An Overlay District is a mapped zone that imposes a set of design requirements in addition to those of the underlying zoning district. In the event there are conflicts between the requirements of the underlying zoning district and the overlay district, the overlay district shall govern. Generally, the underlying zone determines the permitted land uses, while the overlay district may regulate building placement, lot coverage, site circulation and architectural design standards. Overlay districts may also set in place other regulations that meet the district's purpose.
(Ord. 245-2008. Passed 12-15-08.)
(a) Procedures for Establishment. An Overlay District shall be established in accordance with the required procedures for a Zoning Map amendment pursuant to Section 1343.01. The boundaries of each Overlay District shall be clearly indicated on the zoning map of the City of Euclid.
(b) Criteria for Establishment. Any proposed overlay district under consideration shall be studied to determine:
(1) The purpose and intent of the overlay district under consideration;
(2) The existing character of the area;
(3) Development goals for the area;
(4) Boundaries of the overlay district under consideration;
(5) Development standards;
(6) Design standards, including landscaping, signage and parking.
(c) Amendments. Amendments to the Overlay District zoning text or zoning map boundaries of an established Overlay District shall follow the process per Chapter 1343.
(Ord. 245-2008. Passed 12-15-08.)
(a) The provisions of this chapter shall apply to the following activities within Overlay Districts.
(1) All construction of new structures and new uses.
(2) All new signage exceeding two square feet.
(3) Alterations or expansions of existing structures, including pavement, or expansion of land uses, when the cost of the expansion or alteration exceeds 20% of the current total market value of the site as reported on the Cuyahoga County Auditor's records.
(4) Alterations to landscaping which impact the site perimeter, required buffer areas, and traffic control systems.
(b) The following activities are exempt from compliance with this chapter:
(1) Exterior alteration to any existing structure, including pavement, not in excess of 20% of the current total market value of the site as reported on the Cuyahoga County Auditor's records.
(2) Activities not requiring a building permit.
(3) Ordinary maintenance and repair of existing structures.
(4) Emergency action requiring immediate attention as ordered by the Building Commissioner.
(5) Any alteration or modification to an existing single-family or two-family residential structure.
(c) All exterior alterations to existing structures, whether or not subjected to the provisions of this chapter, shall be reviewed by the Architectural Review Board in accordance with Chapter 1327.
(Ord. 245-2008. Passed 12-15-08.)
(a) Site Plan Review Required. A site plan shall be submitted for review whenever a change to the site is proposed, including, but not limited to the following activities:
(1) All new construction of structures, including buildings, parking areas, and signs.
(2) Any modification to an existing use or site including, but not limited to expanding the building floor area, parking area, changing site circulation and alterations to landscaping.
(b) Site Plan Submission Requirements. An application for Site Plan Review shall be submitted to the Zoning Commissioner. The submitted site plan shall depict the location and dimensions of the following:
(1) All existing and proposed buildings, indicating the location of building entrance(s), setback from all lot lines, lot coverage, and height of buildings.
(2) All parking areas, access aisles, and access drives.
(3) Public outdoor spaces, landscaped areas, fences, walls, and pedestrian access aisles.
(4) Monument signs.
(5) Exterior building equipment and dumpster enclosures.
(6) Preliminary conceptual plans for the proposed building(s) showing exterior elevations and building floor plans, and potential materials.
(7) Any other details determined by the Zoning Commissioner to be needed in order to determine compliance with the Zoning Code.
(c) Site Plan Review Procedures.
(1) The Zoning Commissioner shall review the application to determine if the application is complete. The Zoning Commissioner shall forward the complete application to the Architectural Review Board for their review. The Zoning Commissioner shall identify any aspect(s) of the proposed site plan that does not comply with the zoning requirements.
(2) The Architectural Review Board shall review the application and shall approve any site plan determined to comply with the requirements of this Zoning Code.
(3) In the event a site plan does not comply with the regulations of the underlying Use District, general provisions of the Zoning Code and the dimensional standards set forth in Section 1365.05(c), the Architectural Review Board may approve the site plan subject to the granting of variances by the Planning and Zoning Commission. The Architectural Review Board may forward recommendations and/or comments on any requested variances to the Planning and Zoning Commission.
(d) Design Review Required. Following site plan approval, when required, and any other zoning approvals, but prior to any building permit being issued, all design elements of a proposed activity requiring compliance with this chapter shall be reviewed by the Architectural Review Board according to the procedures set forth in Chapter 1327. The applicant may choose to submit plans for design review simultaneously with an application for site plan review.
(e) Design Review Submission Requirements. In addition to the requirements set forth in Chapter 1327, the following items shall be submitted for design review.
(1) Exterior building elevations with all building materials identified for all visible building features and elements.
(2) Detailed landscape plans depicting the exact location of all plant material, a schedule of the proposed planting, including species, number, and size at planting and the irrigation system.
(3) Site details including parking lot screening, (i.e. fencing, walls, etc.) and equipment/dumpster enclosures.
(4) Detailed drawings showing the design of all signs, including size, content, style of lettering, logo and other graphic features, colors of the applied lettering and background, and materials of the sign(s) and the frame(s) or structure(s); and
(5) Any other details determined by the Zoning Commissioner to be needed in order to determine compliance with the Zoning Code.
(f) Design Review Determinations by the Architectural Review Board. In reviewing an application for Design Review, the Architectural Review Board may approve an application that either adheres to or is substantially equivalent to the requirements of this chapter as permitted below.
(1) The Architectural Review Board may consider the submitted design elements to be substantially equivalent to a requirement if:
A. The proposed plans for design review substantially comply with the design requirements and with the purposes, intent and basic objectives of this chapter;
B. The proposal results in a development of substantially equivalent or higher quality than that which could be achieved through strict application of such standards and requirements.
(2) It shall be the responsibility of the applicant to demonstrate to the Architectural Review Board that the provisions of this section have been satisfied. When evaluating the application with respect to this section, the Architectural Review Board shall make any finding of equivalency through approval of a specific motion or finding of fact which explains how and why the proposal has satisfied the above criteria.
(g) Appeals. An applicant may appeal any decision made by the Architectural Review Board on site plan approval or design review approval to the Planning and Zoning Commission within 30 days after the date of said decision.
(Ord. 245-2008. Passed 12-15-08.)
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