1205.09   DISTRICT 6: WESTERN HUDSON GATEWAY.
   (a)   Purpose.
      (1)   District 6, together with District 8, is intended to provide key development opportunities for future employment growth in the City of Hudson. Permitted uses encourage the development of high-quality planned office and industrial business park developments. District 6 also serves as the key western gateway to the City of Hudson and district regulations, including heightened landscaping standards and application of industrial design/architectural guidelines, are intended to create attractive entryways into the City along Route 303 (Streetsboro Road) and Boston Mills Road. In addition, in order to better manage traffic generation patterns in the City, District 6 is intended to encourage relatively more intense traffic-generating uses to concentrate at the western edge of Hudson in order to benefit from easy access to Route 8.
      (2)   District 6 also contains significant natural wetlands and features. Accordingly, a primary purpose of these District 6 regulations is to preserve and protect the district's critical environmental and wetlands features, while integrating them into planned projects as valuable open space amenities. New development is encouraged to respect existing land forms and to limit grading and site disturbance adjacent to wetlands.
      (3)   In addition, with large land areas that fall within the boundaries of the City's designated wellhead protection area, the District 6 regulations are intended to advance the goals of the Hudson Wellhead Protection Study (dated February 13, 1997), the Ohio EPA Wellhead Protection Program (dated May 1992), and the Spill Prevention Plan.
   (b)   Uses by-right, except as limited by division (d) of this section:
      (1)   Commercial/retail.
         A.   Banks, subject to the conditions set forth in division (d) of this section;
         B.   Office business parks;
         C.   Offices, business or professional, not located in a business park;
         D.   Recording, radio, or television studios;
         E.   Restaurant, subject to the conditions set forth in division (d) of this section;
         F.   Retail uses, subject to the conditions set forth in division (d) of this section;
         G.   Services, business personal or repair, subject to the conditions set forth in division (d) of this section;
         H.   Showrooms and salesrooms for wholesale distribution;
         I.   Wholesale trade.
      (2)   Industrial uses.
         A.   Industrial business parks;
         B.   Industrial use, light;
         C.   Research laboratories, including but not limited to:
            1.   Theoretical and applied research in all the sciences;
            2.   Product development and testing;
            3.   Product engineering development; or
            4.   Market development.
         D.   Warehousing, distribution, and/or storage;
         E.   Workshop and custom small industry uses.
      (3)   Institutional/civic/public uses.
         A.   Public park or recreation areas, including multipurpose trails.
         B.   Public recreational facilities, indoor or outdoor.
         C.   Government administrative offices.
         D.   Government public works and service facilities.
         E.   Public safety and emergency services.
         F.   Essential public utility and public services installations, including bus shelters and bus stops, but not including water towers, power generating stations or transfer stations.
      (4)   Planned developments.
         A.   Planned developments, subject to the standards and procedures set forth in Sections 1203.04 and 1204.02.
      (5)   Accessory uses.
         A.   Storage of goods, non-hazardous materials and equipment is permitted in the side and rear yard. Storage shall be screened from view on the front by Bufferyard B and shall be screened from view of the side lot lines by Bufferyard A as described in Section 1207.04(g).
         B.   See Section 1206.03, Accessory Uses.
   (c)   Conditional Uses. The following uses shall be conditionally permitted in District 6 subject to meeting all applicable requirements set forth in this section and Section 1206.02 , Conditional Uses.
      (1)   Residential.
         A.   Assisted living.
      (2)   Commercial.
         A.   Day care centers, child or adult.
         B.   Lodging.
         C.   Medical clinics.
         D.   Recreational or sports training facilities, commercial.
         E.   Vehicle and equipment rentals.
         F.   Vehicle repair and service.
         G.   Wireless telecommunications facility.
      (3)   Institutional/civic/public uses.
         A.   Continuing care retirement community.
         B.   Convention or conference center.
         C.   Government facilities, administrative offices, and services, including but not limited to police or fire stations, emergency medical service facilities, post office, library, or similar uses.
         D.   Hospitals, including heliports as an accessory use.
         E.   Institutional residential for the elderly and handicapped (for nine or more people).
   (d)   Special Conditions for Permitted Uses in District 6. As applicable, all by-right or conditional uses shall satisfy the following conditions:
      (1)   Wholesale uses or warehousing, distribution, and/or storage uses shall not occupy more than sixty percent of the gross floor area of any structure located on any parcel or lot with frontage on Route 303 or Boston Mills Road.
      (2)   Only office, office business park, day care center, medical clinic, research laboratory uses, assisted living, continuing care retirement community, or institutional residential for the elderly and handicapped (for nine or more people) shall be permitted as the principal use of each building on parcels or lots fronting on and/or located north of Boston Mills Road.
      (3)   Only office or office business park uses shall be permitted uses by right on parcels or lots that front Route 303 and that are located 600 or more feet east of the intersection of Route 303 and Hudson Crossing Parkway. All other uses shall be allowed conditional uses.
      (4)   Commercial and retail uses permitted by right or conditionally and that reference this division, whether the use is one or more than one business establishment, shall be permitted in Districts 6 and 8 only if one of the following conditions is met:
         A.   The commercial or retail activity is part of a planned development and the total commercial or retail uses does not exceed 10,000 gross square feet in any one building and the total commercial and/or retail uses does not exceed 40,000 gross square feet within any planned development; or
         B.   The total commercial or retail uses does not exceed the lesser of 10,000 gross square feet or twenty-five percent of the gross floor area of any one building used or designed for office or industrial uses and does not exceed 40,000 gross square feet of the existing combined building gross floor area on the same parcel; or
         C.   Commercial or retail uses may occupy a building separate from an office or industrially-used building, provided there exists at least 30,000 gross square feet of building space used or designed for office or industrial use on the same parcel. The total commercial or retail uses shall not exceed twenty-five percent of the gross floor area of the total building gross floor area on the parcel, and shall not exceed a total of 40,000 gross square feet on the same parcel.
   (e)   Property Development/Design Standards. In addition to compliance with all applicable standards set forth in Section 1207.18 , Zoning Development and Site Plan Standards - for Districts 6 and 8, development in District 6 shall comply with all of the following development/design standards (all standards are minimums unless otherwise noted).
      (1)   Maximum floor area-to-lot area ratio.
         A.   Office uses:
            1.   Stand-alone: .40 to 1.0
            2.   As part of a business park: 1.0 to 1.0
         B.   Industrial and warehouse uses:
            1.   Stand-alone: .40 to 1.0
            2.   As part of a business park: 1.0 to 1.0
         C.   Mixed office and industrial uses: 1.0 to 1.0
      (2)   Minimum parcel size.
         A.   Office uses: Two acres.
         B.   Office or industrial park: Five acres.
         C.   Industrial uses: Two acres.
      (3)   Minimum setbacks. Setbacks in District 6 shall be:
         A.   Determined on case-by-case basis. Because of the pervasiveness of sensitive environmental areas within District 6, building setbacks and yard requirements for development shall be determined on a case-by-case basis by the City Manager or Planning Commission either during the subdivision approval process or during the site plan approval process. All determinations of setbacks and yard requirements shall use as a starting point the setbacks set forth in divisions (e)(3)B. and C. of this section, which may be modified pursuant to the criteria set forth in Section 1207.18(b)(3). The determination shall also be based on setbacks of existing buildings on adjacent lots and parcels and protection of any adjacent residential uses.
         B.   Minimum front yard setbacks: Fifty feet for principal and accessory buildings and twenty-five feet for parking areas/lots, except the minimum setback for principal and accessory buildings and parking lots shall be 100 feet on the south side of State Route 303 and on Boston Mills Road.
         C.   Minimum side and rear yard setbacks: Twenty-five feet.
         D.   Setbacks from adjacent residential uses: Notwithstanding the provisions above:
            1.   All buildings and structures, shall be located at least 100 feet from the lot line of any adjacent residentially zoned property.
            2.   All materials, and vehicles, whether such vehicle is parked or stored, shall be located at least fifty feet from the lot line of any adjacent residentially zoned property.
            3.   All buildings and structures shall be located at least fifty feet from the lot line of any adjacent residentially used property.
            4.   All materials, and vehicles, whether such vehicle is parked or stored, shall be located at least twenty-five feet from the lot line of any adjacent residentially used property.
      (4)   Route 303 Western Gateway: Landscaped front yard setbacks. Notwithstanding division (e)(3)B. of this section, the following front yard setback areas shall be established and maintained:
         A.   Route 303 From Terex Road Extension west to the City boundary: A front yard setback with a minimum width of 300 feet shall be required on the north side only of Route 303;
         B.   Route 303 From Terex Road Extension east for 600 feet: A front yard setback with a minimum width of 200 feet shall be required on the north side only of Route 303; and
         C.   Route 303 from 600 feet east of Terex Road Extension east to the eastern District 6 boundary: A front yard setback with a minimum width of 100 feet shall be required on the north side only of Route 303.
            All the front yard setback areas set forth above shall be landscaped to meet, at a minimum, the planting requirements set forth in Section 1207.18. Landscaping plans for these setback areas may incorporate treatments ranging from natural and undisturbed to a highly formalized landscaped design; in all cases, however, existing topography shall be respected to the maximum extent feasible through limited site grading.
      (5)   Maximum structure height: Fifty feet.
      (6)   Architecture and design standards. All uses in District 6 shall comply with the design standards set forth in Section 1207.18 (h).
      (7)   Underground storage. No underground storage shall be permitted in District 6.
      (8)   Vehicular access.
         A.   Through access. Hudson Crossing Parkway shall be extended as a public street to connect Terex Road through to either Boston Mills Road directly or indirectly using Chittenden Road. If this street extension turns west to intersect with Chittenden Road, the right-of-way shall be dedicated with sixty feet of width and constructed to City standards.
         B.   Local access. Notwithstanding provisions set forth in Section 1207.18(f) cul-de-sac access drives in District 6 shall have a sixty-foot right-of-way with a minimum 120-foot diameter turnaround.
         C.   Driveway curb cuts. To the maximum extent feasible, the number of curb cuts shall be minimized by consolidation, shared driveways, or other means. Notwithstanding the policies of Section 1207.18(f) regarding curb cuts to arterial and collector streets shall remain the basic policy but may be altered within this District through a development agreement.
      (9)   Location of parking. Off-street parking should be located at the rear or side of buildings. Parking may be located in the building front yard if limited to twenty-five percent of the required off-street parking, or a one aisle parking bay across the front of the building. There is no maximum amount of parking in the building front yard if the parking is screened with trees and/or mounding in addition to parking lot perimeter landscaping.
      (10)   Loading areas. Loading docks and other loading areas shall be sited at the rear or to the side of buildings, except that this standard may be modified or waived to preserve sensitive environmental features in unusual circumstances. All loading areas shall be screened in compliance with Section 1207.18 .
      (11)   Pedestrian amenities/linkages.
         A.   Provision shall be made in the design of all developments for non-vehicular circulation systems, including but not limited to sidewalks, pathways, and bikeways.
         B.   Sidewalks:
            1.   Sidewalks or paved paths at least five feet wide shall be provided on one side of an abutting public street.
            2.   Sidewalks at least five 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.
            4.   The Planning Commission, based upon site specific circumstances including but not limited to, topography, stormwater management, and the effect on utility systems may waive these requirements.
         C.   Linkages: To the maximum extent feasible, provision shall be made in the design of developments for connections with existing or future pedestrian systems on adjoining properties, including but not limited to connections to existing or planned future sidewalks, bikeways, walkways, or trail systems. To the maximum extent practicable, a multi-purpose trail connector shall provide north-south access south of Boston Mills Road.
(Ord. 16-148, § 9.  Passed 2-21-17; Ord. 18-93.  Passed 10-15-19.)