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In order to comply with the objectives of creating a harmonious TCD while considering the concerns of the surrounding property the allowance of sufficient buffering along the District is required according to the following:
(a) (1) Any nonresidential development proposed in TCD-4 and TCD-5 Subdistricts shall be set back from the boundary of a single-family residential zoning district as follows:
(A) 250 feet in a TCD-4 Subdistrict.
(B) 500 feet in a TCD-5 Subdistrict.
(2) These setbacks apply to buildings, parking, driveways and other uses associated with the nonresidential development.
(3) These standards may be reduced as part of the Preliminary Development Plan Review, according to the procedures in Section 1281.19, when it is determined that the objectives of this chapter are satisfied and that any reduction of these distances will have no adverse impact on the quality of development in the District or adversely impact any surrounding residential areas.
(b) The setbacks between the nonresidential uses, nursing homes and assisted living facilities in the TCD-1, TCD-2 and TCD-3 Subdistricts and the adjacent single-family zoning districts are specified in Schedule 1281.07.
(c) The type of residential development and the residential density shall be as established in the approved preliminary and final development plan, provided that the gross density shall not be less than 4.0 dwellings per acre or be greater than 9.9 dwellings per acre. The maximum density shall be determined by including the open space and private streets that are part of the residential development area. These density limitations do not apply to nursing homes and assisted living facilities, or in a mixed use development, that portion of the development that is devoted to a nursing home or assisted living facility.
(d) Within a TCD-4 Subdistrict the land area allocated to nonresidential uses and buildings as listed in Section 1281.03 shall not be less than 50% of the land area within the development. The land area of any off-street parking or parking garages/structures shall be considered as part of the land area of the use for which the parking is being provided. The Planning Commission may modify the allocation based on the development plan.
(e) The land area of civic buildings or other public structures within the TCD shall not be considered in determining compliance with any land area allocation or density requirements of this chapter.
(f) The floor area of the first floor of any single retail store located in the TCD may not exceed 65,000 square feet unless the Planning Commission and Council determine that a larger floor area for a specific single retail store is located, designed and arranged in a manner that is fully consistent with the purposes, intent and design criteria in this chapter.
(g) The maximum number of rooms in a hotel, nursing home or assisted living facility shall be determined based on the minimum setback requirements and height requirements for the district in which the facility is located.
(Ord. 04-169. Passed 10-13-04; Ord. 06-73. Passed 7-18-06; Ord. 16-113. Passed 9-6-16.)
Building widths are measured as the width of the building at the building line as a percent of the lot width.
(a) Buildings in nonresidential areas on the internal main drives in the TCD-4 and TCD-5 Subdistricts shall be designed to replicate a traditional main street. A "traditional main street" is characterized with buildings sited closer to the street and to each other with landscaping along the frontage; minimizing front parking; encouraging deck parking; and location of publicly accessible plazas and pedestrian amenities to integrate and create a space that is aesthetically pleasing and pedestrian friendly.
(Ord. 04-169. Passed 10-13-04; Ord. 11-107. Passed 12-20-11.)
(a) In a TCD, all buildings shall be located on a lot in a manner that maintains the front, side and rear yards and setbacks as set forth in Schedule 1281.07.
SCHEDULE 1281.07 Building and Parking Setback Requirements | |||||
TCD - 1 | TCD-2 | TCD-3 | TCD-4 | TCD-5 |
SCHEDULE 1281.07 Building and Parking Setback Requirements | |||||
TCD - 1 | TCD-2 | TCD-3 | TCD-4 | TCD-5 | |
A. Building | (feet) | (feet) | (feet) | (feet) | (feet) |
1. Front setback from the street ROW of a street existing at the time of adoption | |||||
a. Minimum | 10* | 10* | 60 | 10 | 10 |
b. Maximum | 25 | 25 | – | 25 | 25 |
2 Front setback from new internal street | |||||
a. Minimum | 10 | 10 | – | 10 | 10 |
b. Maximum | 25 | 25 | – | 25 | 25 |
3. Side setback | |||||
a. From single-family residential zoning district property line | 50 a, c | 50 a, c | 40 a | 50 | 65 |
b. From non residential zoning district property | 5 | 5 | 5 | 5 | 5 |
4. Rear setback | |||||
a. From single-family residential zoning district property line | 50 a, c | 50 a, c | 40 a | 50 | 65 |
b. From non-single-family residential zoning district property line | 20 b | 20 b | 20 | 10 | 10 |
SCHEDULE 1281.07 Building and Parking Setback Requirements | |||||
TCD - 1 | TCD-2 | TCD-3 | TCD-4 | TCD-5 |
SCHEDULE 1281.07 Building and Parking Setback Requirements | |||||
TCD - 1 | TCD-2 | TCD-3 | TCD-4 | TCD-5 | |
B. Parking | |||||
1. From ROW of a street existing at the time of adoption | |||||
a. Minimum | 10 | 20 | 20 | 20 | 20 |
b. Maximum | @ building line | @ building line | |||
2. From new internal street | 10 | 20 | 20 | 20 | 20 |
3. From rear or side lot line of adjacent single-family zoning district (d) | 20 | 20 | 20 | 35 | 50 |
4. From rear or side lot line of adjacent non-single-family zoning district | 5 | 5 | 5 | 10 | 10 |
* This setback would apply to the new rights-of-way lines when established (a) Or two times the building height, whichever is greater (b) Or two times the building height, whichever is greater, when approved by a conditional use permit for office structures (c) Or three times the building height, whichever is greater, when approved by a conditional use permit for office structures (d) Area between the parking setback and the adjacent property line can only be used for landscaping and buffering pursuant to the requirements of this chapter | |||||
(b) Distances between buildings and uses not established in Schedule 1281.07 shall be established on the final development plan approved by the Commission and Council or as further required to meet City and State codes for fire and safety. In reviewing building separations within the District, the Commission may utilize the standards for yards found in Sections 1270.04, 1270.06 and 1270.12.
(Ord. 04-169. Passed 10-13-04; Ord. 11-107. Passed 12-20-11.)
In a TCD-4 and TCD-5 Subdistrict, public or private open space shall not be less than 25% of the gross area of the District. "Open space" shall be defined as land unoccupied by buildings, hard surface paving, including driveways, streets and parking areas. "Open space" includes pedestrian walks, publicly accessible plazas, or areas planted with grass, ground cover, landscape material, trees or natural vegetation, parks located in the median of boulevards within the development and retention basins that are designed. Open space may be used for outdoor dining, retail kiosks, entertainment and public art.
(Ord. 04-169. Passed 10-13-04.)
Principal buildings that are comprised of retail/office uses, mixed-use (retail/office/residential), nursing homes, or assisted living facilities shall have height characteristics set forth as number of stories in Schedule 1281.09.
SCHEDULE 1281.09 Building Heights | |||||
TCD - 1 | TCD-2 | TCD-3 | TCD-4 | TCD-5 | |
Minimum | 2 | – | – | 2 | 2 |
Maximum | 4 | 3 | 2 | 4* | 3** |
* Any development within 100 feet of existing single-family residential zoning district shall have no more than two stories and shall be free-standing detached units ** Any development within 115 feet of existing single-family residential zoning district shall have no more than two stories and shall be free-standing detached units |
(Ord. 04-169. Passed 10-13-04; Ord. 16-113. Passed 9-6-16.)
The minimum area of dwelling units shall comply with the requirements set forth in Section 1270.19. For nursing homes and assisted living facilities, the size of resident units shall comply with licensing requirements in OAC 3701, or other relevant licensing rules or regulations, and need not comply with Section 1270.19.
(Ord. 04-169. Passed 10-13-04; Ord. 16-113. Passed 9-6-16.)
Parking and driveways shall be permitted as an accessory use in accordance with the standards and regulations of Chapter 1282 except as further regulated herein.
(a) The parking required in a TCD may be provided in surface parking lots, enclosed garages or structured parking decks.
(b) Parking for residential uses shall be provided at a rate of 2-1/4 spaces per dwelling unit.
(c) The required parking for retail and offices shall be 4 spaces per 1,000 square feet of floor area and 3 spaces per 1,000 square feet of floor area respectively.
(d) Notwithstanding the requirements set forth in this division (d), for a proposed development in the TCD-4 and TCD-5, the Planning Commission may modify the parking required, and in such a case shall determine the amount of parking needed, taking into account the hours of operation of uses, the overlap in parking demand by different adjacent uses and the types of uses proposed.
(e) On-street and curbside parking may be permitted by the Planning Commission and Council to a maximum of 10% of the required parking.
(f) Parking for nursing homes and assisted living facilities shall be provided as required in Chapter 1282.
(Ord. 04-169. Passed 10-13-04; Ord. 16-113. Passed 9-6-16.)
(a) Individual businesses located within the TCD shall have signs in accordance with sign criteria set forth in Section 1284.09
(b) Nonresidential developments proposed in TCD-4 and TCD-5 Subdistricts shall submit a sign plan along with the proposed development plan which shall have to be approved by the Planning Commission.
(c) Notwithstanding Chapter 1284, development plans for TCD-4 and TCD-5 may plan for monumental entrances into developments.
(Ord. 04-169. Passed 10-13-04.)
The following planning guidelines are established to guide the planning, development and use of the land in a TCD.
(a) Buildings shall be located near the street in a TCD-1 Subdistrict.
(b) Sites located in TCD-1, TCD-2 and TCD-3 Subdistricts shall have a landscaped area along the front property lines with sidewalks connecting to adjacent parcels and coordinated site elements i.e., paving, lighting fixtures, outdoor seating, canopied trees, pedestrian gathering areas, signage and landscaping that is cohesive with the architecture of the existing structures and that of a traditional town center.
(c) New nonresidential developments in TCD-4 and TCD-5 Subdistricts shall be designed to:
(1) Maximize building design relationship to existing or new development on existing street frontage.
(2) Concentrate the new buildings along a newly constructed main street (whether public or private).
(3) Have a strong building massing and pedestrian connections with adjacent residential development.
(4) Encourage an intensity of development (floor area per acre) that requires the use of decked or garage parking.
(d) The vehicular and pedestrian circulation system and parking facilities shall be designed to provide safe movement throughout the district. Parking areas shall be limited in size, enclosed and/or screened so as not to dominate the areas between buildings. Lighting of drives, sidewalks and parking areas shall be adequate to provide safety but shall be at the heights to be determined by the Planning Commission and approved by Council in the development plan and low in brightness so as not to glare off the property or create "hot spots" of light. Driveways for group developments and local streets shall be connected to major streets at limited locations where traffic can be controlled and operated efficiently with minimum interference to the capacity of existing streets. The Planning Commission and Council shall determine the number and location of street and drive connections to any existing street.
(Ord. 04-169. Passed 10-13-04.)
(a) In compliance with the principles set forth in Section 1281.13, the plan may include a variety of building arrangements i.e. bulk and shape of the buildings, open space and landscape features. The buildings may be arranged in various groups, courts or clusters with open spaces related to the buildings so as to provide privacy and form a unified composition of buildings and open spaces. While flexibility in design is encouraged, the following design guidelines shall be incorporated in the final development plans:
(1) The adjoining properties shall be protected from loss of light and air because of the proximity or location of buildings. Buffering shall have maximum opacity with a minimum height of six feet at the time of installation. Such buffer, approved as part of the development plan, may include: fencing, walls, mounds, vegetation (existing or new) or any of these combinations.
(2) Parking areas and spacing of garage doors shall be designed to lessen the visual impact and limit the concentration of blank walls, garage doors and large paved areas.
(3) Landscaped areas, screen walls, decorative fences, earthen mounds, hedges, mature trees and other landscape features shall be used throughout the district to separate uses and buildings within the district from areas outside the district. Existing wooded areas shall be preserved where possible and existing trees which cannot be preserved shall be relocated on the site where feasible.
(b) Mixed use development shall be pedestrian-oriented with first floor retail storefronts, curbside parking where appropriate, pedestrian plazas, and shall include other features such as decorative street furniture, landscaped streets and walks, weather-protected walkways, outdoor seating, bicycle facilities including paths and parking, decorative pavement to indicate pedestrian areas and crosswalks, traffic calming measures, transit accommodation and signage that is compatible with the building architecture and pedestrian scale.
(c) Walls of nonresidential buildings shall comply with the following:
(1) When the wall of a retail or mixed use building faces a public right-of-way, or parking area, or is within 45 degrees of facing a public right-of-way, a minimum of 50% of such wall area, on the ground floor, shall have display-type windows. The bottom edge of such window shall not be higher than three feet above grade. A maximum of 20% of such windows may be opaque.
(2) Walls shall have no more than 20 feet of contiguous wall length devoid of windows, on any ground floor, unless the wall includes architectural features such as piers, columns, defined bays or an undulation of the building, so that a pedestrian scale, rhythm and visual interest is created.
(3) Walls that meet the following criteria shall be exempt from the requirements of division (c)(2) of this section:
A. Two walls face one another, are separated by not more than 30 feet and the space between the two walls is used for servicing the buildings; or
B. The wall faces an area devoted solely to loading and delivery and the wall is screened from view from all public rights-of-way, parking areas and abutting residential areas.
(d) Canopies and/or awnings may project from a building face and may extend or be within one foot of the back of a curb. Open arcades providing cover over sidewalks in front of buildings may extend to within five feet of a street curb.
(e) Buildings in the district and those constructed in phases shall be harmonious in design, exterior materials and color so as to provide a coordinated architectural design for the development area.
(f) All enclosed parking spaces shall have a permanent roof, continuous foundation and concrete floor. The exterior wall shall be designed with finished exterior materials, decorative walls, landscaping, and minimum wall openings in order to be consistent with the objectives of this chapter and to adequately screen the view of parked cars within the garage from the adjacent properties and public areas within the development.
(g) Roofs at grade, with ground cover, landscaping, recreation facilities or landscaped patio for underground parking may count as part of the required open space.
(h) To avoid the appearance of an institutional use, nursing homes and assisted living facilities should be designed in a manner that breaks down the mass of building(s). Where this is not possible, facade treatment, exterior detailing and landscaping should be provided to relieve extensive blank surfaces.
(Ord. 04-169. Passed 10-13-04; Ord. 16-113. Passed 9-6-16.)
The following design standards shall apply to all development in the district:
(a) Developments shall be designed to utilize the natural contours of the land, economize in the construction of utilities, reduce the amount of grading, and to maximize the conservation of trees and topsoil. Utility service including gas, water, sewers, electric, cable and telephone, shall be installed underground in compliance with appropriate City ordinances.
(b) Retention basins, if required, shall be designed to be an integral part of the development and as an amenity to the residents. Depths of basins shall be shallow and side slopes of such basins shall be less than 3 to 1. The borders of retention basins shall have natural or curvilinear shapes and shall be planted with grass and trees to blend in with the landscape features of the development.
(c) In the planning of single-family cluster and townhouse developments, land should be provided for private outdoor use of the occupants at such locations as entrances or garden sides of the dwellings.
(d) The common land shall be readily accessible and of such shape and size to be usable for recreation, open space and landscaping. The integrity of the common open space shall be guaranteed from further division and/or use through deed restrictions or covenants. Common lands and required buffering shall be further maintained by the owner or through a homeowners association and/or condominium association.
(e) Any streets serving more than 100 dwellings, dwellings of different types or nonresidential uses shall be dedicated public streets unless otherwise approved by the Planning Commission and Council. Private street pavements shall be constructed to City standards for public streets unless a different standard is approved by Council. All private streets shall be within an easement granted to the City for access. All private streets shall be owned and maintained by the landowner or condominium association.
(f) Parking lots shall be screened from adjacent residential uses and public streets with dense evergreen hedges or trees and/or earthen mounds or other effective screening as approved by the Planning Commission.
(g) All roofed surfaces shall be provided gutters and downspouts connected to an approved storm system.
(h) All driveways and parking areas shall be designed and constructed with positive drainage with catch basins.
(i) All driveways and parking areas serving more than four dwelling units shall have concrete rolled or barrier curbs defining the limits of the paved areas. Sidewalks shall be provided to all dwelling units connecting the dwelling to the required parking spaces and to the public streets.
(j) Trash storage containers shall be enclosed with a six-foot high masonry wall on three sides with a closable door. Trash enclosures shall be screened with landscaping, located not less than six feet from any frame building and provided a concrete pad and apron adequate to support collection vehicles.
(Ord. 04-169. Passed 10-13-04.)
(a) Survey or engineering drawing of the development area to be developed;
(b) Permanent parcels including parcel numbers and dimensions of all parcels or portions contained in the proposed district;
(c) Location and number of dwellings by dwelling type in each area, acreage of each area and densities in each area of the district;
(d) A site plan depicting location, arrangement of all proposed nonresidential buildings and related parking;
(e) Preliminary building design;
(f) Preliminary site landscaping and site amenities plan. Site amenities included walkways, plazas, "street furniture" and lighting;
(g) Location of existing and proposed public roads, private streets, parking and circulation;
(h) Minimum peripheral setbacks around the perimeter of the district;
(i) Plans and/or cross-sections depicting how the buffering and screening requirements of this chapter will be satisfied;
(j) Location of all existing structures on the property which is subject of the application and any structures within 100 feet of the boundary of the proposed application;
(k) The plan shall include a documentation that phases of construction for nonresidential development will occur in a manner that rationally expands the TCD character that is consistent with the goals of the Master Plan and does not result in isolated fragments;
(l) Location, type and size of any easements, covenants, deed restrictions or other restrictions proposed or recorded;
(m) Such other relevant information as the Planning Commission may require.
(Ord. 04-169. Passed 10-13-04; Ord. 06-73. Passed 7-18-06; Ord. 16-113. Passed 9-6-16.)
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