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(a) General Provisions. The owner of a tract of land containing not less than the minimum area required in this section may submit to the Planning Commission for review a preliminary plan for the use and development of such tract of land for:
(1) A planned shopping center, provided the tract is located in a B-3 Zone, or is located where a shopping area is indicated on the long-range plan map of the Policies Plan.
(2) A residential planned development project, provided that the tract is located in an R District, or is located at or near where a new residential area is indicated on the long-range plan map of the Policies Plan.
(3) A planned office center, or special "boardwalk" commercial center, as specified herein. A planned industrial, office or office/research park, provided that the tract is located in an M District, or is located where a development of this nature is indicated on the long-range plan map of the Policies Plan.
In accepting such a plan for review, the Commission shall be satisfied that the proponents of the development project are financially able to carry out the project; that they intend to start construction within one year of approval of the project by Council, or of the effective date of any necessary change in zoning, whichever is later; and intend to complete the development within a reasonable time as determined by the Commission.
(b) Commission to Investigate. The Commission shall investigate and ascertain whether the location, size and other characteristics of the site in the proposed plan comply with the following conditions:
(1) The proposed project is in harmony with the comprehensive Master Plan;
(2) The project will not adversely affect neighboring property;
(3) The project is at a location where traffic congestion does not exist at present on the streets to be utilized in conjunction therewith, and where such congestion will not likely be created as a result of the project;
(4) The plan of the project provides for integrated and harmonious design of buildings, and for adequate and properly arranged facilities for internal traffic circulation, off-street parking and loading, landscaping and such other features and facilities as may be necessary to make the project attractive and efficient from the standpoint of the developer as well as from the standpoint of the adjoining or surrounding existing or potential developments.
(c) Commercial Developments. If the proposed development is for a shopping center, the Commission shall be guided by the following requirements and standards:
(1) The minimum site area for a neighborhood shopping center shall be two acres and the minimum site area for a shopping center larger than neighborhood type shall be ten acres.
(2) The permitted uses in the case of a neighborhood shopping center shall be those permitted in the B-1 District in this Zoning Ordinance; and the uses permitted in larger shopping centers shall be those permitted in the B-2 District in this Ordinance.
(3) Building height and yard requirements shall be the same as prescribed for the district in which the proposed project is to be located, provided that no building shall be less than fifty feet distant from any boundary of the site of the center.
(4) The ground area occupied by all buildings shall not exceed in the aggregate twenty-five percent (25%) of the total area of the site.
(5) Notwithstanding any other provisions of this Ordinance, there shall be provided one off-street parking space of each 150 square feet of rental floor space, not including basement storage space; and there shall be provided at least one off-street loading or unloading space for each 10,000 square feet or fraction thereof of aggregate floor space of buildings in the center. At least one-third of the loading space shall be sufficient in area and vertical clearance to accommodate trucks of the tractor-trailer type.
(d) Western Planned Commercial Strip Shopping Center Projects. If the proposed development is to be a Western Planned Commercial Strip Shopping Center, the Planning Commission shall be guided by the following requirements and standards:
(1) The site shall be located in an overlay zone as specified in Section 1126.12 and shall meet the requirements specified therein.
(2) Permitted uses shall be those permitted in the B-1 District.
(3) Site development standards:
B. All permanent utility lines, pipes and conduits shall be located below ground, and all other utility installations and appurtenances shall be adequately screened.
C. No more than one twenty-four foot wide curb cut per project area shall be permitted on the minor access street, on the new street to the south for the area south of the railroad, on Rye Beach Road for the other three project areas, no less than 100 feet back from the curb line of the intersecting street, and not more than two such curb cuts shall be permitted on the major street frontage, with no curb cut less than 100 feet from the curb line of an intersecting street.
D. Landscaped buffer strips no less than thirty feet in depth, provided with grass, shrubs, flowers and trees, as designed by a registered landscape architect, shall abut all street rights of way for the full length of the property except where curb cuts are permitted.
E. The approved site plan shall provide for on-site landscaped open spaces at the sides and rear of the project equal to the half-width of the spaces indicated in the Policies Plan as public and private non-farm open spaces on the long-range plan map. Where such spaces directly abut a side or rear area of a planned strip commercial project, they shall contain earth berms and tree/shrub plantings to provide no less than forty percent (40%) opacity at any point along these lines to a height of ten feet, and shall be provided with six-foot wide paved pedestrian/jogging/bicycle paths for their full length, connecting with surrounding areas.
F. Wet run-off retention basins shall be provided in landscaped areas, provided with aerating fountain jets to reduce stagnation, to retain surface run-off and to meter it into the existing drainage network at no greater velocity and volume than that generated prior to development.
G. Design review approval by the Planning Commission of an overall development plan for the entire project area, including circulation, parking, landscaping, retention ponds, paths and proposed building elevations shall be required prior to approval of any partition or sale of the site area or any construction on the site.
H. All exterior building walls and structures shall be constructed with attractive and durable materials, such as textured concrete, brick masonry, stone or glass.
(e) Residential Developments. If the proposed development is to be a residential community development project, the Planning Commission shall be guided by the following requirements and standards:
(1) The minimum site area for a residential planned development project shall be ten acres if located in an R-1 District, and three acres if the project is located in an R-1-A or R-2 District, or an R-3 District.
(2) Permitted uses and residence types shall be the same as those permitted in the R District within which it is located, or consistent with the long-range plan map of the Policies Plan.
(3) Building height and yard requirements shall be the same as those established for the R District within which it is located, or consistent with the long-range plan map of the Policies Plan.
(4) The average lot area per family or dwelling unit, or the average net site area per dwelling unit in a condominium project shall not be less than eighty percent (80%) of the lot area per family required in the R District within which the project is located or the use type indicated on the long-range plan map of the Policies Plan.
(5) Further reduction of up to ten percent (10%) of the lot area per family required in the R District within which the project is located or as indicated for the use type shown on the long-range plan map of the Policies Plan may be provided for each of the following, based on the degree of contribution to community amenities, to a total additional reduction maximum of twenty percent (20%):
A. Provision of "parkwayed" major streets as indicated on the long-range plan map of the Policies Plan;
B. Provision of green open space areas adjoining major trafficways and other uses as indicated on the long-range plan map of the Policies Plan;
C. Dedication of public parkland in areas indicated as such on the long-range plan map of the Policies Plan;
D. Provision of pedestrian/jogging/bicycle paths of minimum six-foot paved width located in landscaped areas no less than thirty feet wide throughout the project and approximately paralleling all major adjoining streets, with connections to adjacent properties and/or public land, and provision for either public access to these facilities with local association ownership and maintenance, or public dedication.
(6) If the project contains twenty acres or more, at least five percent (5%) of the acreage of such site shall be required to be developed as a neighborhood playground or playgrounds. If the site contains less than twenty acres, the required area of play lots shall be 2,000 square feet for the first fifty dwelling units plus thirty square feet for each additional dwelling unit in excess of fifty.
(7) Residential planned development projects of 200 dwelling units or more shall provide at least one five-acre relatively flat grassed common area for neighborhood field recreation, such as softball, soccer, kite flying, etc., preferably interlinked with a neighborhood pedestrian/jogging/bicycle path system.
(8) Parking in residential planned development projects shall strictly comply with the parking requirements specified in Section 1126.01. Service drives and other service facilities shall be located entirely within the project site. Private access streets, as for example in condominium developments, shall have a paved width of no less than twenty-six feet, shall be provided with curbs and gutters, and shall be provided with road curves, turn-arounds and street grades capable of accommodating emergency vehicles as approved by the Chief of the Fire Department.
(9) Marinas shall be considered an allowable use in a residential planned development project provided that at least eighty percent (80%) of the total moorage spaces available are reserved exclusively for residents of the project area. (The remaining twenty percent (20%) may be rented, leased or sold to the public.) The eighty percent (80%) reserved for the residents shall not be subleased, rented or sold to anyone outside the development area. (Off-street parking shall comply with Section 1126.01.)
(Ord. 1990-20. Passed 11-26-90.)
(f) Industrial Developments. If the proposed development is to be an industrial planned development project, the Planning Commission shall be guided by the following requirements and standards:
A. The Planned Industrial Development Project Overlay Zone shall be referred to hereinafter as the Class A Planned Industrial Development Project District.
B. The River Park Planned Industrial Development Project Overlay Zone shall be referred to hereinafter as the Class B Planned Industrial Development Project District.
(2) Permitted uses in a Class A District include:
A. Research. Research offices and laboratories, including testing, provided such testing complies with the performance standards established in Section 1126.06.
B. Offices. Corporate headquarters, regional headquarters and administrative offices with twenty-five or more employees. Local service offices, such as real estate sales, insurance agencies, doctor's offices or other offices typically found in commercial districts may be included only in a structure or integrated complex of at least 50,000 square feet of developed gross floor area.
C. Manufacturing. Industries that manufacture medical equipment and/or supplies, communications equipment, electronic components or measuring, analyzing and controlling instruments; any use listed as a permitted use in the I-1 Zone.
D. Industrial Greenhouse Facilities. Industrial Greenhouse Facilities shall meet the following requirements:
(i) Site Plan Review, which shall include:
(a) Design review and approval, including building placement, footprint(s) and elevations, parking, site ingress and egress, maintenance, fire prevention and safety plans and landscaping.
(b) Electrical requirements review, including review and approval of all electrical requirements for the facility at various hours of the day (such as daytime requirements vs. nighttime requirements).
(c) Lighting plan review, which shall include a comprehensive review of the applicant's proposal for any proposed light emissions of the Industrial Greenhouse Facility in excess of ten percent (10%) of the maximum unshaded light emitted by the facility, which is intended to occur at the facility after dusk.
1. The applicant shall be permitted to emit no more than ten percent (10%) of the maximum unshaded light emitted by the facility, under circumstances where the facility requires nighttime ventilation, provided however, that when emissions exceed 10%, the Facility management shall provide notice to the City Manager and follow the procedures set forth in the approved contingency plan.
(d) Proposed contingency plan for how Facility management will handle any necessary or emergency violation of nighttime lumen maximums established by Planning Commission, including notice to City Manager, maximum duration of emergency before automatic penalties will be imposed and other relevant factors.
(e) Agreement by Facility owner and management and successors to be bound by penalty provisions of Site Plan Permit, which penalties will be automatically imposed for a violation of the Facility's lighting plan, as submitted and approved pursuant to the Site Plan Review process.
(f) Refusal by Facility owner and management to agree to be bound by the penalty provisions of the Site Plan Permit shall be grounds for rejecting the Site Plan and refusing to grant the Site Plan Permit. Refusal of a successor management to be bound by the provisions of the Site Plan Permit shall be grounds for immediate revocation of the Site Plan Permit.
E. Other uses. Conference facilities; recreational and cultural facilities limited to health clubs, tennis courts and other such facilities primarily of service to employees of the project; cafeterias primarily oriented toward serving project employees; common open space and outdoor recreational facilities; accessory uses including, but not limited to, facilities for administration, maintenance and fire prevention and safety; accessory warehouse or storage structures developed to serve a primary use on the same site, provided that the floor area of such limited use constitutes no more than twenty-five percent (25%) of the developed floor area of the primary use.
(3) Permitted uses in a Class B District include: All uses permitted in a Class A District, plus all uses that are principal permitted uses in the I-2 District, plus planned mobile home parks, but excluding poultry slaughterhouses, meat packing, storage of junk and rags, auto or truck storage or repair, and veterinary clinics and kennels.
(4) Site development standards.
A. In a Class A District, there shall be set aside for common open space not less than two acres of land for every ten acres of land devoted to office, research, industry, business or commercial use.
B. In a Class B District, there shall be set aside for common open space not less than one acre of land for every ten acres of land devoted to office, research, warehouse, industry, business or commercial use.
C. Such common open spaces shall be designed by a registered landscape architect and maintained in a professional manner. These spaces shall be designed and located as to fulfill the Policies Plan with regard to public and private non-farm open space and street parkways as indicated on the long-range plan map of the Policies Plan.
D. In a Class A District, such common open spaces shall be provided with paved six-foot wide pedestrian/jogging/bicycle paths throughout the project area and connecting with surrounding properties and public land.
E. Wet runoff retention basins shall be provided in common areas, landscaped as an integral part of the design and provided with aerating fountain jets to reduce stagnation, to retain surface and meter it into the existing drainage network at no greater velocity and volume than that generated prior to development.
F. In the Class A District, all permanent utility lines, pipes and conduits shall be located below ground, and all other utility installations and appurtenances shall be adequately screened.
H. Design review approval by the Planning Commission of an overall development plan for the site area, including circulation, parking, landscaping and proposed building elevations shall be required prior to the approval of any partition or subdivision of the site area.
I. Except at railroads or where a building site directly abuts a required public or private non-farm open space as designated on the long-range plan map of the Policies Plan, each perimeter building site, where it abuts land beyond this District or a public road, shall provide an on-site landscaped setback of no less than fifty feet.
J. Each development site in the District shall have no less than 100-foot frontage on a public street.
K. No less than twenty-five percent (25%) of the total site area of each development site shall be used for landscaping, designed by a registered landscape architect and maintained by a professional landscape maintenance corporation. Undeveloped portions of a site shall be seeded, mowed and maintained as lawn area.
L. All exterior building walls and structures shall be constructed with attractive and durable materials, such as textured concrete, masonry, stone, brick, finished wood, stucco or glass. In the Class A District, no metal-paneled or pole structures shall be permitted.
M. For Industrial Greenhouse Facilities only: As part of the Industrial Greenhouse Facility Site Plan review and approval process provided for in this Section, the Planning Commission shall include in the Site Plan approval the penalties set forth below which shall be automatically imposed on the Facility in the event that the Facility violates the approved maximum nighttime light emissions provided for in this section and the Facility's permit.
(i) No automatic penalty shall be imposed if the Facility owner or management establishes that it is in compliance with the lighting emergency contingency plan approved as part of the approved site plan, or if otherwise deferred by the City Manager, for good cause shown.
(ii) The automatic penalty shall be set forth in the Site Plan as approved pursuant to this Section, and shall include the following:
(1) Facility owner or management shall shut off all interior grow lighting until the violations are corrected to the satisfaction of the City Manager or designee.
(2) If Facility owner or management fail to comply as set forth in (1), the City Manager or designee shall suspend or revoke the zoning permit and shut down the Facility until the violations are corrected to the satisfaction of the City Manager or designee.
(3) In addition to the foregoing, the Facility shall pay a civil penalty of $1,000 per day for each day a violation exists until corrected.
(Ord. 2019-9. Passed 7-23-19.)
(g) Planned Office Development Project. If the proposed development is to be a planned office development project, the Planning Commission shall be guided by the following requirements and standards:
(1) The site shall be located in an overlay zone as specified in Section 1126.11 and shall meet the requirements specified therein.
(2) Permitted uses include:
A. Offices: Corporate headquarters, regional headquarters and administrative offices with fifty or more employees, or joint occupancy by two or more such uses with a total of fifty or more employees.
B. Other uses: Conference facilities, indoor and outdoor recreational facilities, cafeterias and other forms of food service, all solely serving the employees in the project; common open space; off-street parking as required to serve the office uses; facilities necessary to project administration, maintenance, fire protection and safety.
(3) Site development standards:
A. No site shall be less than ten acres.
B. No less than forty percent (40%) of the total site area shall be set aside for common open space and landscaped area. Such areas shall be designed by a registered landscape architect and maintained by a professional landscape maintenance corporation, and shall be designed and located to fulfill the Policies Plan with regard to public and private non-farm open spaces, street parkways and waterways, as indicated on the long-range plan map of the Policies Plan. Undeveloped portions of the site shall be seeded, mowed and maintained as lawn area unless in woodlands.
C. Projects shall provide paved six-foot wide pedestrian/jogging/bicycle paths throughout the common landscaped areas and near the perimeters of the site, with connections to such private or public path systems on adjoining properties.
D. Wet run-off retention basins shall be provided, or expanded existing on-site water areas, landscaped as an integral part of the design and provided with aerating fountain jets to reduce stagnation, to retain surface run-off from building, parking and lawn areas and to meter it into the existing drainage network at no greater velocity and volume than generated prior to development.
E. All permanent utility lines, pipes and conduits shall be located below ground, and all other utility installations and appurtenances shall be adequately screened.
G. Design review approval by the Planning Commission of an overall development plan for the project area, including circulation, parking, landscaping, proposed building elevations and signage, shall be required prior to the approval of the project.
H. Each project shall be provided at every point on its perimeter with an on-site landscaped setback of no less than 150 feet.
I. All exterior building walls and structures shall be constructed with attractive and durable materials, such as textured concrete, brick masonry, stone or glass.
J. No more than two signs shall be permitted for each project, announcing the names of the corporations housed therein. These signs, interior illuminated or back-lighted, shall be building-wall-surface mounted and shall not exceed twenty-five feet in any dimension.
(h) Final Plan. Upon determination by the Planning Commission that the proposed development project as shown in the preliminary plan thereof conforms to the requirements of all applicable provisions of this Ordinance, the proponent shall prepare and submit a final development plan which plan shall incorporate any changes or modifications required or suggested by the Commission.
(i) Submission to Council. The final development plan shall be submitted by the Commission together with its report and recommendations to Council and Council shall hold a public hearing on both the development plan, and the application for any necessary change in zoning where shopping centers are involved.
(j) Council Action. Following such a public hearing, Council may modify the plan of the project consistent with the intent and purposes to be served by the provisions of this section and other provisions of this Ordinance, and may change the zoning of the site to the classification permitted the proposed development in conformity with the final plan as approved at that time.
(Ord. 1990-20. Passed 11-26-90.)
(a) General Requirements. No land or structure in any district shall be used or occupied in any manner so as to create a dangerous, injurious, noxious or otherwise objectionable fire, explosive or other hazard; noise or vibration, smoke, dust, odor or other form of air pollution; water pollution; heat, cold, dampness, electrical or other substance, condition or element; in such a manner or in such amount as to adversely affect the adjoining premises or surrounding area, referred to herein as "dangerous or objectionable elements"; provided that any use permitted or not prohibited by this Zoning Ordinance may be established and maintained if it conforms to the provisions of this section.
(b) Existing Uses. Whenever it is alleged that a use of land or structure creates or is likely to create or otherwise produce dangerous or objectionable elements, the Board of Building and Zoning Appeals shall make a preliminary investigation of the matter and shall forward its report, together with all preliminary findings and evidence to Council. In the event that the Board concurs in the allegation that there exists or are likely to be created such dangerous or objectionable elements, it shall request Council to authorize the employment of a competent specialist or testing laboratory for the purpose of determining the nature and extent of such dangerous or objectionable elements and of practicable means of remedying such condition.
Upon receipt of the findings and recommendations of such specialist or laboratory, the Board may approve, partially approve or disapprove the measures recommended therein and instruct the Building Official to proceed with the enforcement of such measures in accordance with the provisions of Section 1139.01.
The City shall bear the costs of the various tests, consultant fees or other investigations which are required herein, provided that the owner of the use under investigation reimburses the City for all such expenses in the event that operation or use of such property is found to be in violation of the provisions of this section by the Board, or, if contested, by a court of competent jurisdiction. Such reimbursement shall be made within thirty days from the date of the final Board ruling or court judgment.
(c) Certain New Uses. Applications for building permits or zoning certificates, together with plans and specifications for the manufacture or processing of materials listed in subsections (c)(1) and (2) hereof, and of such other uses which may be of similar characteristics in the opinion of the Building Official shall be referred by him to the Board. The Board may cause such plans and specifications to be examined by a competent specialist or laboratory in the manner prescribed previously in subsection (b) hereof. The following uses shall be subject to such performance standard review:
(1) Manufacturing. Involving primary production of the following products from raw materials: asphalt, cement, charcoal and fuel briquettes; aniline dyes, ammonia, carbide, caustic soda, cellulose, chlorine, carbon black and bone black, creosote, hydrogen and oxygen, industrial alcohol, nitrates of explosive nature, potash, plastic materials and synthetic resins, pyroxylin, rayon yarn, and hydrochloric, nitric, phosphoric, picric and sulphuric acids; coal, coke and tar compound, explosives, fertilizers, gelatin, animal glue and size; gas manufacturing, unless incidental to a principal use; turpentine, matches, rubber, soaps, fat rendering.
(2) Processing. Involving the following: nitrating of cotton or other materials; magnesium foundry; reduction, refining, smelting of metal or metal ores; refining of petroleum products, such as gasoline, kerosene, naphtha, lubricating oil, distillation of wood or bones; melting and alloying of metals; stockyards, slag piles; storage of fireworks or explosives, except where incidental to a permitted principal use.
Any use authorized under the provisions of this section shall comply continually therewith and shall remedy any additional dangerous or objectionable elements which may develop in the course of its operation.
The applicant shall bear the actual costs of all tests and investigations required for new uses listed under subsections (c)(1) and (2) hereof, which shall be in addition to the usual building and zoning permit fees prescribed by this Ordinance.
(Ord. 1990-20. Passed 11-26-90.)
(a) Purpose. It is the purpose of this section to provide for the establishment of planned mobile home residential developments in the City and to regulate the same together with the use of mobile homes therein. It is recognized that a well planned, maintained and conducted mobile home park can be an asset to the community.
(b) Intent. It is intended that these provisions shall be supplemental to the Land Subdivision Regulations and that the provisions of those chapters shall govern where applicable but be modified to permit things contemplated herein.
(c) Definitions. When used herein, the following words or terms shall have the meanings herein ascribed to them. If not defined herein but defined in other sections of the Planning and Zoning Code, they shall have that meaning set forth herein.
(1) "Mobile home" means any non-self-propelled vehicle so designed, constructed, reconstructed or added to by means of accessories in such manner as will permit the use and occupancy thereof for human habitation, when connected to indicated utilities, whether resting on wheels or jacks.
(2) "Mobile home lot" means a parcel of land for the placement of a single mobile home and the exclusive use of its occupants.
(3) "Mobile home park" means any site, lot, field or tract of land upon which may be laid out or subdivided into mobile home lots, as a planned mobile home residential development in accordance with the following regulations, and includes any roadways, buildings, structures, vehicles or enclosures used or intended for use as a part of the facilities of such park.
(4) "Patio" means a hard-surfaced outdoor living space designed to supplement the mobile home living area.
(d) Application. To obtain approval for a tract of land as a planned mobile home residential development, an owner of property shall submit a development plan together with a plot plan prepared by and bearing the seal of an Ohio registered architect or engineer, complete in detail and showing the following:
(1) Location and legal description;
(2) Entrance to and exits from the park;
(3) Vehicular roadways, driveways and pedestrian walks;
(4) Design, showing size and arrangement of mobile home lots and stands, location of roadways, service and utility buildings;
(5) Topography by two-foot contour intervals;
(6) Areas set aside for recreation, clothes washing and drying, storage and off-street parking;
(7) Fencing and screen planting on the premises;
(8) Provisions for trash and garbage removal;
(9) Gas, electric and phone service connections to each space, service connections shall be underground;
(10) Provision for the lighting of roadways, driveways and pedestrian walks;
(11) Water and sewer availability and distribution lines to each space;
(12) Typical lot plan.
Design standards, so far as applicable and not modified, altered or in conflict with this section, shall be in accordance with the Land Subdivision Regulations.
(e) Minimum Areas. The minimum area for a planned mobile home residential development shall be ten acres and the density of mobile home lots shall be not more than ten to the net acre. Net acreage is defined as the acreage remaining after the deduction of areas set aside for storage, recreation, clothes drying, garbage and trash collection points, utility and service buildings, areas and spaces, roadways, driveways, walkways and off-street parking.
(f) General Standards. When an application for a planned mobile home residential development has been submitted, the Planning Commission shall evaluate the application in accordance with the following general standards:
(1) A mobile home park shall have access to adequate streets and highways with pavement not less than twenty-seven feet wide.
(2) Environmental factors involved shall be such that livability in a mobile home park may be secured and any adverse effects to surrounding uses or property values such as noises, odors, smoke, unusual traffic hazards, lack of landscaping and drainage problems will be eliminated. In considering livability, recognition shall be given to the setting of mobile homes on lots, the availability of schools, commercial and other public facilities and the nature of abutting zone districts.
(3) Planned mobile home residential developments shall only be permitted in the I-2 District, and only as an integral part of an industrial park planned development project.
(4) The mobile home park shall be arranged so that all mobile home lots and accessory buildings face on an interior roadway. Any lots abutting a dedicated public right of way shall be fenced and screen planted.
(5) A mobile home park of more than 100 mobile home lots shall have more than one entrance and exit to a public street or highway.
No application shall be approved until it is determined by the Planning Commission that the proposed mobile home park will meet all of the foregoing general standards.
(g) Specific Requirements. No application for a planned mobile home residential development shall be approved by the Planning Commission, nor shall a mobile home park be permitted to be maintained thereafter, unless it meets the following specific requirements:
(1) Minimum width: 250 feet.
(2) Minimum front yard setback: Twenty-five feet, except when it fronts on a state highway which shall require fifty feet.
(3) Minimum side yard setback: Ten feet along interior lot lines; fifteen feet along public right of way; except when the right of way is a state highway, which shall require twenty-five feet.
(4) Minimum rear yard setbacks: Fifteen feet, except when the rear yards abuts a dedicated public right of way which shall require a minimum of twenty-five feet.
(5) Entrance and exit roadways shall connect to a public street or highway and be not less than fifty feet wide from front lot line to front lot line of the abutting mobile home lots and other areas. Entrance and exit roadways shall be connected into the park roadways so that the roadway system is continuous. Pavement shall be at least thirty-two feet wide at entrances and exits and twenty-seven feet on other roadways, width being measured from back of curb to back of curb.
(6) All utility installations, including but not limited to electric power lines, telephone lines, television lines and service connections therefor shall be underground.
(7) There shall be no exterior television or radio antennas except for a community-type antenna for the use of all park residents.
(h) Mobile Home and Mobile Home Lot Requirements. No application for a planned mobile home residential development shall be approved by the Planning Commission, nor shall a planned mobile home residential development be permitted or maintained thereafter, unless the mobile home lots and the placement of mobile homes thereon meet the following specific requirements:
(1) Minimum area of mobile home lot: 4,000 square feet.
(2) Minimum area of mobile home: 400 square feet.
(3) Maximum height of structures of mobile homes: Sixteen feet.
(4) Maximum heights of structures of accessory building: Sixteen feet.
(5) Minimum width of mobile home lot at setback line: Forty feet. (Corner lot shall be fifty feet.)
(6) Minimum length of mobile home lot: 100 feet.
(7) Minimum rear yard setback of lot: Ten feet. (This means opposite side of front yard.)
(8) Minimum front yard setback of lot: Twenty feet. (This shall mean street side of lot.)
(9) Minimum side yard on entry side of mobile home: Twenty feet.
(10) Minimum side yard on entry side of mobile home: Twenty feet.
(11) Mobile homes shall not be closer together than twenty-five feet at side yard and twenty feet at rear yard.
(12) No mobile home shall be placed closer than ten feet to a private interior roadway or driveway. Each mobile home shall have access to the park roadway system.
(13) Each mobile home lot shall contain a concrete pad ten by forty feet.
(14) Each mobile home lot shall provide two off-street parking spaces, each ten by twenty feet and hard-surfaced, and a hard surface driveway.
(15) The mobile home bottom shall be enclosed. Enclosure shall be commercially produced fireproof material and shall completely enclose the mobile home from the bottom of the chassis or frame to the surface of the ground or concrete pad.
(16) No buildings or structures shall be added to a mobile home except a patio, an unenclosed or unheated enclosed porch or carport. The total square footage for all additional buildings or structures, exclusive of the patio, shall not exceed 160 feet, nor shall they extend more than ten feet from a mobile home.
(i) Mobile Home Park Facilities Building. Each planned mobile home residential development shall contain an enclosed facilities building of a minimum of 2,000 square feet with space devoted to office, laundry, toilet and recreation and no application shall be approved by the Planning Commission and no planned mobile home residential development shall be permitted or maintained without one. For each 100 mobile homes in the park, at least 960 square feet of space shall be provided for recreation and 250 square feet for each additional twenty-five mobile homes or parts thereof.
(j) Yard Requirements, Facilities Building. The following minimum yard requirements shall apply to any mobile home park facilities building:
(1) Minimum front yard: Fifty feet.
(2) Minimum side yard: Twenty-five feet.
(3) Minimum rear yard: Twenty-five feet; except if abutting onto dedicated public right of way: thirty-five feet.
(k) Permitted Uses. No building, structure or land shall be used, and no building shall be erected, structurally altered or enlarged, except as provided herein. The following uses are permitted in a planned mobile home residential development:
(1) Mobile homes for one-family dwellings, one per mobile home lot;
(2) Accessory buildings and uses incidental to and in conformance with the foregoing use;
(3) Schools, public and parochial, provided that all structures and buildings are set back not less than fifty feet from side lot lines and 100 feet from front property lines;
(4) Churches and parish houses, provided the church is set back thirty feet from side lot lines;
(5) Public utility substations;
(6) As an accessory use to a mobile home, home offices and occupations as permitted in single-family residential districts under the Planning and Zoning Code may be maintained provided not more than twenty percent (20%) of the floor area of the mobile home is used for such purpose and no sign advertising the same exceeding one and one-half square feet is used.
(l) Sanitary Standards. No application for a planned mobile home residential development shall be approved, nor shall a mobile home park be permitted or maintained thereafter, unless the sanitary standards of the Department of Health, including but not limited to the regulations relating to garbage and trash containers, racks and rack locations, rodent and insect control, garbage and trash collection and removal are adhered to and complied with.
(m) Approval by Planning Commission. Upon determination by the Commission that the proposed planned mobile home residential development conforms to the requirements of all applicable provisions of these regulations, the applicant shall prepare and submit a final development plan incorporating all changes and modifications required by the Commission. Upon receipt of an acceptable final plan, the Commission shall approve the same and transmit it to Council for its approval.
(n) Council Action. Upon receipt of the final approved plan from the Commission, Council shall fix a date for a public hearing on such plan, notice of the time and place of which shall be given at least thirty days prior thereto by publication in a newspaper of general circulation in the City.
Following such hearing and after reviewing the final plan as recommended by the Commission, Council shall consider such plan and vote on the passage of an ordinance approving such plan.
(o) Effect of Council Approval. If Council adopts an ordinance approving such final plan, such approval shall be for a period of two years to allow the preparation of the required construction plans, submission of such plans to the City for approval and other details preparatory to construction. If such construction is not started within the two-year period, the developer may file a written request with Council for a one-year extension. If Council determines that construction will probably be commenced within the one-year extension period, it may grant such extension without further public hearing.
(p) Submission of Construction Plans and Performance Bond. After approval of the final plan by Council and before commencing with the construction of any improvements, detailed construction plans for all site improvements, to be constructed in accordance with the approved final plan, shall be submitted to the Planning Commission for approval. The owner shall also give to the City a full construction and maintenance performance bond in the amount of the estimated cost of the grading, storm sewers, sanitary sewers, water lines, street paving, walks, corner markers and incidentals necessary to complete the construction of the project.
The bond shall be executed by the owner with a security or securities satisfactory to the Finance Director and the Law Director, guaranteeing the completion of the improvements within such time as is proposed by the owner.
Upon completion of various items of work, the owner shall apply to the City for final inspection. If the City finds that all installments meet the requirements of the approved plans and specifications, the bond shall be released.
If the improvements are not completed as proposed within the time limit that was established, the bond shall be forfeited and the money shall be collected by the City and used to complete the specified improvements. The money that is collected from the bond shall be used for no other purpose, and any money remaining after completion of the work shall be returned to the original depositor.
(Ord. 1990-20. Passed 11-26-90.)
(a) Location. A special Bed and Breakfast Residence Overlay District is hereby created composed of those portions of residential zones (all "R" prefixed zones) that are within an area defined by the western limits of the southern limit of the business zone to the north of Wall Street, thence to the west at the Lake Erie Shore to the ditch immediately to the west of West Drive, thence in a southerly direction along this ditch to the rear (south) property line of the residential properties at the south side of West Cleveland Road, thence following this property line to the east to the west property line of the residences facing on the west side of Ohio Street, thence south along this rear property line to Route 6, crossing Route 6 to the west property line of the residential properties facing onto the west side of Center Street and along this line to the south to the railroad track, along the railroad track to the east to the commercial zone fronting on the east side of Williams Street and then northerly to the point of beginning.
(b) Permitted Uses. In this portion of these residential areas, deemed to be the Historic Residential Core of Huron, bed and breakfast residences shall be permitted as uses in residential structures, as defined in Section 1121.04
, in addition to the permitted uses specified elsewhere in this Zoning Ordinance for these districts, under the following additional restrictions.
(c) Restrictions. A bed and breakfast residence shall contain no more than two guest rooms, to be occupied by no more than a total of four adults, and shall be operated by the resident owner of the property. Guest rooms are intended for transient short-term occupancy and may not be occupied for more than fourteen days. Breakfast shall be provided only to guest room occupants and not to the general public. Only one nonilluminated sign shall be permitted in relation to a bed and breakfast residence. The sign shall be executed in historically appropriate period-style letters, and shall not contain the words "hotel", "motel", "boarding house", "room" or "rooms". No residence shall be removed in order to allow for a bed and breakfast use, nor shall a residence, or a tree larger than four inches in trunk diameter, be removed to provide parking for such a use.
Other than the single permitted sign, there shall be no exterior expression of the bed and breakfast use that is not a common exterior expression of the residence types of the overlayed residential district. Bed and breakfast residence guest rooms shall all be within the principal residence and shall be a part of the residential utility services systems.
(Ord. 1990-20. Passed 11-26-90.)
Upon submission of a petition signed by the owners of eighty percent (80%) or more of the property located within the area designated as "IND" on the long-range plan map of the Policies Plan that is located south of the current railroad tracks, north of Bogart Road and east of Rye Beach Road, including the half-width of contiguous areas designated for new streets or public and private non-farm open area, and upon submission of an approved plan of development for that entire area that is consistent with the Policies Plan and meets the requirements of a "Class A" Planned Industrial Development Project as specified in this Zoning Ordinance, such area shall be rezoned as a "Class A" Industrial Planned Development Project.
(Ord. 2019-9. Passed 7-23-19.)
Upon submission of a petition signed by the owners of eighty percent (80%) or more of any contiguous sixty acres or more of the property located within the area designated as "IND" on the long-range plan map of the Policies Plan that is located to the north of Sprowl Road, west of Berlin Road, east of River Road and south of the current railroad tracks, including the half-width of contiguous areas designated as a new street, public park, or public and private non-farm open areas, and upon submission of an approved plan of development for that area that is consistent with the Policies Plan and meets the requirements of a "Class B" Planned Industrial Development Project as specified in this Zoning Ordinance, such area shall be so rezoned.
(Ord. 1990-20. Passed 11-26-90.)
Upon submission of a petition signed by the owners of the land shown on the long-range plan map of the Policies Plan as designated for a planned office center, as indicated by a letter "O" inside a circle inside spaces indicated as public and private non-farm open areas, including the full width of such open area buffers where they abut other private land uses, public streets, railroads and/or watercourses, and upon submission of an approved plan of development for that area that is consistent with the Policies Plan and meets the requirements of a Planned Office Development Project as specified in this Zoning Ordinance, such area shall be so rezoned.
(Ord. 1990-20. Passed 11-26-90.)
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