Mrs. Goodman's, a cherished Worthington bakery, presented plans for a new building at the corner of High Street and Wilson Drive during the November 13th Architectural Review Board meeting. The project has sparked thoughtful discussion about balancing modern design with traditional Worthington character while addressing the practical needs of a growing small business and concerns from neighboring residents.
The Project
The bakery, which has operated in Worthington since well before its 2018 purchase by current owners, plans to construct a new Cape Cod-style building featuring:
- Approximately 3,300 square feet across two floors
- Main entrance on the south side with a front entrance accessible from the sidewalk
- Patio with operable pergola on the front
- Double-height vaulted ceiling in the retail area
- Second floor gathering space, offices, and break room
- 16-17 parking spaces (exceeding zoning requirements)
- Five-foot-wide sidewalk along Wilson Drive
The building would be set approximately three feet lower than the current grade, bringing it closer to pedestrian scale and improving sight lines at the corner. Architect Dan Morgan of Columbus emphasized this intentional grading to create a more welcoming, walkable environment.
Architectural Design Details
The proposed design features a distinctive Cape Cod aesthetic with:
- Light-colored brick (the same used in Thomas Worthington High School expansions)
- Board and batten siding in the gable ends (a tighter pattern than typical farmhouse style)
- Standing seam bronze metal roof
- Bronze-colored windows with simulated divided lights
- Extensive brick detailing including corbels, dental details, and window surrounds
- Operable bronze pergola over the front patio
Morgan described the design as "Carpenter Gothic," referencing a historic architectural style once represented in Worthington. The detailing aims to let "the craftsmanship come through" with textural play as light moves across the facade throughout the day.
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Community Response: A Tale of Two Perspectives
The meeting drew passionate testimony from multiple stakeholders with very different viewpoints.
Strong Support from Patrons:
Multiple residents spoke in favor of the project, praising Mrs. Goodman's quality and emphasizing Worthington's need for accessible local businesses. Supporters highlighted:
- The bakery's legendary status and quality products
- The opportunity to create a destination "experience" - going to "Mrs. Goodman's house"
- The need for walkable neighborhood amenities
- Support for local small businesses choosing to stay and grow in Worthington
Neighbor Concerns:
A long-time Wilson Drive resident, who grew up on the street and has lived there for a total of 32 years, raised significant concerns about the impact on the residential neighborhood.
Traffic and Safety:
- Difficulty already existing at the High Street/Wilson Drive intersection with poor sight lines
- Addition of commercial traffic to a street used by residents, children, strollers, and dog walkers
- No sidewalks on Wilson Drive forcing pedestrians into the street
- Previous issues with daycare traffic and parking
- Concerns about delivery trucks navigating the narrow street
- Potential for cars turning from High Street directly into the parking lot entrance
Quality of Life Issues:
- Experience living next to an existing 24-hour care facility with constant traffic, parking issues, and debris
- Fears of additional litter, parking overflow onto residential streets, and noise
- Loss of neighborhood character as commercial development encroaches
- Worker parking potentially consuming limited spaces
Architectural Concerns:
- Building doesn't reflect traditional Worthington character
- Described as "farmhouse style" inappropriate for the location
- Light brick and board and batten siding don't match surrounding orange brick buildings
- Bronze metal and non-traditional materials don't fit High Street corridor
Another nearby resident also spoke, echoing traffic safety concerns and noting the dangerous intersection conditions, cable lines that trucks have taken down, and the need for wider sidewalks.
Board and Staff Feedback
City planning staff generally supported the use as appropriate for the location, noting the limited hours (9 AM to 2 PM for customers, with bakers arriving earlier) should minimize traffic impact compared to the previous daycare. Staff confirmed:
- The property has been zoned commercial for decades
- Any expansion east would require rezoning with full public notice and process
- The project includes safety improvements including structured parking and new sidewalks
However, staff expressed concerns about the building materials, particularly:
- Board and batten siding is not typically seen on commercial buildings in this area
- Preference for red or orange brick given proximity to Old Worthington
- The light brick color doesn't reflect the predominant character
Board Member Reactions Varied:
Supportive of Overall Design:
- David Foust: "I think the project is great... the building looks fantastic"
- Susan Hinz: Appreciated the Cape Cod style fits a bakery's cottage aesthetic, supported the overall approach
- Kathy Holcombe: "I think it's a good fit for this bakery"
Concerns About Details:
- Thomas Reis: Felt it doesn't speak to "old Worthington" adequately, suggested more traditional materials
- Edwin L. Hofmann: Initial impression was it looked like a 1970s house rather than something that enhances village character, concerned about lack of visible detailing in renderings
- Multiple members noted the renderings don't adequately show the brick corbels and masonry details that are specified in the construction drawings
Mikel Coulter, board chair, emphasized that the location represents a gateway into old Worthington, making the architectural character particularly important.
Design Discussion and Direction
The board provided extensive feedback focused primarily on materials and upper-level details:
Brick Color: Strong preference expressed for incorporating more red or warmer brick tones rather than the light brick shown, though the board acknowledged the brick detailing itself (corbels, dental work) was well-conceived.
Upper Level Character: Suggestions to enhance the roofline, dormers, and upper facade to add more personality and avoid a "plain" appearance. Specific concerns about the shed roof dormer on the front facade.
Details vs. Renderings: Board members noted the construction drawings show more detail than the renderings convey, including window surrounds, corbeling, and trim work that could make the building more successful.
Dan Morgan noted the rendering limitations, explaining that modeling detailed brick corbels is technically challenging and costly. He emphasized that the actual construction drawings show extensive brick detailing including corbels, dental details, and window surrounds.
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Zoning and Variance Considerations
The project requires variances for:
- Building placement closer to the east property line than typically allowed
- Parking placement
These variances will be heard by the Board of Zoning Appeals on December 4th before returning to the Architectural Review Board for final design approval.
City planning staff noted they can proceed with the BZA hearing on site layout even without final ARB approval, as the basic site configuration has been accepted by the commission.
Outstanding Items
Planning staff identified several items still needed:
- Refined landscape plan addressing city arborist concerns about sight lines at the corner
- Lighting details (working toward 12-foot pole height)
- Confirmation that light pole bases will be painted or lowered to grade
- Final civil engineering drawings showing utilities and storm water management
Next Steps
The applicants requested tabling to refine the brick color selection and architectural details, particularly the upper facade and dormers. They plan to return with:
- Two or three brick samples showing warmer, more reddish tones
- Refinements to dormer proportions and detailing
- Enhanced rendering or details showing the masonry craftsmanship
Chair Coulter encouraged working with staff to select appropriate samples and noted the board's general support for the project's function and site layout. The conditional use permit vote was deferred pending resolution of the architectural questions.
The project is expected to return to the combined ARB/MPC meeting in December, with the application deadline of December 13th noted.
Context and History
R. Lee Brown, Planning & Building Director, reminded attendees that while these meetings can feel challenging for first-time applicants, the process serves to protect both the community and immediate neighbors. He emphasized that the city wants the project to succeed and staff has been working closely with the applicants, though complete documentation is essential for proper review.
The testimony highlighted the complexity of commercial development on residential borders—a recurring challenge in Worthington. The property's commercial zoning dates back decades, but balancing business needs with neighborhood quality of life remains an ongoing community conversation.