Westerville, OH's Zumstein Development: New Dunkin and Bank on Polaris Parkway

Westerville's far northwest quadrant is a hub of continuous growth, and the Zumstein development is at the forefront of this evolution. Spanning over 120 acres, this area is a significant part of the larger 941-acre Westar region, initially annexed in the mid-1990s for economic development. The latest proposals, Ordinances 2025-17 and 2025-18, signify further modifications to this dynamic district, aiming to integrate new businesses while adhering to the city’s long-range transportation and aesthetic goals.

A Continually Evolving Landscape

The Zumstein development stretches from Olde Worthington Road to Alum Creek and from the City limits to the Worthington Road roundabout. Its initial zoning as a Planned Development District was established in 2008, with an expansion in 2012 to include the Taylor Tract, which is now home to the Ravines at Westar. The original vision for Zumstein included office, supportive commercial, and auto-oriented uses, particularly along major roadway corridors, alongside residential options, sometimes as upper-floor uses in multi-story buildings.

Over time, market conditions have steered the development towards a horizontal mixed-use pattern rather than vertical mixed-use. Significant past developments include the Westar Neighborhood Retail Center (featuring Fresh Thyme), a Volkswagen dealership, Paramount Senior Living, and Chick-fil-A. In a proactive move, City Council amended the zoning text in 2014 to allow for an automotive sales facility, which was previously prohibited. The character of Zumstein North, in particular, has become increasingly auto-oriented, aligning with the Community Plan’s Suburban Commercial Character Area designation.

Summary of New Business Plans: Cohesion and Convenience

The current proposals, Ordinance 2025-17 and Ordinance 2025-18, focus on a single outlot situated in the 700 block of Polaris Parkway, approximately 900 feet east of Worthington Road. Staff emphasizes the importance of cohesion between these two developments, including shared access and landscaping, given their common outlot. Both applications have received positive recommendations from the Planning Commission and have been forwarded to City Council as Major Modifications.

• Ordinance 2025-17: New Fast Food Restaurant (Dunkin')

  • This ordinance proposes a 2,306 square foot fast-food restaurant with a drive-thru. The proposed name, "Dunkin," is specified in supporting documents.
  • Fast food and drive-thru facilities are considered Conditional Uses under the existing development text.
  • The building will feature a mix of masonry (brick and stone), consistent with the Zumstein architectural palette.
  • The drive-thru and ordering station will be discreetly located to the rear and side of the building, as required by guidelines.
  • The site will boast robust landscaping, including a brick pier-landscaping treatment across the frontage, low lot coverage, and a pedestrian connection to the public sidewalk.

• Ordinance 2025-18: New Financial Institution (Northwest Bank)

  • This proposal is for a 2,200 square foot financial institution, also featuring a drive-thru. The proposed name, "Northwest Bank," is specified in supporting documents.
  • While financial institutions are Permitted Uses, the addition of a drive-thru, consisting of a remote teller station, makes it a Conditional Use.
  • The building will incorporate a variety of permitted materials, including masonry, and will feature varied massing for architectural interest.
  • Its landscape plan is described as "very robust," also including a brick pier-landscape treatment across the frontage. Staff is actively exploring ways to connect the landscaping between this site and the adjacent fast-food restaurant to create a more unified appearance.

Traffic Management and Accessibility

A crucial element of the Zumstein plan is to support Westerville's long-range transportation objectives by establishing major roadway connections to Polaris Parkway, Worthington Road, and County Line Road West. The specific layout of these two new sites is significantly influenced by a pre-existing utility easement that diagonally crosses the frontage, necessitating that both buildings be set back farther from Polaris Parkway than might otherwise be preferred.

To optimize traffic flow and minimize disruption, an explicit goal of this plan is to have shared and consolidated access drives and points. The setback for the fast-food restaurant, for instance, is designed to enable access across both proposed sites and ensure connectivity to the existing Chick-fil-A. The City Engineer has determined that adding more entrances or exits would not offer a clear benefit and could potentially disrupt sidewalks or impact the nearby Dunkin’ dumpster.

Vehicular access for Zumstein North, which includes the Zumstein NE and Zumstein NW sub-areas, is specifically limited to three points from Polaris Parkway: the existing signalized intersection at Polaris Parkway and Worthington Road, a proposed signalized intersection approximately 1200 feet east of the first, and a right-in-only curb cut from the westbound lane of Polaris Parkway.

Current and Neighboring Businesses

The Zumstein development is already a vibrant area, home to a variety of established businesses and residential communities:

• The Ravines at Westar
• Westar Neighborhood Retail Center, which includes Fresh Thyme
• Volkswagen
• Paramount Senior Living
• Chick-fil-A

These new proposed developments are strategically positioned along Polaris Parkway, a key auto-oriented arterial roadway, further enhancing the area's commercial offerings and serving multiple communities. Staff believes that these new uses are appropriate, well-designed, and integrate previously planned cross-access opportunities, contributing positively to the overall area.