The city is divided into the districts stated on the table in § 155.021 as shown by the district boundaries on the zoning map. Following is an overview of the purpose of each district established.

   (A)   OS Open Space District. The purpose of the Open Space District is to provide areas for recreation, farming, and conservation purposes, and areas suitable for noncommercial recreation. This zone includes the flood hazard areas as delineated in the city by the Department of Housing and Urban Development.

   (B)   RA Residential Agriculture. The purpose of the RA District is to permit some degree of development in the rural areas where public utilities are not available. By placing a maximum gross density of one dwelling per ½- acre on this district, problems may be alleviated.

   (C)   R-1 Single-Family Residence District. The purpose of this district is to preserve those areas of the city which have been developed for low density single-family use, and encourage residential development on vacant parcels which is compatible with existing residential densities.

   (D)   R-2 Low Density Residential District. This district is intended to provide for the development of single- family and two-family dwellings in areas of the city historically developed at a higher density.

   (E)   R-3 Medium Density Residential District. The Medium Density Residential District has been established to provide for a wide range of dwelling unit types so as to meet the diverse housing needs of present and future city residents.

   (F)   R-4 High Density Residential District. The purpose of this district is to encourage the development of multi-family residential structures within and adjacent to the downtown business district of the city.

   (G)   MH Mobile Home Park District. This district is established to provide for the location of mobile homes within the city, by designating areas suitable for the development of mobile home parks.

   (H)   PR Professional-Residential District. The Professional-Residential District is intended primarily as a buffer zone which, because of its proximity to business uses, public uses, and residential uses, is designed to serve a transition function. The character which shall prevail in this district shall be of professional and business services.

   (I)   B-1 Convenience Business District. The purpose of this district is to provide convenience business and service uses in neighborhood areas.

   (J)   B-2 Central Business District. The Central Business District is established to provide for the special needs of the downtown business area of the city, by waiving certain requirements in regard to parking, building setbacks, and the like, which are necessary in other commercial districts.

   (K)   B-3 Planned Business District. This district is established to provide for retail shopping facilities in planned shopping centers or clusters of buildings, which are designed to share such things as parking and access.

   (L)   I-1 Light Industrial District. The purpose of the Light Industrial District is to encourage the development and expansion of manufacturing and wholesale business establishments which are clean, quiet, and free of hazardous or objectable elements; operate entirely within enclosed structures; and generate little industrial traffic.

   (M)   I-2 General Industrial District. This district is provided to encourage the development and expansion of major industrial operations which utilize both enclosed and unenclosed space for storage, fabricating, and manufacturing.

(Ord. 28-1984, passed 8-14-84)

   District boundaries shown on the lines of roads, streams, and transportation rights-of-way shall be deemed to follow the centerlines. The vacation of roads shall not affect the location of such district boundaries. When the Zoning Administrator cannot definitely determine the location of a district boundary by the centerlines, by the scale of dimensions stated on the zoning map, or by the fact that it clearly coincides with a property line, he shall refuse action; and the Board of Zoning Appeals, upon appeal, shall interpret the location of the district boundary with reference to the scale of the zoning map and the purposes set forth in all relevant provisions of this chapter.

(Ord. 28-1984, passed 8-14-84)

   The permitted uses for each district are shown below. Uses not specifically listed shall not be permitted.

   (A)   OS Open Space District.

      (1)   Agriculture.

      (2)   Orchards.

      (3)   Plant Nurseries.

      (4)   Forestry.

      (5)   Wildlife preserves.

      (6)   Nature preserves.

      (7)   Public park or recreational facilities.

   (B)   RA Residential Agriculture.

      (1)   Single-family dwellings.

      (2)   Churches.

      (3)   Essential services.

      (4)   Accessory uses.

   (C)   R-1 Single-Family Residence District.

      (1)   Single-family dwellings (other than manufactured mobile homes).

      (2)   Churches.

      (3)   Schools, except trade and technical schools.

      (4)   Essential services.

      (5)   Accessory uses.

      (6)   Manufactured home, type I.

   (D)   R-2 Low Density Residential District.

      (1)   Single-family dwellings.

      (2)   Two-family dwellings.

      (3)   Churches.

      (4)   Schools, except trade and technical schools.

      (5)   Essential services.

      (6)   Accessory uses.

      (7)   Manufactured home, type I.

   (E)   R-3 Medium Density Residential District.

      (1)   Single-family dwellings.

      (2)   Two-family dwellings.

      (3)   Condominiums.

      (4)   Multiple-family dwellings.

      (5)   Churches.

      (6)   Schools, except trade and technical schools.

      (7)   Essential uses.

      (8)   Accessory uses.

      (9)   Manufactured home, type I.

   (F)   R-4 High Density Residential District.

      (1)   Condominiums.

      (2)   Multiple-family dwellings.

      (3)   Boarding/lodging house (including nursing homes).

      (4)   Churches.

      (5)   Schools, except trade and technical schools.

      (6)   Essential services.

      (7)   Accessory uses.

   (G)   MH Mobile Home Park District.

      (1)   Mobile homes.

      (2)   Manufactured homes, type II.

      (3)   Essential services.

      (4)   Accessory uses.

      (5)   Manufactured homes type I and single-family dwellings shall be permitted in MH Mobile Home Park District.

      (6)   Any manufactured homes type I and single-family dwellings within MH Mobile Home Park District that were previously approved by the City Planning Commissioner or other agent of city shall be grandfathered and considered in compliance with this division (G).

   (H)   PR Professional-Residential District.

      (1)   Condominiums.

      (2)   Multiple-family dwellings.

      (3)   Boarding or lodging houses.

      (4)   Professional offices/ studios.

      (5)   Schools, except trade and technical schools.

      (6)   Funeral homes.

      (7)   Clinics.

      (8)   Nursing homes.

      (9)   Hospitals.

      (10)   Churches.

      (11)   Public parks or recreational facilities.

      (12)   Essential services.

      (13)   Accessory uses.

      (14)   T.V. reception disks.

   (I)   B-1 Convenience Business.

      (1)   Retail stores.

      (2)   Service shops.

      (3)   Restaurants, except drive-in restaurants.

      (4)   Schools.

      (5)   Churches.

      (6)   Offices.

      (7)   Financial institutions, except drive-in financial institutions.

      (8)   Taverns and night clubs.

      (9)   Clinics.

      (10)   Private recreation facilities.

      (11)   Funeral homes.

      (12)   Government buildings.

      (13)   Plant nurseries and greenhouses.

      (14)   Radio - T.V. stations and studios.

      (15)   Artisan and craft shops.

      (16)   Essential services.

      (17)   Accessory uses.

      (18)   Transmission towers, subject to the provisions of § 155.042.

   (J)   B-2 Central Business District.

      (1)   Retail stores.

      (2)   Service shops.

       (3)   Artisan and craft shops.

      (4)   Theaters.

      (5)   Offices.

      (6)   Libraries.

      (7)   Museums and galleries.

      (8)   Restaurants, except drive-in restaurants.

      (9)   Taverns and night clubs.

      (10)   Churches.

      (11)   Schools.

      (12)   Financial institutions.

      (13)   Clinics.

      (14)   Hotels and motels.

      (15)   Wholesale businesses.

      (16)   Newspaper publishing.

      (17)   Lodges and private clubs.

      (18)   Radio - T.V. stations and studios.

      (19)   Government buildings.

      (20)   Essential services.

      (21)   Accessory uses.

      (22)   Transmission towers, subject to the provisions of § 155.042.

   (K)   B-3 Planned Business District.

      (1)   Shopping centers and malls.

      (2)   Retail stores.

      (3)   Service shops.

      (4)   Offices.

      (5)   Financial institutions, except drive-in financial institutions.

      (6)   Restaurants, except drive-in restaurants.

      (7)   Clinics.

      (8)   Theaters.

      (9)   Schools.

      (10)   Hotels and motels.

      (11)   Wholesale businesses.

      (12)   Galleries.

      (13)   Taverns and night clubs.

      (14)   Government buildings.

      (15)   Radio - T.V. stations and studios.

      (16)   Essential services.

      (17)   Accessory uses.

      (18)   Transmission towers, subject to the provisions of § 155.042.

   (L)   I-1 Light Industrial District.

      (1)   Offices.

      (2)   Lumber and building materials.

      (3)   Auto body shops and painting.

      (4)   Recreational vehicle sales and service.

      (5)   Truck sales and service.

      (6)   Farm equipment sales and service.

      (7)   Motor bus storage.

      (8)   Veterinary clinics.

      (9)   Trade and technical schools.

      (10)   Personal storage facilities

      (11)   General contractors.

      (12)   Plant nurseries and greenhouses.

      (13)   Hay, grain, and feed stores.

      (14)   Government buildings.

      (15)   Essential services.

      (16)   Accessory uses.

      (17)   Transmission towers, subject to the provisions of § 155.042.

   (M)   I-2 General Industrial District.

      (1)   Light manufacturing.

      (2)   Manufacturing.

      (3)   Offices.

      (4)   Auto body shops and painting.

      (5)   Trucking and railroad terminals.

      (6)   Open supply yards.

      (7)   Essential services.

      (8)   Accessory uses.

      (9)   Transmission towers, subject to the provisions of § 155.042.

(Ord. 28-1984, passed 8-14-84; Am. Ord. 27-2018, passed 12-11-18; Am. Res. 1-2023, passed 9-12-23) Penalty, see § 155.999

   Special exception uses as specified below may be allowed or denied by the Board of Zoning Appeals after recommendations by the Plan Commission in accordance with the criteria and provisions set forth in § 155.038 herein.

   (A)   OS Open Space District.

      (1)   Manufactured homes, types I and II.

      (2)   Mobile homes.

      (3)   Single-family dwellings.

   (B)   RA Residential Agriculture.

      (1)   Schools.

      (2)   Home occupation.

      (3)   Public utility structures.

      (4)   Airports.

      (5)   Artificial lakes.

      (6)   Cemeteries.

      (7)   Country clubs.

      (8)   Heliports.

      (9)   Outdoor theaters.

      (10)   Private recreation.

      (11)   Public camps.

      (12)   Public recreation.

   (C)   R-1 Single-Family Residence District.

      (1)   Home occupation.

      (2)   Public utility structures.

      (3)   Airports.

      (4)   Artificial lakes.

      (5)   Cemeteries.

      (6)   Country clubs.

      (7)   Heliports.

      (8)   Hospitals.

      (9)   Nursing homes.

      (10)   Outdoor theaters.

      (11)   Private recreation.

      (12)   Public camps.

      (13)   Public recreation.

      (14)   Raising and breeding non-farm animals.

      (15)   Manufactured homes, type II.

   (D)   R-2 Low Density Residential District.

      (1)   Public utility structures.

      (2)   Artificial lakes.

      (3)   Home occupation.

      (4)   Hospitals.

      (5)   Nursing homes.

      (6)   Private recreation.

      (7)   Public recreation.

      (8)   Radio and T.V. transmitting.

      (9)   Manufactured home, type II.

   (E)   R-3 Medium Density Residential District.

      (1)   Home occupation.

      (2)   Public utility structures.

      (3)   Conversion dwelling.

      (4)   Day care centers.

      (5)   Nursing homes.

      (6)   Manufactured homes.

      (7)   Hospitals.

      (8)   Private recreation.

      (9)   Public recreation.

      (10)   Radio and T.V. transmitting.

      (11)   Manufactured homes, type II.

   (F)   R-4 High Density Residential District.

      (1)   Home occupation.

      (2)   Public utility structures.

      (3)   Private schools.

      (4)   Private recreation.

      (5)   Public recreation.

      (6)   Radio and T.V. transmitting.

      (7)   Manufactured homes, type II.

   (G)   MH Mobile Home Park District.

      (1)   Home occupation.

      (2)   Public utility structures.

      (3)   Hospitals.

      (4)   Private recreation.

      (5)   Public recreation.

      (6)   Radio and T.V. transmitting.

      (7)   Manufactured homes type I and single-family dwellings shall be permitted in MH Mobile Home Park District.

      (8)   Any manufactured homes type I and single-family dwellings within MH Mobile Home Park District that were previously approved by the City Planning Commissioner or other agent of the city shall be grandfathered and considered in compliance with this division (G).

   (H)   PR Professional-Residential District.

      (1)   Financial institutions.

      (2)   Lodges or private clubs.

      (3)   Museums and galleries.

      (4)   Government buildings.

      (5)   Trade and technical schools.

   (I)   B-1 Convenience Business.

      (1)   Multiple-family dwellings.

      (2)   Boarding and lodging houses.

      (3)   Day care centers.

      (4)   Drive-in restaurants.

      (5)   Gas stations.

      (6)   Motels.

      (7)   Auto sales and service.

      (8)   Car washes.

      (9)   Recreational vehicle sales.

      (10)   Drive-in financial institutions.

      (11)   Veterinary clinics for small animals.

      (12)   Private recreation.

      (13)   Public recreation.

   (J)   B-2 Central Business District.

      (1)   Parking structures.

      (2)   Multiple family dwellings.

      (3)   Boarding and lodging houses.

      (4)   Auto sales and service.

      (5)   Gas stations.

      (6)   Warehouses.

      (7)   Public utility structures.

      (8)   Outdoor commercial enterprises.

      (9)   Parking lots.

      (10)   Private recreation.

      (11)   Public recreation.

      (12)   Heliports.

      (13)   Hospitals.

      (14)   Nursing homes.

   (K)   B-3 Planned Business District.

      (1)   Drive-in restaurants.

      (2)   Drive-in financial institutions.

      (3)   Gas stations.

      (4)   Auto sales and service.

      (5)   Veterinary clinics.

      (6)   Car washes.

      (7)   Public utility structures.

      (8)   Hospitals.

      (9)   Outdoor commercial enterprises.

      (10)   Private recreation.

      (11)   Public recreation.

      (12)   Warehouses.

   (L)   I-1 Light Industrial District.

      (1)   Storage of disabled vehicles.

      (2)   Fertilizer storage and distribution.

      (3)   Fuel storage and distribution.

      (4)   Public utility structures.

      (5)   Gas stations.

      (6)   Heliports.

      (7)   Sanitary landfill.

      (8)   Private recreation.

      (9)   Public recreation.

      (10)   Repair services.

      (11)   Industrial parks.

      (12)   Wholesale distributors.

      (13)   Warehouses.

      (14)   Light manufacturing.

      (15)   Research facilities.

      (16)   Truck terminals.

      (17)   Grain milling and storage.

      (18)   Open supply yards.

   (M)   I-2 General Industrial District.

      (1)   Junk yards.

      (2)   Mineral extraction.

      (3)   Sanitary landfill.

      (4)   Public utility structures.

      (5)   Penal correction facilities.

      (6)   Private recreation.

      (7)   Public recreation.

(Ord. 28-1984, passed 8-14-84; Am. Ord. 48-1984, passed 12-11-84; Am. Ord. 16-1989, passed 5-9-89; Am. Res. 1-2023, passed 9-12-23) Penalty, see § 155.999

   The following provisions shall apply to accessory uses.

   (A)   Accessory structures may not be erected before the construction of principal structures.

   (B)   No accessory structure shall be located in any required setback area.

   (C)   Fences are permitted as accessory structures in any district and do not require a permit. The height of fences will be measured from the ground level and must meet the following standards:

      (1)   Except for partition fences, all fences must be located entirely on the lot which it serves, though the fence may be located immediately adjacent to the lot line.

      (2)   No fence in any district shall be constructed of or contain barbed wire, spikes or sharp and dangerous objects, nor be electrically charged.

      (3)   All posts for wood panel, stockade or similar type fences shall not be located on the side of said fence facing adjacent property or road right-of-way.

      (4)   Fences for swimming pools shall meet § 155.019(D) and all other applicable provisions of this chapter and state law.

      (5)   In residential, business and industrial district, no fence or wall of more than eight feet in height may be placed, built or installed in the front, side and rear yards of any lot. All fences and walls must be in compliance with visual clearance area requirements of this chapter.

      (6)   Visual clearance area requirements:

         (a)   Front setbacks. Fences may be constructed no closer than 15 feet from the street (right-of-way).

         (b)   Side setbacks. Fences may be placed on the side property lines, except if it is a corner lot or abuts an alley.

         (c)   Fences may be placed on the rear property line unless the property line is a corner lot or abuts an alley.

         (d)   Corner lot. Comer lot fences must be set back at least 15 feet from both streets.

         (e)   Alleys. Any property line that abuts an alley shall have at least a 30 inch setback.

      (7)   Every retention pond required by the city for water runoff storage or temporary holding, and in which the deepest point is more than two feet below adjacent ground level shall be enclosed with a decorative fence or protective barrier a minimum of six feet in height.

      (8)   Fences shall be maintained so as not to endanger life or property. Any fence, through lack of repair, type of construction or one that otherwise endangers life or property, is hereby deemed a nuisance. If an unsafe condition exists with regard to a fence, the Building Commissioner or his or her duly authorized representative shall serve on the owner, agent or person in control of the property upon which such fence is located, a written notice describing the unsafe condition and specifying the required repairs or modifications to be made to render the fence safe or requiring the unsafe fence or any portion thereof to be removed, and shall provide a time limit for such repair, modification or removal.

   (D)   Outdoor pools.

      (1)   Public or semi-public. All outdoor pools which exceed two feet or 24 inches in depth or 250 square feet in area shall be completely surrounded by walls or fencing not less than six feet high and of a design that will restrain the entrance of trespassers. Ornamental fencing shall not have over four inches of air space between pickets.

      (2)   Residential pools. All pools which exceed two feet or 24 inches in depth or 250 square feet in area shall be restricted by one of the following means.

         (a)   Wall or fence not less than four feet high and completely surrounding the pool and deck area with the exception of self-closing and latching gates and doors capable of being locked.

         (b)   Other impenetrable means not less than four feet high completely surrounding the pool when not in use.

         (c)   Combination of divisions (D)(2)(a) and (b).

         (d)   A power safety pool cover which:

            1.   Prohibits access to the pool when the cover is completely drawn over it.

            2.   Is mechanically operated by a key or key and switch and cannot be opened without a key or keypad.

            3.   Is installed with accessories to accomplish divisions (D)(2)(d)1. and 2. in accordance with the manufacturer's instructions.

            4.   Bears an ID tag that the cover meets ASTM F1 346 requirements.

   (E)   All fencing must be in place and approved by the Building Commissioner, or his or her duly authorized representative before water is run into the pool.

(Ord. 28-1984, passed 8-14-84; Am. Ord. 12-2023, passed 6-20-23) Penalty, see § 155.999

   No single-family dwelling other than a mobile home or type II manufactured home shall have a floor area of less than 720 square feet.

(Ord. 28-1984, passed 8-14-84) Penalty, see § 155.999

   The minimum lot area, minimum width of lot, and minimum depths of front yard, side yards, and rear yard for each district shall be as shown below.

 

   (A)   Lots which abut on more than one street shall provide the required front yards along every street.

   (B)   All structures, whether attached to the principal structure or not, and whether open or enclosed, including porches, carports, balconies, or platforms above normal grade level, shall not project into any minimum front, side, or rear yard.

   (C)   Any lot of record existing at the effective date of this chapter and then held in separate ownership different from the ownership of adjoining lots may be used for the erection of a structure conforming to the use regulations of the district in which it is located, even though its area and width are less than the minimum requirements of this chapter.

   (D)   No structure or use of land which has nonconforming yards may be enlarged or expanded in any manner which will further reduce the minimum dimension of the nonconforming yard.

   (E)   Nonresidential structures or uses shall not be located or conducted closer to any lot line of any other lot in any "R" district than the distance specified in the following table.

 

 

   (F)   The side yard setback may be zero on one side of the lot provided that:

      (1)   The lot adjacent to that side yard is held under the same ownership at the time of initial construction and the minimum side yard setback for the adjacent lot is either zero or not less than ten feet.

      (2)   The opposite side yard setback is not less than ten feet and is perpetually maintained free and clear from any obstructions other than a three-foot eave encroachment; normal landscaping; removable patio covers which may extend to and not more than five feet of the side property line; or garden walls or fences crossing the setback provided they are equipped with a gate, and may be equal in height to first floor double plate but not exceeding nine feet.

      (3)   The wall located at the zero side yard setback is constructed with maintenance-free, solid decorative masonry for the first story of the dwelling and the second story is constructed with maintenance-free, decorative masonry or masonry veneer with a minimum thickness of two inches. Decorative construction need not be used on that portion of the structure obscured from the vision of the adjacent side yard by the wall located at the zero side yard setback. The wall so constructed shall intersect rear property lines.

      (4)   No portion of the dwelling or architectural features project over any property line.

      (5)   The dwelling is not constructed in accordance with the rear yard setback exception allowed in division (G) below.

      (6)   The zero side yard is not adjacent to a public or private right-of-way.

      (7)   Exposure protection between structures is provided according to the specifications of the Fire Department and Department of Building Inspection.

      (8)   An administrative review application, accompanied by a precise plan, is submitted to the Board of Zoning Appeals and approved or conditionally approved by the Board prior to issuance of building permits for the dwelling. The plan shall delineate all structures proposed for initial construction. The Board, after reviewing the matter, may approve, conditionally approve, or deny the precise plan. In its review, the Board shall consider placement of all structures, building material, and finishing of the wall constructed along the side lot line.

   (G)   The rear yard setback may be reduced to zero provided that the following conditions are met.

      (1)   The lot adjacent to that side yard is held under the same ownership at the time of initial construction and the minimum side yard setback for the adjacent lot is either zero or not less than ten feet.

      (2)   The wall located at the zero side yard setback is constructed with maintenance-free, solid decorative masonry for the first story of the dwelling and the second story is constructed with maintenance-free, decorative masonry or masonry veneer with a minimum thickness of two inches. Decorative construction need not be used on that portion of the structure obscured from the vision of the adjacent side yard by the wall located at the zero side yard setback. The wall so constructed shall intersect rear property lines.

      (3)   No portion of the dwelling or architectural features project over any property line.

      (4)   The dwelling is not constructed in accordance with the rear yard setback exception allowed in this division.

      (5)   The zero rear yard is not adjacent to a public or private right-of-way.

      (6)   Exposure protection between structures is provided according to the specifications of the Fire Department and Department of Building Inspection.

      (7)   An administrative review application, accompanied by a precise plan, is submitted to the Board of Zoning Appeals and approved or conditionally approved by the Board prior to issuance of building permits for the dwelling. The plan shall delineate all structures proposed for initial construction. The Board, after reviewing the matter, may approve, conditionally approve, or deny the precise plan. In its review, the Board shall consider placement of all structures, building material, and finishing of the wall constructed along the side lot line.

(Ord. 28-1984, passed 8-14-84) Penalty, see § 155.999

   No structure shall be built to exceed the height limits established in the table of lot and land requirements in § 155.021, unless a variance has been granted by the Board of Zoning Appeals. The Board may authorize a variance to the height regulations in any district if:

   (A)   All front, side, and rear yard depths are increased one foot for each additional foot of height.

   (B)   The structure is any one of the following and does not constitute a hazard to an established airport: television and radio towers, church spires, belfries, monuments, tanks, water and fire towers, cooling towers, ornamental towers and spires, chimneys, and flag poles. This shall not include T.V. reception disks over three feet in diameter.

(Ord. 28-1984, passed 8-14-84) Penalty, see § 155.999