1278.01 Intent.
1278.02 Use regulations for Research-Office Districts.
1278.03 Use regulations for Commercial Service Districts.
1278.04 Use regulations for General Industrial Districts.
1278.05 Lot area and width regulations.
1278.06 Yard regulations.
1278.07 Supplementary yard regulations.
1278.08 Height regulations.
1278.09 Performance standards.
1278.10 Sign regulations.
1278.11 Parking.
1278.12 Design plans.
1278.13 Development plans.
1278.14 Landscaping in Research-Office and General Industrial Districts.
1278.15 Exterior masonry surfaces.
1278.16 Application review guidelines for adult entertainment businesses, sexually oriented business establishments.
CROSS REFERENCES
Municipal zoning - see Ohio R.C. 713.06 et seq.
General provisions and definitions - see P. & Z. Ch. 1260
Conditional use permits - see P. & Z. 1262.07(c)(2)
Amendments - see P. & Z. Ch. 1266
Off-street parking and loading - see P. & Z. Ch. 1282
Signs - see P. & Z. Ch. 1284
Nonconforming uses - see P. & Z. Ch. 1286
Buffering - see P. & Z. Ch. 1288
Wireless telecommunications facilities in General Industrial Districts - see P. & Z. 1290.04
Research-Office, Commercial Service and General Industrial Districts and their regulations are established herein in order to achieve, among others, the following purposes:
(a) To provide, in appropriate and convenient districts, sufficient areas for carrying on research, providing commercial services and manufacturing and distributing goods to serve the community, in order to promote employment and to strengthen the economy of the community;
(b) To provide Research-Office Districts in appropriate and convenient locations to meet the needs of the City's expected future economy for all types of research and related types of production processes on spacious sites within well-designed buildings aesthetically grouped to create a campus-like atmosphere;
(c) To provide Commercial Service Districts in appropriate and convenient areas for business, contracting, distribution services, and related types of minor production processes, primarily for businesses which serve other businesses or those which serve infrequent shopping needs;
(d) To provide General Industrial Districts for those products and processes which normally require a large amount of motor vehicles, trucking and rail service for transportation of raw materials and finished products, but in which dust, smoke, fumes, glare, odors or other objectionable influences can be controlled;
(e) To improve the general environment by prohibiting dwellings, institutions, storage establishments, and public facilities in the Industrial Districts, and, by so doing, to make land more readily available for industry;
(f) To protect adjacent Residential Districts by restricting the types of manufacturing uses in the surrounding areas to only those not creating objectionable influences beyond their district boundaries and by separating and insulating them from the most intense manufacturing activities through the provision of landscaped buffer areas; and
(g) To protect manufacturing and related development against congestion insofar as is possible and appropriate in each area by limiting the bulk of buildings in relation to the land and by providing off-street parking and loading facilities.
(h) To provide for application review guidelines for adult entertainment businesses, sexually oriented business establishments.
(Ord. 1988-174. Passed 10-17-88; Ord. 98-96. Passed 7-21-98; Ord. 03-89. Passed 10-21-03.)
Buildings and land shall be used, and buildings shall be designed, erected, altered, moved or maintained, in whole or in part, in a Research-Office District only for the following uses and only if all uses are conducted wholly within enclosed buildings.
(a) Main Uses Permitted.
(1) Office uses as permitted in Office Building Districts.
(2) Laboratories for experimental research and testing and all types of basic and applied research of product design and development, including, but not limited to, the construction and operation of small scale experimental and pilot plant operations.
(3) Production operations, if ancillary to a permitted experimental research and testing facility and only as an incidental component operation, and not as a single operation, in the production and/or assembly of products which have a high value in relation to bulk, such as:
A. Electrical and electronic equipment; motors;
B. Electrical appliances; lamps, fixtures and clocks;
C. Hardware, cutlery and kitchen utensils;
D. Musical and scientific instruments;
E. Medical, orthopedic and photographic instruments and equipment;
F. Sporting goods, athletic equipment and toys;
G. Clothing and other textile products;
H. Pharmaceutical products; compounding of cosmetics, drugs and toiletries;
I. Plastics; extrusion, molding and fabricating of panels, sheets, tubes and rods; and
J. Printing, publishing and engraving.
(4) Hotels.
(5) Single family cluster developments, to a maximum overall density of 2.4 units per acre and otherwise pursuant to the requirements of Section 1270.33 shall be the only uses permitted in the portion of a Research Office District that is within 500 feet of the rear lot lines of the lots, existing at the time of the adoption of this amendment, that have frontage on the south side of Woodridge Drive.
(b) Similar Main Uses Permitted. Any other office, research and ancillary production use not listed above or in any use classification of a subsequent district and determined as similar by the Planning Commission according to standards set forth in Section 1262.08.
(c) Accessory Uses Permitted.
(1) Storage of materials and products produced in this District within enclosed buildings, only if clearly accessory to the main use, and the enclosed storage and distribution of products produced in this District.
(2) Industrial, project, real estate, identification and directional signs, and nameplates, as set forth in Chapter 1284.
(3) Off-street parking and loading facilities as required and set forth in Chapter 1282.
(Ord. 1988-174. Passed 10-17-88.)
(d) Conditional Uses Permitted. On parcels in the general area defined as north of State Route 82, south of Wallings Road, and having frontage on the east side of York Road, office buildings only are permitted to heights of 65 feet, provided that the Research-Office zoned parcel(s) are of sufficient lot size to fulfill the requirements set forth in Section 1278.06 (footnotes (e) and (f)), and provided that all other building criteria required by this Zoning Code are met and provided that a conditional use permit is granted in accordance with the standards set forth in Section 1262.07.
(Ord. 96-161. Passed 10-15-96; Ord. 98-84. Passed 7-21-98; Ord. 04-168. Passed 10-13-04.)
Buildings and land shall be used, and buildings shall be designed, erected, altered, moved and maintained, in whole or in part, in a Commercial Service District only for the following uses:
(a) Main Uses Permitted. General services and sales, if conducted wholly within enclosed buildings, and to the following extent:
(1) Cleaning establishments, such as laundries, dyeing, dry cleaning, carpet cleaning, towel supply and auto wash establishments;
(2) Establishments for food and drink preparation for consumption on- or off-premises, such as restaurants, cafés, diners, catering, bakeries, canning, freezing, refrigeration, roasting, ice manufacturing, bottling works and creameries, not including bars, taverns or similar establishments.
(3) Repair establishments for automobile engines and electrical and household appliances;
(4) Repair and sale of buses, trucks and machinery;
(5) Shops and offices of carpentry, electrical, masonry, plumbing, heating, ventilating, air conditioning, painting, ornamental iron, roofing and sheet metal contractors; packing and crating; monument works; and offices for manufactured products;
(6) Sale of new lumber and other building materials, public utility materials and equipment;
(7) Veterinarian's office, animal hospitals and kennels; and
(8) Commercial greenhouses.
(b) Similar Main Uses Permitted. Any other service or wholesale or manufacturing use not listed above or in any use classification of a subsequent district, if considered and found similar by the Planning Commission according to standards set forth in Section 1262.08.
(c) Accessory Uses Permitted.
(1) Storage of materials and products only within buildings, and processes clearly accessory to the main use, provided that such a use has no injurious effect on adjoining districts.
(2) Industrial, project, real estate, identification and directional signs, as set forth in Chapter 1284.
(3) Accessory off-street parking and loading facilities as required and set forth in Chapter 1282.
(Ord. 1988-174. Passed 10-17-88; Ord. 03-89. Passed 10-21-03; Ord. 04-134. Passed 9-7-04.)
Buildings and land shall be used, and buildings shall be designed, erected, altered, moved and maintained, in whole or in part, in a General Industrial District only for the following uses:
(a) Main Uses Permitted.
(1) Offices, laboratories, services and manufacturing uses permitted in Research-Office and Commercial Service Districts;
(2) Manufacturing processes conducted wholly within an enclosed building, including cutting, forging, stamping, casting, extrusion, drilling, machining, welding, brazing, soldering, sawing, cleaning, shot and sand blasting, grinding, enameling, painting, galvanizing, finishing, heat-treating and rust-proofing, as a component process in connection with the production and assembly of products;
(3) Other industrial processes and uses, such as:
A. Blending, mixing and packaging of disinfectants, insecticides, fungicides, ink, soap detergents and related household and industrial chemical compounds, but excluding the preparation of primary acids and other primary chemicals; and
B. Making of metal alloy products from brass, bronze, pewter, tin, lead or aluminum, but excluding the smelting or founding of such metals.
(4) For profit schools for the purpose of the instruction of fitness training, dance, gymnastics, and/or martial arts.
(5) Sexually oriented business establishments as regulated under Chapter 870 of the Codified Ordinances of the City of North Royalton.
(6) Sign shops.
(b) Similar Main Use Permitted. Any other manufacturing use not listed above or in any use classification of another district and determined as similar by the Planning Commission according to standards set forth in Section 1262.08.
(c) Accessory Uses Permitted.
(1) Storage of materials and products, and processes clearly accessory to the main use, but only within an enclosed building or within walls or fencing so that the materials are not visible from adjoining properties or streets.
(2) Industrial, project, real estate, identification and directional signs, as set forth in Chapter 1284.
(3) Off-street parking and loading facilities as required and set forth in Chapter 1282.
(d) Conditional Uses.
(1) Major automotive repairs may be permitted, provided that a conditional use permit is granted in accordance with the standards set forth in Section 1262.07. Major repairs may include, but are not limited to, spray painting; body work; clutch, transmission, axle, spring and frame repairs; and major engine overhaul.
(2) On parcels in the general area defined as west of York Road to east of West 130th Street, having frontage on State Route 82, office buildings only are permitted to heights of sixty-five feet, provided that the General Industrial zoned parcel(s) are of sufficient lot size to fulfill the requirements set forth in Section 1278.06 (footnotes (e) and (f)), and provided that other building criteria required by this Zoning Code are met and provided that a conditional use permit is granted in accordance with the standards set forth in Section 1262.07.
(3) Wireless telecommunications facilities may be permitted, provided that a conditional use permit is granted in accordance with the standards set forth in Section 1262.07 and Chapter 1290.
(4) Adult day care centers and child day care centers having frontage on State Route 82.
(5) Trucking terminals may be permitted, provided that a conditional use permit is granted in accordance with the standards set forth in Section 1262.07 and the following requirements:
A. The use shall have access only from an arterial road, as shown on the most current roadway Functional Classification Map prepared by the Northeast Ohio Areawide Coordinating Agency (NOACA).
B. The site shall be a minimum of two acres in size.
C. The site shall not be located within 200 feet of a residential zoning district.
D. The use shall be effectively screened from view from all public streets by a fence and densely planted evergreen trees and shrubbery, as approved by the Planning Commission.
E. All repair and washing of vehicles shall occur within a space that is completely enclosed within a building.
F. The City may require a traffic study that demonstrates all adverse traffic impacts can be mitigated.
(Ord. 1988-174. Passed 10-17-88; Ord. 90-257. Passed 1-2-91; Ord. 91-13. Passed 3-5-91; Ord. 96-162. Passed 10-15-96; Ord. 97-58. Passed 4-15-97; Ord. 98-77. Passed 7-7-98; Ord. 98-127. Passed 10-20-98; Ord. 03-89. Passed 10-21-03; Ord. 04-173. Passed 9-21-04; Ord. 15-72. Passed 9-15-15; Ord. 17-70. Passed 6-20-17; Ord. 21-70. Passed 4-6-21.)
(a) In all Industrial Districts, all buildings and land shall abut a dedicated street for the required lot width. The minimum lot area and width for office, research, production, distribution and general industrial operation in Research-Office, Commercial Service and General Industrial Districts shall be in accordance with the following schedule:
Schedule of Lot Area, Width and Coverage Regulations
Min. Lot Area Min. Lot Width
District Use (acres) (ft.)
Research-Office All uses 3 250
Commercial All uses 1 100
Service
Service
General
Industrial "A" All uses 1 100
Industrial "A" All uses 1 100
(b) Development pursuant to subsection (a) hereof may take place on private frontage only with the prior express, written approval of the Planning Commission and the City Council. Such approval shall be freely granted if, to the satisfaction of Council and the Commission:
(1) The proposed development promotes the welfare of the Municipality and its citizens and furthers the objectives of the Master Plan of the City of North Royalton;
(2) The private street and its use conform to all ordinances and the Zoning Map of North Royalton incorporated by Section 1268.03;
(3) The private street meets the standards and specifications of a dedicated public street and is approved by the City Engineer;
(4) The owners of the private street have agreed to maintain the street in accordance with standards for a dedicated roadway;
(5) The land so developed shall comply with the regulations set forth in the Schedule provided in paragraph (a) hereof;
(6) All other zoning standards, including, but not limited to, lot size, setbacks, parking and buffer zones, are met.
(c) More than one industrial building may be permitted on a single lot if the lot has adequate frontage on a dedicated street, provided that:
(1) All industrial buildings shall meet all zoning standards, including, but not limited to, parking requirements, side and rear yard requirements and buffer zone requirements for adjoining residentially zoned districts.
(2) The parcel and industrial buildings thereon shall be maintained in common ownership.
(3) The industrial buildings shall be arranged and spaced in compliance with all fire regulations.
(Ord. 1988-174. Passed 10-17-88; Ord. 01-63. Passed 9-4-01)
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