(a) Purpose. The "M-1" Planned Office/Industrial District is designed to accommodate office and industrial development in accordance with an approved plan in an office/industrial park environment. It is intended to permit greater flexibility, and consequently, more creative and imaginative design for development of industrial areas than is generally possible under conventional zoning regulations. It is further intended to promote more economical and efficient use of larger tracts of land. New residential or retail commercial development is not permitted in this district.
(b) Principal Permitted Uses. The following uses shall be permitted within the "M-1" Planned Office/Industrial District:
• Manufacture of industrial, business and consumer products, but not including manufacture of any products which decompose by detonation, and not including manufacture of basic or raw materials such as glass, metals, plastic, textiles, leather or paper.
• Wholesale, but not retail warehouses.
• Industrial warehouses.
• Distribution centers.
• Research and development laboratories.
• Business and administrative offices, but not including retail sales offices or personal service offices (such as doctor's offices, shoe repair shops, barber shops, or similar uses).
• Public utility substations and distribution equipment.
• Other uses determined by the Planning Commission to be similar to and compatible with the above uses.
(c) Permitted Accessory and Temporary Uses.
(1) Accessory uses incidental to the principal use may be approved by the Planning Commission, provided they do not exceed a net aggregate of twenty (20) percent of the floor area occupied by the principal use.
(2) Temporary uses not exceeding six (6) months in duration may be approved by the Planning Commission provided the temporary use is determined to be compatible with other uses in the vicinity.
(d) Lot Size Requirements. Each separate zoning lot in the "M-1" Planned Industrial District shall:
(1) Contain a minimum lot area of one and one-half acres, or contain a minimum lot area of thirty thousand (30,000) square feet if approved by the Planning Commission as part of a multi-lot development plan.
(2) Have a minimum lot width of one hundred fifty (150) feet.
(3) Have a minimum lot depth of two hundred (200) feet.
(4) Have a maximum lot depth to lot width ratio of 3:1 except on cul-de-sacs lots and other lots bearing unique topography.
(e) Bulk Regulations. All construction on any zoning lot in the "M-1" Planned Office/Industrial District shall provide for:
(1) Maximum building lot coverage of fifty (50) percent for all areas under roof.
(2) Maximum lot coverage of eighty (80) percent, including buildings, paved areas, and similar constructed elements.
(Ord. 15-2009. Passed 6-15-09.)
(3) Maximum structure height of seventy-five feet (75) feet, but not more than the horizontal distance of the closest part of the structure from the nearest lot line. The Planning Commission may allow for a higher structure upon review of the specific circumstances and proximity to non-industrial neighboring uses. (Ord. 25-2011. Passed 12-19-11.)
(4) Minimum front yard and minimum corner side yard of twenty-five (25) feet; except if located along Interstate Route 75 or a similar limited access highway right-of-way, where the minimum yard requirement shall be one hundred (100) feet.
(5) Minimum side yard of twenty (20) feet.
(6) Minimum rear yard of fifty (50) feet.
(7) Minimum transitional yard of one hundred (100) feet along any lot line abutting any residential zoning district. The transitional yard shall be landscaped in accordance with Section 1143.17 (h) of this Zoning Code.
(f) Plan Review Procedures.
(1) Site Plan Review Required.
A. No Zoning Certificate shall be issued for development of any lot in the M-1 district and no Zoning Certificate or Occupancy Certificate shall be issued for construction, alteration, enlargement, or change of use of any building or structure until the approval of the Planning Commission is obtained for the specific site development and/or use plan. Planning Commission review shall not be required for a change in the operator of the business or a change of owner or occupant, provided the change does not include a change in use of any parts of the grounds and/or building. Planning Commission approval shall be obtained prior to the issuance of any Sign Permit or change in signage.
B. The plan submitted for Planning Commission review shall include all of the following:
1. A complete description, in narrative form, of all uses proposed for the property, including expected employment levels, shift operating times, estimated frequency and volume of truck movements, the number and type of vehicles to be kept on the property for use in operations, a description of materials and general processes to be utilized, Material Safety Data Sheets for materials to be stored on the premises, and all other pertinent facts relating to the proposed operation that are necessary to provide a true and complete understanding of the proposed use.
2. A complete site plan, including locations, sizes and descriptions of all ground surfaces, impervious surfaces such as paving, buildings, and all other structures. The site plan shall also provide locations and details for all proposed and existing landscaping, utility connections and sizes, fire protection systems and access, details of exterior lighting fixtures and proposed illumination levels throughout the grounds, and details of other accessory uses and/or accessory structures on the grounds including but not limited to stormwater management facilities, trash enclosures, fences, and signs.
3. A complete floor plan of the proposed and/or existing buildings and structures, showing the sizes and proposed specific uses of all rooms and areas; and showing the location and sizes of all windows, doors, and other openings in the walls.
4. Complete elevation views of all exterior sides of all buildings and structures, showing details of construction and materials, windows and doors, exterior lighting fixtures, exterior equipment details and locations, all signs, and other details of exterior construction and proposed usage.
5. Complete roof plans, showing its design and materials, and including the locations and details of any rooftop equipment, including, but not limited to process equipment, HVAC equipment, chimneys, and access or elevator enclosures.
6. Planning Commission shall review the declaration of restrictions and covenants.
7. Any other information deemed necessary by the Planning Commission for it to complete its review of a submitted plan.
C. In performing its review, the Planning Commission may request from the applicant any additional information (such as traffic impact studies) it determines necessary to approve a plan. If a plan is not approved within the ninety (90) days after its submittal, it shall be deemed denied.
D. Any requested modification of an approved development plan including the declaration of restrictions and covenants shall be submitted to the Planning Commission for review and its approval shall be obtained prior to the change being made.
E. Either a zoning certificate holder or the Zoning Administrator may request Planning Commission review of the Zoning Administrator's interpretation of the requirements of an approved plan. For the zoning certificate holder, this may be, but is not required, as an intermediate step before filing an appeal with the Board of Zoning Appeals.
(2) Architectural Design Requirements for Exterior Building Elevations:
A. The architectural design for all buildings shall be such that the design, materials, massing, shape, and scale of all new or modified principal and accessory structures shall create a unified design on the premises and shall be visually compatible with existing buildings in the vicinity.
B. The architectural design for all structures shall provide for similar siding materials on all sides, rather than creating a front elevation with high quality materials and significantly different materials on the sides and rear, unless specifically approved upon review by the Planning Commission.
C. Brick, textured concrete masonry, reinforced concrete panels, stucco, EFIS (exterior finish and insulating systems), and stone shall be permitted as siding materials.
D. Sheet metal, corrugated metal, vinyl siding, aluminum siding, and plain concrete block shall generally be deemed inappropriate, unless approved by the Planning Commission on a case-by-case basis due to specific locational situations and with a determination that the visual effect from adjacent properties will not be a detriment to those properties' future use and/or development.
E. Accessory elements of the building design, such as dock walls, trash enclosures, and similar appendages, shall be constructed of the same materials as the principal building, unless specifically approved upon review by the Planning Commission.
F. All building equipment, including but not limited to electrical transformers, air conditioning, air handling, and dust control equipment, shall be screened from view with materials consistent with the building materials and design. Such equipment shall be located in areas where noise exposure to any adjacent residential zoning district is reduced.
G. Building walls, parapets, and/or roof systems shall be designed to conceal all roof-mounted mechanical equipment from view from adjacent properties and/or public rights-of-way.
H. Building signs and freestanding signs shall be designed to complement the architectural design of the building and grounds.
(3) Engineering Design of the Grounds:
A. All areas of the grounds shall be included in a stormwater management system designed to prevent an increase in stormwater runoff onto adjacent properties. The stormwater management plan, calculations and design details shall be submitted for review and approval shall be obtained from the City Engineer prior to review by the Planning Commission.
B. The stormwater management plan shall also include an analysis of existing stormwater drainage patterns and any "pass-through" over the lot being developed.
C. The site development plan and the stormwater management plan shall provide details of any flood hazard areas identified by the Federal Emergency Management Agency (FEMA), including details of base flood elevations and proposed or existing building floor elevations.
D. Public utility connections including but not limited to water, sanitary sewers, natural gas, electric power, telephone and broadband communication service shall be located so as to provide convenience during maintenance procedures and approval of the size, materials, and location shall be obtained from the appropriate public utility agency prior to review by the Planning Commission.
E. The number of driveways shall be limited as much as possible and the location of all driveways shall be designed to reduce the incidence of conflicting left turns, cut- through traffic, internal circulation conflicts, and adverse impacts on adjacent properties and uses. The location of driveway intersections with public rights-of way shall be submitted for review by the City Engineer, whose approval shall be obtained prior to review by the Planning Commission. The City Engineer may request the applicant to provide an additional traffic study of an appropriate level, if needed to complete the review of traffic circulation or traffic impacts.
F. Truck docks and truck maneuvering areas shall not be located on the building sides that face adjacent residential zoning districts.
G. Parking lots for trucks and cars shall be located sufficiently far from the building as needed to provide adequate access for fire-fighting operations in accordance with the Fire Code. Fire hydrants, whether public or private, shall be provided sufficiently close to the building to comply with the Fire Code and shall provide for appropriate connections to any proposed fire suppression systems in the building (fire sprinklers). Approval of the site plan and any required fire connections or fire lanes shall be obtained from the Fire Chief or designee prior to review by the Planning Commission.
H. Vehicle parking areas and materials or equipment storage/handling areas shall be not located in any required front yard or in any corner side yard or in any transitional yard areas adjacent to a residential zoning district; except that up to fifty (50) feet of a required transitional yard may be occupied by a parking lot solely for employees' automobile parking, if approved by the Planning Commission as part of the site development plan and if the landscaping plan for the remainder of the transitional yard is designed with dense materials so spaced to reduce visual impacts for residential neighbors.
I. Paved pedestrian access paths or yard walks shall be provided to connect to public sidewalks (if available) and to connect between building access doors and parking areas, so as to eliminate pedestrian use of landscaped areas or pedestrian conflict with vehicular driveways.
J. No unenclosed outdoor storage shall be permitted.
(g) Development Standards. Any use constructed, established, altered or enlarged in the "M-1" Planned Office/Industrial District shall be operated so as to comply with the approved development plan and with the following standards. No use already established shall be altered or modified so as to conflict with, or further conflict with, the applicable standards established hereinafter for the "M-1" Planned Office/Industrial District.
(1) All operations, servicing, and processing shall be conducted within completely enclosed buildings or structures except accessory off-street parking and off-street loading.
(2) All storage or equipment display shall be within completely enclosed buildings; or in an effectively screened outdoor storage area if previously approved by the Planning Commission as part of a site development plan.
(3) Noise from any operation conducted on the premises, other than that emanating from vehicular traffic, either continuous or intermittent, shall be subject to the provisions of Section 1157 of this Zoning Code.
(4) No emission of toxic or noxious matter, which is injurious to human health, comfort, or enjoyment of life and property or to animal or plant life, shall be permitted. Where such emissions could be produced as a result of accident or equipment malfunction, adequate safeguards considered suitable for safe operation in the industry involved shall be taken.
(5) Vibrations, which can be detected without the use of instruments at or beyond the lot lines, are prohibited.
(6) Exterior lighting shall be in accordance with the provisions of Section 1157 of this Zoning Code. All fixtures shall be shielded so that no direct light is cast upon any property located in a residential zoning district.
(7) No building or structure shall be used for residential purposes except that a watchman or custodian may reside on the premises.
(8) All premises shall be furnished with all-weather hard surfaced walks of a material such as bituminous or Portland cement, concrete, wood, tile, terrazzo, or similar material, and except for parking areas, the grounds shall be planted and landscaped.
(9) The storage or utilization of solid, liquid, and gaseous chemicals and other materials may be permitted subject to the following conditions:
A. The storage, utilization, or manufacture of solid materials or products ranging from free or active burning to intense burning is permitted, but only if these materials or products are stored, utilized, or manufactured within completely enclosed buildings meeting applicable building and fire codes.
B. All activities involving the use and/or storage and/or disposal of flammable liquids or materials which produce flammable or explosive vapors or gasses shall be provided with adequate safety and protective devices against hazards or fire and explosion, as required by applicable building and fire codes.
C. The storage, utilization, or manufacture of pyrophoric and explosive powders and dusts, and of materials and products, which decompose by detonation, is prohibited. The storage of limited amounts of such materials may be permitted if permitted by applicable building and fire codes.
D. The manufacture of flammable liquids or materials, which produce flammable or explosive vapors or gases, is prohibited.
(10) Signage shall comply with Section 749 of the Codified Ordinances of the City of Troy, Ohio, and shall further comply with the following standards:
A. Identification signs shall be ground signs with a height of not more than eight (8) feet above the finish grade.
B. Notwithstanding any other sections of this code, off-premise advertising signs shall not be permitted in this district.
C. Maximum total signage area for all faces of freestanding identification signs on any street frontage shall be 0.25 square feet per lineal foot of that street frontage; except a street corner sign location may have an area of up to 75% of the combined allowable area, in lieu of having freestanding identification signs along both street frontages and no individual sign face shall exceed one hundred fifty (150) square feet in area.
D. Minimum setback for freestanding signs shall be ten (10) feet from any property line or street right-of-way; except for directional signs which shall have a minimum setback of three (3) feet, in conformance with Section 749 of the Codified Ordinances of the City of Troy, Ohio.
E. Maximum total wall signage area for any wall shall be two (2.0) square feet per lineal foot of that particular wall frontage, up to a maximum of five hundred (500) square feet for any single sign.
(h) Landscaping Regulations.
(1) All open areas not occupied by buildings, storage, parking, access driveways or loading areas shall be suitably graded, drained, seeded or sodded, and maintained as a grass lawn (except where landscaped with trees, shrubbery, and garden plants).
(2) All required transitional yards shall be landscaped with appropriate buffer materials to provide visual separation from adjacent residential areas. These may include, but are not limited to topographical features, earthen berms, evergreen trees, shrubbery, fencing, stormwater detention/retention basins, or combinations thereof, to be submitted to and reviewed for approval by the Planning Commission as part of the development plan.
(4) All other lawn areas shall be landscaped with a sufficient number of suitable trees and shrubs so as to provide an attractive setting for the building(s).
(5) Landscaping elements shall be maintained in appropriate condition for their type and shall be replaced when they die or if their growth is stunted so as to not effectively perform their screening and/or ornamental functions.