planned street rights-of-way or in dedicated service lanes where possible, and are to be located under pavement, landscape and sidewalk areas as necessary.
(4) Roadway Widths. UVD roadway minimum widths shall be a minimum of sixteen feet for one-way streets, and a maximum of twenty-eight feet for two lane streets, (back to back of curbs, without cut-ins for drop-off/service zones, parallel/angle parking, additional travel lanes, or landscape islands). Locations and dimensions are presently not fixed, but shall be designed to accommodate intended end users and to facilitate the mixed-use village streetscape pedestrian environment. Specific UVD Site Developments will allow for the addition of service lanes, landscaped islands, boulevards and/or on-street parking.
(5) Street Corner Radii & Clear Zones. Corner curb radii shall be between eight feet and twenty-five feet as determined by the intended use (residential areas up to fifteen feet, and mixed-use areas up to twenty-five feet). These fairly tight turning radii are intended to shorten pedestrian crossings and inhibit drivers from turning corners at high speeds. To allow emergency vehicles (e.g. fire trucks) to turn corners, a twenty-five-foot radius Clear Zone may need to be established free of all vertical obstructions including but not limited to street lighting poles, decorative bollards, wayfinding signage, sign poles, fire hydrants, utility boxes, or dense vegetation landscaping or street trees. Curve and radius data and intersection details for public roads shall be submitted for review and approval by the Planning Commission. Where viable, the curve should also be used to create bump-out landscape and walk areas that cap rows of either parallel or angle-in parking spaces.
(6) Pedestrian & Bicycle Access. A network of multi-use pathways and/or sidewalks and potential bike paths shall link all open spaces, residential, mixed use and commercial areas within the UVD. All site plans developed for parcels within the UVD, or subsequent additions and alterations of existing uses, should make this a primary feature of their specific overall site development, and look to connect adjacent sites/uses, and/or to tie-into cross-site public pathways/walkways/sidewalks or bike paths, and into the adjacent historic district and other City of Springboro neighborhoods abutting the UVD.
(b) Utility and Equipment Locations. All utility distribution lines shall be located underground, and all in-ground utility access boxes placed as to not interfere with pedestrian zones, parking areas and roadways. All transformers, switchgear, phone pedestals/cabinets, metering, exposed pipes and valves, generators, landscape/hardscape amenity or irrigation control systems, and any other mechanical equipment or other above-ground utility functions, as well as dumpsters, grease traps, recycling, compactors or any other back-of-house functions shall be grouped in screened areas of all sites, as far as is practical from public view, preferably in rear, side or interior service zones, and adequately screened from public view with mounding, screen walls and/or landscaping/landscape devices. Where such locations are exposed to public view (such as at parking areas at the rear of buildings), screening shall be provided as far as is practical and shall also incorporate low-profile landscape planting at the base of any non-opening screen device.
(c) Utility and Equipment Screening. For exposed service structures requiring open air locations, particularly rooftop utility and/or other mechanical equipment or other functional hardware such as generators whether on roof, ground or located attached or near other building wall areas that are not public functions, these shall be screened from public view with landscaping, or screen walls fabricated to match materials harmonious with the building, and/or painted to match where applicable at the discretion of the Planning Commission. Developers will need to show sectional and plan diagrams depicting the effectiveness of any proposed screening, and its visibility from any public right-of-way. Where possible and viable, setting such elements into lower grade areas is also encouraged.
(d) Loading.
(1) Service Area Screening. Recessed and/or raised loading areas shall be screened from public rights-of-way. Recessed loading areas and loading areas with raised docks that face out to public parking lots at rear of buildings shall be screened from side view and constructed of materials and patterns to mimic primary structure, and with screen doors where viable. Fully screened service zones that provide truck/service access and are not directly visible to public view shall not be subject to such side screening. Service entrances located at rear of buildings shall be screened, unless such areas are comprised only service doors, accessed by hand and trolley delivery on-street, curbside loading area. On-street, curbside loading area need not be screened from view, but should be made dual-purpose to encourage other uses after hours parking uses. Hours of loading/servicing shall be coordinated with owner/developer's management to limit service hours to less congested, preferably early times of the day.
(2) Loading Space Requirements. In the Village Center areas, loading may be accomplished at curbside locations. Curbside loading spaces shall not be screened, but should be made dual-purpose where practical and functionally viable for daytime, public parking use.
(3) Loading in Required Yards. Loading spaces in other than Village Center areas, shall not occupy any part of a required yard setback, unless it is at rear yards, per the Planning Commission.
(e) Residential Site Development.
(1) Maximum Block Size. The maximum perimeter of any block shall be no more than 500 linear feet. Pedestrian pathways and bike paths that inter-connect and link any one development to the wider UVD shall be provided at intervals no greater than 250 feet, or between any eight attached townhomes in any one row, or at the discretion of the Planning Commission.
(2) Alleys. Where viable, rear and side alleys shall be incorporated in the Springboro Village Center UVD residential neighborhood requirements to provide access to parking and service areas behind rows of town house-style units and to access single family-style lot developments, to lessen the number of curb cuts, and foster un-interrupted pedestrian sidewalk movement. Alley locations and dimensions are not fixed but shall be designed to accommodate the alley's purpose, preferably no less than twenty feet from building edge to building edge across any one alley way to facilitate proper backing out of any one garage space. Alleys may also be incorporated into parking lots as drive aisles and fire lanes.
(3) Lot Coverage. Multi-family dwellings may not cover more than eighty percent of an overall parcel area. This does not include any outboard freestanding garages or covered spaces/areas.
(4) Building Fronts and Backs. The front or side of every building must face the street, right-of-way or courtyard. Rear facing buildings, overhead doors and service entries are prohibited on street facades.
(f) Screen Wall Construction and Materials. The building materials and colors of walls and fences, visible from any public right-of-way or parking area with more than five parking spaces shall be uniform and compatible with the base-building architectural style, color and building materials of the principal building and its surroundings.
(g) Fencing. Chain link fence is only permitted in very limited areas, when they are not visible from any public right-of-way.
(h) Open Space Area Requirements. Open space shall be provided at ratios of fifteen percent in residential areas and five percent in mixed-use areas other than the Village Center for individual developments, and in aggregate in a multi-building setting.
(Ord. O-20-2. Passed 1-2-20.)
1267.08 BUILDING DESIGN.
(a) General. The following architectural requirements are meant to achieve two goals; the establishment of a consistent higher quality design and construction that works with the site and streetscape requirements to establish and reinforce the mixed-use district neighborhood design goals, and to protect initial and future investments in the UVD against future environment variables that could lead to low-grade and undesirable material choices and building site orientations, and cheap construction for the sake of development itself, that in-turn threatens the economic viability and longevity of the whole district as it grows and changes with time. In the UVD, the exterior architectural design character for all new or renovated structures, shall take inspiration from traditional massing, material and character of the vernacular of the region in both commercial and residential applications, and to complement the historic South Main Street that is just south of the UVD.
(1) Four-Sided Consistency. All building sides shall be considered four-sided architecture, except where buildings are closely adjacent, or back up to buffer zones, and need to relate to the style of the front or primary corner facade(s). Complexity and level of ornamentation may be reduced progressively on the sides and rear of buildings.
(2) Orientation to Street. Buildings shall be architecturally oriented to, and the maintenance itself, shall be located on: the street, public right-of-way or courtyard, and in a few specific instances, for larger-format users over 12,000 square feet or for pad-style freestanding buildings facing a relevant-sized surface parking area and yet oriented to the street or surface area it fronts upon. In the Village Center area building entrances shall be oriented toward the major or primary streets or primary public event/open space(s). Buildings located on an intersection shall have the main entrance oriented toward the major street and any facade facing other streets shall have facades that 'turn the corner' with similar/complementary architectural features and character. Retail, office, and institutional buildings and main entrances shall be oriented toward a street, right-of-way, drop-off area, or courtyard. Residential area buildings entrances shall be oriented toward the street, primary right-of-way, open areas or court yard. Buildings located on an intersection shall have the main entrance oriented toward the primary/desired residential address and any facade facing onto a corner shall showcase similar architectural styles on both facades.
(3) Orientation of Windows and Doors. All windows and doors, openings or frame fenestrations located within an opening shall be vertical in orientation, meaning the primary frame character is more top to bottom, as with traditional storefronts and window design. Traditional window layouts featuring transoms, divided lights, and sidelights are encouraged, along with storefronts, doors and framing components, which follow vertical enhancing design elements. Sliding commercial-grade glass doors, folding glass windows and butt-jointed glazing may be allowed, but only if window and/or door orientations are also vertical in nature. Retail or commercial storefront areas can have long runs of linear glazing, but must break up the glass panels with a rhythm of continual vertical supports to mimic traditional storefronts. Any sliding doors must pocket out of view, and all folding windows should not encroach into an exterior walk or public area beyond a tenant storefront closure line, unless as part of an exterior lease area. Linear strip windows, horizontally dominant window frames, and rectangular picture windows are discouraged, since they are not part of the traditional architectural vocabulary that is part of the UVD. Alternative window and door designs may be approved by the Planning Commission as part of the Site Plan Review approval process but only if primarily related to functional use, provided that the overall building design is in keeping with the goals of the mixed-use UVD.
(4) Glass Materials. Clear or colored glass, translucent, sandblasted and/or decorative pattern glass that can emit light through is encouraged. Retail, and/or commercial storefronts should be predominantly clear glass at any street level opening. Where a clear window opening is desired, but for functional reasons is not viable, an internally backlit, translucent, patterned or colored glass panel is most encouraged. Other options, including back painted, fritted, sandblasted, or non-illuminated translucent glass may be acceptable where structural elements or back-of-house functions or unoccupied space would be visible behind. Black, opaque, spandrel and reflective glass materials are discouraged.
(5) Building Materials. Building materials should be commercial grade, and applied in a variety of applications across the expanse of all visible public-facing elevations. Acceptable materials include pre-cast and/or patterned masonry, brick, decorative block, cementitious siding, wood (both new and reclaimed in specific applications), stone, exposed metal structure and/or architectural details where viable, stucco, or materials of equal appearance consistent with the acceptable architectural character outlined in the UVD. Plywood, split-face masonry block, thin-set or plastic brick and stone, corrugated siding, vinyl siding and plastic panels are prohibited, unless in service or screened areas, not visible to the public.
(6) Rooflines. Flat rooflines are permitted, however, parapets or the underside of roof eaves should showcase cornices, masonry and/or brick trim and/or patterning, decorative blocks/brackets, moldings or some form of architectural emphasis along the roofline. Where adjacent buildings have a similar roofline, a variation of the height of the rooflines is required.
(7) Roofing Materials. Asphalt shingles, fiberglass shingles, actual or composite roof materials that mimic slate or tile, and either copper or painted/powder coated standing seam metal are permitted materials for sloped roofs per the discretion of the Planning Commission. Where possible, patterning of asphalt shingles, colors for more vertical roof surfaces is highly encouraged.
(8) Building Heights. In conjunction with Section 1267.06(c), heights shall be consistent with those of other similar uses. For larger format users, entertainment venues or other commercial uses, where taller interior spaces are required, heights of the front facades should try to use design massing, elements and materials to blend-in with any adjacent structure(s) as to not overwhelm the overall visual appearance. Individual structures should feature a variety of heights, using elements such as roofline variation, decorative towers or portal elements, steeples, pediments, clerestories, dormers or domes, consistent with the overall architectural character and design requirements. Buildings that are used for nonresidential purposes shall not exceed forty-five feet in Maximum Occupied Height measured from front exterior grade level to nine feet above the highest occupied floor. The height of enclosed unoccupied building elements may exceed the Maximum Occupied Height up to thirty feet from mean street level grade. Purely decorative unoccupied elements such as towers, flagpoles, spires and steeples, may be located on top of both occupied and unoccupied enclosed space, to a total building height of no more than seventy-five feet, excluding decorative metal finials.
(9) Building Massing. Individual buildings and any attached structures should strive for complementary building massing, reminiscent of traditional townscape/streetscape patterns. Monoplanar or monolithic appearance and surfaces, with little variation in setbacks, wall fenestration, or rooflines are highly discouraged. Building massing should take into account adjacent buildings, property uses, sightlines, identity, and relationship to its site to accomplish building a contextual variety in its overall massing. As noted above, such elements as rooflines, massing setbacks, decorative architectural elements, visual openings and wall fenestration elements such as pop-outs, window openings, trellises, pergolas, verandas, entrances, piers, pilasters, decorative panels, or grilles, and eaves or cornice lines will break down a structure's overall massing and create a pedestrian scale to its overall context.
(10) Opacity. Building opacity/blank walls buildings within the UVD need to achieve sixty-five percent glass or storefront area, where open to a streetscape or public right-of- way. This includes upper level window and opening areas calculated as an overall aggregate, and can include inset terraces where viable. Blank wall areas must not exceed lengths of more than seventy-five feet in any one stretch before a door or opening, and facing a public street or right-of- way, such wall surfaces must be visually enhanced with design elements such as pilasters, frames, pattern materials, landscape and lighting. These areas are also potentials for large-format, non-commercial advertising environmental graphics where viable.
(11) Color.
A. Color Variation. The use of sharply contrasting, or clashing colors on buildings facades is discouraged for large surface areas. If used either as an accent or as some form of tenant identity, they should be limited to specific architectural elements, details or small surface areas. Their use in tenant design/tenant identity areas is encouraged, but subject to tenant design requirements of their particular building or development.
B. Color Schemes. Color schemes should be kept simple with no more than one or two field or trim colors on any given building. All exterior colors and finished material surface colors are subject to Planning Commission approval.
C. Color Consistency. The chosen color scheme should help tie all of the parts of the building together. Monolithic color schemes and appearances are discouraged, unless it is part of a highly articulated facade or structure. Typically, the color that is used in the storefront area may be repeated in the upper story windows or cornice area. Colors used at the front facade should be used on the sides and rear of buildings.
(Ord. O-20-2. Passed 1-2-20.)
1267.09 LANDSCAPING.
(1) Plant Material Selection. Plant materials shall be chosen which are indigenous, moderately fast growing and require moderate maintenance and trimming. All planted surfaces, whether in ground or in raised landscape beds shall be fully irrigated and maintained in good functioning order. The landscape design shall incorporate the total development site, and in context with adjacent users, and consist of a palette of plants with year-round appeal which might include annuals, perennials, shrubs and trees.
(2) Surface Parking Area Landscaping.
A. General. Parking areas and driveways shall be landscaped with low-profile bushes, groundcover, shrubs, trees or tree groupings to a minimum height of eighteen inches above finished parking surface where there are no trees. Taller bushes, shrubs and low-profile decorative trees are permitted in areas where screening of outboard utility or service areas is required. No less than two, four inch dbh trees should be added to all parking islands, and two inch dbh along any buffer zone not along a street right-of-way.
B. Requirements. Surface Parking Area landscape area requirements. A minimum of eight percent of any one total interior surface parking area, enclosed or up to any dividing street, landscape zone, 'canoe', building, setback or open space, shall be landscaped with planted islands or a landscape island bed for every linear run of no more than twelve parking spaces. Provided, however, this shall not apply, if the entire run is no more than fourteen spaces or if an irregularly shaped island creates a naturally larger landscape bed area where the edges may be more low plantings, and the interior may be more lawn in season. A minimum of two two-inch dbh trees and ten low bushes or shrubs shall be planted on all interior islands within any row of surface parking area. Permeable paver blocks are also encouraged as a substitute for impervious cover, especially in areas that are likely to be lightly used for parking and/or landscape zones where a more solid surface is occasionally required, but most of the time it will be a passive space. Similar types of creative alternatives are encouraged, and are subject to review and approval of the Planning Commission.
(3) Exemptions. Parking area landscape requirements shall be negated if the surface parking area is not, nor will ever conceivably be, visible from a public right-of-way.
(4) Planting Island Requirements. Planted islands shall be no less than 175 square feet in size with a pervious surface area adequate for proper root aeration and expansion. Creative alternatives are subject to review and approval of the Planning Commission.
(5) Screening Materials. Where landscaping is used as screening device it shall be of an opaque foliage year-round. Landscape screening shall be of a height and density so as to provide the full desired effect within three growing seasons.
(6) Street Trees. All streets shall be planted with regularly spaced shade trees. Trees shall be selected in consultation with the Planning Commission.
(7) Street Furniture. Street furniture/furnishings are key features of public spaces that can greatly facilitate in creating vibrant pedestrian use of all streetscapes, open spaces and connecting outdoor areas. These features include such basic items as benches, trash receptacles, bollards, drinking fountains, wayfinding/environmental graphics and street signs. Other elements include, moveable tables, chairs and lounges, picnic benches, market umbrellas, outdoor fireplaces, water features, children's play areas, sculpture and other public art. Street furniture shall be chosen and placed in consultation with developer(s) and the Planning Commission, and shall be located so as to maintain a clear pedestrian path. Street furniture shall be made of materials consistent with extended public use. These materials include painted or powder-coated metal with a matte finish. Wood; either painted with a matte color or natural finish, outdoor grade fabrics and canvas, and in certain instances; high-impact, composite or resin-based materials that mimic natural finishes that are weather resistant. All street furniture and public features shall be maintained in good working order and appearance by their respective owner(s), and replaced as necessary. Street furniture shall be consistent and/or similar in quality of fabrication, color and style along both sides of any public street or right-of-way. All street furniture elements, either new or replacements that vary in color, material, number, placement or size from prior an approved plan(s) are subject to Planning Commission review and approval.
(8) Registered Professional Required. A registered landscape architect shall work with the developer and City of Springboro on all landscape design, all landscape plans and/or alterations.
(9) Maintenance. Any approved and implemented landscape plan shall include an ongoing maintenance schedule, including a beginning of growing season/ spring replacement of any and all damaged or destroyed plantings, trees, landscape surfaces, and repair of any irrigation apparatus from the prior year/winter. Severe damage from a weather event or infestation may, at the City of Springboro's request, require the re-engaging of a registered landscape architect for proper restoration or replacement of plant materials.
(Ord. O-20-2. Passed 1-2-20.)
1267.10 LIGHTING.
(1) Outdoor Lighting. All outdoor illumination of building surfaces, parking areas, service zones, or any non-illuminated, surface mounted signage, shall be directed so as not to directly shine on adjacent properties. All fixtures shall be LED, and their placement, along with all support posts/poles and brackets, shall be consistent in fabrication quality, and selected to enhance the overall design character of the urban village.
(2) Street Lighting. Consistent, and professional grade, LED fixtures for street and pedestrian lighting shall be provided on all streets, sidewalks and pedestrian pathways, including public gathering/event spaces, both public and private within the UVD. Street and pedestrian poles shall be located at all intersections and along sidewalks at intervals consistent with the urban village design character that promotes pedestrian activity. Street lighting shall be scaled to the pedestrian; with pedestrian street poles and lamps no less than fourteen feet high, which shall be the recommended minimum height, including thirty feet minimum bases and tapered support posts of no less than six inch diameter at the base. Pedestrian poles are to be featured on all Village Center walk and community gathering space areas, and shall feature exterior outlets for seasonal and functional needs. Street light fixtures shall be painted or powder-coated metal, with a matte finish, consistent in color and style on both sides of any street and chosen in consultation with the Planning Commission. An alternative for public spaces, gathering areas, and pedestrian pathways are low-profile LED, internally lit bollards, placed at intervals to fully illuminate all pedestrian surfaces.
(3) Street/Pedestrian Lighting. A street/pedestrian lighting plan, showcasing a fixture schedule, light levels, and placement on any site within the UVD, shall be submitted to the Planning Commission for approval.
(4) Decorative. All decorative accent/architectural lighting, meant to illuminate a building feature, surface(s), or surface mounted, non-illuminated signage, and is a permanent feature of the overall building or site design, shall also be submitted to the Planning Commission for review and approval.
(Ord. O-20-2. Passed 1-2-20.)
1267.11 OUTDOOR STORAGE.
(a) Screening. Outside storage of merchandise, raw material, finished products and/or equipment must be visually screened from all sides visible from any public right-of-way. All multitenant service areas, including service docks, back-of-house areas, and dumpsters, compactors, recycling bins, grease traps and general service locations must be fully screened with non-lockable closure gates on one side for access and removal. Large format uses requiring major service bays shall screen all areas with walls that fully hide any required service vehicle(s) backed into a service bay, both lengthwise and in height, and are to be consistent materials/colors that complement their base building. Provided however, if the service bay is located away from any public view or right-of-way, then these requirements may be waived by the Planning Commission. Initial site planning should work to negate or minimize views from any public areas or such large bays wherever possible. Masonry, brick, stone, decorative block, composite materials, pressure treated wood and/or painted or powder-coated metal are all acceptable materials to screen attached or free-standing service areas and bays.
(b) Exemptions to Screening. Use tall-growth landscaping, screen walls or decorative, opaque fencing to screen all storage facilities. For uses that require more than occasional access, and are outboard or freestanding from the main building area, three sides shall be screened, but screened areas must not be visible from the public right-of-way, and shall have unlocked, decorative and opaque doors to one side for clear access. Chain-link fencing with inserted plastic slats, or plastic-coated walls and/or support posts are not permitted.
(c) Storage Building Design. Any required permanent outdoor storage building(s) or structures shall be constructed in the same style/materials and colors as their surrounding buildings or related project character. Overall concept is that they should not look temporary.
(d) Visibility from Public Right-of-Way. Where possible, locate any outdoor storage structure away from the public right-of-way or view, preferably behind the main building(s).
(e) Accessory Structures. May contain auto and accessory vehicle parking, developer/landlord/tenant or resident storage, building or amenity functions/uses, general maintenance storage, or trash/recycling bin enclosures. Prefabricated shed structures are not permitted.
(Ord. O-20-2. Passed 1-2-20.)
1267.12 VEHICULAR AND PEDESTRIAN CIRCULATION.
(a) Safety. The safe and functional movement of both vehicles and pedestrians, on and off-site, shall be provided as the first consideration in designing transportation networks within the UVD, and all site plans shall be crafted to minimize such conflicts wherever possible.
(b) Outdoor Events. All outdoor seasonal events and displays, public space programming, sales, and conditions for holding outdoor events and/or sales may be permitted or denied at the discretion of the City of Springboro.
(c) Pedestrian and Bicycle Circulation. Pedestrian circulation is highly encouraged, and can be accomplished via sidewalks, crosswalks, cross-surface lot walkways, community gathering spaces, plazas, terraces, seating and amenity zones, hard-surface paths, bike paths, and permeable pathway surfaces. These varying pathways should be crafted to connect between all buildings, and within and outboard of specific development parcels, and should be graded to accommodate ease of pedestrian travel with minimal inclines if possible. Early site planning should make this a primary consideration within and along the edges of the UVD.
(d) Sidewalks. Where appropriate, sidewalks shall be provided on each side of every street and shall be creatively developed to interconnect different land use areas and open spaces. Sidewalks should be no less than six feet wide overall, and no less than twelve feet wide (optimally fourteen feet) within commercial or mixed-use developments along any commercial address.
(e) Sidewalks and Buildings. Pedestrian connections, including crosswalks, sidewalks and pathways shall be provided along any surrounding streets/driveways/drive isles, along the front, side or back of any building or group of structures, on all specified and dedicated streetscapes, both public and private.
(f) Sidewalk Width. Sidewalks along the front facades of buildings in the Village Center shall be no less than twelve feet (fourteen feet optimal), incorporating a dedicated landscape/tree well area at the curb line of no less than five feet x five feet square, and at intervals of no less than twenty-five feet, each. Sidewalks along sides and rear areas of buildings may be of lesser width, but in no case less than six feet wide. Sidewalk and pathway widths within other noncommercial areas of the UVD areas are to be determined by Planning Commission review for each application as submitted, but in no case are to be less than six feet wide, and only in special site condition situations.
(Ord. O-20-2. Passed 1-2-20.)
1267.13 OFF-STREET PARKING REQUIREMENTS.
(a) General. Size of parking spaces and aisles shall be in compliance with the City of Springboro Planning and Zoning Code, Chapter 1279, unless specifically allowed otherwise by overriding standards established in this section.
(b) Parking Requirements. The UVD will require these minimum parking counts for each usage classification as follows:
(1) Village Center: including all commercial uses allowed except freestanding restaurants/bars - one for each 275 square feet of leaseable floor space, (except 1.25 spaces per dwelling unit for any residential unit built above or within such a mixed-use zone); overall commercial ratio at 3.6 spaces per 1,000 s.f.
(2) Freestanding Restaurants/Bars: seven spaces per each 1,000 square feet of gross leasable floor area, if stand alone, dedicated restaurant use, and not part of a shared parking analysis location.
(3) Small and Medium Format Anchor Retail: a minimum of three spaces for each 1,000 square feet of gross leasable floor area; (3/1,000) is permitted, up to a maximum of no more than four and one-half spaces per 1,000 square feet of gross leasable floor area. This would largely apply to such uses as small market/grocer and/or pharmacy. Property owners are encouraged to work with end user retail tenant(s) to facilitate the potential for cross-parking usage with other complementary services/attractions for all larger surface parking areas.
(4) Office: a minimum of one space for every 275 square feet of gross leasable floor space per standard lease calculations. For medical office uses, the ratio of parking spaces shall be one space for every 200 square feet of gross leasable floor area on single use lots.
(5) Multi-family Residential.
A. One and one-quarter spaces per dwelling unit, except single family detached or attached dwellings: Two spaces per dwelling unit if the unit is no less than two bedrooms, and/or is a for sale product, where there would likely not be less than 2BRs per unit. The intent of these parking regulations are to encourage a balance between compact pedestrian-oriented development and necessary car storage. The goal is to construct neither more nor less parking than is needed.
B. Two spaces per dwelling for single-family dwellings with two or more bedrooms.
C. Minimum parking space dimensions. Head-in spaces of 9' x 18' with a minimum of ten foot drive lanes (201 for two-way traffic) and parallel parking spaces of 8' x 22' minimum with ten foot drive lanes (201 for two-way traffic).
D. On-street parking: On-street parking is permitted and encouraged in the design of all site plans for any residential neighborhood within the UVD. Parking need not be contiguous with the building(s) or the use it serves, but close enough to be functional and convenient to the end users.
E. Shared parking solutions in all residential applications are encouraged. Developers shall provide a parking analysis justifying any proposed shared parking solution.
(6) Public and institutional use shared parking within the overall UVD area, and off-street parking shall be located in rear yard areas where viable. The parking area for Institutional Uses shall be a minimum of one space for every 250 square feet of internally occupied floor space or 0.75 spaces per seat for a public performance facility. However, the ratio of parking spaces actually constructed with impermeable surface can be reduced to three spaces for every 1,000 square feet of occupied floor space, provided the balance of the parking area is set aside as green space or permeable pavers (lawn or landscaping) in rear parking yards, and with designs approved by the City of Springboro and the Planning Commission.
(7) Shared Parking. Where permissible, shared parking arrangements are meant to encourage a more round the clock usage of any parking area or facility, therefore generating a lower total parking space count for most mixed-use development sites. The City of Springboro and the Planning Commission may accept a developer(s) formula that can demonstrate certain combinations of mixed-uses and adjacent developments will yield increased overall parking area utilization, especially throughout any given twenty-four hour period. Such formulas shall be consistent with the recommendations and current standards established by the Urban Land Institute, or the Congress for New Urbanism.
(8) Off-Street Surface Parking Lot Placement. Any off-street, surface parking areas within the UVD shall be set back a minimum of ten feet or a maximum of twenty-five feet from any existing, major arterial, including North Main Street (S.R. 741) and West/East Central Avenue (S.R. Route 73). The Planning Commission shall have discretion to make this requirement applicable elsewhere on any subsequent prominent frontages, such as along key pedestrian connections, within significant vistas and within important public spaces. Surface parking lots may be built up to adjacent property line on all other street frontages within the UVD and as established in subsequent approved site plan areas that anticipate connecting adjacent development at a future date. Placement of surface parking areas should be related to both the building type served and the adjacent buildings, connecting streetscapes and uses, which may require the lot to be screened by building or landscaping from surrounding streets and/or pedestrian pathways.
(9) Structured Parking Lot Placement. Any parking structure(s) shall be set back a minimum of forty feet from the property lines of all adjacent streets to reserve room for liner buildings between parking structures and the lot frontage, unless the site is at the edge of a dedicated open space, service road or bay. The liner building shall be no less than two stories in height. Liner buildings may be detached from or attached to parking structures and can be either commercial mixed-use or residential.
(10) Access to Off-Street Parking.
A. Alleys shall be the primary source of access to off-street or individual unit garage parking. (Parking along alleys, if permissible per any site plan, may be head-in, diagonal or parallel and such parking spaces may be impervious or of a permeable surface solution if viable.)
B. Alleys may be incorporated into parking lots as standard drive aisles. Access to all properties adjacent to the alley shall be maintained by that developer and/or property management entity.
C. Shared access drives between parking areas serving two or more adjacent properties is also encouraged.
D. Corner lots that have both rear and side access shall access parking through the rear.
E. Garage door(s): Where space permits, all garage doors shall face the side or rear, not the front or along any primary street address. If positioned to streets, squares or parks, they shall be no closer than twenty feet behind the principal plane of the building frontage and shall not exceed twelve feet in width.
(Ord. O-20-2. Passed 1-2-20.)
1267.14 GENERAL ANCILLARY RESTRICTIONS.
(a) The following shall be located in rear yards or side yards not facing side streets and screened from public view by walls or railings:
(1) Window and/or wall air conditioners/HVAC units;
(2) All utility metering devices;
(3) Air conditioning compressors;
(4) Irrigation fixtures;
(5) Pool maintenance facilities and pumps.
(b) The following shall be located in the rear yards only:
(1) Antennas;
(2) Permanent fixed barbeques;
(3) Satellite dish antennas greater than eighteen inches in diameter. In residential units over commercial in the Village Center portion, a satellite dish needs to be concealed either on roof surfaces or setbacks, well away from public streetscape vistas, public parking areas and/or walkways.
(c) The following materials or design elements are prohibited:
(1) Undersized decorative shutters (all shutter(s) must be sized so as to equal the width that would be required to cover the window opening).
(2) Clotheslines.
(3) Clothes drying yards.
(4) Reflective and/or bronze-tint glass; plastic or PVC roof tiles.
(5) Backlit awnings.
(6) Glossy-finish awnings.
(7) Fences made of chain link, barbed wire, or plain wire mesh, or rough textured/timber or fortress style wood fences.
(8) Unpainted/untreated wood fences.
(9) Vinyl siding on any side turning the corner from a stone or masonry front or primary facade.
(Ord. O-20-2. Passed 1-2-20.)