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Section 1205.12    District 9: Darrowville Commercial Corridor

  1. Purpose
    District 9 is intended to encourage neighborhood scaled retail and service business
    and enhance the southern gateway to the community. It respects the boundaries of
    the historic Darrowville Village and is distinguished from the suburban style
    commercial development in Stow and the office/industrial zoning to the north. It
    offers recreational and wellness amenities, including the Metro Parks Bike and Hike
    Trail, which should be enhanced with complementary retail and personal service
    businesses. With adjacent and nearby housing, District 9 retail, services and offices
    offer a sustainable development pattern that encourages walking and promotes
    alternative circulation to dependency on State Route 91. Historic structures will be
    preserved wherever feasible with development standard incentives and new
    development should incorporate those structures. The Darrowville historic
    structures may be razed if found to be economically infeasible to renovate, or to
    relocate and reuse the building based upon the findings of a feasibility study for the
    historic buildings performed for the structure(s) in question by the owner/developer
    and approved by the Planning Commission as well as approved by the Architectural
    and Historic Board of Review. Eight structures have been identified as historic:
    1. 5108 Darrow Road – an Italianate house c.1870;
    2. 5114 Darrow Road – a New England-style home c. early
      1850s;
    3. 5122 Darrow Road – a Queen Anne-style home c. 1880s;
    4. 5136 Darrow Road – a home and
    5. Darrowville Post Office c. 1900;
    6. 5158 Darrow Road – a farmhouse dating to 1853;
    7. 5192 Darrow Road – an Italianate home c. 1870;
    8. 5230 Darrow Road – a Greek Revival farmhouse c. 1837.

      The Planned Development option can provide flexibility with certain
      development standards in exchange for higher quality design and integrated
      connection between uses and buildings. In addition, District regulations are
      intended to relieve any new traffic and congestion impacts arising from new
      development by following the recommendations of the State Route 91 Traffic
      Corridor Study including provisions for connector roads that are distinguished
      from public streets.

  2. Uses By-Right
    Subject to the restrictions of (d)(5)(c) of this section, “Maximum Floor Area
    to Lot Area Ratio, Maximum Building Footprint”:
    1. Residential:
      1. Dwelling units stacked above or mixed with offices or other
        commercial space.

    2. Commercial/Retail:
      1. Artisan studios, photography shops and studios, and art galleries.
      2. Assembly and meeting halls.
      3. Automated teller machines (ATMs).
      4. Banks or other financial institutions.
      5. Bars/taverns more than 200 feet from a residential use.
      6. Commercial nurseries.
      7. Medical clinics.
      8. Offices, business or professional.
      9. Recording, radio, or television studios.
      10. Restaurants, except drive-through restaurants, more than 200 feet
        from a residentially zoned property.
      11. Retail uses without outdoor sales or storage.
      12. Services, business, personal, or repair, except vehicle repair.

    3. Agricultural:
      1. General agricultural operations.

    4. Institutional/Civic/Public:
      1. Essential public utility and public services, including but not limited
        to bus shelters and bus stops, but not including power generating
        stations, transfer stations, or outdoor storage.
      2. Public park or recreation area, including multipurpose trails.
      3. Public recreational facilities , indoor or outdoor.

    5. Planned Developments:
      1. Commercial planned developments, subject to the standards and
        procedures set forth in Sections 1203.04 and 1204.02 of this Code.

    6. Accessory Uses: See Section 1206.03, "Accessory Uses."

  3. Conditional Uses
    The following uses shall be conditionally permitted in District 9 subject to meeting
    all applicable requirements set forth in (d) of this section, including the restrictions of
    (d)(5)(c), “Maximum Floor Area to Lot Area Ratio, Maximum Building Footprint”,
    and Section 1206.02, "Conditional Uses."
    1. Commercial/Retail:
      1. Automobile repair and services.
      2. Bars or taverns located within 200 feet of a residential use.
      3. Bed and breakfast inn.
      4. Commercial recreational or sports training facilities.
      5. Convenience stores.
      6. Day care centers, child or adult.
      7. Entertainment and amusement facilities, indoor.
      8. Funeral home.
      9. Liquor stores.
      10. Lodging.
      11. Recreational or sports training facilities, commercial.
      12. Restaurants, except drive through restaurants, located within 200 feet
        of residentially zoned property.
      13. Retail uses with outdoor sales or storage.

    2. Institutional/Civic/Public Uses:
      1. Schools, public or private -- preschool, elementary, secondary, or postsecondary.

    3. Accessory Uses: See Section 1206.03, "Accessory Uses."

  4. Property Development/Design Standards
    In addition to compliance with all applicable standards set forth in Chapter 1207,
    "Zoning Development and Site Plan Standards," all development in District 9 shall
    comply with all of the following development/design standards (all standards are
    minimums unless otherwise noted):
    1. Mix of Uses. More than one principal use permitted by-right or conditionally
      in District 9 may be developed or established together within a single
      structure or in multiple structures on the same lot, provided all applicable
      requirements set forth in this section and Code, and all other applicable
      ordinances, are met.

    2. Minimum Distance Between Buildings: 25 feet, except for historic
      structures when this minimum shall be reduced to 15 feet.

    3. Minimum Lot Size: 1 acre, except lots containing historic structures shall
      have no minimum lot size provided no new separate driveway is provided
      with less than 1 acre, and the Floor Area to Lot Area Ratio applies.

    4. Minimum Lot Width: 200 feet

    5. Maximum Floor Area to Lot Area Ratio:
      1. Retail and Services: .35 to 1.0
      2. Office: 50 to 1.0
      3. Maximum Building Footprint:
        1. The building footprint area of any one retail building or retail
          use may not exceed 5,000 gross square feet as a use by right,
          or 10,000 gross square feet as a Conditional Use, except as
          provided in this subsection.
        2. If part of a multi-building complex of 3 or more buildings on
          a site plan approved with 5 acres or more, the City Manager
          may permit retail buildings of 10,000 gross square feet or
          less.
        3. Within a Planned Development, any one retail building may
          not exceed 20,000 gross square feet nor any single retail
          business use exceed 15,000 square feet.
        4. No variance shall be granted to the maximum allowed
          building footprint area of this subsection.

    6. Setbacks: Unless modified pursuant to Section 1203.08, "Minor
      Modifications," the yard setbacks in District 9 shall be the following.
      Setbacks shall be measured from dedicated right-of-way or public access
      easement boundary lines:
      1. Minimum Front Yard Setback: 20 feet
      2. Minimum Side Yard Setback: 10 feet, except when the side yard
        abuts a residential use, the side yard setback for buildings or parking
        shall be increased to 30 feet. Buildings may share a common side
        wall when addressed by easement; then the side yard setback does not
        apply between those buildings.
      3. Minimum Rear Yard Setback: 100 feet, except when the rear yard
        abuts a residentially zoned property the setback for parking shall be
        at least 50 feet to the adjoining property line. For lots with retained
        historic structures the rear yard setback shall be reduced to 10 feet
        from historic structures.

    7. Maximum Structure Height: 35 feet.

    8. Architecture and Design Standards.
      See architectural design guidelines located in Appendix D.

    9. Commercial/Retail Parking:
      In addition to the standards for off-street parking set forth in Section 1207.12
      of this Code, the following restrictions shall apply in District 9:
      1. Location and Access.
        1. Parking in the front yard is limited to one aisle and 2 rows of
          parking spaces. All other off-street parking shall be located
          at the rear or side of the building on the interior of the lot and
          shall to the maximum extent feasible be accessed by means of
          shared driveways.
        2. Credit against the required amount of off-street parking shall
          be granted for on-street parking that is available for general
          public use on a daily basis and is located within a maximum
          radius of 300 feet from the subject use.
      2. Shared Parking: Parking lots located to the rear of principal
        buildings shall be interconnected with commercial/retail parking lots
        on adjacent properties to the maximum extent feasible. As per
        Section 1207.12(h), "Joint or Collective Parking Facilities," crossaccess
        easements or other acceptable agreements for adjacent lots
        with interconnected parking lots shall be required in language
        acceptable to the city's solicitor to ensure availability of shared
        parking to users.
      3. Historic Structures. The preservation of historic structures shall not
        require off-street parking for the uses contained within such
        structures.

    10. Vehicular Access/Driveway Curb Cuts.
      1. Vehicular access to all new development must comply with the State
        Route 91 Traffic Corridor Study or similarly adopted document.
      2. To the maximum extent feasible, vehicular access to all new
        development in District 9 shall be from entrance drives, access roads,
        or shared driveways.
      3. All driveways within District 9 shall be spaced at least two-hundred
        (200) feet from the pavement edge of any other driveway or public
        street intersection.
      4. Driveway curb cuts shall be limited to 1 per development site and, to
        the maximum extent feasible, the number of curb cuts shall be
        minimized by consolidation, shared driveways, or other means.

    11. Pedestrian Amenities:
      1. Sidewalks.
        1. Sidewalks at least 5 feet wide shall be provided on all sides of
          a lot that abut a public street, way, or open space.
        2. Sidewalks at least 5 feet wide shall be provided along the full
          length of a building facade that features a customer entrance,
          and along any building facade abutting a public parking area.
        3. All internal pedestrian walkways shall be designed to be
          visually attractive and distinguishable from driving surfaces
          through use of durable, low-maintenance surface materials
          such as pavers, brick, or scored concrete to enhance
          pedestrian safety and comfort.