(A) B-2 Land Use District Statement of Intent.
(1) This zone is created primarily as a result of the ever increasing space demands of the auto oriented shopper, and to provide space for continued growth of such commercial facilities adjacent to or near major thoroughfares.
(2) The most important factor in this district to promote a more efficient land use and thoroughfare plan for the community is the provision of off-street parking and loading space. It is intended that all land uses (including accessory or supplemental uses) in this district provide an appropriate amount of off-street parking and loading facilities.
(3) This zone discourages further strip type development which tends to hamper the flow of thoroughfare traffic.
(B) NOTES. For Sign Regulations see §§ 161.240 through 161.258 of this Ordinance. All outdoor areas of a Day Care Center, or Day Care Home where any child may reasonably be expected to be present shall be enclosed by a four foot chain link or six foot privacy fence approved by Building Inspector unless waived by City Council.
(C) Schedule of District Regulations.
(1) Permitted Principal Uses and Structures. The following service establishments or offices wherein or whereat incidental but subordinate sale of merchandise may or may not be available.
(a) Appliance Repair.
(b) Amusement Centers, indoor or outdoor.
(c) Art Galleries.
(d) Auto Parking Lots or Structures.
(e) Auto & Truck servicing within buildings.
(f) Auto Washing.
(g) Banks.
(h) Barber.
(i) Beauty Shops.
(j) Blueprinting & Photocopying.
(k) Business & Professional Offices.
(l) Bowling Alleys.
(m) Catering.
(n) Chambers of Commerce.
(o) Church or Temple.
(p) Clothes.
(q) Cleaning Agency.
(r) Clubs or Lodges, Private.
(s) Coin operated Laundromat.
(t) Coin operated Dry Cleaning.
(u) Construction Company but not outside storage of equipment.
(v) Credit Bureaus & Collections.
(w) Currency Exchanges.
(x) Custom Tailor & Dressmaking.
(y) Employment Agencies.
(z) Essential Services.
(aa) Exterminators.
(bb) Automobile Service Station.
(cc) Fire Station.
(dd) Funeral Homes.
(ee) General Loan.
(ff) Governmental Offices.
(gg) Hotels & Motels.
(hh) Insurance Agencies.
(ii) Interior Decorator.
(jj) Janitorial Services.
(kk) Jewelry Repair.
(ll) Labor Unions & Halls.
(mm) Laundry Agencies.
(nn) Libraries.
(oo) Locksmiths.
(pp) Motion Picture Theaters.
(qq) Museums.
(rr) Newspaper Offices but not newspaper plants.
(ss) Pawn Brokers.
(tt) Photographer.
(uu) Police Station.
(vv) Poolhall.
(ww) Post Office.
(xx) Printers.
(yy) Radio Studios.
(zz) Rental Equipment.
(aaa) Savings & Loan Association.
(bbb) Secretarial.
(ccc) Security & Commodity Brokers & Dealers.
(ddd) Small Loan.
(eee) TV Studios.
(fff) Title Abstract Offices.
(ggg) Transportation Terminals (passenger).
(hhh) Travel Agencies.
(iii) Upholstery Shop.
(jjj) Utility Company Offices, but not outside storage of equipment.
(kkk) Veterinarians.
(mmm) Stores or shops offering the following merchandise primarily at retail & wherein or whereat incidental but subordinate related services may or may not be available:
1. Appliances.
2. Autoglass.
3. Auto Parks Wholesale or retail.
4. Auto & Truck Sales.
5. Bakery Good’s.
6. Books.
7. Camera Shop.
8. Candy Shop.
9. Catering.
10. Chemical Supplies.
11. Confectionery.
12. Dairy Products.
13. Delicatessen or Food Department Store Drapery.
14. Drug.
15. Dry Goods.
16. Farm & Garden Supplies, but not milling or grain storage operations nor sale of major agricultural implements.
17. Automobile Service Station.
18. Florist.
19. Food.
20. Furniture.
21. Gifts.
22. Grocery & Supermarkets.
23. Hardware.
24. Ice Cream Ice Milk.
25. Liquor.
26. Locksmith.
27. Mail Order.
28. Meat, Poultry or Fish.
29. Milliner.
30. Music.
31. Notions.
32. Office Supply.
33. Optical Merchandise.
34. Paint, Wallpaper, Glass.
35. Pawn Brokers.
36. Periodicals.
37. Pet Shop.
38. Pharmacy.
39. Ready to wear Men’s, Women’s, Children’s, Infants’.
40. Restaurants.
41. Shoes.
42. Sporting Goods.
43. Stationery.
44. Tavern.
45. Tire Dealers within buildings.
46. Trading Stamp Redemption.
47. Trailer or Mobile Homes.
48. Tobacco, News.
49. Toys.
50. Variety or Dime.
(nnn) Other uses determined by administrative official. The administrative official shall have authority to determine other uses, in addition to those specifically listed herein, when in his judgment such other uses are similar to and no more objectionable to the public welfare than those listed.
(ooo) Ambulance services, except helicopter and air ambulance services.
(ppp) Non-residential sleeping quarters for ambulance services providing emergency medical first responder services, excluding helicopter and air ambulance service, when used solely in conjunction with and forming part of a premises of a provider of emergency medical first responder services. If the use is situated solely upon real estate owned by a governmental entity then the sleeping quarters may be situated within a mobile home (notwithstanding § 156.04 of the Revised Code of Ordinances) if the following conditions are met:
1. Written variance must be obtained from the Zoning Board of Appeals permitting use of the mobile home, which variance shall be granted only if each and every condition set forth herein is met.
2. The mobile home shall be an accessory structure only;
3. The sleeping quarters must be the primary use within the mobile home, with any office use being secondary and with storage use being prohibited;
4. The variance permitting use of a mobile home shall immediately terminate upon any transfer of title to the real estate or to the mobile home or transfer of the assets of the emergency medical first responder service provider or cessation of business of same or cessation of use of the mobile home for sleeping quarters or expiration of any lease or agreement with the governmental entity, or upon any condition imposed herein not being satisfied;
5. The mobile home must be removed within 30-days of termination of the variance permitting placement of the mobile home.
(qqq) Non-Commercial Solar Energy Facility- see Chapter 160 of the Revised Code.
(2) Permitted Accessory Uses and Structures. Only those accessory uses and structures customarily incidental to principal uses and structures, including: Propane Filling Station with a Conditional Use Permit but only for the uses specified herein.
(3) Conditional Uses. After notice & appropriate safeguards, the City Council may permit as Conditional Uses:
(a) The following manufacturing operations providing they are of a limited nature, in conjunction with a permitted use, and in harmony with other activities in this district.
1. Bakery Manufacturing.
2. Candy Manufacturing.
3. Drapery Manufacturing.
4. Jewelry Manufacturing.
5. Clothes Cleaning Plant or Laundry.
(b) The following uses providing the location, nature and extent of proposed operations are compatible with other uses in the district, and that any proposed development plan provides consideration for integration with the thoroughfare system of the neighborhood and community:
1. Day Care Center.
2. Kennel.
3. Crematorium operated in conjunction with Funeral Home.
4. Newspaper Printing Plants.
5. Lumber Yards.
6. Agricultural Implement Store.
7. Warehouses.
8. Moving & Storage operations conducted within a building.
9. Drive In Theaters.
10. Winery.
12. Adult Daycare.
13. Cannabis Dispensing Organization.
a. must be 1500 feet distance between each use as measured from each property line and 100 feet distance from any pre-existing church or daycare or pre-school facility or primary or secondary school or residential care home, as measured from the property line of the Cannabis Dispensing Organization and the closest building line of the church or daycare or pre-school facility or primary or secondary school or residential care home and
b. cannabis café, lounge, or on-site consumption is prohibited).
14. One dwelling unit used solely in conjunction with and forming part of a funeral home.
15. One on-premises dwelling unit used solely in conjunction with Moving & Storage operations conducted within a building for use only by the security employee of said business; provided the dwelling unit shall have a floor area of not less than 500 square feet and not more than 800 square feet, shall have not more than two bedrooms (sleeping rooms), and shall comply with all Housing, Building, and Safety Codes applicable to a residential dwelling.
16. Propane Filling Station (See Notes below).
(c) Conditional Use Notes: Propane Filling Station:
1. Permitted only as an Accessory Use for a retailer which primarily engages in sales of and service for travel trailers or for a retailer which primarily engages in sale of farm, garden, and hardware supplies.
2. Must be enclosed by an approved locking security fencing not less than 6 feet in height.
3. Minimum distance of security fencing to residentially zoned property shall be 330 feet in all directions (with no variance permitted), measured from the fencing to the property line of the residentially zoned property.
4. Maximum tank size (with no variance permitted) shall be 1000 gallons.
5. Only Liquid Propane Gas (LPG) designated UN 1075 shall be stored or sold upon the premises.
6. Must comply with applicable Codes, including Chapter 91 of Revised Code.
7. Shall be subject to such additional conditions as determined by the City Council to be necessary to protect the public interests.
(4) Prohibited Uses. Any use more appropriate to another zone or zones including, but not limited to:
(a) Residential Dwelling Units.
(b) Mobile Homes.
(c) Travel Trailers.
(d) Agriculture.
(e) Industrial or Manufacture Operations except as permitted by the Planning Commission.
(f) Abandoned Automobile.
(g) Automobile Wrecking.
(h) Mineral Extractive Operations.
(i) Equipment Terminal, Truck Terminal, Truck Stop (except lawful non-conforming use existing on October 21, 2019, provided parking area or use shall not be increased.)
(5) Minimum lot area; Minimum yards (all buildings); Minimum floor area (principal buildings); Maximum height (all buildings); Maximum floor area ratio (all buildings).
(a) MIN. LOT AREA: 5,000 Sq. Ft.
(b) MIN. LOT WIDTH: 50’.
(c) MIN. FRONT YARD DEPTH: 35’.
(d) MIN. REAR YARD DEPTH: None.
(e) MIN. SIDE YARD: If lot abuts public alley on rear, none required, otherwise one side yard shall be required a minimum of 20’ to permit off-street parking.
(f) MIN. FLOOR AREA: N/A MAX. HEIGHT: 35’.
(g) MAX. STORIES: 2.
(h) MAX. FLOOR AREA RATIO: .60.
(6) Minimum off-street parking & loading. Off-street parking shall be required as follows:
Land use | Parking spaces | Loading spaces |
Land use | Parking spaces | Loading spaces |
Banks & other financial institutions & business or professional offices per 400 sq. ft. of gross Floor area | 1 | |
Beauty Shops per hair dryer | 2 | |
Barber Shops per chair | 2 | |
Hotels per 3 guest sleeping rooms | 1 | |
Motels per guest sleeping room | 1 | |
Retail Stores, Supermarkets, Dept. Stores & Personal Service Shops per 300 sq. ft. of gross Floor area | 1 | |
Laundromats: per 3 coin operated machines | 1 | |
Automobile Service Station: | 1 per 2 employees on maximum shift | |
Bowling Alleys per lane | 3 | |
Restaurants, night clubs, taverns, lounges | 1 space for each table or booth, or 3 seats at counter or bar | |
Furniture & Appliance Stores | 1 per 800 Sq. Ft. of gross area plus 1 per 2 employees | |
Theaters, auditoriums & places of assembly | 1 space for each 6 seats of designed capacity | |
(a) All remaining uses unclassifiable herein shall be as reasonably determined by the Administrative Official & based upon number of employees anticipated and/or gross floor space, of which guides are indicated elsewhere in this ordinance.
(b) Any permitted principal use having access to public alley shall not be required to provide off-street loading facilities, except that off-street loading facilities for conditional uses permitted by City Council & uses not having access to a public alley shall be provided or not provided as determined by the City Council.
(Prior Code, Art. 21, § 21-300) (Ord. 2023-30, passed 8-21-2023)