CHAPTER 1141
General Regulations
 
1141.01   Title; basis for establishment; jurisdiction.
1141.02    General provisions.
1141.03   Zoning districts and Official Zoning District Map.
1141.04   Text and map interpretation rules.
1141.05   Minimum size for districts.
 
CROSS REFERENCES
Zoning annexed areas - see Ohio R.C. 303.05, 519.18
Zoning applies to housing projects - see Ohio R.C. 3735.44
 
1141.01 TITLE; BASIS FOR ESTABLISHMENT; JURISDICTION.
   (a)    Titles Three and Five of the Part Eleven - Planning and Zoning Code, shall be known and may be cited as "The Union, Ohio, Zoning Ordinance," hereinafter to be referred to as "Zoning Ordinance."
 
   (b)    The Zoning Ordinance both text and map, as set forth in Titles Three and Five of this Part Eleven, designate certain provisions designed to protect the public health, public safety and general welfare. The provisions of the Zoning Ordinance will secure for the people of the Municipality advantages resulting from the orderly use of resources, and will guide, control, and regulate the future growth and development of the Municipality in accordance with the Union Official Land Use Plan, Official Thoroughfare Plan. The provisions of the Zoning Ordinance are promulgated with reasonable regard to existing conditions; the character of buildings erected in each zoning district; the most appropriate use for which the land in each zoning district may be utilized, and the conservation of property values.
 
   (c)    The provisions of the Zoning Ordinance shall apply to the entire incorporated land area of the Municipality.
(Ord. 314. Passed 5-30-73.)
 
1141.02 GENERAL PROVISIONS.
   (a)    The provisions of the Zoning Ordinance shall be held to be minimum requirements for the promotion of public health, public safety, and general welfare. Where the Zoning Ordinance imposes a greater restriction upon the use of buildings or lands than is required by any other provisions of law, the provisions of the Zoning Ordinance shall govern and apply.
 
   (b)    No building shall be erected, converted, enlarged, reconstructed, structurally altered, nor shall any building be moved onto the zoning lot or within the same zoning lot, nor shall any parcel of land described by metes and bounds or any lot hereafter be created which does not conform and meet the requirements of the Zoning Ordinance, except as provided for in Section 1161.05.
 
   (c)    No building shall, after the Zoning Ordinance is enacted, be erected or altered:
      (1)    To exceed the height;
      (2)    To accommodate or house a greater number of families;
      (3)    To occupy a greater percentage of lot area; or,    
      (4)    To have a narrower or smaller rear yard, front yard or side yard;
than is specified herein for the zoning district in which such building is located.
 
   (d)    No parcel of land described by metes and bounds nor any lot shall hereafter be created which does not conform and meet the requirements of the Zoning Ordinance.
 
   (e)    No land shall be used except for a purpose permitted in the zoning district in which it is located.
 
   (f)   Nothing in the Zoning Ordinance shall require any change in the overall layout, plans, construction, size or designated use of any development, the building, structure or part thereof for which official approvals and required building permits have been legally granted before the enactment of the Zoning Ordinance, the construction of which, conforming with such plans, shall have been started within six months of the enactment of the Zoning Ordinance and completed in a normal manner within a subsequent two-year period and not discontinued until completion except for reasons beyond the builder's control. All building permits, of which construction has not begun within six months of the enactment or amendment of the Zoning Ordinance are hereby revoked and void.
 
   (g)    Pre-existing uses shall be permitted to be continued on the following conditions. Except as hereinafter specified, any use, building, or structure existing prior to the effective date of the Zoning Ordinance may be continued; even though such use, building, or structure may not conform with the provisions of the Zoning Ordinance for the district in which it is located, provided that such use, building or structure conforms to the provisions of the Zoning Ordinance in effect at the time of such use, building or structure came into being.
 
   (h)    Every building hereafter erected or structurally altered shall be located on a lot as herein defined and in no case shall there be more than one main building on one lot except as otherwise provided in the Zoning Ordinance.
 
   (i)    No commercial or industrial establishment shall be permitted to create a continuous curb cut along its property line.
 
   (j)   All free standing principal buildings in any “C” District shall have a minimum floor area of 200 square feet. (Ord. 314. Passed 5-30-73.)
 
1141.03 ZONING DISTRICTS AND OFFICIAL ZONING DISTRICT MAP.
   (a)   Zoning Districts. For the purposes of the Zoning Ordinance, all land falling within the corporation line of the Municipality is hereby divided into eleven zoning districts and two special zoning districts designated as follows:
(1)   Zoning districts.
AR    -
Agricultural Residential District;
R-1   -
Residential District;
R-2   -
Residential District;
R-3    -
Residential District;
R-4   -
Residential District;
R-5   -
Residential District;
R-PUD -
Planned Unit Development District;
R-PUD-1 -
Planned Unit Development District;
R-PD   -   
Residential Planned Development District;
R-O   -
Residential-Office District;
C-1   -
General Commercial District; and
C-2   -
General Commercial District;
L-1   -      
Light Industrial District.
(2)   Special districts.
S-HIST -
Historic Residential District; and
S-FP   -   
Flood Plain District.
 
 
   (b)   Official Zoning District Map. The Official Zoning District Map, dated May 30, 1973, which accompanies the Zoning Ordinance, showing the boundaries of the areas covered by the zoning districts listed in this section and Section 1141.05, and all notations, references and other information shown thereon shall be a part of the Zoning Ordinance and have the same force and effect as if the Official Zoning District Map and all the notations, references and other information shown thereon were all fully set forth or described herein, the original of which Official Zoning District Map is properly attested and on file with the Zoning Enforcement Officer. (Ord. 314. Passed 5-30-73; Ord. 550. Passed 12-8-80.)
 
1141.04 TEXT AND MAP INTERPRETATION RULES.
   (a)   In the interpretation of the Zoning Ordinance, it is suggested that the rules contained in this section be observed and applied, except when the context clearly indicates otherwise:
      (1)   “Shall” is mandatory and not discretionary. “May” shall be permissive.
      (2)   Words used in the present tense shall include the future; and words in the singular number shall include the plural, and the plural the singular.
      (3)   The particular shall control the general.
 
   (b)   Where uncertainty exists with respect to the boundaries of any districts, as shown on the Official Zoning District Map, the following rules shall apply. Where district boundaries are indicated as approximately following lot lines, clearly defined property lines, or the center or right-of-way lines of streets, alleys, or highways, such lot lines, clearly defined property lines, center lines or right-of-way lines shall be construed to be such district boundaries.
 
   (c)   Where district boundaries are so indicated that they are approximately parallel to center lines or right-of-way lines, such zoning district boundaries shall be construed as being parallel thereto and at such distance therefrom as indicated on the Official Zoning District Map. If no distance is given, such dimension shall be determined by the use of the scale shown on the Official Zoning District Map.
 
   (d)   Whenever any street, alley or other public way is vacated by official action of Council, the zoning district adjoining each side of such street, alley or public way shall be automatically extended to the center of such vacation and all area included in the vacation shall then and thenceforth be subject to all appropriate regulations of the extended districts. In the event of a partial vacation, the adjoining district, or district nearest the portion vacated, shall be extended automatically to include all the vacated area.
 
   (e)   Lands which may, hereafter, through annexation, become incorporation areas of the Municipality, shall be classified in the A-R District until such time as Council, after recommendation by the Planning Commission, shall determine, if necessary, to reclassify the annexed territory in some other zoning district. The Planning Commission shall make such recommendation to Council within sixty days after the annexation.
(Ord. 314. Passed 5-30-73.)
 
1141.05 MINIMUM SIZE FOR DISTRICTS.
   No zoning district established in the Zoning Ordinance shall be changed or a zoning district established after the effective date of the Zoning Ordinance unless the total size of such zoning district is of the following minimum size:
   (a)   Zoning District.
 
AR
Agricultural Residential District
10 acres
R-1
Residential District
10 acres
R-2
Residential District
5 acres
R-3
Residential District
3 acres
R-4
Residential District
2 acres
R-5
Residential District
1 acre
R-PUD
Planned Unit Development District
40 acres
R-PUD-1
Planned Unit Development District
5 acres
R-PD
Residential Planned Development District
5 acres
R-O
Residential Office District
5 acres
C-1
General Commercial District
5 acres
C-2
General Commercial District
5 acres
L-1
Light Industrial
No minimum
 
   (b)   Special Districts.
 
S-HIST
Historic Residential District
No minimum
S-FP
Flood Plain District
No minimum
 
(Ord. 314. Passed 5-30-73; Ord. 550. Passed 12-8-80.)