A.   Regulation of the Use and Development of Land and Structures: These regulations are established and adopted governing the use and physical development of land and/or structures.

   B.   Rules of Application: These regulations shall be interpreted and enforced according to the following rules:

      1.   Identification of Uses: Listed uses are to be defined by their customary name or identification, except where they are specially defined or limited in this Ordinance.

      2.   Permitted Uses: Only a use designated as a permitted use shall be allowed as a matter of right in a zoning district and any use not so designated shall be prohibited except, when in character with the zoning district, such other additional uses may be added to the permitted uses of the zoning district by an amendment to this UDO (Section 5.07).

      3.   Conditional Uses: A use designated as a conditional use shall be allowed in a zoning district when such conditional use, its location, extent and method of development will not substantially alter the character of the vicinity or unduly interfere with the use of adjacent lots in the manner prescribed for the zoning district. To this end Planning Commission shall, in addition to the development standards for the zoning district, set forth such additional requirements that, in its judgment, render the conditional use compatible with the existing and future use of adjacent lots and the vicinity. Additional standards for conditional uses are listed in Section 5.09 of the UDO.

      4.   Accessory Uses: A use designated as an accessory use shall be permitted in a zoning district when such use is subordinate in area, extent, and purpose to the principal use and is located on the same lot and in the same zoning district as the principal use.

      5.   Development Standards: The development standards shall be the minimum required for development in a zoning district unless otherwise stated. If the development standards are in conflict with the requirements of any other lawfully adopted rules, regulations or laws, the more restrictive or higher standard shall govern.

   C.   Districts: The City is divided into the following zoning districts, which shall be governed by all the use and area requirements of this Ordinance. The following lists each zoning district along with its appropriate symbol:

 

   A.   Official Zoning Map Adopted: All land in the municipality is placed into zoning districts as shown on the Official Zoning Map that is hereby adopted and declared to be part of the UDO.

      1.   Final Authority: The Official Zoning Map, as amended from time to time, shall complement appropriate legislation so as to be the final authority for the current zoning district status of land under the jurisdiction of the UDO.   

      2.   Land not Otherwise Designated: All land under the UDO and not designated or otherwise included within another zoning district map shall be included in the R-1c Single-Family Residential District.

   B.   Identification of the Official Zoning District Map: The Official Zoning Map, with any amendments made thereon, shall be identified by the signatures of the Mayor and Clerk of Council under the following words:

      Official Zoning District Map, Centerville, Ohio: This is to certify that this is the Official Zoning

      Map referenced by Section 7.03 of the Unified Development Ordinance.

      Adopted by the City Council, Centerville, Ohio.

                  _________________ _______________________________

                  Date               Mayor

                  _________________ _______________________________

                  Date               Clerk of Council

   C.   Establishment of Zoning Districts: The names and symbols for zoning districts displayed on the Official Zoning Map are as those stated in Section 7.01(C) of this UDO.

   D.   Legend and Use of Color or Patterns: There shall be provided on the Official Zoning Map a legend which shall list the name and symbol for each zoning district. In lieu of a symbol, a color or black and white pattern may be used on the Official Zoning Map to identify each zoning district as indicated in the map legend in accordance with Table 7-0.

   E.   Interpretation of Zoning District Boundaries: The boundaries of the zoning districts are shown upon the Official Zoning Map. The Official Zoning Map and all notations, references, and other information are a part of the UDO. A certified copy of the Official Zoning Map shall be kept on file with the City Clerk of Council.

   F.   Rules for Determination: When uncertainty exists with respect to the boundaries of zoning districts as shown on the Official Zoning Map, the following rules shall apply:   

      1.   Along a Public Dedicated Right-of-Way: Where zoning district boundary lines are indicated as approximately following Right-of-Way line of a public street, highway or alley, such Right-of-Way line shall be the zoning district boundary.

      2.   Along any other Right-of-Way or Easement: Where zoning district boundary lines are indicated as approximately following a center line of a private street or alley, railroad easement, or other right-of-way, or a river, creek, or other watercourse, such centerline shall be the zoning district boundary.

      3.   Along a Property Line: Where zoning district boundary lines are indicated as approximately following a lot line, such lot line shall be the zoning district boundary.

      4.   Parallel to Right-of-Way or Property Line: Where zoning district boundary lines are indicated as approximately being parallel to a centerline or a property line, such zoning district boundary lines shall be parallel to a centerline or a property line and, in the absence of a specified dimension on the map, at such scale and distance as indicated on the Official Zoning Map.

      5.   Actual Conflict with Map: When the actual street or lot layout existing on the ground is in conflict with that shown on the Official Zoning Map, the party alleging that such conflict exists shall furnish an actual survey for interpretation by the Director of Development Director. (26-24)

      6.   Right-of-Way Vacation: Whenever any street, alley or other public way is vacated by official action of Council, the zoning district adjoining each side of such street, alley or public way shall be automatically extended to the center of such vacation, and all area included in the vacation shall then and henceforth be subject to all appropriate regulations of the extended district or districts.

   A.   Purpose: The City recognizes the agricultural heritage of our community and will protect the right of land owners to continue the pursuit of farming activities on their land.

   B.   Permitted, Prohibited, Accessory, and Conditional Uses are listed in Table 9.1.

   C.   Development Standards for each of the residential use districts are listed in Table 9.0.

   A.   Purpose: The following generally describes the purpose and general characteristics of each residential district:

      1.   R-1, Single-Family Residence Districts: The purpose of the R-1 Districts is to promote single-family dwellings in low-density residential neighborhoods. This district is further subdivided into five sub-districts: R-1a, R-1b, R-1c, R-1d, and R-1e, differing primarily in required lot area and yard space. Net densities range from 1 dwelling units per acre in the R-1a District to 4 dwelling units per acre in the R-1e District. Permitted uses include single-family residential and agriculture.

      2.   R-2, Two-Family Residence District: The purpose of the R-2 District is to promote single-family dwellings and two-family dwellings in medium-density residential neighborhoods. Maximum densities are 6.0 dwelling units per acre. Permitted uses include single-family and two- family residential and agriculture.

      3.   R-3, Multi-Family Residence District: The purpose of the R-3 District is to promote single-family, two family and multi-family dwellings in medium-density residential neighborhoods. Multi-family buildings shall have a maximum of up to 8 dwelling units per building. The maximum density for this zoning district is 6.0 dwelling units per acre. Permitted uses include single-family, two family and multi-family dwellings limited to one building per lot.

   B.   Permitted, Prohibited, Accessory, and Conditional Uses are listed in Table 9.1.

   C.   Development Standards for each of the residential use districts are listed in Table 9.0.

   A.   Purpose: The O-S, Office Service District provides for the location of offices, banks, and facilities for institutional, governmental, and personal services in suitable locations in which they can support community needs and serve as transitional areas between residential and commercial districts or between major thoroughfares and residential districts.

   B.   Permitted and conditional uses for the office service district are listed in Table 9.1.

   C.   Development standards for the office service district are listed in Table 9.0.

   A.   Purpose: The following generally describes the purpose and general characteristics of each commercial district:

      1.   B-1 Neighborhood Business District: This district provides for the location of small-scale retail sales establishments, offices, and facilities for financial, institutional, governmental, and personal services, and recreational establishments in suitable locations where they can quietly and unobtrusively meet the everyday needs of the nearby residential neighborhoods.

      2.   B-2 General Business District: The intent of the General Business District is to provide an appropriate location for retail, office, service and administrative establishments required to satisfy the needs of the overall community. This district is also intended to provide accommodations, supplies, sales and services to the motoring public.

   B.   Permitted and conditional uses for each of the commercial districts are listed in Table 9.1.

   C.   Development standards for each of the commercial districts are listed in Table 9.0.

   A.   Purpose: The APD, Architectural Preservation District provides a unique panorama of architectural history that has developed along the major cross-roads of our community. The Architectural Preservation District provides for revitalization, reuse, and infill development in Centerville's traditional, historic town center. A broad array of uses is expected in a pattern which integrates shops, restaurants, services, work places, civic, educational, and religious facilities, and higher density housing in a compact, pedestrian-oriented environment. The Architectural Preservation District anchors the surrounding residential neighborhoods within a ½ mile radius while also serving the broader community.

   B.   Permitted and conditional uses for the Architectural Preservation District are listed in Table 9.1.

   C.   Development standards for the Architectural Preservation District are listed in Table 9.0.

   A.   Purpose: The I-1, Light Industrial District has been established to provide for industrial uses having a minimum impact upon the surrounding environment in areas that are suitable for industrial development by reason of location and the availability of adequate utility and transportation systems. Industrial uses are permitted that can be operated in a clean and quiet manner subject to those regulations and performance standards necessary to prohibit congestion and for the protection of adjacent residential and business property. It is intended that the development permitted in this district will create a high quality industrial park environment.

   B.   Permitted and conditional uses for each of the industrial districts are listed in Table 9.1

   C.   Development standards for the industrial districts are listed in Table 9.0.

   A.   Purpose: The following generally describes the purpose and general characteristics of each planned district:

      1.   R-PD, Residential Planned Development: The purpose of the Residential Planned Development Zoning District is to permit greater flexibility and, consequently, more creative and imaginative design for the development of residential areas than is generally possible under conventional zoning regulations. It is further intended to promote more economical and efficient use of the land while providing a harmonious variety of housing choices, a higher level of urban amenities, and preservation of recreational and natural scenic qualities of open spaces, both public and private.

      2.   O-PD, Office Planned Development: The purpose of the Office Planned Development Zoning District is to permit greater flexibility and, consequently, more creative and imaginative design for the development of office areas than generally is possible under conventional zoning regulations. It is further intended to promote more economical and efficient use of larger tracts of land, provide a higher level of urban amenities, open spaces, both public and private and, to the greatest extent practical, preserve natural and scenic qualities of such lands.

      3.   B-PD, Business Planned Development: The purpose of the Business Planned Development Zoning District is to permit greater flexibility and, consequently, more creative and imaginative design for the development of business areas than generally is possible under conventional zoning regulations. It is further intended to promote more economical and efficient use of larger tracts of land, provide a higher level of urban amenities, open spaces, both public and private and, to the greatest extent practical, preserve natural and scenic qualities of such lands.

      4.   I-PD, Industrial Planned Development: The purpose of the Industrial Planned Development Zoning District is to permit greater flexibility, and consequently, more creative and imaginative design for the development of industrial areas than generally is possible under conventional zoning regulations. It is further intended to promote more economical and efficient use of larger tracts of land.

   B.   Permitted and conditional uses for the planned districts are listed in Table 9.1.

   C.   Development standards for each of the planned districts are listed in Table 9.0.

   A.   WTC, Wireless Telecommunications District: The purpose of this Ordinance Section is to protect the health, safety and welfare of the public while not unreasonably interfering with the development of the competitive wireless telecommunication market place through the establishment of requirements for the installation of wireless telecommunication facilities. The goals of this Ordinance are to:

      1.   Protect residential areas and land uses from potential adverse impacts of towers and antennas.

      2.   Minimize the total number of towers throughout the community.

      3.   Strongly encourage the joint use of new and existing tower sites as a primary option rather than construction of additional single use towers.

      4.   Encourage users of the towers and antennas to locate them, to the extent possible, in areas where the adverse impact on the community is minimal.

      5.   Ensure that users of towers and antennas configure them in a way that minimizes the adverse impact of the towers and antennas through careful design, landscape screening, and innovative camouflaging techniques.

      6.   Enhance the ability of the providers of telecommunications services to provide such services to the community quickly, effectively and efficiently.

      7.   Consider the public health and safety of communication towers.

      8.   Avoid potential damage to adjacent properties from tower failure through engineering and careful siting of tower structures.

   B.   Floodplain District: It is the purpose of this Ordinance section is to promote the public health, safety and general welfare and to minimize public and private losses due to flood conditions in specific areas by provisions designed to:

      1.   Protect human life and health.

      2.   Minimize expenditure of public money for costly flood control projects.

      3.   Minimize the need for rescue and relief efforts associated with flooding.

      4.   Minimize prolonged business interruptions.

      5.   Minimize damage to public facilities and utilities such as water and gas mains, electric, telephone and sewer lines, streets and bridges located in areas of special flood hazard.

      6.   Help maintain a stable tax base by providing for the proper use and development of areas of special flood hazard so as to minimize future flood blight areas.

      7.   Ensure that those who occupy the areas of special flood hazard assume responsibility for their actions.

   A.   Purpose: This chapter applies to all development in the Neighborhood Center District, Community Center District, and the Corporate Business District. The purpose of the districts is to:

      1.   Implement the Land Use Principles of the Centerville Forward Comprehensive Plan; (Ord. 15-25)

      2.   Allow a mixture of complimentary land uses that includes housing, retail, offices, commercial services, and civic uses, to create economic and social vitality and to encourage the linking of trips;

      3.   Develop commercial and mixed-use areas that are safe, comfortable and attractive to pedestrians;

      4.   Provide flexibility in the placement and design of new developments and redevelopment to anticipate changes in the marketplace;

      5.   Reinforce streets as public places that encourage pedestrian and bicycle travel;

      6.   Provide roadway and pedestrian connections to residential areas;

      7.   Provide transitions between high traffic streets and neighborhoods;

      8.   Encourage efficient land use by facilitating compact development and minimizing the amount of land that is needed for surface parking;

      9.   Facilitate development (land use mix, density and design) that supports public transit, where applicable;

      10.   Provide appropriate locations and design standards for automobile- and truck-dependent uses; and

      11.   Maintain mobility along traffic corridors and state highways.

   B.   Applicability and Location

      1.   Overlay zoning districts are established through rezoning and only in conjunction with base zoning districts. Letters, numbers, or a combination thereof, shall be combined with other applicable district designations to the property(ies) on which an overlay district is established.

      2.   Except as modified by the overlay zoning district, the provisions of the applicable base-zoning district shall apply to all development within the boundary of the designated area. If regulations conflict, the applicable overlay zoning district regulations shall prevail.

      3.   Whenever an overlay district is established, any subsequent application to change the base-zoning district shall not be construed to be an application to eliminate the overlay district for the property covered by the application. Intent to eliminate the overlay district on a given property shall be expressly stated to be part of the application.

      4.   The following section describes where and under what circumstances the Neighborhood Center District, Community Center District, and the Corporate Business District apply. It also provides location criteria for Zoning District Map changes.

   C.   NC, Neighborhood Center: This district is provided for the location of shops, services, small workplaces, civic and residential buildings central to a neighborhood or grouping of neighborhoods and within walking distance of dwellings. Uses in the neighborhood center will have a primary market area of 1 mile and buildings compatible with surrounding residences. If a neighborhood center is the focus of a planned transit stop, it should be designed to serve the neighborhood's residential base plus transit riders. Individual workplace buildings oriented to the street and appropriately scaled for compatibility with the surrounding environment are also permitted in the Neighborhood Center District.

   D.   CC, Community Center: This district should be centrally located to serve the community or regional market area, and provide access to transit where available. Districts are typically 5-50 acres for Community Center centers. The market area may be greater than 40,000 population. Individual land uses may exceed 100,000 square feet of gross leasable area. Individual workplace buildings oriented to the street and scaled for compatibility with the surrounding environment are also permitted in the Community Center district. Community Center Districts shall be located on arterial streets. Principal access shall be provided by arterial streets. Uses within these districts are buffered from neighboring residential properties.

   E.   CB, Corporate Business: This district is established to provide for large business or light industrial parks and institutional campuses which, because of the scale of the buildings or the nature of the use, cannot be fully integrated into the fabric of the community. The predominant use is that of the workplace. The corporate business district is buffered from neighboring properties. Buildings in the corporate business district that front a street shall relate to the street as prescribed by building type. Corporate Business Districts shall be located on arterial streets. Principal access shall be provided by arterial streets.

   A.   Purpose: This chapter applies to all development in the Residential Overlay Districts. The purpose of the districts are to:

      1.   Implement the Land Use Principles of the Centerville Forward Comprehensive Plan; (Ord. 15-25)

      2.   Provide flexibility in the placement and design of new developments and redevelopment to anticipate changes in the marketplace;

      3.   Reinforce streets as public places that encourage pedestrian and bicycle travel;

      4.   Provide roadway and pedestrian connections to residential areas;

      5.   Provide transitions between high traffic streets and neighborhoods;

      6.   Encourage efficient land use by facilitating compact development; and

      7.   Maintain mobility along traffic corridors and state highways.

   B.   Applicability and Location

      1.   These overlay zoning districts are established through rezoning and only in conjunction with base zoning districts. Letters, numbers, or a combination thereof, shall be combined with other applicable district designations to the property(ies) on which an overlay district is established.

      2.   Except as modified by the overlay zoning district, the provisions of the applicable base-zoning district shall apply to all development within the boundary of the designated area. If regulations conflict, the applicable overlay zoning district regulations shall prevail.

      3.   Whenever an overlay district is established, any subsequent application to change the base-zoning district shall not be construed to be an application to eliminate the overlay district for the property covered by the application. Intent to eliminate the overlay district on a given property shall be expressly stated to be part of the application.

      4.   The following section describes where and under what circumstances the Neighborhood Residential, Residential Conservation, and the Lifestyle Community Districts apply. It also provides location criteria for Zoning District Map changes.

   C.   NR, Neighborhood Residential: This district is provided for the development of new neighborhoods and the revitalization or extension of existing neighborhoods, which are structured upon a fine network of interconnecting pedestrian oriented streets and other public spaces. They offer a mixture of housing types and prices, prominently sited civic or community building(s), and stores/offices/workplaces to provide a balanced mix of activities. Civic uses are encouraged. It has a recognizable center and clearly defined edges; optimum size is a quarter (¼) mile from center to edge. (Ord. 6-18)

   D.   RC, Residential Conservation District: The purpose of this district is to accommodate residential development and redevelopment on existing lots that were either platted before zoning was initially adopted in the community or otherwise legally non-conforming in the current base zoning district. This district allows existing residential structures to be modified without the detrimental effect of alterations, additions, demolitions and new construction on the character of the neighborhood or community. Alterations, additions, demolition and new construction may be reviewed for compatibility with the existing buildings, setting and neighborhood character.

   E.   LC, Lifestyle Community District: A Lifestyle Community is a large scale residential development catering to and associated with a specific lifestyle, the central focus of the community. Such community shall be designed in a manner to maintain the overall single family residential character of the City. The central focus of a Lifestyle Community relates to the active or passive recreational lifestyle of the residents within the community. This focus is to be the dominant element within a Lifestyle Community. All elements and amenities of this community are designed to emphasize this focus. A Lifestyle Community may also provide varying detached and attached housing opportunities in accordance with the requirements of Article 9.07.

   A.   LM, Landmarks that were designated under Chapter 1206 of the Centerville Municipal Code are hereby adopted as Landmarks as a part of the UDO. Table 7-1 details those properties by the ordinance number for the original designation, historical name and address or location. The map symbol, LM and the Ordinance Number shall be placed on the Official Zoning Map.