In order to carry out the purpose of this Code, Carlisle is hereby divided into the following districts, all of which are designated on the Official Zoning Map by symbols and boundaries. The districts shall be known as:

 

   

   

 

(Ord. 8-13. Passed 5-14-13.)

   (a)   The boundaries of the districts are shown upon the map designated as the Official Zoning Map. The Official Zoning Map and all of the notations, references and other information shown thereon, are a part of this Code and have the same force and effect as if the Official Zoning Map and all the notations, references and other information shown thereon were all fully set forth or described herein, the original of which is properly attested to and is on file with the Planning and Zoning Administrator.

   (b)   No changes of any nature shall be made in the Official Zoning Map or matter shown thereon except in conformity with the procedures set forth in this Code.

   (c)   In the event that the Map becomes damaged, destroyed or lost, Council may by ordinance adopt a new official Zoning Map, which shall supersede the prior Map. The new Map may correct drafting or other errors or omissions in the prior Map.

(Ord. 8-13. Passed 5-14-13.)

   Where uncertainty exists with respect to the boundaries of any of the aforesaid districts as shown on the Official Zoning Map, the following rules shall apply:

   (a)   Where the designation of a boundary line on the zoning map coincides with the location of a street or alley, the centerline of such street or alley shall be construed to be the boundary of such district.

   (b)   Where the district boundaries do not coincide with the location of streets or alleys, but do coincide with lot lines, such lot lines shall be construed to be the boundary of such district.

   (c)   Where the district boundaries do not coincide with the location of streets, alleys, or lot lines, the district boundaries shall be determined by the use of the scale shown on the Official Zoning Map described in Section 1260.03.

   (d)   All streets, alleys, public ways, waterways, and railroad rights-of-way, if not otherwise specifically designated, shall be deemed to be in the same zone as the property immediately abutting upon such streets, alleys, public ways, waterways and railroad rights-of-way.

   (e)   Where the centerline of a street, alley, public way, waterway, or railroad right-of-way serves as a district boundary, the zoning of such areas, unless otherwise specifically designated, shall be deemed to be the same as that of the abutting property up to the centerline.

   (f)   Whenever any street, alley or other public way is vacated by official action as provided by law, the zoning district adjoining the each side of such public way shall be automatically extended to the center of such vacation and all areas included in the vacation shall then and henceforth be subject to all regulations of the extended.

   (g)   All uncertainties and disputes concerning the exact location of zoning district boundaries shall be resolved by the Board of Zoning Appeals according to the rules and regulations that it may adopt.

      (Ord. 8-13. Passed 5-14-13.)

   Single-Family Residential Districts (R-1 and R-2) and their regulations are established in order to achieve, among others, the following purposes:

   (a)   To regulate the bulk and location of dwellings, accessory buildings and other structures to obtain proper privacy and useable open spaces on each lot appropriate for the various districts.

   (b)   To regulate the density and distribution of population to avoid congestion and the overburdening of existing and proposed community facilities and public services.

   (c)   To foster a variety of residential living unit types while protecting the character of Carlisle.

   (d)   To provide for proper location of dwellings in relationship to multi-family, commercial and industrial uses so as to increase the general convenience, safety and amenities within the community and to protect residents from nuisances.

   (e)   To provide for limited small-scale community facilities when such uses are designed and located to be compatible with the residential neighborhood.

   (f)   To provide proper spacing between buildings to ensure adequate access for fire and other emergency vehicles and equipment.

   (g)   To protect the desirable characteristics and promote the stability of existing residential development.

   (h)   To carry out the following specific purposes:

      (1)   The R-1 Low Density Single-Family District is established to encourage the creation and preservation of low-density single-family residential neighborhoods and to limit the establishment of non-residential uses to those that are compatible with the intended low-density neighborhood character. The stipulated density is intended to provide for areas of suburban character in the community.

      (2)   The R-2 Single-Family District is established to promote, preserve and protect medium-low density predominantly single-family neighborhoods in Carlisle.

   (i)   To promote the most desirable and beneficial use of the land in accordance with the objectives of the Carlisle Comprehensive Plan.

      (Ord. 8-13. Passed 5-14-13.)

   (a)   Uses Permitted By Right. A use listed in Table 1262.03 shall be permitted by right as a principal use in a district when denoted by the letter "P" provided that all requirements of other Municipal Ordinances and this Zoning Code have been met;

   (b)   Conditional Uses. A use listed in Table 1262.03 shall be permitted as a conditional use in a district when denoted by the letter "C" provided the Planning Commission first makes the determination that the requirements of Chapter 1272 have been met according to the procedures set forth in Chapter 1246.

   (c)   Accessory Uses. An accessory use that is clearly incidental and subordinate to a use listed in Table 1262.03 shall be permitted provided that the requirements of this Zoning Code and all other Municipal Codes have been met. Accessory uses are further regulated as listed below:

      (1)   Accessory buildings and structures in compliance with Section 1262.11, Accessory Uses and Structures.

      (2)   Family day care home, "type B" in compliance with Chapter 1274, Supplementary Regulations.

      (3)   Fences, walls, landscape features in compliance with Section 1262.11 and Chapter 1280.

      (4)   Home occupations in compliance with Chapter 1274.

      (5)   Off-street parking areas in compliance with Chapter 1284.

      (6)   Private swimming pools in compliance with Section 1262.11 and Chapter 1274.

      (7)   Signs in compliance with Chapter 1286.

   (d)   Table 1262.03 Permitted Uses.

 

 

 

   (a)   Front Setback. Each lot shall maintain a front setback in compliance with Table 1262.07, except as otherwise permitted in subsection (b) below.

   (b)   Front Setback on Through Lots. On a through lot, a front setback shall be provided on each frontage equal to the minimum required front setback as set forth in Table 1262.07. There shall be no required rear setback on a through lot.

   (c)   Side Setbacks. Each interior and through lot shall have and maintain two (2) side yards. Table 1262.07 sets forth the minimum width of any side setback and the minimum total width of both side setbacks.

   (d)   Corner lot. "Corner lot" means a lot located at the intersection of two (2) or more streets. A lot abutting on a curved street shall be considered a corner lot if straight lines drawn from the foremost points of the side lot lines to the foremost point of the lot meet at an interior angle of less than 135 degrees. Yards for corner lots shall comply with the setbacks specified in Table 1267.07. The following requirements shall be applied to side yard and rear yard setback regulations where one or two (2) family detached dwellings are constructed on corner lots:

      (1)   Side yards. There shall be two (2) side yards, one on each side of the principal building not fronting on a street. Together the side yards shall meet the minimum and aggregate width requirements for the zoning district in which the property is located.

      (2)   Rear yards. A corner lot with four property lines will have two (2) front yards, two (2) side yards and no rear yard. A corner lot with more than four property lines will have one or more rear yards along the interior property line(s) between the two (2) required side yards,. The depth of the rear yard(s) shall comply with the provisions of the zoning district in which the property is located.

   (e)   Rear Setback. Each lot shall maintain a rear setback as specified in Table 1262.07.

   (f)   Table 1262.07 Minimum Setback Requirements:

 

   (a)   The height of principal buildings and structures shall not exceed 35 feet above average ground level.

   (b)   The height of accessory buildings and structures shall not exceed 25 feet above average ground level.

   (c)   Permitted height exceptions are set forth in Chapter 1274.

   (a)   Location Requirements for Accessory Uses. An accessory building or use permitted in a residential district shall be located as set forth in Table 1262.11. However, an accessory use shall only be permitted to the extent such use complies with all other accessory use regulations set forth in this Zoning Code.

   (b)   Table 1262.11 Permitted Accessory Structures In Front, Side And Rear Yards:

 

   (c)   Accessory Buildings. No more than two (2) accessory buildings shall be located on a single zoning lot.

   (d)   Maximum Area and Rear Yard Coverage of Accessory Buildings and Structures. The total area of all accessory buildings and structures shall not occupy more than thirty percent (30%) of the rear yard.

      (Ord. 8-13. Passed 5-14-13; Ord. 15-20. Passed 8-11-20; Ord. 16-20. Passed 8-11-20.)

   (a)   To regulate the bulk and location of dwellings to obtain proper privacy and useable open spaces appropriate for the various districts;

   (b)   To regulate the density and distribution of population to avoid congestion and the overburdening of existing and proposed community facilities and public services.

   (c)   To preserve the character of differing neighborhoods by providing unique districts with different densities and development standards.

   (d)   To enable the development of attached single-family and multi-family dwellings in appropriate locations, with a minimum project size to ensure the creation of sustainable higher density neighborhoods.

   (e)   To carry out the following specific purposes:

      (1)   The R-3 District is established to provide, preserve and protect medium density residential areas for attached single-family dwellings arranged to provide good building site design and effective open space in areas adequately served by municipal sewer, water and streets.

      (2)   The R-4 District is established to provide, preserve and protect locations for high-density apartment style development in areas with appropriate levels of service.

      (1)   Accessory storage buildings or structures in compliance with Section 1264.09.

      (2)   Fences, walls, landscape features and other structures in compliance with Section 1264.09 and Chapter 1274.

      (3)   Home occupations in compliance with Chapter 1274.

      (4)   Private garages and off street parking spaces in compliance with this Chapter and Chapter 1284.

      (5)   Signs in compliance with Chapter 1286.

 

   (a)   Minimum Development Area. The gross area of a tract of land shall not be less than five (5) acres. The entire tract of land to be developed shall be considered one zoning lot.

   (b)   Single-Family Requirements. In the R-3 and R-4 Districts, single-family dwellings on individually subdivided lots shall comply with the regulations for detached, single family homes in the R-2 District that are contained in Chapter 1262.

   (c)   Minimum Frontage. Each lot shall abut upon a public street for a distance not less than set forth in Table 1264.05. In a multi-family development, buildings may be arranged in a group and all buildings need not front on a street.

   (d)   Maximum Density. The residential density of a multi-family development shall not exceed the number of dwelling units per acre set forth in Table 1264.05 for the district in which the development is located.

      (1)   Calculating Units. The total number of dwelling units permitted shall be calculated by multiplying the total project area, exclusive of public rights-of-way existing at the time the development plan is submitted, by the number of dwelling units permitted per acre.

   (e)   Maximum Coverage. The maximum coverage of the lot, for all areas covered by buildings shall not exceed the percentage of the total area of the development project set forth in Table 1264.05.

   (f)   Maximum Number of Attached Single-Family Units. A building comprised of attached single-family units shall have not more than six such units attached.

(g)   Table 1264.05 Lot and Density Regulations.

 

 

   (a)   Building Setback from Project Boundary. The setback of a dwelling from any project boundary shall be not less than the distance set forth in Table 1264.07. The project boundary shall include all lot lines that divide the tract of land developed for multi-family units from adjacent lots not included in the development and shall be the boundaries of the minimum area set forth in Section 1264.05(a).

   (b)   Parking Setback from Project Boundary. The setback of off-street parking areas from any project boundary shall be not less than the distance set forth in Table 1264.07.

   (c)   Building Spacing. The minimum distance separating buildings shall be not less than the distance set forth in Table 1264.07.

   (d)   Building Height. All buildings shall comply with the maximum height regulations set forth below:

      (1)   The height of principal buildings shall not exceed the maximum height set forth in Table 1264.07.

      (2)   The height of accessory buildings shall not exceed twenty (20) feet.

      (3)   Permitted height exceptions are set forth in Section 1274.05.

   (e)   Table 1264.07 Site Development Standards.

 

   (f)   Definitions. The following definitions shall apply to terms used in this Section:

      (1)   Main Wall. The outside wall of a building that contains the primary windows of any living, family or dining room.

      (2)   End Wall. The outside walls other than a main wall of a building, which may be blank or contain windows not considered to be primary windows.

         (Ord. 8-13. Passed 5-14-13.)

   (a)   Fence and Wall Regulations. Fences and walls shall comply with the setback requirements set forth in Section 1262.11 (b) and the regulations regarding fences and walls in Chapter 1274.

   (b)   Swimming Pools. Private swimming pools for the exclusive use of residents of the premises may be located in any residential district provided they comply with the locational and coverage requirements of accessory structures set forth in this Chapter and the supplemental regulations set forth in Chapter 1274.

   (c)   Minimum Setbacks for Accessory Buildings and Uses. Accessory buildings including garages, carports and recreation facilities, and active recreation areas such as a swimming pool or tennis court which is intended for use by the residents of the residential development shall comply with the minimum setbacks set forth below:

      (1)   The minimum setback from the public right-of-way for such accessory buildings and uses shall be equal to the setback of the principal building.

      (2)   The minimum setback from a side or rear lot line abutting an R-3 or nonresidential district shall be fifteen (15) feet.

      (3)   The minimum setback from the side or rear lot line abutting an R-1 or R-2 district shall be twenty (20) feet.

         (Ord. 8-13. Passed 5-14-13.)

   (a)   Underground Utilities. All utilities required to serve a development shall be located underground.

   (b)   Sidewalks. Sidewalks shall connect each building entrance to the parking area serving that building, to other buildings on-site, to recreational facilities that are provided as part of the development and uses, as appropriate, on adjacent lots.

   (c)   Waste Receptacles. All solid waste products that result from any permitted principal, conditional, or accessory use shall be disposed of, stored in buildings, or completely enclosed in containers. Such building, container, or dumpster shall be located in a side or rear yard on a paved surface in compliance with the minimum parking setbacks established in Table 1264.07 as well as the screening requirements set forth in Chapter 1280.

   (d)   Performance Standards. All uses and developments in the R-3 and R-4 Districts shall comply with the Performance Standards in Chapter 1274.

   (e)   Detached Garages. All detached garages shall be located in the side or rear yard.

   (f)   Building Location. To provide a sense of enclosure and definition to the street, the front wall of the principal structure(s) shall be parallel to the public street or to its tangent, if the street is curved. There shall be at least one (1) entrance facing the public street and the principal windows of the building(s) shall also face this public street.

   (g)   Stormwater Detention/Retention Facilities. Detention/retention facilities that are visible from a public street shall be integrated into a landscaped area. Such landscaped areas shall contain any combination of the following elements: shade and ornamental trees, evergreens, shrubbery, hedges, and/or other planting materials as well as ornamental fencing.

   (h)   Open Space.   Any development over five (5) dwelling units shall set aside twenty percent (20%) of the gross land area as open space. A specific recreational activity area or areas shall be developed and maintained for the residents of the development as part of this open space as follows:

      (1)   The size, location, shape, slope, and condition of the land shall be suitable for a specific recreational activity;

      (2)   The amount of land devoted to recreation shall be a function of the population to be served. Consideration shall be given to the size of the development, number and characteristics of expected residents, proximity to other recreational facilities, topography, and natural features on the site.

      (3)   Safety buffers shall be provided for users of recreational facilities and equipment using recognized engineering and recreation standards.

      (4)   Indoor recreational areas may be used as a specific recreational activity area. The indoor recreational area shall count as a part of lot coverage, as regulated by the District's regulations.

      (5)   Open space shall be sufficiently aggregated to create large useable areas of planned open space.

      (6)   Open space shall not be less than fifty (50) feet in width at any point, unless the Planning Commission deems that a lesser width is appropriate, such as when connecting open space areas on adjacent parcels or creating scenic walking trails.

      (7)   Open space shall not be composed of the 100-year floodplain, wetlands (including woodlands with wetland soils), steep slopes, and significant wildlife habitats. The Flood Insurance Study prepared by the U. S. Department of Housing and Urban Development, Federal Insurance Administration or the latest acceptable study shall be used to determine the 100-year floodplain.

      (8)   Land area devoted to the following shall not be included as meeting the open space requirement:

         A.   Public rights-of-way;

         B.   Parking areas, access drives, common drives and driveways, except as otherwise permitted by the Planning Commission when providing access to the open space;

         C.   Required setbacks for buildings and parking areas from the project boundaries;

         D.   Patios or other similar private space; and,

         E.   A minimum of fifteen (15) feet between buildings and open space.

            (Ord. 8-13. Passed 5-14-13.)

      (1)   The purposes of the Planned Development Overlay District regulations are to:

         A.   Provide an opportunity for a mix of land uses otherwise not permitted within the standard municipal zoning district classifications.

         B.   Allow the creation of development standards that respect the unique characteristics, natural quality and beauty of the site and the immediate vicinity and protect the community's natural resources by avoiding development on, and destruction of, sensitive environmental areas.

         C.   Enable greater review of design characteristics to ensure that the development project is properly integrated into its surroundings and is compatible with adjacent development.

         D.   Assure compatibility between proposed land uses within and around the Planned Development Overlay District through appropriate development controls.

         E.   Pursue the housing and economic development goals of Carlisle.

         F.   Promote efficient and economic use of land and reduce infrastructure costs through unified development.

         G.   Establish objective criteria for plan review that ensures conformity to community standards.

      (2)   The procedures established for Planned Development Overlay Districts are designed to encourage:

         A.   Unified development projects that exhibit creative planning and design in ways that cannot be achieved through a standard zoning district or subdivision regulation, yet are consistent with all applicable plans, including but not limited to, the Comprehensive Plan, and are compatible with contiguous land uses and the intent of this Zoning Code.

         B.   Imaginative architectural design.

         C.   Flexibility in building styles and types.

         D.   Proper relationships between buildings, between developments and between structures and the land.

         E.   The development of the land in an orderly, coordinated and comprehensive manner consistent with accepted land planning, landscape architecture practices and engineering principles according to approved development plans.

   (b)   Application. The Planned Development Overlay District regulations assist in accomplishing these purposes by establishing review steps that combine the request for a zoning district change with the development plan review process, and when applicable, the subdivision process. Subsequent plan review following the zoning district change also requires simultaneous review of subdivision plats.

      (1)   Each Planned Development Overlay District shall be considered a separate and unique zoning district wherein a preliminary development plan, including associated text depicting the specific development standards and development commitments, is adopted simultaneously with the adoption of the Planned Development Overlay District designation. The preliminary development plan shall apply only to the property within that particular Planned Development Overlay District.

      (2)   The preliminary development plan adopted at the time of rezoning to the Planned Development Overlay District shall be prepared in accordance with the provisions of this Chapter and the requirements contained herein and shall take precedence over any conflicting regulations contained in this Zoning Code.

   (c)   Ownership. The Planned Development Overlay District shall be an integrated, unified development project and the entire project area shall be in single ownership or joint ownership and/or control at the time the application is made for the PDOD designation so that all property owners are applicants. Any transfer of land within the development resulting in ownership within the development by two (2) or more parties after an application has been filed shall not alter the applicability of the regulations contained herein. A preliminary development plan approved in accordance with these or previous regulations for a Planned Development Overlay District shall be binding upon the owners, their successors and assigns and shall limit and control the issuance and validity of all certificates of zoning compliance, except as provided for in Section 1266.09(c)(4).

   (a)   All rezonings to a Planned Development Overlay District shall be designated on the Zoning Map as a PDOD.

   (b)   A request for rezoning land to a Planned Development Overlay District designation shall be made according to Chapter 1256.

   (c)   A preliminary development plan shall be reviewed by the Planning Commission and Council according to Section 1266.09 and a preliminary development plan and supporting documentation shall be adopted at the time of rezoning.

   (d)   Detailed final development plans shall be reviewed and acted upon by the Planning Commission according to Section 1266.09.

   (e)   A preliminary subdivision plat may be reviewed simultaneously with a preliminary development plan. A final subdivision plat shall be reviewed simultaneously with a final development plan, unless a final plat is not required for completion of the project. All subdivision plats shall be reviewed and approved according to the applicable Subdivision Regulations, except as otherwise provided for in this Chapter.

   (a)   Plan Design. The proposed Planned Development (PD) shall be designed in accordance with accepted planning principles, including the planning and development principles included in this Chapter, to ensure that the use of land, buildings and other structures; the building location, bulk, layout, arrangement, design, and height; the percentages of lot areas that may be occupied; the setback of buildings; the sizes of yards and other spaces; and the density of population are in compliance with the purposes and objectives of the PDOD regulations as set forth in the Purpose of this Chapter.

   (b)   Permitted and Conditional Uses. A planned development may include any combination of uses when such use(s) are found to be compatible with one another and in keeping with the intent of these development criteria, provided the proposed location of the uses will not adversely affect adjacent property and/or the public health, safety and general welfare.

      (1)   The list of specific uses to be included in the proposed planned development shall be clearly delineated in the preliminary development plan and its supporting documentation.

      (2)   Uses shall be identified as either permitted uses or conditional uses.

      (3)   Listed uses shall be defined by their customary name or identification, except where they are specifically defined or limited in this Zoning Code.

      (4)   Any listed use may be limited to areas delineated on the preliminary development plan.

   (c)   Planning and Development Principles. The proposed planned development shall be designed in accordance with the following planning and development regulations:

      (1)   Land Use.

         A.   A PDOD may be approved in all districts provided the PDOD meets the regulations in this Chapter and all other applicable regulations in this Zoning Code.

         B.   Buildings and uses within the proposed development shall be located to reduce any adverse influences and to protect and enhance the character of areas adjacent to the development;

         C.   Whenever a proposed development includes areas of a higher intensity than that permitted in adjacent areas, the location and arrangement of use areas shall include appropriate buffers, open spaces, setbacks, or other transitional areas to ensure compatibility with the lower intensity areas.

         D.   Buildings, structures and parking areas shall be designed and located within the planned development in ways that conserve environmentally sensitive or unique natural, historic, or cultural features, and minimize environmental impacts.

         E.   When calculating density for the PDOD, area devoted to non-residential land uses shall not be included in the density calculations.

      (2)   Arrangement of Buildings, Yards and Setbacks.

         A.   The physical relationship of buildings and other site improvements to one another and the surrounding open space, as created by building size, mass, height, shape, and setback, shall result in a harmonious development within the planned development and adjacent to it.

         B.   The bulk and height of buildings within the proposed development shall be compatible with the surrounding development and sufficiently buffered from the surrounding development to mitigate any potential adverse impact(s).

         C.   The setback of all buildings from the perimeter of the total tract shall be a minimum of fifty (50) feet. The setback area shall be retained and maintained as landscaped open space free of streets and off-street parking areas.

      (3)   Landscaping, Screening and Buffering.

         A.   The pattern of landscaping shall be coordinated in design and type of materials, mounding and fencing used. Landscaping may vary in density, spacing and other treatments to reflect variations of topography, existing landscape or land uses.

         B.   Privacy for residential buildings shall be maintained through the use of landscaping, screening and buffering.

         C.   Appropriate buffer zones with adequate landscaping shall be provided between the proposed development and adjacent areas.

         D.   Alternative design approaches to meet the intent of the landscape regulations may be incorporated.

      (4)   Open Space. Adequate open spaces shall be integrated throughout the development to meet the objectives of the Comprehensive Plan. A planned development that includes residential uses shall provide thirty percent (30%) of the gross acreage as open space. Such open space shall be located and designed as follows:

         A.   Open space shall be sufficiently aggregated to create large useable areas of planned open space. Left-over fragments of land from the subdivision process or land left-over from maximizing density shall not be included as useable open space, e.g., the unusual strips of land created between two (2) adjoining cul-de-sacs.

         B.   Open space shall conserve significant topographic, natural and historical features within the planned development to the extent practicable.

         C.   Open space shall provide a scenic natural environment along existing public streets characterized by large building setbacks that enable the preservation of natural features.

         D.   All open space shall be easily accessible to residents of the planned development.

         E.   Where possible, open space areas shall be connected with open space areas on abutting parcels, and wherever possible, by open space corridors.

         F.   Open space shall not be less than fifty (50) feet in width at any point, unless the Planning Commission deems that a lesser width is appropriate, such as when connecting open space areas on adjacent parcels or creating scenic walking trails.

         G.   All principal and accessory buildings shall be setback fifteen (15) feet from any designated open space.

         H.   Land area devoted to the following shall not be included as meeting the open space requirement:

            1.   Public rights-of-way;

            2.   Parking areas, access drives, common drives and driveways, except as otherwise permitted by the Planning Commission when providing access to the open space;

            3.   Required setbacks for buildings and parking areas from the project boundaries;

            4.   Private yards within subdivided lots; and,

            5.   Open space composed of the 100-year floodplain, wetlands (including woodlands with wetland soils), steep slopes, significant wildlife habitats, ridge lines, hilltops, stands of mature hardwood trees, and historic and archaeological features. The Planning Commission may grant an exception to this requirement based on the existing street network, topography, the proximity and nature of surrounding land uses, and similar factors.

         I.   Open space may be used for outdoor active or passive recreation. Any open space intended to be devoted to recreational activities shall be of a usable size and shape for the intended purposes as determined by the Planning Commission. Where deemed appropriate by the Planning Commission, recreation areas shall be provided with sufficient parking and appropriate access.

         J.   Open space shall be prohibited from further subdivision or development by deed restriction, conservation easement, or other agreement in a form acceptable to the Carlisle Law Director and duly recorded in the Office of the Recorder of Deeds of the County. Such recording shall take place before a construction permit, such as a building permit, of any kind is issued.

      (5)   Protection of Natural Features.

         A.   A riparian buffer of twenty (20) feet shall be provided along the entire length and on both sides of a river or perennial stream channel. Walkways may be permitted to be located within riparian buffers when the Planning Commission determines that such will create minimal change to the riparian buffer.

         B.   The 100-year floodplain shall be protected. The most recent Flood Insurance Study prepared by the U. S. Department of Housing and Urban Development shall be used to determine the 100-year floodplain.

         C.   Wetlands that are to be retained in their natural state within the planned development shall be protected. A buffer area not less than twenty (20) feet in width measured from the edge of the delineated wetland shall be provided along the entire perimeter of the designated wetland. The buffer area shall not be disturbed and shall be retained in its natural state.

      (6)   Pedestrian Circulation Systems. A pedestrian circulation system shall be included and designed to provide convenient and safe pedestrian access throughout the planned development, and to connect to neighboring developments and community facilities. The pedestrian circulation system may include sidewalks and other walkways not located along streets. Sidewalks shall meet the latest Carlisle engineer standards.

      (7)   Bike Paths and Other Trail Systems. Trail systems for bikes and other purposes should be included and designed in accordance with the latest Carlisle engineering standards or other adopted policy documents. Such trail systems shall have a minimum width of eight (8) feet and be properly buffered from any adjacent residential areas if the trail is not located along or within the right-of-way of a public street.

      (8)   Street Design and Vehicular Circulation.

         A.   The proposed vehicular circulation system in the planned development shall provide adequate connections to the existing street network.

         B.   The area of the project devoted to streets and related pavement should be the minimum necessary to provide adequate and safe movement and access.

         C.   Street alignments should be designed to conserve natural features and minimize the need for cut and fill practices.

         D.   The function of adjacent thoroughfares shall be maintained by limiting access points to the minimum needed, relating them to existing access points, the street patterns on surrounding development, the thoroughfare plan and the intensity of proposed uses.

         E.   Private streets shall not be permitted unless constructed to meet all current Carlisle engineering standards.

         F.   The design and locations of streets and parking areas shall comply with the requirements for storm water management set forth in the most recent Carlisle engineering standards or the latest requirements of the State of Ohio.

      (9)   Off-Street Parking. The layout of parking areas, service areas, and related entrances, exits, signs, lighting, noise sources or other potentially adverse influences shall be designed and located to protect the character of the area and as well as those areas adjacent to the development.

      (10)   Signs. All signs and graphics within the planned development shall be compatible in size, location, height, material, shape, color and illumination.

         A.   A sign plan for the entire planned development shall set forth the design parameters for the entire project to ensure a consistent and comprehensive character throughout the project. The sign plan shall include the design, layout, and dimensions of all ground, window and wall signs as well as distances from rights-of-way and the type and intensity of illumination.

         B.   Signs should contribute to an overall cohesive design, reflect simplicity, and avoid visual clutter.

         C.   The overall design and placement of buildings should take into account the general placement of signs so that all permanent signs and their associated lighting fixtures complement the appearance and architecture of the buildings.

         D.   Ground signs should be designed to relate to and share common design elements with the building(s) they identify.

         E.   The materials and colors of the sign, sign background and sign frame should be compatible with the building's materials and colors.

         F.   Signs shall conform to the applicable regulations in Chapter 1286.

      (11)   Utilities. The applicant shall provide and construct on-site and off-site water, sewer and other infrastructure improvements for the planned development in accordance with the Carlisle engineering standards.

   (d)   Project Phasing. If the planned development is to be implemented in phases, each phase shall have adequate provision for access, parking, storm water management, utilities, and other public improvements to serve the development in accordance with the applicable criteria set forth above. Each phase shall be provided with temporary and/or permanent transitional features, buffers, or protective areas in order to prevent any adverse impact on completed phases, future phases, and adjoining property. Open space areas shall be proportioned in each phase of the project, and the proposed construction of any recreation facilities shall be clearly identified on a phasing plan.

   (e)   Common Facilities. Common facilities including open space, bike trails, or other such facilities shall be owned, subject to the restriction in Section 1266.13 (c)(10), by an association; by Carlisle, if Carlisle elects to accept such common facilities; a land trust or other conservation organization recognized by Carlisle. Carlisle's Law Director, prior to the Municipal Council approving the preliminary development plan, shall approve the ownership arrangement for such common facilities.

   (f)   Stormwater Detention/Retention Facilities. Detention/retention facilities that are visible from a public street shall be integrated into a landscaped area. Such landscaped areas shall contain any combination of the following elements: shade and ornamental trees, evergreens, shrubbery, hedges, and/or other planting materials as well as ornamental fencing.

      (Ord. 8-13. Passed 5-14-13.)

      (1)   All requirements that are necessary to ensure the planned development is consistent with the Comprehensive Plan and compatible with the surrounding development, including, but not limited to:

         A.   The list of permitted and conditional uses;

         B.   The maximum density for each use area;

         C.   Standards for the protection of natural features;

         D.   The major vehicular, pedestrian and bike circulation system;

         E.   Setbacks and buffer standards for the perimeter of the planned development district and between sub-areas and differing land uses; and,

         F.   Any unique development standards or other standards that are determined essential for the project.

      (2)   All other provisions that set forth the methods for complying with the criteria set forth in Section 1266.09.

         (Ord. 8-13. Passed 5-14-13.)

   (a)   General Provisions. Review of applications for Planned Development Overlay Districts shall be conducted in compliance with the following general provisions:

      (1)   Review for Completeness. Each Planned Development application shall be reviewed for completeness and compliance with the applicable submission requirements, unless specific items are determined by the Planning and Zoning Administrator to be inapplicable or unnecessary. If the application is deemed insufficient, the staff shall notify the applicant of the deficiencies. Only complete applications shall be placed on the Planning Commission agenda. When the application is determined complete and all applicable fees have been paid, the Planning and Zoning Administrator shall officially accept the application for consideration.

      (2)   Previously Approved Planned Development Overlay Districts. Planned Development Overlay Districts, including development plans and development standards text adopted prior to the effective date of these Planned Development Overlay District regulations, shall continue in effect and be considered legally conforming under this Code. However, the procedures for the implementation of those developments must conform to the regulations indicated in this Code.

      (3)   Subdivision Plat Approval. If the proposed development includes the subdivision of land, the development shall be subject to the requirements of the plat approval process in accordance with Carlisle's Subdivision Requirements. Preliminary development plan approval and preliminary subdivision plat approval may proceed simultaneously. Final development plan approval and final plat approval shall proceed simultaneously, unless a final plat is not required for completion of the project.

   (b)   Zoning Amendment Pre-application Meeting with Concept Plan. The applicant shall meet with the Planning and Zoning Administrator to review a concept plan prior to submitting an application for a Planned Development Overlay District zoning amendment. The concept plan is intended to outline the basic scope, character and nature of a proposed project. The review is to provide input in the formative stages of design.

      (1)   The applicant shall submit a concept plan for review by staff. The concept plan shall include the elements indicated in Section 1266.11.

      (2)   The applicant for a Planned Development Overlay District may request review and feedback from the Planning Commission prior to preparing a preliminary development plan.

      (3)   No discussions, opinions, or suggestions provided on any aspect of the concept plan shall bind the applicant, or Carlisle, or be relied upon by the applicant to indicate subsequent approval or disapproval by the municipality.

   (c)   Zoning Amendment Request. An application for a zoning amendment to the Planned Development Overlay District shall be submitted according to Chapter 1256. In addition to the submission requirements for zoning amendments, the applicant shall also submit a preliminary development plan and supporting documentation as required below.

      (1)   Preliminary Development Plan Review Procedures. The application, including all submission requirements for preliminary development plans set forth in Section 1266.11 (b), shall be reviewed and distributed according to the following procedures. A preliminary subdivision plat may be reviewed simultaneously provided all the required plat information is submitted.

         A.   Planning and Zoning Administrator Review. After determining that an application is complete according to subsection (a)(1) hereof, the Planning and Zoning Administrator shall forward the application to the appropriate municipal departments and, if determined necessary, professional consultants for review and comment.

            1.   The application shall be reviewed for compliance with the Comprehensive Plan, other adopted plans or studies and the requirements of this Code and other applicable Carlisle Codes.

            2.   During the course of its review, the staff may meet with the applicant to review the application, and the applicant may revise the preliminary development plan application in response to staff's comments.

            3.   Within ninety (90) days of the application being deemed complete or an extended time agreed to by the applicant, the application shall be placed on the agenda for a regularly scheduled meeting of the Planning Commission. The application and supporting documentation, administrative staff comments, any other reports prepared above and any accompanying documents (such as but not limited to letters from residents or maps) shall be transmitted to the Planning Commission prior to the meeting.

         B.   Review and Action by Planning Commission. The Planning Commission shall review the application to determine if it complies with the approval criteria set forth in Section 1266.13(a). The Planning Commission shall take into consideration any submitted staff reports, comments, and expert opinions when reviewing the application.

            1.   Request For Additional Information/Revisions. In its review of an application, the Planning Commission may request additional information it deems necessary to adequately review and evaluate the proposed development, and/or may request the applicant to revise elements of the application. When this occurs, the Planning Commission may table the application.

            2.   Time frame for Review of Tabled Case. Within sixty (60) days, the applicant will, upon written request to the Planning and Zoning Administrator be entitled to a fixed hearing date. The case will be scheduled for the next regular meeting of the Planning Commission but not less than thirty (30) days following receipt of the written request.

            3.   Action By Planning Commission. The Planning Commission shall recommend to Council one of the following:

               a.   That the preliminary development plan and its supporting documentation be approved as submitted; or

               b.   That the preliminary development plan and its supporting documentation be approved with specific modifications set forth by the Planning Commission to further protect and improve the proposed and surrounding developments; or

               c.   That the preliminary development plan be disapproved.

            4.   Transmission to Council. The Planning Commission shall transmit the zoning amendment application and the preliminary development plan along with all appropriate documentation, including its recommendation to the Council, within thirty (30) days of taking action, unless otherwise requested by the applicant.

         C.   Review and Action By Council. Council shall review and act on the proposed ordinance(s), including conducting a public hearing, in accordance with Council procedures and public notice provisions set forth in Chapter 1256.

            1.   In reviewing the ordinance(s), the Council shall consider the approval criteria set forth in Section 1266.13(a).

            2.   Disapproval by Council shall terminate the process. Another zoning amendment application pertaining to the land included in the disapproved application shall not be accepted within one year from the date of disapproval, unless there has been substantial change to the application to warrant reconsideration.

      (2)   Approval of the Planned Development Overlay District/Preliminary Development Plan.

         A.   Adoption of the ordinance shall constitute a rezoning of the property included in the preliminary development plan to a Planned Development Overlay District, and the preliminary development plan and associated commitments become binding on the applicant.

         B.   The Official Zoning Map shall be amended to reflect the zoning change.

         C.   In the event Council approves the preliminary development plan with modifications, the applicant shall incorporate such modifications into the appropriate documents and file the revised preliminary development plan with the Planning and Zoning Administrator. No final development plan application will be processed until the revised preliminary development plan is submitted and approved by the Planning and Zoning Administrator.

      (3)   Significance of Approved Plan. Approval or approval with recommended modifications of the preliminary development plan by Council shall:

         A.   Establish the development framework for the project, including, but limited to, the general location of open space, use areas, densities, unit types, recreational facilities, and street alignments;

         B.   Permit the applicant to proceed with detailed planning of the final development plan; and

         C.   Authorize the applicant to apply for all other required regulatory approvals for the project or subsequent phases thereof.

      (4)   Expiration of Zoning Approval. Given the nature of the Planned Development Overlay District process and the unique standards simultaneously adopted, the Planned Development Overlay District designation shall remain valid for one (1) year from the date of Council approval. During that time, the applicant shall prepare and submit a final development plan for review in compliance with subsection (d) below. In the event progress on the planned development is discontinued, Carlisle may begin procedures to rezone the property to the zoning district in place prior to the Planned Development Overlay District or to another district as may be determined appropriate.

         A.   For the purpose of this Section, progress shall be considered discontinued when:

            1.   The final development plan for the planned development, or for the first phase of the planned development, is not submitted within one (1) year after approval by Council of the preliminary development plan; or

            2.   The final development plan for the planned development, or for the latest phase of the planned development, is approved, but construction authorized by such final development plan is not begun within one (1) year after approval of the final development plan; or

            3.   A final development plan for the planned development is approved, and construction work is discontinued for a period of one (1) year or for a longer period as may be agreed to as part of the planned development zoning amendment.

         B.   At any time, the Planning Commission may grant an extension to the above stated timeframes for good cause shown.

   (d)   Final Development Plans. An application for final development plan review shall include the submission requirements set forth in this Code and shall be submitted for review according to the following. An application for final development plan review shall be required for each phase of development. The applicant shall also submit a final subdivision plat for simultaneous review unless a final plat is not required for completion of the project.

      (1)   Area Included in Final Development Plan. The area included in an application for final development plan review shall be in substantial compliance with the phasing plan approved as part of the preliminary development plan.

      (2)   Review Procedures. The application, including any conditional use application, shall be reviewed according to the following procedures:

         A.   Staff Review. After determining that an application is complete according to subsection (a)(1) hereof, the Planning and Zoning Administrator shall forward the application to the appropriate municipal departments and, if determined necessary, professional consultants for review and comment.

            1.   The application shall be reviewed for compliance with the approved preliminary development plan, the requirements of this Code and other applicable Carlisle Codes.

            2.   During the course of its review, the Planning and Zoning Administrator or other staff may meet with the applicant to review the application, and the applicant may revise the final development plan application in response to staff's comments.

            3.   The application and supporting documents, staff comments, any other reports and accompanying documents (such as, but not limited to, letters from residents or maps) shall be transmitted to the Planning Commission.

         B.   Review by Planning Commission. The Planning Commission shall review the application to determine if it complies with the approval criteria set forth in Section 1266.13(b). The Planning Commission shall take into consideration any submitted staff reports when reviewing the application.

            1.   Request For Additional Information/Revisions. In its review of an application, the Planning Commission may request additional information it deems necessary to adequately review and evaluate the proposed development, and/or may request the applicant to revise elements of the application. When this occurs, the Planning Commission may table the application.

            2.   Time frame for Review of Tabled Case. Within sixty (60) days, the applicant will, upon written request to the Planning and Zoning Administrator be entitled to a fixed hearing date. The case will be scheduled for the next regular meeting of the Planning Commission but not less than thirty (30) days following receipt of the written request.

            3.   Conditional Use Review. If the application includes conditional uses, the Planning Commission shall review the application according to the procedures set forth in Chapter 1272, including the requirement for a public hearing. During its review of a conditional use, the Planning Commission may prescribe appropriate modifications, stipulations, safeguards and limitations on the conditional use as it may deem necessary and in conformance with the intent and purposes of Chapter 1272.

            4.   Compliance with the Preliminary Development Plan. In reviewing the application, the Planning Commission shall determine if the final development plan substantially complies with all specific requirements, the purposes, intent and basic objectives of the preliminary development plan, and any commitments made or conditions agreed to with the adoption of the preliminary development plan. If the final development plan contains changes from the approved preliminary development plan:

               a.   The Planning Commission may determine that the proposed plan substantially complies with the preliminary development plan and may proceed to review the Final Development Plan in accordance with the procedures in this Chapter; or,

               b.   The Planning Commission may, in reviewing the final development plan, approve a modification of a provision of the development standards text or the preliminary development plan if it Planning Commission determines that all of the following provisions are satisfied:

                  i.   The Planning Commission determines that, for this planned development, Code compliance is not needed to ensure that the planned development is consistent with the Comprehensive Plan and is compatible with existing, approved, or planned adjacent development;

                  ii.   The Planning Commission determines that the proposed modification does not significantly alter the list of permitted or conditional uses, cause an inappropriate increase in density or cause inconsistencies with the Comprehensive Plan;

                  iii.   The proposed modification results in a development of equivalent or higher quality;

                  iv.   The principles of Section 1266.05 are achieved; and

                  v.   The development, as proposed on the final development plan, will have no adverse impact upon the surrounding properties or upon the health, safety or general welfare of the community.

               c.   If any proposed modification to the Preliminary Development Plan fails to meet the above criteria, a zoning amendment to amend the preliminary development plan shall be required and shall be sought pursuant to Chapter 1256.

            5.   Compliance with Current Carlisle Standards. In the event development standards or construction standards that apply throughout Carlisle are updated, all subsequently approved final development plans shall comply with the updated standards when the Planning Commission determines that such updated standard(s) will not cause undue hardship.

         C.   Action By Planning Commission. The Planning Commission shall take one of the following actions:

            1.   Approve the final development plan as submitted; or

            2.   Approve the final development plan with modification(s); or

            3.   Disapprove the final development plan when the application does not demonstrate that the required standards have been met. Disapproval of the final development plan shall terminate the process. The applicant may revise the final development to respond to the Planning Commission's concerns and resubmit the plan. Such action shall be considered a new application for review and shall contain all the information required for final development plans, including payment of the application fee.

   (e)   Zoning and Building Permits. Following the approval of the final development plan, and recording of the final subdivision plat if applicable, the applicant may proceed with the zoning certificate and building permit process, consistent with approval as granted, including any conditions and modifications made by the Planning Commission.

      (1)   After approval of the final development plan, the applicant shall obtain a zoning certificate and a building permit prior to construction.

      (2)   All construction and development under any building permit shall be in accordance with the approved final development plan, except as may be permitted in subsection (f) hereof, Modifications to Approved Final Development Plans. Any unauthorized departure from such plan shall be cause for revocation of the certificate of zoning compliance. All required covenants, easements and restrictions shall be recorded prior to the approval of any construction permit in a location where such covenants, easements, or restrictions are intended to apply. Carlisle shall require a copy of the recorded document prior to issuing any construction permit.

   (f)   Modifications to Approved Final Development Plans. Requested modifications to approved final development plans shall be reviewed according to the following:

      (1)   Administrative Approval. The Planning and Zoning Administrator, in administering the approved final development plan, may authorize minor design modifications that are required to correct any undetected errors or that are consistent with the purpose of the approved final development plan.

         A.   Such modifications shall not allow increases in intensity of development or additions to the list of permitted or conditional uses.

         B.   Such modifications shall be limited to:

            1.   Minor adjustments in lot lines provided no additional lots are created;

            2.   Minor adjustments in location of building footprints and parking lots provided the perimeter setbacks, yards and buffers remain in compliance;

            3.   Minor adjustments in building height(s);

            4.   Substitution of landscaping materials;

            5.   Redesigning and/or relocating stormwater management facilities;

            6.   Redesigning and/or relocating mounds;

            7.   Minor modifications to the design of signs, including the sign face, and sign lighting, provided the color palette, maximum sign area and maximum sign height, approved in the final development plan, are not exceeded;

            8.   Minor changes in building material that are similar to and have the same general appearance as the material approved on the final development plan.

         C.   The Planning and Zoning Administrator shall report any approved modification to the Planning Commission.

      (2)   Board of Zoning Appeals Approval. Any request for a variation to the development standards text that pertains to an individual single-family dwelling on an individual subdivided lot shall be reviewed as a variance according to the regulations set forth in Chapter 1250.

      (3)   Planning Commission Approval.

         A.   Modifications other than those listed in subsection (f)(1) and (2) above shall be submitted to the Planning Commission. If it determines the modifications are compatible with the surrounding development and that they are not requirements that are necessary to ensure consistency with the Preliminary Development Plan, the Planning Commission may approve such change.

         B.   Any such changes shall be indicated on an amended final development plan. An application for an amended final development plan shall follow the review procedures for final development plan review set forth in subsection (d) hereof. If approved, such amendments to the final development plan shall supercede the originally approved final development plan.

            (Ord. 8-13. Passed 5-14-13.)

      (1)   Completed Application Form along with the application fee.

      (2)   Vicinity Map indicating the location of the site in Carlisle and the general location of principal thoroughfares.

      (3)   Regional Context Map. A map indicating the proposed site and all parcels within 2000 feet in all directions showing the basics of the proposed site layout, all property lines, general location of structures on all parcels, and existing land use on all parcels.

      (4)   Map of Existing Conditions and features drawn to scale, with accurate boundaries of the entire project and a north arrow, including the property proposed for development, all adjacent rights-of-way and 100 feet of property immediately adjacent thereto, indicating:

         A.   Existing public improvements, permanent facilities, easements and property boundaries;

         B.   Location of existing structures on the site and abutting properties;

         C.   Physical features and natural conditions of the site including the location of streams, tree masses, open spaces, etc.;

         D.   General topography;

         E.   Existing zoning district boundaries and jurisdictional boundaries;

         F.   Surface drainage and areas subject to flooding;

         G.   Existing public and private utility systems;

         H.   Regional transportation system.

      (5)   The Concept Plan Map, drawn to scale with accurate boundaries of the entire project and a north arrow, including the property proposed for development, all adjacent rights-of-way, and 100 feet of property immediately adjacent to the property boundary, indicating:

         A.   Depiction of proposed land uses, including open space areas, indicating the approximate acreage by land use, density and type of buildings or dwelling units;

         B.   The location of any lands to be dedicated to any public agency;

         C.   The general circulation pattern;

         D.   The relationship of the proposed project to the surrounding area.

   (b)   Contents Of Preliminary Development Plan Application. The application shall include the maps, plans, and supplementary documentation itemized below. The applicant shall submit the number of copies as determined by the Planning and Zoning Administrator. The information submitted should include the following:

      (1)   Completed Application Form along with the application fee. The application shall be signed and notarized.

      (2)   Vicinity Map showing the relationship of the proposed planned development to existing development and including existing property lines, easements, utilities, and street rights-of-way of the subject property and property within 500 feet of the site, zoning district boundaries, and existing land uses and structures.

      (3)   Regional Context Map. A map indicating the proposed site and all parcels within 2000 feet in all directions showing the basics of the proposed site layout, all property lines, general location of structures on all parcels, and existing land use on all parcels.

      (4)   Legal Description.

      (5)   Map of Existing Conditions and features drawn to scale, with accurate boundaries of the entire project and a north arrow, including:

         A.   Boundaries of the area proposed for development, dimensions and total acreage;

         B.   Existing public rights-of-way, buildings, permanent facilities, access points and easements on, and adjacent to, the site;

         C.   Identification of any existing buildings or structures to be removed or demolished;

         D.   Existing zoning district boundaries and jurisdictional boundaries;

         E.   Existing utility systems and providers;

         F.   The location of existing topography showing contour lines at vertical intervals of not more than five (5) feet, highlighting ridges, rock outcroppings and other significant topographical features and identifying any areas with slopes over five percent (5%);

         G.   Locations of all wooded areas, tree lines, hedgerows, and a description of significant existing vegetation by type of species, health, and quality;

         H.   Delineation of existing drainage patterns on the property;

         I.   Location of wetlands (and potential wetlands) the 100-year floodplain, floodway boundary, twenty (20)-foot buffer area beyond the floodway, and flood elevation as delineated by the Federal Emergency Management Agency maps including rivers and streams and their related river or stream bank, ponds, and water courses.

      (6)   The Preliminary Development Plan Map shall include a plan for the entire area of the proposed project and shall be drawn to an appropriate scale with accurate boundaries of the entire project including a north arrow. The applicant shall submit the number of copies as determined by the Planning and Zoning Administrator. The information submitted shall indicate:

         A.   The proposed location, use and size of areas of residential, retail, office, industrial or institutional uses, community facilities, parks, playgrounds, school sites and other public areas and open spaces with the suggested ownership and maintenance provisions of such areas, and their related parking areas, and access points;

         B.   The general layout of the proposed internal road system, indicating the proposed vehicular right-of-way of all proposed public streets, general indication of private streets and pedestrian circulation, bike paths and other trail systems, access drive locations, improvements to existing streets, and traffic control requirements;

         C.   Any proposed off-site improvements and/or utility lines/extensions needed to serve the site;

         D.   Natural areas and other natural features to be conserved and any required buffer areas;

         E.   Natural features to be altered or impacted by the development and areas where new landscaping will be installed, etc.;

         F.   A summary table showing total acres of the proposed development; the number of acres devoted to each type of use, including streets and common areas; the number of dwelling units by type and density for each residential use area; the building height(s); and square footage as proposed for retail, office, industrial and institutional uses, by use area; and the number of parking spaces provided for each use area;

         G.   Space for signatures of the applicant and the Planning and Zoning Administrator, and the dates of Planning Commission and Council approvals.

      (7)   Preliminary Plat, if appropriate, designed in compliance with the requirements and regulations set forth in this Zoning Code.

      (8)   Architectural Drawings demonstrating the prototypical designs of the proposed buildings, to demonstrate the exterior design, character and general elements in sufficient detail to indicate the proposed visual character of the development. This requirement includes prototypical designs for single-family homes, if the planned development mandates a specific style or type of single family home.

      (9)   Project Phasing Map. A phasing plan and schedule identifying the separate phases of the project, including utilities and any off-site improvements. Such schedule shall include the proposed use or reuse of existing features such as topography, structures, streets, easements and natural areas.

      (10)   Proposed Utilities including the proposed provision of water, sanitary sewer and surface drainage facilities, including engineering feasibility studies or other evidence of reasonableness, including verification of availability.

      (11)   Traffic Study indicating the impact of future traffic on the existing and proposed roadway system, as required by the Carlisle Engineer.

      (12)   Explanation of Relationship of Proposed Development to existing and future land use in the surrounding area, the street system, community facilities and open space system, services and other public improvements. If the proposal is not fully consistent with Comprehensive Plan, the applicant shall submit a letter justifying the proposed deviation from the Comprehensive Plan.

      (13)   Development Standards Text. The development standards text identifying the requirements that are to govern the design and layout of the planned development.

         A.   The development standards text shall include signature and date lines for the applicant certifying the text.

         B.   Dimensions and/or acreages illustrated on the development plan shall be described in the development standards text.

         C.   Any dimensions or other provision that depart from any applicable standards set forth in this Zoning Code, especially addressing signs, landscaping, buffering, required setbacks, and parking, shall be clearly described.

         D.   Adequate provision shall be made to establish a private organization (i.e. Homeowners Association) with direct responsibility to provide for the operation and maintenance of all common facilities that are part of the Planned Development, and, in such instance legal assurances shall be provided to show that the private organization is self-perpetuating.

   (c)   Contents of Final Development Plan Application. The application shall include the maps, plans, designs and supplementary documents itemized below. Copies of the maps, plans, designs and supplementary documents shall be submitted. Final development plans are intended to be detailed refinements for development and, as such shall be accurate, detailed representations of all the plan elements on the approved preliminary development plan. The applicant shall submit the number of copies determined by the Planning and Zoning Administrator. The information submitted shall include the following:

      (1)   Completed Application Form, which has been signed and notarized, along with the application fee.

      (2)   Vicinity Map showing the relationship of the area of the final development plan to the entire Planned Development Overlay District and including existing structures, property lines, easements, utilities, and street rights-of-way of the subject property and property within 500 feet of the site;

      (3)   Regional Context Map. A map indicating the proposed site and all parcels within 2000 feet in all directions showing the basics of the proposed site layout, all property lines, general location of structures on all parcels, and existing land use on all parcels.

      (4)   Final Subdivision Plat. A Final Plat shall be submitted in accordance with the regulations in the Zoning Code, if the proposed development includes the subdivision of land;

      (5)   Legal Description of the property with accurate distances and bearings from an established monument on the project to the three nearest established street lines or official monuments; and stamped or sealed evidence from a surveyor registered in the State of Ohio that the monuments actually exist and that all dimensional and geodetic details are correct;

      (6)   Final Development Plan Map, prepared and sealed by a qualified professional such as a licensed architect, surveyor, engineer or landscape architect, and drawn to an appropriate scale indicating the following items:

         A.   A bar scale, north arrow, and total acreage of the area that is the subject of the final development plan, and accurate location of all monuments;

         B.   Radii, arcs, points of tangency, central angles for all curvilinear street, radii for all rounded corners, and length of all straight center line between curves on all public and private street;

         C.   The right-of-way lines of adjoining streets and alleys with their width and names, and indicating the edge of pavement and centerline;

         D.   All lot lines and easements with their dimensions;

         E.   The dimensions and locations of proposed structures, buildings, streets, parking areas, yards, playgrounds, school sites and other public or private facilities; the proposed pedestrian and bike path systems; the arrangement of internal and in-out traffic movement including access roads and drives; lane and other pavement markings to direct and control parking and circulation; and the location of signs related to parking and traffic control;

         F.   Location and height of existing and proposed structures including fences, walls, signs, and lighting;

         G.   Location and layout of all proposed and existing outdoor storage areas including storage of waste materials and location of trash receptacles;

         H.   Sanitary sewers, water and other utilities including fire hydrants, as required, and proposed drainage and storm water management;

         I.   Delineation and identification of areas to be dedicated or reserved for public use, provided those areas are acceptable to Carlisle, with the purposes indicated thereon, and of any area to be reserved by deed covenant for the common use of all property owners, listing who will maintain the acreage of such areas, or indicating if it is to be dedicated or reserved and the proposed timing of dedication or reservation;

         J.   Space for signatures of the owner, and applicant if different that the owner, and the Planning and Zoning Administrator, and the date of Commission approval;

         K.   Summary table showing total acres of the proposed development, the number of acres devoted to each type of use including streets and open space, and the number of proposed dwelling units by type, building square footage, number of parking spaces, pavement coverage, impervious surface area and acreage devoted to open space, private streets, and other public facilities; and proposed density by use area and overall.

      (7)   Proposed Utilities. Verification of availability of all utilities, including water, sanitary sewer, gas, electric, cable, etc., and indication of all utility line extensions;

      (8)   Additional Plans for Proposed Development.

         A.   Topographic maps showing existing and proposed grading contours, water courses, wetlands and flood plains and other flood hazard boundaries and information;

         B.   Landscaping and screening plans;

         C.   A dimensioned sign plan indicating the character, material, dimensions, location, shape, color(s) and type of illumination of signs;

         D.   Architectural plans for the proposed development, showing all exterior elevations and building floor plans, colors, materials, and other details to indicate the type of architectural style proposed for the development. This requirement includes prototypical designs for single-family homes, if the planned development mandates a specific style or type of single family home.

         E.   Construction plans for all public improvements, site grading, and required development practices specified by Municipal Code.

      (9)   Ownership. The ownership interests of the subject property, including liens and easements, and the nature of the developer's interest if not the owner.

      (10)   Covenants, Easements and Restrictions.

         A.   The substance of covenants, grants of easements, or other restrictions that will be imposed upon the use of the land, buildings, and structures, including proposed easements or grants for public utilities.

         B.   For projects that include any area for common use of or to be maintained by multiple property owners, the Association's bylaws or Code of regulations, shall include provisions that comply with the requirements in Section 1274.25:

      (11)   Modifications. A statement identifying any aspect of the Final Development Plan in which the applicant is requesting a modification from the preliminary development plan, pursuant to Section 1266.09(d)(2)B.4.

      (12)   Updated Existing Conditions. An updated/revised map of Existing Conditions indicating all changes since the map was submitted with the preliminary development plan.

      (13)   Table of Contents. Table of contents or other index indicating where each of the plan submission requirements is located within the application package (page number of narrative or drawing).

      (1)   The proposed development is consistent with the purpose, intent and applicable standards of this Zoning Code;

      (2)   The proposed development is in conformity with the Comprehensive Plan, and other adopted plans or portions thereof as they may apply;

      (3)   The proposed development advances the general welfare of Carlisle and immediate vicinity and will not impede the normal and orderly development and improvement of the surrounding areas;

      (4)   The proposed uses are appropriately located in Carlisle so that the use and value of property within and adjacent to the area will be safeguarded;

      (5)   Proposed residential development will have sufficient open space areas that meet the objectives of the Comprehensive Plan;

      (6)   The proposed development respects the unique characteristic of the natural features and protects the natural resources of the site;

      (7)   Adequate utilities, access roads, drainage, retention and/or necessary facilities have been or are being provided;

      (8)   Adequate measures have been or will be taken to provide ingress and egress designed to minimize traffic congestion on the surrounding public streets and to maximize public safety and to accommodate adequate pedestrian and bike circulation systems so that the proposed development provides for a safe, convenient and non-conflicting circulation system for motorists, bicyclists and pedestrians;

      (9)   The relationship of buildings and structures to each other and to such other facilities provides for the coordination and integration of this development within the PDOD and the larger community and maintains the image of Carlisle as a quality community;

      (10)   The density, building gross floor area, building heights, setbacks, distances between buildings and structures, yard space, design and layout of open space systems and parking areas, traffic accessibility and other elements having a bearing on the overall acceptability of the development plans and contribute to the orderly development of land within Carlisle;

      (11)   Adequate provision is made for storm drainage within and through the site so as to maintain, as far as practicable, usual and normal swales, water courses and drainage areas;

      (12)   The design, site arrangement, and anticipated benefits of the proposed development justify any deviation from the standard development regulations included in this Zoning Code and that any such deviations are consistent with the intent of the Planned Development Overlay District regulations;

      (13)   The proposed phasing of development is appropriate for the existing and proposed infrastructure and is sufficiently coordinated among the various phased to ultimately yield the intended overall development;

      (14)   The proposed development can be adequately serviced by existing or planned public improvements and not impair the existing public service system for the area.

      (1)   The plan conforms in all pertinent respects to the approved preliminary development plan, provided, however, that the Planning Commission may authorize plans as specified in sub-section 1266.09(d)(2)B.4.;

      (2)   Adequate provision is made for safe and efficient pedestrian and vehicular circulation within the site and to adjacent property;

      (3)   The development has adequate public services and open spaces;

      (4)   The development preserves and is sensitive to the natural characteristics of the site in a manner that complies with the applicable regulations set forth in this Code and the Comprehensive Plan;

      (5)   The development provides adequate lighting for safe and convenient use of the streets, walkways, driveways, and parking areas without unnecessarily spilling or emitting light onto adjacent properties or the general vicinity;

      (6)   The proposed signs, as indicated on the submitted sign plan, will be coordinated within the planned development and with adjacent development; are of an appropriate size, scale, and design in relationship with the principal building, site, and surroundings; and are located so as to maintain safe and orderly pedestrian and vehicular circulation;

      (7)   The landscape plan will adequately enhance the principal building and site; maintain existing trees to the extent possible; buffer adjacent incompatible uses; break up large expanses of pavement with natural material; and provide appropriate plant materials for the buildings, site, and climate;

      (8)   Adequate provision is made for storm drainage within and through the site which complies with the applicable regulations in this Code and any other design and construction criteria established by Carlisle or any other governmental entity which may have jurisdiction over such matters; and,

      (9)   If the project is to be carried out in progressive stages, each stage shall be so planned that the foregoing conditions are complied with at the completion of each stage.

   (a)   To promote the most desirable land use and traffic patterns in accordance with the objectives of the Carlisle Comprehensive Plan;

   (b)   To provide appropriate and convenient locations of sufficient size for the exchange of goods and services;

   (c)   To protect residential neighborhoods adjacent to business uses by regulating the types of establishments, particularly at the common boundaries, that would create congestion, noise or other objectionable influences;

   (d)   B-1 Neighborhood Business District. The purpose of the B-1 Neighborhood Business District is to encourage the establishment of areas for convenience business uses which tend to meet the daily needs of the residents of an immediate neighborhood. Such Districts shall be strategically located with access to a collector street. Marginal strip development is prohibited.

   (e)   B-2 General Business District. The purpose of the B-2 General Business District is to encourage the establishment of areas for general business uses to meet the needs of a regional market area. Activities in this District are often large space users and the customers using these facilities generally do not make frequent purchases. Shopping centers shall be the predominant building approach. Strip development is prohibited. B-2 Districts shall be located on arterial streets.

   (f)   B-3 Central Business District. The purpose of the B-3 Central Business District is to accommodate and encourage further expansion and renewal in the historical core business area of the community. A variety of business, institutional, public, quasipublic, cultural, residential and other related uses are encouraged in an effort to provide the mix of activities necessary to establish a truly urban character.

 

 

 

   (a)   Front Setback. Each lot shall maintain the minimum front setback measured from the street right-of-way. Corner lots shall comply with the front setback for each lot line adjacent to a street right-of-way. In the case of private streets, the front setback shall be measured from the edge of pavement if there is no sidewalk or back of the sidewalk, if present.

   (b)   Table 1268.07: Minimum Building Setbacks.

 

 

   (a)   Table 1268.11 Minimum Parking Setbacks. Off-street parking shall be located in compliance with the minimum setbacks, measured from the street right-of-way or property line, as specified below unless otherwise noted.

 

 

   (b)   The area within the parking setback shall be landscaped in accordance with Chapter 1280.

   (c)   Off-street parking spaces shall be provided in compliance with Chapter 1284.

      (1)   Prior to issuance of an outdoor dining permit, the applicant shall furnish, to the Planning and Zoning Administrator, a dimensioned plan showing the proposed location of all outdoor dining furniture. The applicant shall also submit drawings or photos of the type of furniture and enclosure to be utilized, and any other equipment to be used. Outdoor dining shall not be allowed within ten (10) feet of a fire hydrant, Fire Department standpipe connection, fire escape, bus stop, loading zone, mail boxes, or traffic signal stanchions.

      (2)   Areas devoted to outdoor display and outdoor dining shall comply with all building setbacks regulations for the district in which they are located as set forth in this Chapter, unless the Planning and Zoning Administrator expressly permits outdoor dining in a public right-of-way and the applicant complies with the requirements in Section 1268.15 (b) below.

      (3)   All outdoor dining areas shall be contiguous to the principal building.

      (4)   The facility is used in conjunction with, and is under the same management and exclusive control of, a restaurant located on the same or contiguous property and shall not exceed the existing building or property width.

      (5)   Tables, chairs and furnishings shall be arranged so as not to interfere with pedestrian movement on sidewalks, ingress into or egress from buildings, or otherwise interfere with the proper and safe movement of people or vehicles in parking areas or on municipal streets, alleys, rights of way or other municipally owned property.

      (6)   Prior to serving any alcoholic beverage outside, the applicant shall make application to and obtain approval from the State of Ohio Liquor Control Board.

      (7)   All applicable Health Department sanitation requirements shall be followed and permits obtained for outdoor food handling. The permittee shall be responsible for posting the outdoor seating area as to any special Health Department requirements.

      (8)   Outdoor electrical installations must comply with the current, adopted edition of the National Electrical Code.

      (9)   Outside entertainment, whether by band, orchestra, instrument, musician, singer, radio, television, loudspeaker, microphone, recital or any other individual, group or mechanical device shall not be permitted in any outside dining facility if the noise from such entertainment is of such a volume so as to cause a disturbance to abutting property owners.

      (1)   Prior to issuance of a permit, the applicant shall furnish to the Planning and Zoning Administrator a dimensioned plan showing the sidewalk and all existing public improvements and encroachments such as light posts, benches, planters, trash receptacles, fences, trees and tree grates in the area, bicycle racks and newspaper boxes. The diagram shall also include the location of the curb relative to the building and the proposed location of all outdoor dining furniture, and other equipment to be placed on the sidewalk. Outdoor dining shall not be allowed within ten (10) feet of a fire hydrant, Fire Department standpipe connection, fire escape, bus stop, loading zone, mail boxes, or traffic signal stanchions.

      (2)   An Outdoor Dining Permit shall be obtained from the Planning and Zoning Administrator prior to placing tables, chairs, or any other equipment (including fences, planters, lightposts, etc.) on any public sidewalk. Permits issued hereunder shall be valid from the date of approval and each year thereafter until such time as the outdoor dining facility ceases operations.

      (3)   All sidewalks encompassed by the Outdoor Dining Permit shall be maintained, by the permittee, in a sanitary manner at all times. Food scraps and containers shall be disposed of in appropriate refuse containers on a regular basis during the day by the permittee. Sweeping of refuse or food scraps into tree grates is not permitted.

      (4)   The proposed use shall not unreasonably interfere with pedestrian or vehicular traffic or with access to parked vehicles, and in no event shall the uses permitted by an Outdoor Dining Permit reduce the open portion of any sidewalk to less than six (6) feet in width. Sidewalks that include a tree and/or any other permanently affixed objects shall be measured from the building side of the object.

      (5)   Permittees shall see that the public areas encompassed by their Outdoor Dining Permit are kept clean throughout the day and at the end of each business day, so as not to have any food, scraps or drink leftovers remaining which would pose an attraction to animals or insects. Each permit holder shall wash, as needed, the public area to remove any food or drink residue that may attract animals and/or create a pedestrian slip hazard.

      (9)   Outdoor dining is a privilege. Carlisle shall have the right and power, acting through the Planning and Zoning Administrator to prohibit the operation of an outdoor dining area at any time because of anticipated or actual problems and conflicts in the use of the sidewalk area. Such problems and conflicts may arise from, but are not limited to, scheduled festivals and similar events or parades or marches, or repairs to the street or sidewalk, or from demonstrations or emergencies occurring in the area.

   (a)   The outdoor display of merchandise for sale, except motor vehicle sales establishments, shall comply with the following:

      (1)   Outdoor display of merchandise for sale shall be accessory and limited to products that are customarily associated with the operation of the principal business located on the premises and conducted by employees of such principal business. There shall be no outdoor display of merchandise for sale by any person operating or conducting a business that is different or distinct from the principal business conducted at that location except for temporary displays pursuant to Section 1274.07.

      (2)   The area of the lot devoted to outdoor display shall not exceed fifteen percent (15%) of the ground floor area of the building(s) on the lot. The Planning Commission may grant an exception to this requirement when the ground floor area is 5000 square feet or less.

      (3)   The outdoor display area shall comply with the building setback requirements set forth in Table 1268.07 for the district in which the lot is located.

      (4)   The outdoor display area shall not be located in areas intended for traffic and pedestrian circulation or parking as identified on a development plan;

      (5)   Any proposed outdoor display areas shall be approved as part of a Development Plan Review in accordance with Chapter 1290.

   (b)   The outdoor storage of goods and general materials shall be an accessory use associated with a permitted use in those zoning districts where permitted pursuant to Table 1268.03 and shall comply with the following:

      (1)   Outdoor storage of materials shall include the storage of goods, materials, or products associated with the principal use. The storage of radioactive, toxic or otherwise hazardous materials shall not be permitted.

      (2)   All outdoor storage of goods and materials shall be enclosed with a solid wall or fence, including solid gates. The wall or fence shall have a height tall enough to conceal all materials therein from the view of any observer standing at the grade level of an abutting residential district line. However, in no case shall the height of the fence or wall be less than six (6) feet. The solid wall or fence and the associated gates shall be maintained in good condition.

      (3)   All materials shall be stored in such a fashion as to be accessible to fire-fighting equipment at all times.

      (4)   Areas devoted to outdoor storage shall be located in a rear yard so that it is behind the principal building and not visible from any public street, unless the storage is located on a corner lot. The enclosed area shall be setback fifteen (15) feet from any property boundary that abuts a single-family residential district and in no case shall the side and rear setback of the enclosed area be less than ten (10) feet. On corner and through lots, the enclosed area shall be setback twenty (20) feet from any street right-of-way.

      (5)   Any proposed outdoor storage areas shall be approved as part of a Development Plan Review in accordance with Chapter 1290.

   (c)   The outdoor storage of vehicles and equipment shall be an accessory use associated with a permitted use in those zoning districts where permitted pursuant to Table 1268.03 and shall comply with the following:

      (1)   All stored vehicles or equipment shall be necessary to and customarily associated with the principal use.

      (2)   All vehicles or equipment shall be in an operable state. In no case shall inoperable vehicles be stored.

      (3)   All outdoor storage of vehicles and equipment shall be enclosed with a solid wall or fence, including solid gates. The wall or fence shall have a height tall enough to conceal all materials therein from the view of any observer standing at the grade level of an abutting residential district line. However, in no case shall the height of the fence or wall be less than six (6) feet. The solid wall or fence and the associated gates shall be maintained in good condition. No barbed or razor wire shall be permitted.

      (4)   All materials shall be stored in such a fashion as to be accessible to fire-fighting equipment at all times.

      (5)   Areas devoted to outdoor storage of vehicles and equipment shall be located in a rear yard so that it is behind the principal building and not visible from any public street, unless the outdoor storage is located on a corner lot. The enclosed area shall be setback fifteen (15) feet from any property boundary that abuts a single-family residential district and in no case shall the side and rear setback of the enclosed area be less than ten (10) feet.

      (6)   Any proposed outdoor storage of vehicles or storage shall be approved as part of a Development Plan Review in accordance with Chapter 1290.

         (Ord. 8-13. Passed 5-14-13.)

   (a)   Accessory Buildings. The height of the accessory building shall not exceed twenty (20) feet. Accessory buildings that have a gross floor area of 200 square feet or less shall be located in a side or rear yard and shall comply with the parking setbacks set forth in Table 1268.11. All other buildings shall be considered principal buildings and shall conform to all lot and setback regulations and development plan review and approval requirements of the zoning district in which the lot is located.

   (b)   Fences and Walls. Fences and walls may be erected in any Commercial District in compliance with the requirements set forth below.

      (1)   Location.

         A.   Fences may be built up to, but not on, the property line, and shall be located entirely on the property of the person constructing it, except property owners, with written permission from abutting property owners, may connect to fences on adjoining properties.

         B.   In order to maintain clear vision lanes for vehicles and pedestrians, no opaque fences shall be permitted within ten (10) feet, in any direction, of the following points:

            1.   At the intersection of a driveway and sidewalk (or front property line if there is no sidewalk);

            2.   At the intersection of a driveway and public right-of way;

            3.   At the intersection of any two (2) driveways.

      (2)   Materials and Construction.

         A.   Approved fencing materials include stone, brick, finished wood, iron, or synthetic look-alike products.

         B.   No fence shall be electrified or topped with barbed wire.

         C.   Only ornamental fences shall be permitted in front of a building, unless required for screening pursuant to Chapter 1280 or provided for outdoor dining pursuant to Section 1268.13.

         D.   All fences shall be designed, constructed, and finished so that the supporting members face the property of the owner of the fence.

         E.   All fences on a single parcel shall have a unified style along a single plane and for all fence segments visible from off the premises from any single direction.

      (3)   Height. No fence shall exceed eight (8) feet in height in any rear or side yard, or exceed forty-two (42) inches in height when located in front of a building, unless otherwise required by this Zoning Code.

      (4)   Screening and Landscaping.

         A.   Screening and landscaping is not required for ornamental fences.

         B.   All fences, other than ornamental fences, when visible from public streets, shall be visually softened and reasonably screened from the street with appropriate landscaping as follows:

            1.   Fences that are located within required building and parking setbacks shall be considered appropriately screened when the landscaping required in Section 1280.07 is planted within five (5) feet of the fence and between the fence and the property line.

            2.   Fences that are not located within the required setback areas shall be screened with the following landscape materials, planted not more than five (5) feet from the fence and between the fence and the property line:

               a.   One shade tree shall be provided for every thirty (30) linear feet of fence length or fraction thereof, not including gates or other fence openings. Each tree at the time of installation shall have a minimum caliper of 2.5 inches and a clear trunk height of at least six (6) feet;

               b.   One shrub, that is twenty-four (24) inches in height at planting, shall be provided for every five (5) feet fence length or fraction thereof, not including gates or other fence openings; and,

               c.   The landscaping may be flexible in its arrangement by appropriately aggregating the required plant materials.

      (5)   All fences shall be maintained in good condition, be structurally sound and attractively finished at all times.

      (6)   Any proposed fence shall be approved as part of a Development Plan Review in accordance with Chapter 1290.

   (c)   Parking. All parking lots shall comply with the screening and landscaping regulations in Chapter 1280, and the parking requirements in Chapter 1284.

   (d)   Signs. Signs shall conform to the regulations in Chapter 1286.

      (Ord. 8-13. Passed 5-14-13.)

   (a)   Trash Receptacles. All solid waste products, including empty packing boxes, that result from any permitted principal, conditional, or accessory use shall either be disposed of, stored in buildings, or completely enclosed in containers. Such building, container, or dumpster shall be located in a side or rear yard and shall comply with the minimum parking setbacks set forth in Table 1268.11 and shall be screened in accordance with the provisions set forth in Chapter 1280.

   (b)   Lighting. The placement, orientation, distribution patterns and fixture types of outdoor lighting shall comply with the regulations set forth in Chapter 1282.

   (c)   Enclosure. All uses and operations, except off-street parking and loading facilities, shall be performed wholly within enclosed buildings, unless specifically permitted otherwise.

   (d)   Outdoor Vending Machines. In all commercial districts, there shall be no outdoor vending machines, such as machines that dispense bottled beverages or packaged food.

   (e)   Overhead Utility Lines. All utility lines, electric, telephone, cable, TV lines, etc., shall be placed underground.

   (f)   Emission. No land use or structure shall be used or occupied in any manner to create dangerous or objectionable noise or emissions. All uses shall comply with the regulations regarding noise in Section 1274.29.

   (g)   Stormwater Detention/Retention Facilities. Detention/retention facilities that are visible from a public street shall be integrated into a landscaped area. Such landscaped areas shall contain any combination of the following elements: shade and ornamental trees, evergreens, shrubbery, hedges, and/or other planting materials as well as ornamental fencing.

      (1)   Fuel pumps and associated access aisles and canopies shall comply with the parking setbacks set forth in Table 1268.11.

      (2)   When located on a corner lot, a station shall have not less than 150 feet frontage on each of the two (2) intersecting streets.

         A.   The location of access drives shall be placed as far as possible from the intersection; and

         B.   Shall be limited to no more than one (1) access drive per street frontage.

      (3)   A car wash establishment may be combined with a gasoline station or automotive service station provided that the minimum lot area for the combined uses is a minimum of 50,000 square feet.

      (4)   Automotive service stations shall not provide services to vehicles that exceed one and one-half (1½) tons in capacity. All activities, except those required to be performed at a fuel pump, air dispenser or self-serve automobile vacuum, shall be conducted entirely within a building or garage. No inoperable vehicle shall be permitted to remain on the property, outside of a fully enclosed building, for more than forty-eight (48) hours.

      (5)   The only services permitted to be performed at a gasoline station shall be the dispensing of fuel, oil, air, and windshield wiper fluid.

      (6)   Except while being serviced at a pump island, no vehicle shall be parked between the pumps and the front property line.

   (c)   Automotive Service Stations and Automotive Repair Garages. No oil draining pit or visible appliance for any such purpose, other than filling caps, shall be located within ten (10) feet of any street right-of-way or within twenty-five (25) feet of any residential district, except where such appliance or pit is within a building.

   (a)   To promote the most desirable and beneficial use of the land and structures in accordance with the objectives of the Carlisle Comprehensive Plan;

   (b)   To provide appropriate and convenient districts of sufficient size to carry on research, manufacturing processes, and distribution activities to serve the community, thereby promoting employment and strengthening the economy of the community;

   (c)   To improve the manufacturing environment by discouraging unrelated and incompatible uses in such areas, thereby making land more readily available for industry;

   (d)   To protect adjacent residential districts by restricting types of manufacturing uses nearby to only those which will not create objectionable influences beyond their district boundaries and will be properly buffered and screened;

   (e)   To protect manufacturing and related development against congestion by requiring setbacks and limiting the bulk and density of development in relation to adjacent buildings and available land and by requiring sufficient off-street parking and loading facilities.

   (f)   To carry out the following specific purposes:

      (1)   To provide an M-1 Light Manufacturing District for office and industrial uses in areas suitable for such development by reason of location, topography, soil conditions and the availability of adequate utilities and transportation systems. The intent is to permit office and other uses such as limited light industrial and warehouse activities that are office-like in physical appearance, service requirements, and operational characteristics; uses that can be carried on wholly within enclosed buildings and subject to those regulations necessary to reduce congestion and for the protection of adjacent residential and business activities. This district also permits accessory retail and service uses to serve as support services for the adjacent office/industrial uses. The uses allowed are those that because of their normally unobjectionable characteristics can be operated in relatively close proximity to residential districts. The M-1 District is designed to encourage the development of office/light industrial parks/subdivisions by including reduced standards for lots that are part of a development and which have access onto a new internal street.

      (2)   To provide an M-2 General Manufacturing District for industrial and other uses that by virtue of their external effects, noise, glare, fumes, smoke, dust, odors, truck and/or rail traffic, should be isolated from residential and commercial uses. These uses perform essential functions for the Municipality, including employment, and should be provided for in areas that are best suited for industrial development by reason of location, utilities and transportation systems. Uses in the M-2 Districts typically generate outdoor activities and outdoor storage in association with permitted principal uses.

 

 

   (a)   Setback from Street Rights-of-Way. Each lot shall maintain the minimum building setback measured from the street right-of-way. Corner lots shall comply with the setback for each lot line adjacent to a street right-of-way.

   (b)   Table 1270.07: Minimum Building Setbacks.

 

   (a)   In the M-1 Office/Limited Manufacturing District, buildings and structures shall not exceed a height of forty (45) feet.

   (b)   In the M-2 General Manufacturing, M-3 Urban Manufacturing, and M-4 Open Space/Heavy Manufacturing Districts, buildings and structures shall not exceed a height of sixty (60) feet.

   (a)   Table 1270.11 Minimum Parking Setbacks. Off-street parking shall be located in compliance with the minimum setbacks, measured from the street right-of-way or property line, as specified below unless otherwise noted.

 

   (b)   The area within the parking setback shall be landscaped in accordance with Chapter 1280, Landscaping and Land Use Buffers.

   (c)   In M-1, M-2 and M-3 Districts, loading and service areas shall be located in the rear or side yard, shall comply with the parking setbacks set forth in Table 1270.11 and shall be screened in accordance with the provisions set forth in Chapter 1280, Landscaping and Land Use Buffers.

   (a)   Regulation Of Type Of Storage.

      (1)   No storage of radioactive, toxic or otherwise hazardous materials shall be permitted.

      (2)   The bulk storage of sand, gravel, salt and other similar materials shall be permitted only when such material is effectively prevented from spreading,

   (b)   Location.

      (1)   Areas devoted to outdoor operations and outdoor storage of goods, materials or products shall be located in a side or rear yard only and shall be located a minimum of twenty (20) feet from any side or rear lot line that abuts a lot in a nonresidential district and 150 feet from any side or rear lot line that abuts a lot in a residential district.

      (2)   The outdoor storage of fleet vehicles/equipment associated with the operation of the principal use shall be located in a side or rear yard in compliance with the parking setbacks set forth in Table 1270.11 for the district in which the lot is located.

      (3)   All outdoor activity areas shall be depicted on a development plan and shall not occupy or interfere with traffic circulation, required parking areas or pedestrian access.

      (4)   All materials shall be stored in such a manner as to be accessible to fire fighting equipment at all times.

   (c)   Signs. No signs shall be permitted in conjunction with outdoor activity areas except those otherwise in compliance with the sign regulations in Chapter 1286.

   (d)   Surfacing. Areas devoted to outdoor storage shall be paved with asphalt or concrete and be maintained free of dust.

   (e)   Screening. All outdoor activity areas shall be enclosed with a wall or fence, including gates and shall be screened according to the requirements set forth in Chapter 1280 and Section 1270.15(c) below, Fence and Walls.

   (a)   Accessory Buildings. Accessory buildings that have a gross floor area of 200 square feet or less shall be located in a side or rear yard and shall comply with the parking setbacks set forth in Table 1270.11. All other buildings shall be considered principal buildings and shall conform to all lot and setback regulations and development plan review and approval requirements of the zoning district in which the parcel or lot is located.

   (b)   Outdoor Display. Outdoor display, when permitted as an accessory use according to Table 1270.03 shall comply with the following:

      (1)   Outdoor display of retail items, when permitted, shall be considered an accessory use and shall not exceed an area equal to twenty-five percent (25%) of the ground floor area of the principal building.

      (2)   Outdoor display areas shall comply with the setback regulations set forth in Section 1270.07 and be contiguous to the principal building; however, such areas shall be spaced a sufficient distance from the building, as dictated by the Fire Chief, to satisfy all fire safety requirements.

      (3)   Outdoor display areas shall be depicted on the development plan and shall not occupy or interfere with traffic circulation, required parking areas, sidewalks or pedestrian access.

   (c)   Fences and Walls. Fences and walls may be erected in any Industrial District in compliance with the requirements set forth below:

      (1)   Location.

         A.   Fences may be built up to, but not on, the property line, and shall be located entirely on the property of the person constructing it, except property owners, with written permission from abutting property owners, may connect to fences on adjoining properties.

         B.   In order to maintain clear vision lanes for vehicles and pedestrians, no opaque fences shall be permitted within ten (10) feet, in any direction, of the following points:

            1.   At the intersection of a driveway and sidewalk (or front property line if there is no sidewalk);

            2.   At the intersection of a driveway and public right-of way;

            3.   At the intersection of any two (2) driveways.

         C.   All fences shall comply with Section 1274.31, Visibility at Intersections.

      (2)   Materials and Construction.

         A.   Approved fencing materials include stone, brick, finished wood, iron, or synthetic look-alike products.

         B.   No fence shall be electrified or topped with barbed or razor wire.

         C.   Only ornamental fences shall be permitted in front of a building, unless required for screening pursuant to Chapter 1280, Landscaping and Buffers.

         D.   All fences shall be designed, constructed, and finished so that the supporting members face the property of the owner of the fence.

         E.   All fences on a single parcel shall have a unified style along a single plane and for all fence segments visible from off the premises from any single direction.

      (3)   Height. No fence shall exceed eight (8) feet in height in any rear or side yard, or exceed forty-two (42) inches in height when located in front of a building, unless otherwise required by this Zoning Code.

      (4)   Screening and Landscaping.

         A.   Screening and landscaping is not required for ornamental fences.

         B.   All fences, other than ornamental fences, when visible from public streets, shall be visually softened and reasonably screened from the street with appropriate landscaping as follows:

            1.   Fences that are located within required building and parking setbacks shall be considered appropriately screened when the landscaping required in Section 1280.07, Landscaping along the Street Frontage, is planted within five (5) feet of the fence and between the fence and the property line.

            2.   Fences that are not located within the required setback areas shall be screened with the following landscape materials, planted not more than five (5) feet from the fence and between the fence and the property line:

               a.   One shade tree shall be provided for every thirty (30) linear feet of fence length or fraction thereof, not including gates or other fence openings. Each tree at the time of installation shall have a minimum caliper of 2.5 includes and a clear trunk height of at least six (6) feet;

               b.   One shrub, that is twenty-four (24) inches in height at planting, shall be provided for every five (5) feet fence length or fraction thereof, not including gates or other fence openings; and,

               c.   The landscaping may be flexible in its arrangement by appropriately aggregating the required plant materials.

      (5)   All fences shall be maintained in good condition, be structurally sound and attractively finished at all times.

      (6)   Any proposed fence shall be approved as part of a Development Plan Review in accordance with Chapter 1290.

   (d)   Waste Receptacles. Solid waste, including empty packing crates and other excess materials, shall be disposed of, stored in buildings, or completely enclosed in containers or dumpsters, and shall not be permitted to accumulate on the lot. Containers and dumpsters shall be located in a side or rear yard on a paved surface in compliance with the minimum parking setbacks established in Table 1270.11 and the screening requirements set forth in Chapter 1280, Landscaping and Buffers.

   (e)   Signs. Signs shall conform to the regulations specified in Chapter 1286.

   (a)   Compliance with State and Federal Regulations. All uses shall comply with all applicable state and federal Environmental Protection Agency, OSHA and all other state and federal regulations that pertain to the operation of industrial uses.

   (b)   Storage Handling. All storage areas shall comply with the regulations set forth in Bulletin No. 30-L of the National Fire Protective Association and other fire protective codes of the Municipality of Carlisle. All parts shall be accessible to firefighting equipment.

   (c)   Liquid Waste. Liquid wastes shall be disposed of in appropriate containers and removed from the site on a regular basis. Liquid waste or sewerage shall not be discharged into a reservoir, stream or other open body of water or into a storm or sanitary sewer until treated so that the insoluble substances, such as oils grease, acids, alkalines and other chemicals in the waste do not exceed the amount allowed by other codes of the Municipality of Carlisle.

   (d)   Fire Hazards. Any processing that involves explosive materials shall be permitted only in the M-4 District and only as a conditional use. Such use shall only be permitted when in compliance with the requirements set forth in Sections 1272.03 and 1272.05, which shall be in addition to the requirements set forth below. All activities that involve the use of flammable or explosive material shall comply with the following:

      (1)   Any activity involving the use of flammable or explosive material shall be protected by adequate fire-fighting and fire-suppression equipment and by such safety devices as are normally used in the handling of any such material.

      (2)   Such activities shall only be permitted in structures having incombustible exterior walls.

      (3)   The applicable provisions of the Ohio Revised Code shall be complied with, and no explosives shall be stored, used or manufactured without first submitting to the Building Inspector a certificate of compliance from the State Fire Marshal or the Fire Chief.

      (4)   No gasoline or other inflammable or explosive material shall be stored unless the location, plans and construction of the storage facility conform to the laws and regulations of the State and have the approval of the State Fire Marshal.

   (e)   Radioactive or Electrical Disturbances.

      (1)   No activity shall emit dangerous radioactivity at any point or electrical discharges affecting the operation, at any point, of any equipment other than that of the creator of such disturbances.

      (2)   Such disturbances shall be confined to the use and lot from which they originate and shall not occur across any lot line.

      (3)   The handling of radioactive materials, the discharge of such materials into the air and water, and the disposal of radioactive wastes shall be in conformity with the applicable regulations of the Nuclear Regulatory Commission and the Ohio Environmental Protection Agency.

   (f)   Noise. All uses shall comply with the following noise standards.

      (1)   Measurement.

         A.   A sound-level meter shall be used to measure sound pressure level.

         B.   Noise levels shall be measured at the lot line.

      (2)   No use shall emit noise which exceeds the decibel limits set forth below: