Ashland City Zoning Code
TITLE ELEVEN
Supplemental Zoning Standards
1171.01 INTENT AND PURPOSES.
The intent and purposes of the City establishing such requirements are as follows:
(a) To keep the uses permitted in the residential zoned areas basically for residential purposes.
(b) To establish standards for home occupations.
1171.02 PROFESSIONAL HOME OCCUPATION.
An office or studio shall be permitted in any residential district in the home of a person practicing any of the following professions: architect, engineer, lawyer, manufacturer's representative, sculptor, artist, author, real estate broker, composer, musician, clergyman and teacher or tutor. Similar home professional offices or studios and other home occupations of very light intensity may be permitted upon determination by the Zoning Board of Appeals, after a public notice and hearing, that such home occupation is sufficiently in character with the surroundings or of such very light intensity that it warrants approval as a professional home occupation.
1171.03 LIGHT HOME OCCUPATION.
Light home occupations shall be permitted in R-A and R-S Districts in the home of a resident. Light home occupations shall include the following: dressmaker, seamstress, tailor, home laundry and ironing, office for insurance agent, doctor and dentist office, office for selling or taking orders for merchandise or services, day nursery for not more than four children, rooming or boarding facility for not more than two persons by a resident owner. Occupations similar in character and intensity of use to the above, and a rooming or boarding facility for more than two persons may also be permitted, but only as determined appropriate and reasonable by the Zoning Board of Appeals after a public notice and hearing.
1171.04 HEAVY HOME OCCUPATION.
Heavy home occupations may be permitted in R-A and R-S Districts in the home of a resident upon approval of the Zoning Board of Appeals when determined appropriate and reasonable, and may include the following uses: beauty shop and barber shop, furniture, upholstery, small appliance, and similar repair shop, tool sharpening and lawnmower repair shop, day nursery for more than four children, headquarters for plumbing, furnace, electric, painting work and similar uses, and occupations similar in character and intensity of use to the above.
The above listed home occupations may be approved by the Zoning Board of Appeals in accord with the following conditions:
(a) A public notice has been given thirty days before hearing and a public hearing held by the Zoning Board of Appeals.
(b) A determination has been made by the Zoning Board of Appeals that the proposed home occupation will in no way be a detriment to the existing character of the area in which it is proposed.
(c) A statement describing the proposed home occupation has been circulated or mailed by the applicant to all property owners within 170 feet from any lot line with a place on the statement for their name, address, approval, disapproval or other comment; and such statement with approvals, disapprovals and comments has been reviewed and considered by the Zoning Board of Appeals.
1171.05 ZONING BOARD AUTHORITY TO EVALUATE AND DETERMINE HOME OCCUPATIONS.
The Zoning Board of Appeals shall have the authority to evaluate and determine whether the character or magnitude of any home occupation is such that it may be classified or continued to be classified as a home occupation. The Zoning Inspector shall in no case have the authority to grant a permit for any home occupation other than as defined in this Zoning Code. All applications or requests for home occupations which are not defined or are borderline cases shall be considered and the classification determined by the Zoning Board of Appeals after a public notice and hearing. In addition to the above, home occupations which the Zoning Inspector determines should be considered as possible heavy home occupations must meet the conditions listed under Section 1171.04.
1171.06 STANDARDS FOR HOME OCCUPATIONS.
No home occupation shall hereafter be established, altered or enlarged in any residential district unless such home occupation is permitted by this Zoning Code and complies with the following restrictions or standards:
(a) No person other than members of the family residing on the premises shall be engaged in a home occupation in any R-L, RL-2 and RL-3 District. No person other than members of the family residing on the premises shall be engaged in a home occupation in any other residential district unless approval is granted by the Zoning Board of Appeals after a public notice and public hearing, and then not more one such person shall be so approved.
(b) No sign shall be used in connection with a home occupation other than one nonilluminated sign, not more than one square foot in area and mounted flat against the outside wall of the principal building, nor shall any display be used that will indicate from the exterior that the building is being utilized in part for any purpose other than that of a dwelling.
(c) There shall be no change in the outside appearance of the building or premises, or other visible evidence of the conduct of such home occupation, other than the permitted sign, which would change the essential character thereof as a dwelling.
(d) The space devoted for use of the home occupation must be within the main dwelling or basement and shall occupy not more than 300 square feet. Accessory buildings such as garages or sheds, whether attached or unattached, shall not be used for home occupations except by approval of the Zoning Board of Appeals after a public notice and public hearing.
(e) There shall be no group instruction, assembly or activity for more than two customers, except as permitted for day nurseries, at any time.
(f) No wholesale, jobbing, or retail business shall be permitted unless it is conducted entirely by mail or telephone, and does not involve the receipt, delivery, sale of merchandise on or from the premises; provided, however, that articles produced on the premises may be sold on the premises.
(g) There shall be no use of utilities or other community facilities or services beyond that reasonable to the use of the property for residential purposes.
(h) No mechanical or electrical equipment shall be used except normal domestic or household equipment, adding machines, typewriters, copy machines and similar equipment, or any equipment necessary and essential to any of the permitted home occupations.
(i) No home occupation shall be used in such a manner as to create offensive noise, vibration, smoke or other particular matter, heat, humidity, glare, electronic interference or otherwise constitute a nuisance or safety hazard to any occupant of adjacent or nearby properties.
(j) There shall be no outdoor storage of equipment or materials used in the home occupation.
(k) Not more than two motor vehicles, used by customers of the home occupation, shall be parked at the location of the home occupation at one time.
(l) Trucks, vans, automobiles or other mobile equipment used in the home occupation shall not be parked in open yards and all automobiles used by customers shall be parked in the driveway or along the street curb abutting the premises, unless other more satisfactory arrangements are required or approved by the Zoning Board of Appeals after a public notice and hearing. Home occupation parking on noncurbed streets is prohibited. Not more than one three-quarter ton truck or van may be used in connection with a home occupation unless approval is granted by the Zoning Board of Appeals after a public notice and public hearing.
1171.07 PERMIT.
All persons conducting home occupations which are established, changed or enlarged after this chapter is in effect shall be required to obtain a permit from the City Engineer or his agent. The initial permit shall be valid for a period of two years after the date of issuance. A renewal permit must be secured for each subsequent two year period thereafter. The fee for the initial permit shall be twenty dollars ($20.00), and a fee of ten dollars ($10.00) for each renewal.
1171.99 PENALTY.
(a) Whoever violates any provision of this chapter shall, for each violation, be fined no more than five hundred dollars ($500.00). Each ten days such violation is permitted to exist shall constitute a separate offense.
(b) The owner or tenant of any building, structure, premises or parts thereof, and any architect, builder, contractor, agent or other person who knowingly commits, participates in, assists in or maintains such violation may be found guilty of a separate offense and suffer the penalties herein provided.
(c) Nothing herein contained shall prevent the City from taking such other lawful action as is necessary to prevent or remedy any violations.
1181.01 NONCONFORMING USES OF LAND.
The lawful use of land existing on the effective date of Ordinance 24-66, passed April 5, 1966, although such use does not conform to the provisions hereof, may be continued for a period of not more than five years; provided, however, that no such nonconforming use of land shall in any way be expanded or extended either on the same or adjoining property. If such nonconforming use of land or any portion thereof is discontinued or changed for a period of at least one year, the future use of such land shall be in conformity with the provisions of this Zoning Code.
(Ord. 24-66. Passed 4-5-66.)
1181.02 CONTINUATION OF EXISTING USES.
The lawful use of a building or structure existing at the effective date of Ordinance 24-66, passed April 5, 1966 may be continued, although such use does not conform to the provisions hereof. If no structural alterations are made, a nonconforming use of a building may be changed to another nonconforming use of the same or of a more restricted classification. Whenever a nonconforming use has been changed to a more restrictive use or to a conforming use, such use shall not thereafter be changed to a less restricted use. The nonconforming use of a building may be hereafter extended throughout those parts of a building which were manifestly arranged or designed for such use at the time of the enactment of Ordinance 24-66, passed April 5, 1966. (Ord. 24-66. Passed 4-5-66.)
1181.03 EFFECT UPON CURRENT BUILDING.
Nothing contained herein shall require any change in the plans, construction, size or designated use of the building, structure or part thereof, for which a building permit has been granted before the enactment or amendment of Ordinance 24-66, passed April 5, 1966 by Council, and the construction of which, from such plans, shall have been started within ninety days of the date of enactment of Ordinance 24-66, passed April 5, 1966. If any of the above requirements shall not have been fulfilled within the same time as stated above, or if building operations are discontinued for a period of ninety days, any further construction shall be in conformity with the provisions of this Zoning Code.
(Ord. 24-66. Passed 4-5-66.)
1181.04 NONCONFORMING USE CREATED BY ZONING CHANGES.
Whenever the use of a building becomes a nonconforming use through a change in the zoning ordinance or district boundaries, such use may be continued, and if no structural alterations are made, it may be changed to another nonconforming use of the same or of a more restricted classification.
(Ord. 24-66. Passed 4-5-66.)
1181.05 DISCONTINUANCE OF NONCONFORMING BUILDINGS AND USES.
A nonconforming use of a building or portion thereof which is hereafter discontinued for a continuous period of two years, shall not again be used, except in conformity with the regulations of the district in which such building is situated.
(Ord. 24-66. Passed 4-5-66.)
1181.06 DAMAGED NONCONFORMING BUILDINGS.
No building which has been damaged by fire, explosions, act of God or the public enemy to the extent of more than seventy-five percent (75%) of the fair market value of the building immediately prior to damage, shall be restored except in conformity with the regulations in this Zoning Code. If a building is damaged by less than seventy-five percent (75%) of the fair market value, or, in the case of a residential structure within an M-2 Heavy Industrial District, if such structure is damaged to any extent, it may be repaired or reconstructed and used as before the time of damage, provided that such repairs or reconstruction is completed within twelve months of the date of such damage.
(Ord. 20-95. Passed 3-21-95.)
1181.07 SIGNS.
Signs to be used in conjunction with a nonconforming business use in a residential district shall be limited to a single wall sign. The location and size of this sign must be approved by the Planning Commission but in no case may it exceed thirty square feet in area.
(Ord. 24-66. Passed 4-5-66.)
1181.08 NONCONFORMING SIGNS.
Existing signs which were constructed in accordance with all applicable regulations in effect at the time of construction may remain or be reconstructed at the same location and be of the same size, provided they are continually maintained in accordance with Section 1184.18.
(Ord. 11-86. Passed 3-4-86.)
1181.09 NONCONFORMING MOBILE HOMES.
Notwithstanding any provision of Chapter 1181 hereinbefore or hereinafter contained, mobile homes in any district, except M-2 Heavy Industrial Districts, used for residential purposes as of May 5, 1966, may, for residential purposes only, remain at the same premises on which they were located on such date, may for residential purposes only, be expanded on the premises by constructing additions and improvements thereto or may, for residential purposes only, be replaced on the premises with another mobile home of the same size or a larger size; provided, however, that should the use of any such mobile home for residential purposes permitted by this section be discontinued for a period of six months, then the premises on which such mobile home was being used for residential purposes shall no longer be used for any purposes by a mobile home, and any unoccupied mobile home remaining on the premises after the expiration date of the six month period shall be removed from the premises within thirty days after the expiration date of the six month period, and thereafter shall be located in conformance with City zoning regulations.
All nonconforming mobile home replacements and all additions and improvements to nonconforming mobile homes, made pursuant to the provisions of this section, shall meet all yard requirements of the zoning district in which such nonconforming mobile home is located.
(Ord. 49-67. Passed 8-15-67.)
1181.10 NONCONFORMING USE CREATED BY ABANDONMENT OF LAWFUL, CONFORMING USE.
If a lawful, conforming use is abandoned and compliance with the existing zoning provisions is highly impracticable or would create a substantial hardship, Council may, as an alternative to changing the zoning classification, grant permission for the creation of a nonconforming use, under the following terms and conditions.
(a) Applicant must show compliance with applicable zoning provisions is highly impracticable or would create a substantial hardship.
(b) No permit for the creation of a nonconforming use shall be issued until after a public hearing, before Council, with thirty days’ public notice, and ten days’ notice of said hearing by certified mail given to all adjoining property owners.
(c) The permitted nonconforming use shall only be that which Council specifically designates and such may not be changed or expanded.
(d) Any cessation of use of more than sixty days or any change or expansion of the use permitted will result in an automatic termination of the permit granted under this section.
(e) The initial term of any use permitted under this section shall be five years. Such use may be renewed for periods of five years, but only after a public hearing before Council to determine that the permittee has complied with the provisions of this section.
(f) The authority to conduct a nonconforming use permitted by this section may not be transferred without the approval of Council.
(g) In granting a permit for the creation of a nonconforming use, Council may impose such additional conditions as it deems necessary and appropriate and in the best interests of the area in which the proposed nonconforming use is located.
(Ord. 13-99. Passed 2-2-99.)
1183.01 BUILDINGS AND USES FOR CONSIDERATION.
Council may, by special permit, after public hearing and subject to such protective restrictions as it deems necessary, authorize the location of any of the following buildings or uses in any district from which they are prohibited in this Zoning Code:
(a) Any public building erected, leased or used by any department of a municipal, County, State or Federal government, or branch or arm thereof.
(b) Public utility building, power substation, gas regulation station, etc., which are necessary to properly serve the Community.
(c) Parking lot within 300 feet of the boundary of any office, business or industrial district, under such condition as will protect the surrounding property.
(d) Drive-in theaters in the B-3 Highway Service Business District.
(e) Radio or television broadcasting tower and station.
(Ord. 24-66. Passed 4-5-66.)
1183.02 PROCEDURE FOR SPECIAL PERMIT.
Before issuance of a special permit for any of the buildings or uses specified in Section 1183.01, Council shall refer the proposed application to the Planning Commission, which Commission shall be given sixty days in which to make a report regarding the effect of such proposed building or use upon the character of the neighborhood, traffic conditions, public utilities and other matters pertaining to the public health, safety or general welfare. No action shall be taken upon any application for a proposed building or use above referred to until and unless the report of the Planning Commission has been filed; provided however, that if no report is received from the Commission within sixty days, it shall be assumed that approval of the application has been given.
(Ord. 24-66. Passed 4-5-66.)
1184.01 PURPOSE.
The purpose of this chapter is to protect the safety and orderly development of the community through the regulation of signs and sign structures. These regulations are intended to protect property values, create a more attractive economic and business climate, and protect the natural beauty of designated areas. (Ord. 16-20. Passed 3-17-20.)
1184.02 DEFINITIONS.
The following words and terms shall, for the purposes of this chapter and as used elsewhere in this code, have the meanings shown herein.
(a) ABANDONED SIGN. A sign structure that has ceased to be used for the display of sign copy, or as otherwise defined by state law.
(b) ANIMATED SIGN. A sign employing actual motion or the illusion of motion. Animated signs, which are differentiated from changeable signs as defined and regulated by this code, include the following types:
(1) Electrically activated. Animated signs producing the illusion of movement by means of electronic, electrical or electro-mechanical input and/or illumination capable of simulating movement through employment of the characteristics of one or both of the classifications noted in subsections (b)(1)A. and B. as follows:
A. Flashing. Animated signs or animated portions of signs where the illumination is characterized by a repetitive cycle in which the period of illumination is either the same as or less than the period of non-illumination. For the purposes of this ordinance, flashing will not be defined as occurring if the cyclical period between on-off phases of illumination exceeds four seconds.
B. Patterned illusionary movement. Animated signs or animated portions of signs where the illumination is characterized by simulated movement through alternate or sequential activation of various illuminated elements for the purpose of producing repetitive light patterns designed to appear in some form of constant motion.
(2) Environmentally activated. Animated signs or devices motivated by wind, thermal changes or other natural environmental input. Includes spinners, pinwheels, pennant strings, and/or other devices or displays that respond to naturally occurring external motivation.
(3) Mechanically activated. Animated signs characterized by repetitive motion and/or rotation activated by a mechanical system powered by electric motors or other mechanically induced means.
(c) ARCHITECTURAL PROJECTION. Any projection that is not intended for occupancy and that extends beyond the face of an exterior wall of a building, but that does not include signs as defined herein. See also "Awning;" "Backlit awning;" and "Canopy, Attached and Free-standing."
(d) AWNING. An architectural projection or shelter projecting from and supported by the exterior wall of a building and composed of a covering of rigid or nonrigid materials and/or fabric on a supporting framework that may be either permanent or retractable, including such structures that are internally illuminated by fluorescent or other light sources.
(e) AWNING SIGN. A sign displayed on or attached flat against the surface or surfaces of an awning. See also "Wall or fascia sign."
(f) BACKLIT AWNING. An awning with a translucent covering material and a source of illumination contained within its framework.
(g) BANNER. A flexible substrate on which copy or graphics may be displayed.
(h) BANNER SIGN. A sign utilizing a banner as its display surface.
(i) BILLBOARD. See "Off-premise sign" and "Outdoor advertising sign."
(j) BUILDING ELEVATION. The entire side of a building, from ground level to the roofline, as viewed perpendicular to the walls on that side of the building.
(k) CANOPY (Attached). A multisided overhead structure or architectural projection supported by attachments to a building on one or more sides and either cantilevered from such building or also supported by columns at additional points. The surface(s) and/or soffit of an attached canopy may be illuminated by means of internal or external sources of light. See also "Marquee."
(l) CANOPY (Free-standing). A multisided overhead structure supported by columns, but not enclosed by walls. The sur- face(s) and or soffit of a free-standing canopy may be illuminated by means of internal or external sources of light.
(m) CANOPY SIGN. A sign affixed to the visible surface(s) of an attached or free-standing canopy. For reference, see Section 1184.03.
(n) CHANGEABLE SIGN. A sign with the capability of content change by means of manual or remote input, including signs which are:
(1) Electrically activated. Changeable sign where the message copy or content can be changed by means of remote electrically energized on-off switching combinations of alphabetic or pictographic components arranged on a display surface. Illumination may be integral to the components, such as characterized by lamps or other light-emitting devices; or it may be from an external light source designed to reflect off the changeable component display. See also "Electronic message sign or center."
(2) Manually activated. Changeable sign where the message copy or content can be changed manually.
(o) CIVIC BANNER/SIGN. A banner/sign that promotes the community or civic good.
(p) COMBINATION SIGN. A sign that is supported partly by a pole and partly by a building structure.
(q) COPY. Those letters, numerals, figures, symbols, logos and graphic elements comprising the content or message of a sign, excluding numerals identifying a street address only.
(r) DEVELOPMENT COMPLEX SIGN. A free-standing sign identifying a multiple-occupancy development, such as a shopping center or planned industrial park, which is controlled by a single owner or landlord, approved in accordance with Section 1184.09(b) of this chapter.
(s) DIRECTIONAL SIGN. Any sign that is designed and erected for the purpose of providing direction and/or orientation for pedestrian or vehicular traffic.
(t) DOUBLE-FACED SIGN. A sign with two faces, back to back.
(u) ELECTRIC SIGN. Any sign activated or illuminated by means of electrical energy.
(v) ELECTRONIC MESSAGE SIGN OR CENTER. An electrically activated changeable sign where the variable message capability can be electronically programmed.
(w) EXTERIOR SIGN. Any sign placed outside a building.
(x) FASCIA SIGN. See "Wall or fascia sign."
(y) FLASHING SIGN. See "Animated sign, electrically activated."
(z) FREE-STANDING SIGN. A sign principally supported by a structure affixed to the ground, and not supported by a building, including signs supported by one or more columns, poles or braces placed in or upon the ground. For visual reference, see Section 1184.03.
(aa) FRONTAGE (Building). The length of an exterior building wall or structure of a single premise orientated to the public way or other properties that it faces.
(bb) FRONTAGE (Property). The length of the property line(s) of any single premise along either a public way or other properties on which it borders.
(cc) GROUND SIGN. See "Free-standing sign."
(dd) HOME OCCUPATION SIGNS. A sign with the sole purpose of identifying a home occupation use as identified in Section 1184.05.
(ee) ILLUMINATED SIGN. A sign characterized by the use of artificial light, either projecting through its surface(s) (internally illuminated); or reflecting off its surface(s) (externally illuminated).
(ff) INTERIOR SIGN. Any sign placed within a building, but not including "window signs" as defined by this ordinance. Interior signs, with the exception of window signs as defined, are not regulated by this chapter.
(g) MANSARD. An inclined decorative roof-like projection that is attached to an exterior building facade.
(hh) MARQUEE. See "Canopy (attached)."
(ii) MARQUEE SIGN. See "Canopy sign."
(jj) MENU BOARD. A free-standing sign orientated to the drive-through lane for a restaurant that advertises the menu items available from the drive-through window, and which has not more than twenty percent (20%) of the total area for such a sign utilized for business identification.
(kk) MULTIPLE-FACED SIGN. A sign containing three or more faces.
(ll) OFF-PREMISE SIGN. See "Outdoor advertising sign."
(mm) ON-PREMISE SIGN. A sign erected, maintained or used in the outdoor environment for the purpose of the display of messages appurtenant to the use of, products sold on, or the sale or lease of, the property on which it is displayed.
(nn) OUTDOOR ADVERTISING SIGN. A permanent sign erected, maintained or used in the outdoor environment for the purpose of the display of commercial or noncommercial messages not appurtenant to the use of, products sold on, or the sale or lease of, the property on which it is displayed.
(oo) PUBLIC ART. Art in any media that has been planned and executed with the intention of being staged in the physical public domain, usually outside and accessible to all.
(pp) PARAPET. The extension of a building facade above the line of the structural roof.
(qq) POLE SIGN. See "Free-standing sign."
(rr) POLITICAL SIGN. A temporary sign intended to advance a political statement, cause or candidate for office. A legally permitted outdoor advertising sign shall not be considered to be a political sign.
(ss) PORTABLE SIGN. Any sign not permanently attached to the ground or to a building or building surface.
(tt) PROJECTING SIGN. A sign other than a wall sign that is attached to or projects more than eighteen inches from a building face or wall or from a structure where the primary purpose is other than the support of a sign. For visual reference, see Section 1184.03.
(uu) REAL ESTATE SIGN. A temporary sign advertising the sale, lease or rental of the property or premises upon which it is located.
(vv) REVOLVING SIGN. A sign that revolves 360 degrees about an axis. See also "Animated sign, mechanically activated."
(ww) ROOF LINE. The top edge of a peaked roof or, in the case of an extended facade or parapet, the uppermost point of said facade or parapet.
(xx) ROOF SIGN. A sign mounted on, and supported by, the main roof portion of a building, or above the uppermost edge of a parapet wall of a building and which is wholly or partially supported by such a building. Signs mounted on mansard facades, pent eaves and architectural projections such as canopies or marquees shall not be considered to be roof signs. For a visual reference, and a comparison of differences between roof and fascia signs, see Section 1184.03.
(yy) SIGN. Any device visible from a public place that displays either commercial or noncommercial messages by means of graphic presentation of alphabetic or pictorial symbols or representations. Noncommercial flags or any flags displayed from flagpoles or staffs will not be considered to be signs.
(zz) SIGN AREA. The area of the smallest geometric figure, or the sum of the combination of regular geometric figures, which comprise the sign face. The area of any double-sided or "V" shaped sign shall be the area of the largest single face only. The area of a sphere shall be computed as the area of a circle. The area of all other multiple-sided signs shall be computed as fifty percent (50%) of the sum of the area of all faces of the sign.
(aaa) SIGN COPY. Those letters, numerals, figures, symbols, logos and graphic elements comprising the content or message of a sign, exclusive of numerals identifying a street address only.
(bbb) SIGN FACE. The surface upon, against or through which the sign copy is displayed or illustrated, not including structural supports, architectural features of a building or sign structure, nonstructural or decorative trim, or any areas that are separated from the background surface upon which the sign copy is displayed by a distinct delineation, such as a reveal or border. See Section 1184.03.
(1) In the case of panel or cabinet-type signs, the sign face shall include the entire area of the sign panel, cabinet or face substrate upon which the sign copy is displayed or illustrated, but not open space between separate panels or cabinets.
(2) In the case of sign structures with routed areas of sign copy, the sign face shall include the entire area of the surface that is routed, except where interrupted by a reveal, border, or a contrasting surface or color.
(3) In the case of signs painted on a building, or individual letters or graphic elements affixed to a building or structure, the sign face shall comprise the sum of the geometric figures or combination of regular geometric figures drawn closest to the edge of the letters or separate graphic elements comprising the sign copy, but not the open space between separate groupings of sign copy on the same building or structure.
(4) In the case of sign copy enclosed within a painted or illuminated border, or displayed on a background contrasting in color with the color of the building or structure, the sign face shall comprise the area within the contrasting background, or within the painted or illuminated border.
(ccc) SIGN STRUCTURE. Any structure supporting a sign.
(ddd) TEMPORARY SIGN. A sign intended to display either commercial or noncommercial messages of a transitory or temporary nature. Portable signs or any sign not permanently embedded in the ground, or not permanently affixed to a building or sign structure that is permanently embedded in the ground, are considered temporary signs.
(eee) UNDER CANOPY SIGN OR UNDER MARQUEE SIGN. A sign attached to the underside of a canopy or marquee.
(fff) V SIGN. Signs containing two faces of approximately equal size, erected upon common or separate structures, positioned in a "V" shape with an interior angle between faces of not more than ninety degrees with the distance between the sign faces not exceeding five feet at their closest point.
(ggg) WALL OR FASCIA SIGN. A sign that is in any manner affixed to any exterior wall of a building or structure and that projects not more than twelve inches from the building or structure wall, including signs affixed to architectural projections from a building provided the copy area of such signs remains on a parallel plane to the face of the building facade or to the face or faces of the architectural projection to which it is affixed. Also includes signs painted or adhered directly to the building surface. For a visual reference and a comparison of differences between wall or fascia signs and roof signs, see Section 1184.03.
(hhh) WINDOW SIGN. A sign affixed to the interior or exterior surface of a window or an interior sign with its message intended to be visible to and readable from the public way or from adjacent property.
(Ord. 16-20. Passed 3-17-20.)
1184.03 GENERAL SIGN TYPES.
1184.04 GENERAL PROVISIONS.
(a) Conformance to Codes. Any sign hereafter erected shall conform to the provisions of this ordinance and the pro- visions of the Ohio Building Code and of any other ordinance or regulation within the City.
(b) Signs in Rights-of-way. No sign other than an official traffic sign or similar sign shall be erected within two feet of the lines of any street, or within any public way, unless specifically authorized by other ordinances or regulations of the City or by specific authorization of the City Council.
(c) Projections over Public Ways. Signs projecting over public walkways shall be permitted to do so only subject to the projection and clearance limits either defined herein or, if not so defined, at a minimum height of nine feet from grade level to the bottom of the sign. Signs, architectural projections or sign structures projecting over vehicular access areas must conform to the minimum height clearance limitations imposed by the City for such structures.
(d) Traffic Visibility. No sign or sign structure shall be erected at the intersection of any street in such a manner as to obstruct free and clear vision, nor at any location where by its position, shape or color it may interfere with, imitate, or obstruct the view of or be confused with any authorized traffic sign, signal or device.
(e) Computation of Frontage. If premises contain walls facing more than one property line or encompasses property frontage bounded by more than one street or other property usages, the sign area(s) for each building wall or property frontage will be computed separately for each building wall or property line facing a different frontage. The sign area(s) thus calculated shall be permitted to then be applied to permitted signs placed on each separate wall or property line frontage.
(f) Animation and Changeable Messages. Animated signs are not permitted unless specifically approved by the Planning Commission within a nonresidential zone. Changeable signs, manually activated or electrically activated, are permitted in all nonresidential zones.
FIGURE 1184.04(1)
GENERAL SIGN TYPES
FIGURE 1184.04(2)
COMPARISON - ROOF AND WALL OR FASCIA SIGNS
Notes: Sum of shaded areas only represents sign area. Sign constructed with panels or cabinets.
FIGURE 1184.04(3)
SIGN AREA COMPUTATION
METHODOLOGY
Notes: Sum of shaded area only represents sign area for code compliance purposes. Examples of signs consisting of individual letters, elements or logos placed on building walls or structures.
FIGURE 1184.04 (4)
SIGN AREA COMPUTATION
METHODOLOGY
(g) Maintenance, Repair and Removal. Every sign permitted by this ordinance shall be kept in good condition and repair. Where any sign becomes insecure, in danger of falling or is otherwise deemed unsafe by the code official, or if any sign shall be unlawfully installed, erected or maintained in violation of any of the provisions of this ordinance, the owner thereof or the person or firm using same shall, upon written notice by the code official forthwith in the case of immediate danger, and in any case within not more than ten days, make such sign conform to the provisions of this ordinance, or shall remove it. If within ten days the order is not complied with, the code official shall be permitted to remove or cause such sign to be removed at the expense of the owner and/or the user of the sign.
(h) Obsolete Sign Copy. Any sign copy that no longer advertises or identifies a use conducted on the property on which said sign is erected must have the sign copy covered or removed within thirty days after written notification from the code official; and upon failure to comply with such notice, the code official is hereby authorized to cause removal of such sign copy, and any expense incident thereto shall be paid by the owner of the building, structure or ground on which the sign is located.
(i) Nonconforming Signs. Any sign legally existing at the time of the passage of this ordinance that does not conform in use, location, height or size with the regulations of the zone in which such sign is located, shall be considered a legal nonconforming use or structure and shall be permitted to continue in such status until such time as it is either abandoned or removed by its owner, subject to the following limitations:
(1) Structural alterations, enlargement or re-erection are permissible only where such alterations will not increase the degree of nonconformity of the signs.
(2) Any legal nonconforming sign shall be removed or rebuilt without increasing the existing height or area if it is damaged, or removed if allowed to deteriorate to the extent that the cost of repair or restoration exceeds fifty percent (50%) of the replacement cost of the sign as determined by the code official.
(3) Signs that comply with either subsections (i)(1) or (2) need not be permitted.
(j) Illuminated Signs. The brightness of any internally illuminated or electronic sign shall not exceed 0.3 foot candles above ambient light, as measured using a foot candle meter at a pre-set distance. Electronic signs shall come equipped with technology that automatically adjusts the display's brightness based on ambient light conditions (Day versus Night.) Distances to measure the foot candle impact vary with the expected viewing distance of each size sign. Measurements should be taken perpendicular to the face of the sign. Measurement distance criteria is as follows:
FACE SIZE | MEASUREMENT DISTANCE |
Up to 24 SF | 49 FT |
24 to 32 SF | 57 FT |
32 to 50 SF | 71 FT |
50 to 100 SF | 100 FT |
Measurement Distance =(sign area (SF) X 100)^0.5
(Ord. 16-20. Passed 3-17-20.)
1184.05 EXEMPT SIGNS.
The following signs shall be exempt from the provisions of this chapter. No sign shall be exempt from Section 1184.04(d).
(a) Official notices authorized by a court, public body or public safety official.
(b) Directional, warning or information signs authorized by federal, state or municipal governments.
(c) Memorial plaques, building identification signs and building cornerstones where cut or carved into a masonry surface or where made of noncombustible material and made an integral part of the building or structure.
(d) The flag of a government or noncommercial institution, such as a school.
(e) Religious symbols and seasonal decorations within the appropriate public holiday season.
(f) Works of fine art displayed in conjunction with a commercial enterprise where the enterprise does not receive direct commercial gain.
(g) Street address signs and combination nameplate and street address signs that contain no advertising copy and which do not exceed six square feet in area.
(h) Home Occupation Signs of one sign pertaining to a home occupation, as herein specified, shall be permitted, provided the sign is not over one square foot in area and is mounted flat against the wall of the dwelling or principal building on the premises.
(i) Civic Banners/signs and Public Art will be permitted with the written approval of Planning Commission or the Mayor.
(Ord. 16-20. Passed 3-17-20.)
1184.06 PROHIBITED SIGNS.
The following devices and locations shall be specifically prohibited:
(a) Signs located in such a manner as to obstruct or otherwise interfere with an official traffic sign, signal or device, or obstruct or interfere with a driver's view of approaching, merging or intersecting traffic.
(b) Except as provided for elsewhere in this code, signs encroaching upon or overhanging public right-of-way. No sign shall be attached to any utility pole, light standard, street tree or any other public facility located within the public right-of-way.
(c) Signs which blink flash or are animated by lighting in any fashion that would cause such signs to have the appearance of traffic safety signs and lights, or municipal vehicle warnings from a distance.
(d) Portable signs except as allowed for temporary signs.
(e) Any sign attached to, or placed on, a vehicle or trailer parked on public or private property, except for signs meeting the following conditions:
(1) The primary purpose of such a vehicle or trailer is not the display of signs.
(2) The signs are magnetic, decals or painted upon an integral part of the vehicle or equipment as originally designed by the manufacturer, and do not break the silhouette of the vehicle.
(3) The vehicle or trailer is in operating condition, currently registered and licensed to operate on public streets where applicable, and actively used or available for use in the daily function of the business to which such signs relate.
(f) Vehicles and trailers are not used primarily as static displays, advertising a product or service, nor utilized as storage, shelter or distribution points for commercial products or services for the general public.
(g) Balloons, streamers or pinwheels except those temporarily displayed as part of a special sale, promotion or community event. For the purposes of this subsection, "temporarily" means not more than 30 days in any calendar year.
(Ord. 16-20. Passed 3-17-20.)
1184.07 PERMITS.
(a) Permits Required. Unless specifically exempted, a permit must be obtained from the code official for the erection and maintenance of all signs erected or maintained within the City and in accordance with other ordinances of the City. Exemptions from the necessity of securing a permit, however, shall not be construed to relieve the owner of the sign involved from responsibility for its erection and maintenance in a safe manner and in a manner in accordance with all the other provisions of this ordinance.
(b) Construction Documents. Before any permit is granted for the erection of a sign or sign structure requiring such permit, construction documents shall be filed with the code official showing the dimensions, materials and required details of construction, including loads, stresses, anchorage and any other pertinent data. The permit application shall be accompanied by the written consent of the owner or lessee of the premises upon which the sign is to be erected and engineering calculations signed and sealed by a registered design professional where required by the Ohio Building Code.
(c) Changes to Signs. No sign shall be structurally altered, enlarged or relocated except in conformity to the provisions herein, nor until a proper permit, if required, has been secured. The changing or maintenance of movable parts or components of an approved sign that is designed for such changes, or the changing of copy, business names, lettering, sign faces, colors, display and/or graphic matter, or the content of any sign shall not be deemed a structural alteration.
(d) Permit Fees. Permit fees to erect, alter or relocate a sign shall be in accordance with the fee schedule. (Ord. 16-20. Passed 3-17-20.)
1184.08 SPECIFIC SIGN REQUIREMENTS.
(b) Wall Signs. Every multiple-family residential complex, commercial or industrial building, and every separate nonresidential building in a residential zone may display wall signs per street frontage subject to the limiting standards set forth in Table 1184.08(1). For shopping centers, planned industrial parks or other multiple-occupancy nonresidential buildings, the building face or wall shall be calculated separately for each separate occupancy, but in no event will the allowed area for any separate occupancy be more than 100 square feet.
(1) Wall signs shall not extend into any street, sidewalk, alley or public thoroughfare for a distance greater than twelve inches, shall have at least nine feet clearance between the lower edge of the sign and the ground and fourteen and one-half feet clearance over any area used by motor vehicles.
(2) Wall signs made of glass shall not exceed twelve square feet when double strength glass is used and forty square feet when plate or wired glass is used.
(3) No wall sign shall be so erected as to cover the doors or windows of any building, or otherwise prevent free ingress and egress from any window, door or fire escape of any building.
(4) Each wall sign erected, hung or suspended or permitted under the terms of this chapter shall be securely fastened to a building or other structure upon the premises owned or occupied by the applicant and amply supported vertically and horizontally to prevent falling from its own weight or from wind pressure, and to prevent the same from becoming a hazard to persons using the public street or sidewalk in the vicinity of the sign.
(5) Wall signs comprised of paint, or other adhered material, which is applied directly to the building cladding, shall not be permitted unless it can be demonstrated to the satisfaction of the code official, that the sign can be effectively removed.
TABLE 1184.08(1)
IDENTIFICATION SIGN STANDARDS-WALL SIGNS
LAND USE | AGGREGATE AREA (square feet) |
Single-family residential | Not Permitted |
Multiple-family residential | 40 |
Nonresidential in a residential zone | 80 |
Commercial and industrial | 2 square feet per lineal foot of building facing the street. May not exceed 120 sq ft. |
(c) Free-standing Signs. In addition to any allowable wall signs, every single-family residential subdivision, multiple-family residential complex, commercial or industrial building, and every separate nonresidential building in a residential zone shall be permitted to display free-standing or combination signs per street frontage subject to the limiting standards set forth in Table 1184.08(2).
(d) Directional Signs. Not more than two directional signs shall be permitted per street entrance to any lot. There shall be no limit to the number of directional signs providing directional information interior to a lot. For all zones, the maximum area for any directional sign shall be six square feet. Not more than twenty-five percent (25%) of the area of any directional sign shall be permitted to be devoted to business identification or logo, which area shall not be assessed as identification sign area.
(f) Real Estate Signs. Real estate signs shall be permitted in all zoning districts, subject to the following limitations:
(1) Real estate signs located on a single residential lot shall be limited to one sign, not greater than six feet in height and ten square feet in area.
(2) Real estate signs advertising the sale of lots located within a subdivision shall be limited to one sign per entrance to the subdivision, and each sign shall be not greater than thirty-two square feet in area six feet in height. Signs permitted under this section shall be removed within ten days after sale of the last original lot.
(3) Real estate signs advertising the sale or lease of space within commercial or industrial buildings shall be not greater than thirty-two square feet in area nor six feet in height, and shall be limited to one sign per street front.
(4) Real estate signs advertising the sale or lease of vacant commercial or industrial land shall be limited to one sign per street front, and each sign shall be not greater than six feet in height, and thirty-two square feet for property in Residential zones, or 100 square feet in all other zones.
(5) Real estate signs shall be removed not later than ten days after execution of a lease agreement in the event of a lease, or the closing of the sale in the event of a purchase.
(g) Development and Construction Signs. Signs temporarily erected during construction to inform the public of the developer, contractors, architects, engineers, the nature of the project or anticipated completion dates, shall be permitted in all zoning districts, subject to the following limitations:
(1) Such signs on a single residential lot shall be limited to one sign, not greater than six feet in height and ten square feet in area.
(2) Such signs for a residential subdivision or multiple residential lots shall be limited to one sign, at each entrance to the subdivision or on one of the lots to be built upon, and shall be not greater than six feet in height and thirty-two square feet in area.
(3) Such signs for nonresidential uses in residential districts shall be limited to one sign, and shall be not greater than six feet in height and thirty-two square feet in area.
(4) Such signs for commercial or industrial projects shall be limited to one sign per street front, not to exceed ten feet in height and 100 square feet.
(5) Development and construction signs may not be displayed until after the issuance of construction permits by the building official, and must be removed not later than twenty-four hours following issuance of an occupancy permit for any or all portions of the project.
(h) Special Promotion, Event and Grand Opening Signs. Signs temporarily displayed to advertise special promotions, events and grand openings shall be permitted for nonresidential uses in a residential district, and for all commercial and industrial districts subject to the following limitations:
(1) Such signs shall be limited to one sign per street front.
(2) Such signs may be displayed for not more than thirty consecutive days in any 3-month period, and not more than sixty days in any calendar year. The signs shall be erected not more than five days prior to the event or grand opening, and shall be removed not more than one day after the event or grand opening.
(3) The total area of all such signs shall not exceed ten square feet in any single-family residential district, thirty-two square feet in any multiple- family residential district and 100 square feet in any commercial or industrial district.
(i) Off-premise Signs. Signs displaying information about goods, services, uses, business, persons, subjects, etc. not relative to the premises upon which the sign is located shall be approved by the Planning Commission. Billboards or similar advertising signs shall be approved by City Council in consideration of a recommendation from the Planning Commission.
TABLE 1184.08(2)
IDENTIFICATION SIGN STANDARDS-FREE-STANDING
SIGNS a, b, c
LAND USE | NUMBER OF SIGNS | HEIGHT (feet) | AREA (square feet) | SPACING (feet) |
Single-family residential | Per Spacing | 6 | 40 | 1 per subdivision entrance a |
Multiple-family residential | Per Spacing | 6 | 40 | 1 per driveway a |
Nonresidential in a residential zone | 1 | 6 | 40 | N/A |
Commercial and industrial | 1 | See Figures 1184.08(1), (2) and (3) | See Figures 1184.08(1), (2) and (3) | 150 b |
a. For subdivision or apartment identification signs placed on a decorative entry wall approved by the code official, two identification signs shall be permitted to be placed at each entrance to the subdivision or apartment complex, one on each side of the driveway or entry drive.
b. For shopping centers or planned industrial parks, two monument-style free-standing signs not exceeding fifty percent (50%) each of the permitted height and area, and spaced not closer than 100 feet to any other free-standing identification sign, shall be permitted to be allowed in lieu of any free-standing sign otherwise permitted in this table.
c. For any commercial or industrial development complex exceeding 1,000,000 square feet of gross leasable area, or forty acres in size, such as regional shopping centers, auto malls or planned industrial parks, one free-standing sign per street front shall be permitted to be increased in sign area by up to fifty percent (50%).
(j) Special Event Signs in Public Ways. Signs advertising a special community event may be permitted in or over public rights-of-way, subject to approval by City Council and approval by the code official as to the size, location and method of erection. The code official may not approve any special event signage that would impair the safety and convenience of use of public rights-of-way, or obstruct traffic visibility.
(k) Portable signs and Devices. Portable signs shall be permitted only in non-residential districts, as designated in this code, subject to the following limitations:
(1) Not more than one such sign or device may be displayed on any property.
(2) Signs shall not exceed a height of six feet nor an area of thirty square feet.
(3) Such signs or devices shall be displayed not more than thirty consecutive days and not more than ninety days in any calendar year.
(4) Any electrical portable signs or device shall comply with NFPA 70.
(5) No portable sign shall be displayed prior to obtaining a sign permit.
(l) Political Signs. Political signs shall be permitted in all zoning districts, subject to the following limitations:
(1) Such signs shall not exceed a height of three feet nor an area of six square feet.
(2) Such signs for election candidates or ballot propositions shall be displayed only for a period of sixty days preceding the election and shall be removed within ten days after the election, provided that signs promoting successful candidates or ballot propositions in a primary election may remain displayed until not more than ten days after the general election.
(3) Such signs shall not be placed in any public right-of-way or obstruct traffic visibility.
(n) Canopy and Marquee Signs.
(1) The permanently-affixed copy area of canopy or marquee signs shall not exceed an area equal to twenty-five percent (25%) of the face area of the canopy, marquee or architectural projection upon which such sign is affixed or applied.
(2) Graphic striping, patterns or color bands on the face of a building, canopy, marquee or architectural projection shall not be included in the computation of sign copy area.
(o) Awning Signs.
(1) The copy area of awning signs shall not exceed an area equal to twenty-five percent (25%) of the background area of the awning or awning surface to which such a sign is affixed or applied, or the permitted area for wall or fascia signs, whichever is less.
(2) Neither the background color of an awning, nor any graphic treatment or embellishment thereto such as striping, patterns or valances, shall be included in the computation of sign copy area.
(p) Projecting signs.
(1) Projecting signs shall be permitted in lieu of freestanding signage on any street frontage limited to one sign per occupancy along any street frontage with public entrance to such occupancy, and shall not exceed an area of thirty square feet.
(2) No such sign shall extend vertically above the highest point of the building façade.
(3) Such signs shall not extend over a public sidewalk in excess of fifty percent (50%) of the width of the sidewalk.
(4) Such signs shall maintain a clear vertical distance above any public sidewalk of not less than nine feet.
(q) Under Canopy Signs.
(1) Under canopy signs shall be limited to not more than one such sign per public entrance to any occupancy, and shall be limited to an area not to exceed six square feet.
(2) Such signs shall maintain a clear vertical distance above any sidewalk or pedestrian way of not less than eight feet.
(r) Roof Signs.
(1) Roof signs shall be permitted in commercial and industrial districts only.
(2) Such signs shall be limited to a height above the roofline of the elevation parallel to the sign face of not more than twenty percent (20%) of the height of the roofline.
(3) The sign area for roof signs shall be assessed against the aggregate permitted area for wall signs on the elevation of the building most closely parallel to the face of the sign.
(s) Window Signs. Window signs shall be permitted for any nonresidential use in a residential district, and for all commercial and industrial districts, subject to the following limitations:
(1) The aggregate area of all such signs shall not exceed twenty-five percent (25%) of the window area on which such signs are displayed. Window panels separated by muntins or mullions shall be considered as one continuous window area.
(2) Window signs shall not be assessed against the sign area permitted for other sign types.
(t) Menu Boards. Menu board signs shall not be permitted to exceed fifty square feet.
(Ord. 16-20. Passed 3-17-20.)
1184.09 SIGNS FOR DEVELOPMENT COMPLEXES.
(a) Master Sign Plan Required. Landlord or single-owner controlled multiple-occupancy development complexes on parcels exceeding eight acres in size, such as shopping centers or planned industrial parks, shall submit to the code official a master sign plan prior to issuance of new sign permits. The master sign plan shall establish standards and criteria for all signs in the complex that require permits, and shall address, at a minimum, the following:
(1) Proposed sign locations.
(2) Materials.
(3) Type of illumination.
(4) Design of free-standing sign structures.
(5) Size.
(6) Quantity.
(7) Uniform standards for nonbusiness signage, including directional and informational signs.
(b) Development Complex Sign. In addition to the free-standing business identification signs otherwise allowed by this ordinance, every multiple-occupancy development complex shall be entitled to one free-standing sign per street front, at the maximum size permitted for business identification free-standing signs, to identify the development complex. No business identification shall be permitted on a development complex sign. Any free-standing sign otherwise permitted under this ordinance may identify the name of the development complex.
(c) Compliance with Master Sign Plan. Applications for sign permits for signage within a multiple-occupancy development complex shall comply with the master sign plan.
(d) Amendments. Any amendments to a master sign plan must be signed and approved by the owner(s) within the development complex before such amendment will become effective.
(Ord. 16-20. Passed 3-17-20.)
1184.10 VARIANCES.
(a) The Zoning Board of Appeals shall have the power to hear and decide on appeals wherein a variance to the terms of this code is proposed. Limitations as to the board's authorization shall be as set forth herein.
(b) The Zoning Board of Appeals shall be permitted to approve, approve with conditions or deny a request for a variance. Each request for a variance shall be consistent with the following criteria:
(1) Signage would not be visible to motorists because of existing buildings, trees, or other obstructions.
(2) Environmental concerns, such as the alteration of topography, filling of wetlands, obstruction of natural drainage ways would be impacted by the sign.
(3) A larger sign would be more appropriate because of the scale of the building.
(4) The variance requested is the minimum variance necessary to facilitate the intent of the signage regulations.
(5) The necessity for the variance was not created by the property owner or the owner's authorized agent.
(6) The granting of a variance is not based solely on economic hardships.
(7) The granting of a variance will not be injurious to the public health, safety or welfare.
(8) The grant of a variance will not grant any special privilege to the property owner or the owner's authorized agent.
(c) The Zoning Board of Appeals shall not grant a variance to allow the establishment of a use in a zoning district when such use is prohibited by the provisions of this code.
(Ord. 16-20. Passed 3-17-20.)
1184.99 PENALTY.
Whoever violates any provision of this code for which no penalty is provided shall be fined not less than one hundred dollars ($100.00) and not more than five hundred dollars ($500.00). A separate offense shall be deemed committed each day during or on which a violation occurs or continues. The owner of any building or premise or part thereof, where any thing in violation of this code is placed or exists and any architect, builder, contractor, agent or person employed in connection therewith and who may have assisted in the commission of any such violation shall be guilty of a separate offense.
(Ord. 16-20. Passed 3-17-20.)
1185.01 GENERAL PROVISION.
The regulations hereinafter set forth in this chapter qualify or supplement the district regulations appearing elsewhere in this Zoning Code.
(Ord. 24-66. Passed 4-5-66.)
1185.02 HEIGHT REGULATIONS.
(a) The height regulations as prescribed in this Zoning Code shall not apply to the following named structures or other structures that project in the air, except where the height of such structure will constitute a hazard:
(1) Church spires.
(2) Belfries.
(3) Monuments.
(4) Tanks.
(5) Water towers.
(6) Fire towers.
(7) Stage towers or scenery lofts.
(8) Cooling towers.
(9) Ornamental towers and spires.
(10) Chimneys.
(11) Elevator bulkheads.
(12) Smokestacks.
(13) Conveyors.
(14) Flagpoles.
(15) Radio and television towers, antennae or aerials.
(c) Buildings used exclusively for storage purposes may exceed the maximum number of stories that are permitted in the district in which they are located; provided, however, such buildings shall not exceed the height permitted in such district.
(Ord. 24-66. Passed 4-5-66.)
1185.03 YARD REGULATIONS.
(a) Where dwelling units are erected above commercial and industrial structures in business, office and industrial districts, no side yards are required except as such side yard as may be required in the district regulations for a commercial or industrial building on the side of a lot adjoining a residential district.
(b) More than one main institutional, public or semipublic, commercial or industrial building may be located on a lot or tract, provided no such building or portion thereof is located outside the buildable area of the lot.
(c) On double frontage lots the required front yard shall be provided on each street.
(d) Where the main building on any lot in a R-A or R-S Residential District has been erected prior to the enactment of Ordinance 4114, passed November 12, 1957, additions to such building may be erected provided that the side yards shall have a combined width of not less than twelve feet, and provided that no side yard shall have a width of less than five feet.
(e) Where a corner lot in any business or industrial district abuts upon a lot in any residential district, the side yard of the corner lot shall not be less than one-half of the required front or side yard on the lot in the residential district.
(f) On corner lots in any R-L; R-A; R-S; R-M; S-U; B-1; B-3; and M-1 District, no fence or vegetation shall be allowed or maintained within twenty feet of the intersection of the street property lines which would obstruct clear traffic visibility within the limits of three feet and ten feet above the curb grade. In the event of any conflict of opinion, the City Police Chief shall determine whether any fence or vegetation interferes with traffic visibility or is an obstruction.
(g) Fences placed in any district in the required front yards or sideyards adjoining a side street, shall not exceed three feet in height. Fences in residential districts shall in no case exceed six feet in height.
(h) Whenever a lot abuts upon or adjoins an alley, one-half the alley width may be considered as a portion of the required rear or side yard.
(Ord. 24-66. Passed 4-5-66.)
1185.04 EXCEPTIONS AND MODIFICATIONS TO USE REGULATIONS.
(a) Temporary buildings that are used in conjunction with construction work only, may be permitted in any district during the period that the construction work is in progress, but such temporary buildings shall be removed upon completion of the construction work.
(b) Use restrictions shall not apply to towers which accommodate antennas for the reception of radio and television broadcast signals, radio dispatch systems located on the same property and as an accessory to a permitted use, citizen band systems, and amateur radio systems, provided any such systems are duly licensed and operated under rules by the Federal Communication Commission where required.
(Ord. 75-95. Passed 11-7-95.)
1187.01 FLASHING LIGHTS ON TOWERS AND ANTENNA STRUCTURES.
The use of flashing lights and/or strobing lights upon towers and antenna structures, within the City is prohibited, unless the use of such lighting is specifically required by regulations of the FCC, FAA or other similar regulatory agency.
(Ord. 46-92. Passed 9-22-92.)
1187.99 PENALTY.
A violation of Section 1187.01 constitutes a minor misdemeanor. A separate violation shall be deemed to have been committed for each day the condition is permitted to continue.
(Ord. 46-92. Passed 9-22-92.)
1189.01 LEGISLATIVE PURPOSE AND DEFINITIONS.
(a) Purpose. The purpose of this chapter is to regulate the placement, construction and modification of wireless communications facilities and their support structures in order to promote and protect the public health, safety, morals, comfort, prosperity and general welfare, while at the same time not unreasonably interfering with the development of the competitive wireless telecommunications market place in the City. Specifically, the purposes of this chapter are:
(1) To direct the location of various types of towers and wireless telecommunications facilities into appropriate areas of the City.
(2) To protect residential areas and land uses from potential adverse impacts of towers and wireless telecommunications facilities.
(3) To minimize adverse visual impacts of towers and wireless telecommunications facilities through careful design, siting, landscaping and innovative camouflaging techniques.
(4) To promote and encourage share use/co-location of towers and antenna support structures as a primary option rather than construction of additional single-use towers.
(5) To avoid potential damages to adjacent properties caused by towers and wireless telecommunications facilities by ensuring that such structures are soundly designed, constructed and modified, are appropriately maintained, and are fully removed upon any cessation of operation.
(6) To the greatest extent feasible, ensure that towers and wireless telecommunications facilities are compatible with surrounding land uses.
(7) To the greatest extent feasible, ensure that towers and wireless telecommunications facilities are designed in harmony with natural settings and in a manner consistent with current development patterns.
(b) Definitions.
(1) “Alternative tower structure” means man-made trees, clock towers, bell steeples, light poles and similar alternative-design mounting structures that camouflage or conceal the presence of antennas or towers.
(2) “Antenna” means any exterior apparatus designed for telephonic, radio and television communications through the sending and/or receiving of electromagnetic waves, excluding motor vehicle antenna.
(3) “City” means the City of Ashland.
(4) “FAA” means the Federal Aviation Administration.
(5) “FCC” means the Federal Communications Commission.
(7) “Height” means, when referring to a tower or other structure, the distance from ground level to the highest point on the tower or other structure, even if said highest point is an antenna.
(8) “Personal wireless services” means commercial mobile services, unlicensed wireless services and common carrier wireless exchange access services, including cellular services.
(9) “Site” means a tract, lot or parcel of land that contains the cellular or wireless communications tower, antenna, support structure(s), parking and any other uses associated with and ancillary to cellular or wireless communications transmission.
(10) “Support structure” means any building or structure accessory to, but necessary for telecommunication.
(11) “Telecommunications facilities” means the towers, antenna, alternate tower structures, support structures, cables, wires and other equipment necessary for telecommunication.
(12) “Tower” means any structure that is designed and constructed primarily for the purpose of support one or more antennas, including self-supporting lattice towers, guy towers or monopole towers. The term includes radio and television transmission towers, microwave towers, common-carrier towers, cellular telephone tower, alternative tower structures, and the like.
(Ord. 24-99. Passed 3-2-99.)
1189.02 APPLICABILITY.
All towers, antenna support structures, and wireless telecommunications facilities, any portion of which are located within the City, are subject to this chapter. Except as provided in this chapter, any use being made of an existing tower or antenna support structure on the effective date of the ordinance enacting this chapter shall be deemed a non-conforming structure and allowed to continue, even in conflict with the terms of this chapter. Any tower site that has received approval in the form of a building permit by the City, but has not yet been constructed or located, shall be considered a nonconforming structure so long as such approval is current and not expired. Applicants for telecommunication and utility permits, or renewals thereof, shall file an application therefor in such form as the Director of Safety may require along with a nonrefundable application fee of one thousand dollars ($1,000). The Director of Safety shall determine if the application is in order and, if so, forward the application to Council to determine whether or not, in accordance with the criteria set forth in Section 1189.04
, the applicant should be granted a permit hereunder. Council shall make a final determination as to whether or not such permit should be granted and, if so, upon what terms and conditions.
(Ord. 24-99. Passed 3-2-99.)
1189.03 INVENTORY OF EXISTING SITES.
Each applicant for an antenna and/or tower shall provide the Building Division of the City an inventory of its existing towers that are within the City including specific information about the location, height, and design of each tower. The City may share such information with other applicants applying for permits under this chapter or other organizations seeking to locate antennas within the City, provided, however, that the City is not, by sharing such information, in any way representing or warranting that such sites are available or suitable.
(Ord. 24-99. Passed 3-2-99.)
1189.04 STANDARDS APPLICABLE TO ALL WIRELESS TELECOMMUNICATIONS FACILITIES.
Telecommunications and utility and special permits shall be granted based upon a determination that the following criteria are met:
(a) The granting of the permit will contribute to the public health, safety or welfare in the City;
(b) The granting of the permit will be consistent with the policy of the City as set forth in Section 1189.01
;
(c) That the applicant is a proper person to hold a permit and will fulfill all its obligations hereunder.
(Ord. 24-99. Passed 3-2-99.)
1189.05 CONSTRUCTION STANDARDS.
(a) All wireless telecommunications facilities and support structures shall be certified by an Engineer licensed in the State of Ohio to be structurally sound and, at a minimum, in conformance with the Ohio Building Code. Proof of on-going compliance shall be provided to the Director of Safety every ten years by way of an inspection report prepared by an Ohio licensed structural engineer indicating the structural integrity of the tower. The communications company must demonstrate to the City that it is licensed by the Federal Communications Commission (FCC).
(b) A full site plan shall be required for all proposed cellular or wireless communications sites, at a scale of 1 inch to 100 feet (1" - 100'), indicating, as a minimum, the following:
(1) The total area of the site.
(2) The existing zoning of the property in question and of all adjacent properties.
(3) All public and private rights of way and easement lines located on or adjacent to the property which is proposed to be continued, created, relocated or abandoned.
(4) Existing topography with a maximum of five-foot contour intervals.
(5) The proposed finished grade of the development shown by contours not exceeding five-foot contour intervals.
(6) The location of all existing buildings and structures and the proposed location of the cellular or wireless communications tower and all cellular or wireless communications support structures including dimensions, heights and, where applicable, the gross floor area of the buildings.
(7) The locations and dimensions of all curb cuts, driving lanes, off-street parking and loading areas including the number of spaces, grades, surfacing materials, drainage plans and illumination of the facility.
(8) All existing and proposed sidewalks and open areas on the site.
(9) The location of all proposed fences, screening and walls.
(10) The location of all existing and proposed streets.
(11) All existing and proposed utilities including types and grades.
(12) The schedule of any phasing of the project.
(13) Any other information as may be required by the Zoning Board to determine the conformance with this Zoning Code.
(Ord. 24-99. Passed 3-2-99.)
1189.06 FIRE PROTECTION.
All wireless telecommunication buildings shall be designed and operated in such a manner as to minimize the risk of igniting a fire or intensifying one that otherwise occurs. The Safety Director shall determine what safety measures shall be implemented for all telecommunications buildings. (Ord. 24-99. Passed 3-2-99.)
1189.07 HEIGHT DETERMINATION.
The height of a tower shall be measured from the ground surface below the base to the top of the tower itself or, if higher, to the top of the highest antenna or piece of equipment attached thereto. In the case of building mounted towers, the height of the tower includes the height of the portion of the building on which the tower is mounted.
(Ord. 24-99. Passed 3-2-99.)
1189.08 NIER EXPOSURE.
No telecommunication facility shall be sited or operated in such a manner that it poses, either by itself or in combination with other such facilities, a potential threat to the public. To that end, no telecommunication facility or combination of facilities shall provide at any time powered densities in any inhabited area that exceed the ANSI (American National Standard Institute) standards for human exposure or any more restrictive standard subsequently adopted or promulgated by the City, Ashland County, State of Ohio, or the federal government.
(Ord. 24-99. Passed 3-2-99.)
1189.09 TELECOMMUNICATION SUPPORT FACILITIES.
Telecommunication support facilities shall be in accordance with height, regarding the appropriate zoning and shall be constructed to look like a building or facility typically found in the area. (Ord. 24-99. Passed 3-2-99.)
1189.10 REQUIRED PARKING.
If the cellular or wireless communications site is fully automated, adequate parking shall be required for maintenance workers. If the site is not fully automated, the number of required parking spaces shall equal the number of employees working on the largest shift. All parking specifications and requirements shall be consistent with the applicable parking requirements as established in the Zoning Code.
(Ord. 24-99. Passed 3-2-99.)
1189.11 NATURAL RESOURCE PROTECTION STANDARDS.
The location of the wireless telecommunications facilities shall comply with all natural resource protection standards established either in this Zoning Ordinance, or in other applicable regulations, including those for flood plains, wetlands, groundwater protection and steep slopes.
(Ord. 24-99. Passed 3-2-99.)
1189.12 COLOR AND APPEARANCE STANDARDS.
All wireless telecommunications facilities shall be a color minimizing its visibility, unless otherwise required by the FCC and FAA. All appurtenances shall be aesthetically and architecturally compatible with the surrounding environment by the means of camouflage deemed acceptable by the City.
(Ord. 24-99. Passed 3-2-99.)
1189.13 ADVERTISING PROHIBITED.
No advertising is permitted anywhere upon or attached to the wireless telecommunications facility. (Ord. 24-99. Passed 3-2-99.)
1189.14 ARTIFICIAL LIGHTING RESTRICTED.
No wireless telecommunications facility shall be artificially lit except as specifically required by the FAA. The provisions of Section 1187.01
, prohibiting strobing lights, are, in no way superseded by this chapter, and remain in full force and effect.
(Ord. 24-99. Passed 3-2-99.)
1189.15 CO-LOCATION.
All wireless telecommunication facilities shall be subject to the co-location requirements set forth in Section 1189.21
et seq.
(Ord. 24-99. Passed 3-2-99.)
1189.16 ABANDONMENT OF FACILITIES.
All wireless telecommunication facilities shall be subject to the abandonment requirements set forth in Section 1189.26
et seq.
(Ord. 24-99. Passed 3-2-99.)
1189.17 SETBACK FROM EDGE OF ROOF.
Any wireless telecommunications facility and its appurtenances permitted on the roof of a building shall be set back one foot from the edge of the roof for each one foot in height of the wireless telecommunications facility. However, this setback requirement shall not apply to antennas that are less than two inches in thickness mounted to the sides of antenna support structures and do not protrude more than six inches from the side of such an antenna support structure. This requirement is subject to change by the City upon review of the photo simulation provided in compliance with Section 1189.27
(c). Any roof mounted panel antenna with a base area greater than three and one-half square feet shall be located so as to be effectively unnoticeable. (Ord. 24-99. Passed 3-2-99.)
1189.18 SECURITY ENCLOSURE REQUIRED.
All towers and equipment shelters shall be enclosed either completely or individually as determined by the City. The City and co-locators shall have reasonable access. No fence shall be required on top of a building or other structure if access to the roof or top of the structure or building is secure.
(Ord. 24-99. Passed 3-2-99.)
1189.19 EXISTING VEGETATION AND BUFFER PLANTINGS.
Existing vegetation (trees, shrubs, etc.) shall be preserved to the maximum extent possible. Buffer plantings shall be located around the perimeter of the security enclosure as deemed appropriate by the City. An evergreen screen may be required around the perimeter or portion thereof of the property in lieu of such buffer plantings.
(Ord. 24-99. Passed 3-2-99.)
1189.20 ACCESS CONTROL AND EMERGENCY CONTACT.
“No Trespassing” signs shall be posted around the wireless telecommunications facility, along with a telephone number and address of whom to contact in the event of an emergency.
(Ord. 24-99. Passed 3-2-99.)
1189.21 CO-LOCATION REQUIREMENTS.
All telecommunication facilities shall be designed to promote facility and site sharing. The facility shall make available space for co-location of other telecommunication facilities including space for entities providing similar or competing services. A good faith effort in achieving co- location shall be required of the host entity. Request for utilization of facility space and responses to such requests shall be made in a timely manner and in writing and shall be provided to the Director of Safety. Unresolved disputes may be mediated by the City. Co-location shall not be required in cases where the addition of the new service or facility would cause quality of service impairment or if it became necessary for the host to go off line for a significant period of time.
(Ord. 24-99. Passed 3-2-99.)
1189.22 CO-LOCATION DESIGN REQUIRED.
No new tower shall be constructed in the City unless such tower is capable of accommodating at least one additional wireless telecommunications facility owned by another person. (Ord. 24-99. Passed 3-2-99.)
1189.23 TECHNICALLY SUITABLE SPACE.
Authorization for a tower shall be issued only if there is no technically suitable space reasonably available on an existing tower or structure within the geographic area to be served.
(Ord. 24-99. Passed 3-2-99.)
1189.24 APPLICATION REQUIREMENTS.
With the permit application, the applicant shall list the location of every tower, publicly- owned tower, building, structure or land within a reasonable proximity that could support the proposed antenna.
(Ord. 24-99. Passed 3-2-99.)
1189.25 LOCATION OF WIRELESS TELECOMMUNICATION FACILITIES.
If the communications company proposes to build a cellular or wireless communications tower (as opposed to mounting the antenna on an existing structure), it is required to demonstrate that it has contacted the owners of nearby tall structures within a one mile radius of the site proposed, asked for permission to install the cellular communications antenna on those structures, and was denied for reasons other than economic ones. “Tall structures” shall include, but not be limited to: smoke stacks, water towers, building over fifty feet in height, antenna support structures of other cellular or wireless communication companies, other communication towers and roadway light poles. The City may deny the application to construct a new cellular or wireless communications tower if the applicant has not made a good faith effort to mount the antenna on existing structures.
Such use shall be conditional, subject to the approval of the City Council in accordance with the procedure set forth in this Zoning Code. In considering whether to grant a conditional use for a wireless telecommunication facility, the City Council shall consider the following requirements:
Tower:
(a) Minimum Setback from Property Lines. The minimum setbacks and yard requirements for principal structures for the zoning district where the tower is to be located shall be the greater of the following:
(1) Forty percent (40%) of the tower height.
(2) The minimum setback in the underlying zoning district; or
(3) Fifty feet.
(b) Minimum Setback from Residential Structure.
(1) Cellular or wireless communication towers less than 150 feet in height shall be located no closer than 500 feet to any residential zoning district.
(2) Cellular communication towers 150 feet in height and greater shall be located no closer than 1,000 feet to any residential zoning districts.
(c) Equipment Shelter. The minimum setbacks and yard requirements for principal structures shall apply and such shelter shall not be located above ground in any required front or side yard.
(Ord. 24-99. Passed 3-2-99.)
1189.26 ABANDONMENT OF TOWER.
(a) Required Notification. All providers utilizing towers shall present a report to the City notifying it of any tower facility located in the City the use of which will be discontinued and the date the use will cease. Such report shall be filed with the City thirty days prior to the cessation date. If at any time the use of the facility is discontinued for 180 days, the Building Inspector may declare the facility abandoned. The 180 day period excludes any dormancy period between construction and the initial use of the facility. The Building Inspector shall serve the owner/operator with written notice of his declaration of abandonment and the owner/operator shall be instructed to either reactivate use of the facility or commence to dismantle and remove the facility within sixty days from the mailing of the notice. Service of said notice shall be to the last known address of the owner/operator and service shall be presumed if said notice is not returned by the U.S. Post Office. If the notice is returned as undelivered, the Building Inspector shall post the notice on the tower for a period of thirty days. If reactivation or dismantling does not commence or, if commenced, the dismantling is not diligently pursued within said sixty-day period and no appeal is filed as provided by subsection (c) hereof, the City may either remove the facility or contract to have the facility removed and assess the owner/operator the costs.
(b) Contents of Notice to Owner/Operator. The notice required by subsection (a) hereof shall inform the recipient that it has the right to appeal the order to reactivate or dismantle by filing a written notice of appeal to the Board of Zoning Appeals of the City. Said written notice of appeal shall be filed with the Clerk of Council within thirty days following service of the notice provided for in subsection (a) hereof.
(c) Appeal Procedure. Any appeal filed pursuant to subsection (b) hereof shall proceed as provided in Chapter 1135 of the Zoning Ordinance.
(d) Order of Removal. If the Board of Zoning Appeals affirms the order of the Building Inspector, the City may proceed in accordance with the provisions of subsection (a) hereof in the same manner as if an appeal had not been filed unless the owner/operator complies with subsection (a) hereof.
(Ord. 24-99. Passed 3-2-99.)
1189.27 APPLICATION AND REVIEW REQUIREMENTS.
(a) Required Information and Applications. All applications for wireless telecommunications facilities, including towers, shall include the information required under this section.
(b) Plot Plan Required. Any person or company intending to apply for the placement or operation of a telecommunication facility within the City shall first schedule a pre-application conference with the Director of Safety or his designee. At this meeting, the applicant must present a plot plan at a scale of not less than one inch equals 100 feet. This plot plan shall indicate all building and land uses within 200 feet of the proposed facility. Aerial photos and/or renderings may augment the plot plan.
(c) Photo Simulations Required. Photo simulations of the proposed wireless telecommunication facility from affected residential properties and public rights of way taken at designated locations may be required. All costs for visual analysis, and applicable administrative costs, shall be borne by the applicant.
(d) Technical Necessity. The applicant shall demonstrate that the telecommunication tower must be located where it is proposed in order to provide adequate coverage to the applicant’s service area. There shall be an explanation of why a tower and the proposed site is technically necessary.
(e) Review by Radio Frequency Engineer. The evidence submitted by the applicant shall be reviewed by a radio frequency engineer chosen by the City, who shall support or refute the evidence. If the radio frequency engineer refutes the evidence submitted by the applicant, the City may deny the application. The cost of the radio frequency engineer shall be borne by the applicant.
(f) Required Landscaping Plan. The applicant shall present a landscaping plan showing the following:
(1) Specific placement of the wireless telecommunications facility on the site.
(2) The location of existing structures, trees, and other significant site features.
(3) Type and locations of plant materials used to screen the facilities.
(4) The proposed color of the facility.
(Ord. 24-99. Passed 3-2-99.)
1189.28 CO-LOCATION, MAINTENANCE AND REMOVAL AGREEMENT.
The applicant shall present signed statements, binding upon any successor of the applicant, providing that:
(a) The applicant agrees to allow for the potential co-location of additional wireless telecommunications facilities by other providers on the applicant’s structure or within the same site location; and
(b) The applicant shall properly maintain the exterior appearance of the wireless telecommunications facilities;
(c) The applicant agrees to remove the facility 180 days after its use is discontinued.
(d) The applicant shall reimburse the City for all costs incurred to perform any work required of the applicant but which the applicant fails to perform.
(Ord. 24-99. Passed 3-2-99.)
1189.29 DENIAL PROCEDURE.
Any decision to deny a request to place, construct or modify a wireless telecommunication facility and/or tower shall be in writing and supported by evidence contained in a written record.
(Ord. 24-99. Passed 3-2-99.)
1189.30 VARIANCES.
Any request to deviate from any of the requirements of this chapter shall require approval of a variance in conformance with the procedures set forth.
(Ord. 24-99. Passed 3-2-99.)
1189.31 SEPARABILITY.
Should any section, clause, paragraph, sentence, item, phrase or provision of this chapter be declared by a court of competent jurisdiction to be unconstitutional, or invalid, such decision shall not affect the validity of this chapter as a whole or any thereof other than the part so declared to be unconstitutional or invalid. All other provisions of the Codified Ordinances, including, but not limited to, Sections 1163.02
(p), 1185.04
(b) and 1187.01
shall remain in full force and effect and are not intended to be superseded by the provision of this chapter.
(Ord. 24-99. Passed 3-2-99.)
1189.32 PROCEDURE.
(a) Submit application to Zoning Department.
(b) Zoning Department reviews (minimum of thirty days) and submits review to Planning Commission.
(c) Planning Commission submits review to City Council.
(d) City Council approves, accepts, rejects or modifies recommendation.
(Ord. 24-99. Passed 3-2-99.)
1191.01 ESTABLISHMENT.
In recognition of the need for the establishment of a public body with authority to act upon changes to structures in the Historic District, and in other parts of the City as established by Council, and in order to encourage changes that are compatible with the restoration movement now in progress, the Historic Preservation Board, hereinafter referred to as the Board, is hereby established. (Ord. 51-05. Passed 6-7-05.)
1191.02 PURPOSE.
Council, being mindful of the proud history of this community and of the importance of beauty in the everyday lives of our residents hereby declare as a matter of public policy that the identification, evaluation, designation, and protection of designated historic and prehistoric resources within the boundaries of Ashland be provided for and preserve and rehabilitate eligible historic properties within Ashland for future generations in order to:
(a) Safeguard the heritage of Ashland as represented by those buildings, districts, objects, sites and structures which reflect significant elements of Ashland History.
(b) Foster civic and neighborhood pride in the beauty and accomplishments of the past, and a sense of identity based on Ashland history.
(c) Stabilize or improve the aesthetic and economic vitality and values of such sites, improvements and objects.
(d) Assist, encourage and provide incentives to private owners for preservation, restoration, redevelopment and use of outstanding historic buildings, districts, objects, sites and structures.
(e) Promote and facilitate the early identification and resolution of conflicts between preservation of historic resources and alternative land uses.
(f) Conserve valuable material and energy resources by ongoing use and maintenance of the existing built environment. (Ord. 51-05. Passed 6-7-05.)
1191.03 BOARD MEMBERSHIP.
(a) The Historic Preservation Board shall consist of five (5) members as follows:
(1) One architect, to the extent he/she is available in the community.
(2) One preservation related professional member, to the extent he/she is available in the community (this shall include history, planning, archaeology or related disciplines).
(3) Two property owners from within the district and also, to the extent possible, from within the community.
(4) One resident of the City, generally.
(b) Members shall be appointed by the Mayor and approved by Council and shall serve for four-year terms, except that the initial appointments shall be one for one year, one for two years, one for three years and two for four years. (Ord. 51-05. Passed 6-7-05.)
(c) Vacancies on the Historic Preservation Board shall be filed within sixty (60) days, unless extenuating circumstances require a longer period. An extension may be given in writing upon petition of the City.
(d) The Historic Preservation Board shall conduct or encourage Board members to attend training/educational sessions at least once a year or in-depth consultation with the Ohio Historic Preservation Office pertaining to work and functions of the Board or on specific historic preservation issues. Barring extenuating circumstances, all Board members should attend such a session at least once yearly. The Ohio Historic Preservation Office will provide orientation materials and training for the Board.
(Ord. 9-14. Passed 2-18-14.)
1191.04 ORGANIZATION RULES AND PROCEDURES.
(a) The Historic Preservation Board shall prepare and make recommendations to Council regarding design guidelines, rules and procedures for use in reviewing applications. Council will have final approval when adding additional area.
The additional area shall be listed in the National Park Services Registry.
(b) General Provisions. The rules of the Board and its procedures for processing applications for certificates of appropriateness are the following. These rules and procedures are govemed by the Code of Ordinances of the City of Ashland and its Charter.
(1) Exclusions. Nothing in these rules, procedures, and guidelines shall be construed to prevent the ordinary maintenance or repair of any building or structure within the Historic District, provided such work involves no alteration in architectural features.
(2) Geographic Area. The geographic area for which a Certificate of Appropriateness is required in the Historic District.
(3) When a Certificate of Appropriateness is required. A Certificate of Appropriateness is required within the Historic District when any alteration is contemplated to an existing building or structure, when the construction of a new building or structure is contemplated or when the demolition of an existing building or structure is contemplated.
(4) Amendments to a Certificate of Appropriateness. At any time prior to completion of work under the Certificate of Appropriateness, an applicant may apply for an amendment to the certificate
(5) Expiration. A Certificate of Appropriateness expires one year from the date it is granted. Once a Certificate of Appropriateness has been granted, work must be begun and completed within one year of the granting of the certificate, unless the applicant applies for and receives an extension.
(c) Application Procedures.
(l) Submission requirements. Before it can be considered at a meeting of the Board, an application along with any supporting documents, shall be filed with the Planning Commission. In order for an application to be reviewed and approved, the applicant shall submit drawings, photographs, specifications and material samples as outlined below. A minimum of six sets of drawings and one set of photographs and material samples shall be submitted. These items shall accurately represent the proposed alterations or additions and new construction. The Planning Commission will place the applicant on the next meeting's agenda and forward the submission copies to all Board members.
A. Alterations and change of color.
1. Photographs of existing conditions.
2. Drawings indicating any changes to the physical appearance.
3. An outline describing work and the procedures to be performed.
4. Material samples and manufacturer's literature for major materials and products to be incorporated in the building.
B. New Buildings.
1. Photographs (8"x 10") of the proposed site and adjoining building.
2. Site plan and elevation drawings showing the design, indicating drives, road, parking, walks, walls, fences, landscaping, doors, windows, decoration, materials, finishes and other features accurately representing the proposed design.
3. Material samples and manufacturer's literature for major materials and products to be incorporated in the proposed design.
C. Additions to existing buildings.
1. Photographs (8"x 10") of the existing building and adjoining building.
2. Site plan and elevation drawings showing the design, indicating drives, road, parking, walks, walls, fences, landscaping, doors, windows, decoration, materials, finishes and other features accurately representing the proposed design.
3. Material samples and manufacturer's literature for major materials and products to be incorporated in the proposed design.
D. Demolition and moving.
1. Photographs (8" x 10") of the existing building in detail and as it sits on its site. .
2. A written request from the owner indicating reasons for the demolition or moving.
3. If the building is listed on the U.S. National Register of Historic Places: An analysis of the feasibility of rehabilitation, and, in the case of income-producing properties, the income and expense likely to be produced by the property after rehabilitation.
E. Informal review. Any prospective applicant desiring a preliminary review of work being proposed shall make such request to the Planning Commission to be placed on the agenda for the next meeting. There are no formal submission requirements for informal review. The applicant can submit the proposal to the Board in any form the applicant feels is appropriate. Informal review, if any, is to take place before an application is filed.
F. Review Process. The applicant and/or the applicant's agent shall attend the scheduled Board meeting to present the proposed project and answer any questions members of the Board may have. The Board will then act upon the submission as prescribed herein and the following order of review:
1. The Applicant shall present the proposal and describe the objectives and how the design reinforces these objectives.
2. Statements by City officials, local preservation associations, or other interested persons shall be presented as directed by the chairman.
3. The Board shall discuss the presentation as it responds to the Design Guidelines/Demolition Criteria. The Chairman shall summarize the critique and call a vote.
4. The Board shall either approve, disapprove, or modify the application at one or more of its regular meetings and within forty-five days. If the application is approved, a Certificate of Appropriateness will be issued.
G. Enforcement.
1. Violation, order. If it is found that any of the provisions of these standards are being violated, the person responsible for such violations shall cease all work upon notification, and no work shall be performed except to correct the violation. All violations shall be corrected within a reasonable period and any violations not corrected within the specified time may be prosecuted.
2. Failure to comply. Whoever constructs, reconstructs or alters any exterior architectural feature or demolishes a substantial part or all of any building within the Historic District without a Certificate of Appropriateness from the Historic Preservation Board shall be fined not more than one hundred dollars ($100.00). Each day of violation shall be considered a separate offense. Whoever violates this section shall be required to restore and reconstruct such features in full detail.
3. Failure to perform. Whoever receives a Certificate of Appropriateness from the Historic Preservation Board and constructs, reconstructs, or alters any exterior architectural feature other than in accordance with the requirements of the certificate, shall be fined not more than one hundred dollars ($100.00). Each day of violation shall be considered a separate offense. Whoever violates this section shall be required to make all changes and additions needed to comply with the certificate. Changes and additions shall be in addition to any criminal penalty and not in lieu thereof.
H. Appeals. Any person, firm or corporation aggrieved by the enforcement of these rules, procedures and design guidelines may take an appeal to the Board of Zoning Appeals within ten days of notification in writing of the decision of the Planning Commission or Historic Preservation Board.
(Ord. 51-05. Passed 6-7-05.)
1191.05 DESIGN GUIDELINES/DEMOLITION CRITERIA.
(a) Preface. The purpose of these guidelines is to preserve the architectural history of existing buildings or structures and to ensure the procedures and materials used are compatible with the existing building or structure and help to ensure its preservation into the future and are meant to give architects and owners design direction consistent with the Codified Ordinances of the City of Ashland. In principle, the Board adopts the United States of America, Secretary of the Interior's Standards for Rehabilitation.
(1) Preservation/rehabilitation/renovation. With respect to preservation/rehabilitation/renovation generally it is the interest of the Board that buildings within the Historic District be preserved, thus maintaining the character of the Historic District. Consistent with the U.S. Secretary of the Interior, Standards of Rehabilitation, the intent of these guidelines is to preserve and restore the features which establish a building's architectural character while making alterations and renovations necessary for the efficient and contemporary use of the building. The rehabilitation process assumes that some alterations may be necessary to meet the needs of the building owner and goveming codes. Such alterations should be done so as not to destroy the materials and features which help to define a building's historic, cultural and/or architectural character. The historic materials, features and/or craftsmanship are important in defining the building character and should be retained, protected, and repaired when possible.
When the preservation of architectural features is not possible, alterations should be done in a manner respectful of the existing character, but done in a manner that is representative of architectural design and construction of contemporary times.
(2) Additions/new construction. With respect to additions/new construction to existing buildings and all new buildings or structures it is generally the interest of the Board that such additions/new construction shall be designed to enhance the character of the Historic District. Consistent with the preface of these Guidelines, new buildings and additions should be representative of architectural design and construction of contemporary times.
Additions to existing buildings in the Historic District should be designed so as not to detract from the original character of the building. Whenever possible, additions should be located away from the primary or street face of the building. The addition should be designed so as not to destroy existing architectural features where feasible, such that the addition should able to be removed and the building restored to its original condition.
New buildings in the Historic District should be designed to be compatible with other structures in the Historic District while still reflecting work of contemporary times.
To be compatible, a new building should incorporate some of the existing architectural design characteristics of the Historic District. Proximity of existing buildings to the new building will affect the latitude in design constraints. An infill design should be more consistent with adjoining buildings than a freestanding structure.
(3) Demolition. With respect to demolition it is the interest of the Board that buildings within the Historic District be preserved and renovated for economically productive uses. Consistent with this intent, the Board also realizes the Historic District is not a static environment, but an ever changing and developing entity.
Applications for demolition will be reviewed based on the overall impact the demolition will have to the Historic District and the community.
The Board encourages the saving of the Historic District and history of the City. "Demolition of any building or structure which would detract from the Historic District or result in a loss of historically significant qualities will be strongly discouraged. In reviewing an application, the Board will also look at the proposed new use of the site and how the new use will impact the Historic District. Demolition of existing buildings which are not a significant loss to the Historic District to allow for the construction of new buildings which enhance the Historic District is acceptable and may be encouraged by the Board.
Demolition shall include "demolition by neglect," which shall mean neglect in the maintenance, repair or security of a site, building or structure, resulting in any of the following conditions:
A. The deterioration of exterior walls or other vertical supports;
B. The deterioration of roofs or other horizontal members;
C. The deterioration of exterior chimneys;
D. The deterioration of exterior plaster or mortar;
E. The ineffective weatherproofing of exterior walls, roofs and foundations, including broken windows and doors; or
F. The serious deterioration of any documented exterior architectural feature or significant landscape feature which in the judgment of the Commission produces a detrimental effect upon the character of the district.
(b) New Construction Guidelines. The purpose of this section is to define the architectural principles and elements which the Historic Preservation Board will use to review the design of new construction within the Historic District.
(1) Additions. The proposed addition must fulfill the following requirements to be acceptable:
A. Additions should be designed to preserve significant historic materials and features and minimize the damage or loss of significant materials and craftsmanship such as, but not limited to, pressed brick, decorative marble, stone, terra-cotta, or architectural metal.
B. Alterations to primary elevations and features which distinguish the building should be avoided. These features include, but are not limited to, window patterns, shutters, porticos, entrances, doorways, roof shapes, cornices decorative moldings, or glazing.
C. Additions should preserve the historic character and be compatible in size, scale, form, color, material and character so not to visually overpower or distract from the original building.
D. Additions should protect the historical significance and be readily distinguishable from older work, but the new work should be harmonious with the old work as defined in subsection (b)(l)B. hereof. Plan the new addition so it provides some differentiation in architectural design characteristics.
2. Infill structures. The construction of proposed new infill buildings on vacant lots in the Historic District is encouraged. Such infill buildings should fulfill the following criteria:
A. The new building should be designed to be compatible with the surrounding buildings. It should look as part of the whole.
B. The new building should look new, using material and methodology appropriate to today's architecture. The design should not pretend to mimic historic styles, but should be sensitive to the character of its neighbors.
C. The use of pseudo-historic details and elements should be avoided because it detracts from the Historic District by compromising the truly historic character of the Historic District.
D. Good infill buildings are compatible with many of the design characteristics of the surrounding buildings and structures. Some of the following design characteristics of the infill building should be reflective of its neighbors:
1. Massing.
2. Scale.
3. Proportion.
4. Orientation.
5. Materials.
6. Form.
7. Pattern/rhythm.
8. Color.
(3) Freestanding structures. The freestanding building has the greatest latitude in design character to still be compatible with the character the Historic District. The new building should be reflective of the tradition of the Historic District. The proposed new freestanding building must fulfill the following requirements to be acceptable:
A. Quality of design, materials and craftsmanship reflect the pride we hold for the Historic District and its individual buildings. New buildings which are representatives of quality design and use materials in character with the Historic District make a positive contribution to the Historic District.
B. The use of infill design concepts such as rhythm, proportion, building form, and materials establishes a consistency between the existing Historic District and the new building.
C. The new building should interact with pedestrians and the public space in a manner consistent to the character of the Historic District.
(c) Demolition Guidelines. The Board shall review all applications to demolish or move buildings or structures for the effects of the proposed action on the City.
(1) If the Board finds the proposed action will have no detrimental effect on the continued historic architectural character of the area and is in keeping with the intent and purposes of this chapter, the application shall be approved.
(2) If the Board finds demolition or removal will have detrimental effects on the City, approval may not be given for a period of up to sixty days. During this period, the Board shall review the following:
A. Alternative uses for the building or structure;
B. Condition of the building;
C. Potential return on investment by rehabilitation and use of the building on the existing site;
D. Efforts by owners to secure profitable new owners or lessees for the building; and
E. Impact of demolition or removal on adjoining structures and the integrity of the area as a whole, including proposed new structures on the vacated site.
(3) At the end of the sixty-day period, or any extension mutually agreed upon by the City and the owner, the City of Ashland or any other public or private body shall either make a bona-fide purchase or lease offer for the building or structure, or the application for the demolition or moving shall be approved by the Board. (Ord. 51-05. Passed 6-7-05.)
1191.06 DESIGNATION CRITERIA FOR HISTORIC DISTRICTS OR LANDMARKS.
In considering the designation of any place, building, structure, work of art, or similar object in the City as a historic district or landmark, the Historic Preservation Board shall apply the following criteria with respect to such property.
(a) Its character, interest or value as part of the development, heritage or cultural characteristics of the City, State or the United States.
(b) Its location as a site of a significant historical event.
(c) Its identification with a person who significantly contributed to the culture and development of the City.
(d) Its exemplification of the cultural, economic, social or historic heritage of the City.
(e) Its portrayal of the environment of a group of people in an era of history characterized by a distinctive architectural style.
(f) Its embodiment of elements of architectural design, detail, materials or craftsmanship which represents architecture of significant character, charm, or grandeur.
(g) Its relationship to other distinctive areas which are eligible for preservation or conservation.
(h) Its unique location or singular physical characteristics representing an established and familiar visual feature of a neighborhood or of the City.
(Ord. 51-05. Passed 6-7-05.)
1191.07 DESIGNATION PROCEDURES FOR HISTORIC DISTRICTS OR LANDMARKS.
(a) When a proposal to establish a historic district or to designate an individual property or site as a landmark for protection is received by or initiated by the Historic Preservation Board, the owner or owners shall be notified.
(b) The Historic Preservation Board shall consider the proposal in terms of the criteria provided and make a recommendation to City Council.
(c) City Council shall give due consideration to the findings and recommendations of the Historic Preservation Board in making its determination with respect to the proposed designation of an area, place, building, structure, work of art or similar object as a historic district or landmark. (Ord. 51-05. Passed 6-7-05.)
1191.08 SEVERABILITY.
If a court of competent jurisdiction shall adjudge any provision of this chapter invalid or unenforceable, then the remaining provisions of this chapter shall not be affected thereby and shall be valid and enforceable to the fullest extent permitted by law.
(Ord. 51-05. Passed 6-7-05.)
1191.09 HISTORIC DISTRICT LOCATION/DESCRIPTION.
(a) The Center Street District, as approved in 1976, and increased in 1992, developed as a neighborhood continuum of some 55 residential houses and churches beginning at the Town Creek one block from Main Street and extending some eight blocks to the south terminating approximately 135 feet north of the intersection of Samaritan Avenue and Center Street. Though a number of original homes have been razed over the years, and one home has been moved from its original location in order to preserve it within the District, the neighborhood retains its historical flavor. Most houses are well maintained. Please refer to attachment A and B for the specific lot numbers and house numbers for homes located in the Historic District.
(b) The homes and churches in the Center Street Historic include styles of architecture such as Greek Revival, Queen Anne, Italianate, Eastlake, Prairie, American 4-Square, Early Gothic, Spanish and Tudor. (Ord. 51-05. Passed 6-7-05.)
1191.10 MEETINGS.
The Historic Board of Review shall meet on in of each year that is not a legal holiday and shall elect one of its members as Chairman, a second member as Vice-Chairman and a third member as Secretary. The Board will meet at least four (4) times a year, held at regular intervals, in a public place, advertised in advance and opened to the public. Four (4) members shall constitute a quorum. The elected Chairman, and in his absence the Vice- Chairman shall be responsible for the proper administration of the Board's work and the elected Secretary shall keep, or cause to be kept, in the City's offices, a complete and accurate record of all meetings and proceedings of the Board. A majority vote of the members present shall be required to take action. Public notice must be provided prior to any special meetings. All regularly scheduled meetings shall be announced publicly and have a previously advertised agenda.
(Ord. 51-05. Passed 6-7-05.)
1191.11 DUTIES AND POWERS AS TO THE HISTORIC DISTRICT AND HISTORIC LANDMARKS.
When Historic Districts and/or landmarks are involved, the Architectural and Historic Board of Review, through its subcommittee, shall have the following duties and powers.
(a) To recommend to Council the geographic boundaries of additions or changes in the Historic District, and to recommend those buildings and structures which should be designated historic landmarks. Such District and landmarks shall be defined by the Board in light of the following considerations to be fully discussed in a report to be submitted to Council with the Board's recommendations: (The following analyses may be actually made by the Board, or they may be made by others subject to acceptance and endorsement by the Board.)
(1) An analysis of existing structures by period of construction, special historic importance, architectural style, condition, present use, assessed valuation and other matters relating to planning or regulating future development, such as location on lots, location of yards and other open spaces, access to interior of the block, and off street parking. This analysis shall include an identification of individual structures and premises of substantial public interest, with maps, photographs and other data indicating the particular features desired to be preserved. The analysis shall also include an identification of existing structures, premises and uses likely to have an adverse effect on the desired character of the District, including those in and those near and visually related to the District, with maps, photographs and other data indicating the reasons for such classification.
(2) An analysis of lands not occupied by structures, including lands in and lands near and visually related to the District. The boundaries of such District shall include both sides of streets and shall divide the District from the other portion of the Municipality at rear lot lines where possible. The boundaries of such District and the list of historic landmarks shall be presented to Council for approval. Upon approval by Council, the boundaries of any such District and any such historic landmarks shall be clearly designated on the official Zoning Map of the Municipality on file in the office of the Clerk of Council.
(b) To issue Certificates of Appropriateness prior to the issuance of any building permit or other permit pertaining to the construction, erection, alteration, removal, moving or demolition of any structure in the Historic District, or the alteration, removal, moving or demolition of any historic landmark;
(c) To advise the Municipal Planning Commission, Council, the Building Inspector, other public agencies and property owners in matters involving structures and areas of historic/and or architectural significance, and, further, to assemble and make available information pertaining to funds, from both public and private sources, available for restoration, alteration and preservation;
(d) To propose from time to time to the Municipal Planning Commission and Council the establishment or disestablishment of structures and/or areas for historic preservation under the provisions of this chapter; and
(e) To make recommendations concerning the establishment of an appropriate system of markers for historic structures and areas, to advise owners or residents of historically and/or architecturally significant structures or areas on problems and techniques, and resources, for historic preservations, to make recommendations, concerning the preparation of maps, brochures and descriptive material about the Municipality's structures and areas of historic and/or architectural significance, and promote the public interest in the foregoing purposes by carrying on a public relations program. (Ord. 51-05. Passed 6-7-05.)
1191.12 DEFINITIONS.
As used in this chapter, unless the context clearly requires otherwise:
(a) "Alter" or "alteration" means any change in the external architectural features of any building or structure.
(b) "Applicant" means any owner, person, association, partnership, or corporation who applies for a Conditional Sign Permit or who applies for a Certificate of Appropriateness in order to undertake any alteration to any building or structure subject to this chapter.
(c) "Application" means an application for a Certificate of Appropriateness or a Conditional Sign Permit.
(d) "Architectural features" means the architectural style and visual arrangement of the exterior of a building or structure, including but not being limited to the type, color, and texture of materials, components, and finishes and including but not limited to all windows, doors, lights, signs, and other parts thereof.
(e) "Artifacts" means the applied components of the building such as light fixtures, signs, door hardware, detached planters, etc. which are an integral part of the image.
(f) "Board" means the Historic Preservation Board established under the Codified Ordinances of the City of Ashland, Ohio.
(g) "Building" means any structure having a roof supported by columns or walls and intended for shelter or enclosure.
(h) "Certificate of Appropriateness" means a certificate issued by the City to authorize any new construction, demolition, or alteration to any building or structure.
(i) "Color" means inherent colors such as the color of materials, i.e., brick and stone, and applied colors such as paints and stains.
(j) “Contemporary" means belonging to the same time; reflecting the historical architectural design of the Historic District.
(k) "Council" means Ashland City Council.
(l) "Detail/Craft" means the method of assembly of the building components and the quality of work and material used in the assembly of the building image.
(m) "Demolition" means the razing or removal in whole or in part of any building or structure.
(n) "Form" means the geometric shape of the building components and their interaction to create a whole image.
(o) "Historic District means the Historic District as approved by Council of the City of Ashland, Ohio and any amendments thereto.
(p) "Historic Landmark" means any individual building or structure determined by the Board and approved by Council as historically or architecturally significant.
(q) "Historic Register buildings" means those buildings listed on the United States National Register of Historic places.
(r) “Infill buildings" means any new building to be constructed on a site with one or more of its walls adjoining buildings on adjacent sites
(s) "Maintenance" means repair or replacement of an existing product, finish or material without making any alteration.
(t) "Massing" means the interaction of height, width, depth, and proportion, thus forming a visual image of size.
(u) "Materials" means brick, wood, stone, metal, glass, etc. which can represent themselves or can be formed to represent another material, i. e. vinyl siding is typically formed to reference wood clapboard.
(v) "Member" means any member of the Board.
(w) "Structure" means anything constructed or erected, the use of which requires permanent location on the ground, such as, but not limited to buildings, monuments, memorials, statues, poles, telecommunications equipment, etc.
(x) “Style" means the combination of elements and components in commonly recognized and accepted patterns. Examples of styles are Georgian, Federal, Greek Revival, Neo-Classic, Italian Renaissance, Second Empire, Art Deco, International, Post Modern, etc.
(y) "Texture" means the visual such as caused by shadows and actual as when the surface is physically touched
(z) "Owner" means the owner or owners of record.
(aa) “Proportion” means the relationship in size, dimension, scale, etc. of the various elements of the building to themselves and the image as a whole.
(Ord. 51-05. Passed 6-7-05.)
1191.13 ANNUAL REPORT.
A written annual report shall be prepared by the Board of the Historic Preservation Board’s activities, cases, decisions, special projects and qualifications of the Board members, etc., and such report shall be kept on file and available for public inspection.
(Ord. 9-14. Passed 2-18-14.)
ATTACHMENT “A”
Permanent Parcel Number | Lot Number | Street | House Number | |
P44 - 035 - 0 - | 0001-00 | 3426 | CENTER | 841 |
0003-00 | 3427 | CENTER | 847 | |
0004-00 | 3428 | CENTER | 855 | |
0005-00 | 3429 | CENTER | 903 | |
0006-00 | 3430 | CENTER | 911 | |
0007-00 | 3431 | CENTER | 919 | |
0008-00 | 3432 | CENTER | 925 | |
0009-00 | 3433 | CENTER | 931 | |
0010-00 | 3434 | CENTER | 933 | |
0011-00 | Parcel | CENTER | ||
P44- 035- A- | 0025-00 | 1137 | CENTER | |
0026-00 | 1136 | CENTER | 1016 | |
0027-00 | 225 | CENTER | 934 | |
0028-00 | 226-A | CENTER |
P44 - 036 -0 - | 0028-00 | 261 | CENTER | 834 |
0029-00 | 262 & 263-B | CENTER | 824 | |
0030-00 | 262-A, 263, 263-A, 264-A | CENTER | 818 | |
0031-00 | 228-A & 229 | CENTER | 910 |
P44 - 037 - 0 - | 0001-00 | 264 & 265 | CENTER | 812 |
0002-00 | 265-A & 265-A1 | CENTER | 800 | |
0045-00 | 303-A & 304-A | CENTER | ||
0046-00 | 305 | CENTER | ||
0047-00 | 306, 306-A, 305-A | CENTER | 622 | |
0048-00 | 307, 307-A1, 308-A | CENTER | ||
0049-00 | 307-A | CENTER | ||
0050-00 | 308 | CENTER | 608 | |
0051-02 | 309-B | CENTER | 602 | |
0052-00 | 310 | CENTER | ||
0053-00 | 311 | CENTER | ||
0054-00 | 313 | CENTER | ||
0055-00 | 314 | CENTER | 508 | |
0056-00 | 315, 317, 318, 319 | CENTER | ||
Permanent Parcel Number | Lot Number | Street | House Number | |
P44 - 038 - 0 - | 0001-00 | 151 & 152-A | CENTER | 503 |
0005-00 | 152-B | CENTER | 509 | |
0006-00 | 153 | CENTER | 513 | |
0007-00 | 192 | CENTER | 521 | |
0008-00 | 192-A & 193 | CENTER | 525 | |
0009-00 | 194 | CENTER | ||
0010-00 | 195 | CENTER | 531 | |
0035-01 | 196-A | CENTER | 603 | |
0036-00 | 197 & Parcel | CENTER | 609 | |
0038-00 | 838, 839, 839-A2, 224-B | CENTER | 625 | |
0039-00 | 839-D | CENTER | 707 | |
0040-00 | 840 | CENTER | 713 | |
0041-00 | 839-A | CENTER | 717 | |
0042-00 | 841 | CENTER | 725 | |
0082-00 | 842-B | CENTER | 803 | |
0083-00 | 842 | CENTER | 811 | |
0084-00 | 1135 | CENTER | 819 | |
0117-00 | 1106 & 1106-B | CENTER | 831 | |
Permanent Parcel Number | Lot Number | Street | House Number | |
P44 - 040 - 0 - | 0019-00 | 419 | CENTER | 432 |
0020-00 | 420 | CENTER | 420 | |
0021-00 | 421 | CENTER | ||
0022-00 | 422 & 423-A | CENTER | 414 | |
0023-00 | 423 & 424 | CENTER | 408 | |
0024-00 | 425 | CENTER | 402 | |
0060-00 | 455 & 455-1/2 | CENTER | 312 | |
0061-00 | 455-1/2A & 456-A | CENTER | 308 | |
0062-00 | 456 & 457 | CENTER | 302 | |
0063-00 | 458 & 3443 | CENTER | 220 | |
Permanent Parcel Number | Lot Number | Street | House Number | |
P44 - 040 - A - | 0030-00 | 51 | CENTER | 209 |
ATTACHMENT “B”
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CODIFIED ORDINANCES OF ASHLAND