The following site and development criteria are established to promote the harmonious exercise of property rights.
(a) Access to a Public or Private Street. No principal building shall be erected on a lot which does not abut on at least one public or private street.
(b) Additional Requirements for Yards and Lots.
(1) No part of a yard or other open space required in connection with any building for the purpose of complying with this Zoning Code shall be included as part of a yard or open space similarly required for any other building. No space needed to meet the width, yard, area, coverage, parking, or other requirements of this Zoning Code for a lot or building may be sold, leased or used from such a lot or building unless other space is available to comply with the requirements and such sale, lease or reuse is approved in compliance with these regulations.
(2) In all front yards, no obstruction of vision exceeding 18 inches in height above the established street grade shall be placed on any corner lot within a triangular area formed by the intersection or projected point of intersection of the street property lines and a line connecting points on street property lines 25 feet from the intersection point.
(3) In all front yards, a landscaped area adjacent to the street right-of -way and having a minimum width of 20 feet shall be provided and shall be unobstructed except for access drives.
(4) All recreation vehicles and equipment such as boats, motor homes, campers, trailers, motorcycles, etc., if parked or stored in the front of a residence, must be on a hard surface drive no closer than 20 feet to the street right-of-way. However, one recreation vehicle may be parked on a driveway within 20 feet of the street right-of-way once a year for a period not to exceed 14 days.
(5) Coroner and double frontage lots shall comply with the minimum front yard depth on all streets.
(6) When more than one two-family, townhouse, multi-family, commercial, or industrial building is located on one lot, the buildings shall be considered as one building for the purpose of determining the front, side, and rear yard requirements.
(7) The minimum front yard depth shall be measured on the perpendicular from the street right-of-way line to the nearest point of the principal building. The minimum side yard width and rear yard depth shall be measured on the perpendicular from the lot lines to the nearest point of any structure.
(8) The following are permitted obstructions within required yards, provided they shall extend a maximum of one foot into a required yard and are so located that natural light and ventilation are not materially obstructed from the principal building or any adjoining property:
A. Architectural features;
B. Awnings and canopies;
C. Chimneys;
D. Eaves, gutters and downspout.
(c) Height Exceptions. No structure shall be erected, converted, enlarged, reconstructed, or structurally altered to exceed the height limit established for the district in which the structure is located, except that:
(1) Roof structures for the housing of elevators, stairways, tanks, ventilating fans, or similar equipment required to operate and maintain the building and fire or parapet walls, skylights, towers, steeples, stage lofts and screens, chimneys, smokestacks, water tanks, or similar structures may be erected to exceed by not more than 20 feet the height limits of the district in which they are located. However, the structure shall not have a total area greater than 20 percent of the roof area of the building and shall not be used for any residential purposes.
(2) Two-way radio, television, wireless receiving antennas, masts, and flagpoles may be erected to any safe height. Should any such structure exceed 100 feet in height, approval by Council shall be required.
(d) Underground Utilities. For all new buildings and major modifications of existing buildings, the utilities on-site shall be located underground.
(Ord. 2007-222. Passed 1-10-08.)
(e) Storm Water Management. To the maximum degree possible, the following objectives for storm water management shall be met for new construction, building expansion or site modification:
(1) Storm water draining from the site should not exceed that occurring under natural land cover conditions;
(2) Existing natural drainage courses, wetlands, and water bodies should be preserved whenever feasible;
(3) Storm water detention basins and other open space and natural vegetative areas should be utilized as part of the water management system;
(4) Water absorptive paving and water detention design should be utilized in areas and facilities where practical;
(5) The overall storm water management system should be designed to accommodate the "100 year frequency storm."
A. Mudbrook Watershed: The City has modeled the Mudbrook Watershed and as a result of the study, the City's requirement is to limit the 100 year developed rate to the 2 year undeveloped rate. The proposed development must also be imputed into the model with a result of no adverse impacts downstream. The site must alsocomply with Chapter 933, thereof, entitled "Erosion and Sediment Control and Post Construction Storm Water Quality”. The City Engineer must approve the methodology for design.
B. Areas Outside the Mudbrook Watershed: The storm water management system shall be designed to limit the discharge to the two-year predevelopment runoff rate up through the 25 year developed storm. The 50 and 100 year developed storms can be discharged at the corresponding 50 and 100 year predeveloped rates. The site must also comply with Chapter 933, thereof, entitled "Erosion and Sediment Control and Post Construction Storm Water Quality." The City Engineer must approve the methodology for the design. The design must include a review of the downstream impacts. If the off-site drainage system is inadequate to handle the proposed outflows, the outflows must be reduced or off-site improvements will be required.
(Ord. 2009-57. Passed 5-28-09.)
(f) Erosion and Sedimentation Control. Effective erosion and sediment controls shall be planned and applied according to the following principles for new construction, building expansion or site modification:
(1) The smallest practical area of land should be exposed at any one time during development.
(2) When land is exposed during development, the exposure should be kept to the shortest practical period of time.
(3) Temporary vegetation, such as rye grass seeding, and/or mulching shall be used to protect high erosion potential or other critical areas exposed during development.
(4) Sediment basins (debris basins, desilting basins, or silt traps) shall be installed and maintained to remove sediment from run-off waters from land undergoing development.
(5) Provisions shall be made to effectively accommodate the increased run-off caused by changed soil and surface conditions during and after development.
(6) The permanent final vegetation cover and storm water management structures shall be installed as soon as practical in the development.
(7) The development plan shall be fitted to the topography and soils so as to create the least erosion potential.
(8) Wherever feasible, natural vegetation should be retained and protected.
(g) Lighting on Buildings. Wherever a commercial or industrial building has lighting attached to its outside walls, the system of lighting installed shall be the minimum necessary to provide the needed illumination. All lights shall be shielded and directed downward so that light shall not extend to adjacent residential property.
(h) Improvements in the Right-of-Way. The following improvements in the right-of- way shall be required for every new principal residential, commercial and institutional building requiring a Zoning Certificate, Site Plan Review Approval or a Conditional Zoning Certificate:
(1) Sidewalks. Sidewalks shall be constructed along the entire public street frontage for the property that is being built upon. Sidewalks shall have a minimum width of 4 feet or match the width of adjoining sidewalks.
(2) Curbs and Gutters.
Curbs, gutters and stormwater management shall be provided. The length of this improvement shall be determined by the City Engineer.
(3) Street and Traffic Signs. Street name signs, stop signs, fire lane signs, no parking signs, and other directional or warning signs shall be installed at the developer's expense, at the locations and in compliance with the specifications of the Director of Public Safety or the City Engineer.
(4) Street Trees. The developer shall show the location of new street trees in the tree lawn or an adjacent area as determined by the City Arborist. The new street trees shall be of a variety and spacing as determined by the City Arborist.
(5) Additional Improvements. Additional improvements may be required for new buildings/developments requiring Site Plan Review Approval or a Conditional Zoning Certificate.
(6) Waiver. The City Engineer may waive these requirements for existing isolated single family residential lots when the street in general does not have these improvements.
(i) Outdoor Wood-Fired Hydronic Heaters. The construction and use of outdoor wood-fired hydronic heaters, also known as outdoor wood boilers or heaters, is prohibited in the City of Stow. This prohibition is due in part to the potential negative health impacts associated with these and the potential interference with use and enjoyment of adjacent properties in a reasonable manner.
(Ord. 2007-222. Passed 1-10-08.)