Where off-site roadway or utility improvements are required as a result of the proposed development, those improvements shall be the responsibility of the applicant and shall be constructed or installed prior to any final inspection or the issuance of an occupancy certificate.

All grading plans, storm water drainage plans, plans for the provision of storm water detention, and the engineering construction plans for parking areas, roadway and utility improvements shall be reviewed and approved by the Plan Review Committee.

1.

Temporary soil erosion shall be minimized through the retention of natural vegetation and topography continuously until the completion of the project. The period of construction shall be of a duration reasonable to the size and complexity of the development. The required development plan shall include an erosion control plan for sites larger than one (1) acre. The methods utilized and the minimum standards for care of the area during construction shall be in conformance with the requirements of the City of Cleveland.

2.

Buildings and improvements shall be located on the site to minimize changes to the existing landscape, landforms, and topography as well as the loss of existing, mature landscaping. All existing trees eight (8) inches or larger in diameter shall be reflected on the Landscape Plan, and where they are proposed to be removed, justifications shall be provided.

3.

Areas of natural vegetation shall be preserved along property lines, fence rows, and drainage ways and should be incorporated into the site's overall design concept.

1.

No project shall cause downstream properties, water courses, channels, or conduits to receive storm water runoff from the proposed project at a higher peak flow rate than would result from the same storm event occurring over the site of the proposed project with the land in its natural, undeveloped condition. Where downstream conditions would be overtaxed by runoff from present or planned developments, and where runoff cannot be absorbed upon the site, detention areas shall be created where possible to slow runoff. All storm water storage facilities shall be designed with sufficient capacity to accommodate all runoff caused by the project in excess of the runoff which would have resulted from the site left in its natural, undeveloped state. The storage capacity of all storage facilities shall be sufficient to store one hundred fifteen (115) percent of the excess flow, in each watershed, which would result from a twenty-five (25) year storm of twenty-four (24) hour duration.

2.

Wetlands, which are important to storm water retention, shall be maintained. The elimination of wetland areas upon the site, and the mitigation required for such elimination, shall be governed by the U. S. Army Corps of Engineers.

3.

Storm water entry and discharge points shall be protected to minimize erosion and to avoid relocating a problem to upstream or downstream properties.

4.

In order to minimize storm water runoff, the amount of the site in impervious surface, such as roofs and pavement, should be minimized. The maximum impervious surface shall not be greater than seventy-five (75) percent of the property.

5.

Where the subject property is impacted by a surface drainage ditch, creek, river, or other waterway, the banks of the waterway will be stabilized as directed by the Plan Review Committee. Proposed methods of stabilization should be as natural and vegetative as possible to retain the integrity of the existing waterway and to limit hard-surfaced engineered solutions.

6.

No building or structure, or any portion thereof, shall be constructed within the limits of special flood hazard areas inundated by the 100-year flood, as identified in the applicable Flood Insurance Rate Map distributed by the Federal Emergency Management Agency, unless the lowest floor elevation of the building or structure is higher than, or is raised by filling to, an elevation higher than the Base Flood Elevation. The applicant shall conduct on-site topographic surveys to locate the precise floodplain line on the subject parcel. Any structure placed within the floodplain shall be anchored firmly to prevent floodwaters from carrying it downstream.

1.

All required parking spaces shall be provided on the subject site.

2.

The number of required parking spaces, location and design curb cuts, entrances, exits, fire lanes, etc., shall be in conformance with the requirements of Article 8 of this Ordinance.

3.

All vehicular parking areas shall be delineated by white, reflectorized pavement striping and shall be designed and built in accordance with Article 8 of this Ordinance.

4.

To maintain a sense of natural surroundings and a consistent streetscape, it is recommended that parking and service areas be screened from public view or surrounded by landscape buffers.

5.

All areas used for access, maneuvering, standing, parking, or display of motorized vehicles, trailers, boats, recreational vehicles, or manufactured mobile homes; whether for customer or business purposes, shall be hard surfaced of either concrete, asphalt, or compacted gravel, and maintained adequately for all-weather use, and so drained as to avoid the flow of water across sidewalks. Additionally, the following vehicle storage parking areas shall also be paved: vehicle sales, mobile and/or manufactured homes, wrecker service/impound yard, boat sales, and tractor-trailer drop-off and/or service lots.

6.

Loading areas shall be hard surfaced of either concrete or asphalt, and shall be scaled to the loading demand created by the use of the property and the size of the delivery vehicles used.

7.

All parking areas and loading areas shall be provided with a permanent concrete curb. In addition, all landscaped areas that can be encroached upon by a motor vehicle, shall be protected by a wheel stop constructed of concrete, appropriately anchored to the pavement, and set a minimum of two (2) feet back from the curb to restrict the destruction of landscape materials by vehicles.

8.

The driveways, private streets, parking areas, traffic aisles, fire lanes, loading areas, exterior lighting, signage, internal crosswalks, curb stops, pedestrian facilities, and such other transportation related improvements depicted upon the approved Development Plan, shall be considered as binding elements of the project in the same manner as the proposed buildings, landscaping, and other details. The applicant, his successors, assigns, and/or subsequent owners and their agents shall be responsible for the continued maintenance of all such private improvements in accordance with the approved Development Plan. The parking areas shall be maintained in a clean manner free of all litter and other debris. Grass shall be removed from all curbs and sidewalk areas. Potholes in the parking lot surface, cracks in the pavement or sidewalks, and all other signs of the physical deterioration of all approved improvements shall be repaired or replaced within thirty (30) days following notification by the City.

1.

Sidewalk materials should blend with the natural landscape, avoiding slick concrete. Examples of acceptable finishes are broom finished, colored, or exposed aggregate concrete. Asphalt sidewalks are prohibited in commercial and industrial developments. However, asphalt walking paths through common areas are allowed upon approval of the Plan Review Committee.

2.

ADA accessible ramps, complying with the requirements of Federal law, shall be provided for both sidewalks adjacent to public streets, as well as sidewalks provided internally within the development.

3.

Crosswalks shall be provided both internally and externally to the development as identified by the Plan Review Committee. Public crosswalks shall be striped in conformance with the latest edition of the Manual on Uniform Traffic Devices. Crosswalks on private property, internal to the site, shall either be delineated by white, reflectorized pavement striping or may be delineated by materials of a different color and texture from the surrounding parking lot, otherwise conforming to the overall color scheme of the development with added signage denoting crosswalk areas.

4.

When, as a result of the proposed project, street signs, traffic signals, or traffic regulatory signs are required, the applicant shall be responsible for the installation of all such devices and signs. All such devices and signs installed on public right-of-way will be maintained by the City following completion of the project and inspection that such devices and signs were installed properly.

5.

The driveways, private streets, parking areas, traffic aisles, fire lanes, loading areas, exterior lighting, signage, internal crosswalks, curb stops, pedestrian facilities, and such other transportation related improvements depicted upon the approved Development Plan, shall be considered as binding elements of the project in the same manner as the proposed buildings, landscaping, and other details. The applicant, his successors, assigns, and/or subsequent owners and their agents shall be responsible for the continued maintenance of all such private improvements in accordance with the approved Development Plan. The parking areas shall be maintained in a clean manner free of all litter and other debris. Grass shall be removed from all curbs and sidewalk areas. Potholes in the parking lot surface, cracks in the pavement or sidewalks, and all other signs of the physical deterioration of all approved improvements shall be repaired or replaced within thirty (30) days following notification by the City.

A lighting plan for all exterior lighting shall be submitted with the required Development Plan complying with the following standards and specifications:

1.

Private streets, driveways, parking lots, walks and service areas shall be kept properly and adequately lighted at all times so that the area will be safe for occupants and visitors. Lighting levels should be as even as possible, provided that such lighting may not cast light beyond the property's boundaries. All entrances and exits to both the subject property and any proposed structures shall be lighted.

2.

Lighting fixtures within multi-family, commercial, and industrial developments in the Multi-family Residential (R-5), Manufactured Housing Residential (R-6), Neighborhood Commercial (B-1), Central Business (B-2), Highway Commercial (B-3), Light Industrial (M-1), Heavy Industrial (M-2), and Government (X-1) Zoning Districts, whether mounted upon a building or independently upon a light standard, shall not exceed twenty-five (25) feet in height.

3.

All luminaries (the complete lighting unit, consisting of the light source and all necessary mechanical, electrical and decorative parts) shall be a "cut-off type" luminaire, with elements such as shields, reflectors, or refractor panels which direct and cut-off the emitted light at a specific angle. All luminaries shall have a cut-off angle of ninety (90) degrees or less.

4.

The lighting from any luminaire shall be shielded, shaded, or directed to prevent either direct or reflected light from being cast upon any adjacent residential property, and to prevent glare and other objectionable problems to surrounding areas.

5.

No exterior lighting fixture of any kind shall be so placed or directed such that the direct or reflected light therefrom shall interfere with the operation of automotive vehicles on any adjacent street.

6.

No exterior light shall have any blinking, flashing, or fluttering light, or other illuminating device which has a changing light intensity or brightness of color.

7.

Lighting fixtures shall be compatible in style with the architecture of their associated buildings.

8.

Use of antique, pierced, ceramic, pierced metal, or other decorative fixtures when compatible with the overall architectural style of the building, (submit sample and specifications for approval) and in accordance with any approved streetscape plan may be used if approved by the Plan Review Committee.

1.

Multi-family structures shall be designed to be compatible with the character of single-family residential structures within the community. In all such cases, the compatibility of the multi-family, commercial, or industrial projects in the Multi-Family Residential (R-5), Manufactured Housing Residential (R-6) Neighborhood Commercial (B-1), Central Business (B-2), Highway Commercial (B-3), Light Industrial (M-1), Heavy Industrial (M-2), and Government (X-1) Zoning Districts, shall be determined by comparing the consistency of the design elements, colors, materials, and landscaping of the proposed buildings with the existing design elements, colors, materials, and landscaping of the adjoining residential structures.

2.

Building facades of an individual structure on a single lot should generally be oriented parallel to the streets they face, such that their main entrances are visible as a means of creating continuous streetscapes.

3.

The continuity of design goes beyond the primary elevation of the building. The materials and colors of the street face shall continue on the sides and rear of the building.

4.

Building setbacks shall conform to the applicable zoning district requirements of the Zoning Ordinance for the City of Cleveland.

5.

Building heights shall conform to the applicable zoning district requirements of the Zoning Ordinance for the City of Cleveland.

6.

It is recommended that the wall of any such building be interrupted through the use of projections or recesses, portals, courtyards, plazas, or other appropriate architectural convention.

7.

Building materials should suit the architectural style of the building and should be consistent or complementary throughout the structure or total project. The use of high quality construction materials is important for long-term durability and appearance. For the purposes of these standards, "predominate" means having the most publicly visible surface areas. The term "walls" shall be any exterior surface on a building that are either vertical or have a slope steeper than one half (1/2) foot of horizontal run for every twelve (12) feet of vertical rise. The preferred materials, in order of preference, are listed as follows:

a.

Brick (100%).

b.

Cementous Stucco (100%).

c.

"Split-Face" Concrete Block.

d.

Drivit, EIFS, or STOWE.

8.

The use of flat-faced concrete block or metal veneer as the primary or predominate material is prohibited, except that metal veneer may be used in the M-1, M-2, and X-1 zoning districts as the primary or predominate façade material because of the nature of industrial zones. Metal veneer may be used as the primary or predominate façade material for additions to existing non-conforming metal structures when matching existing building materials in all commercial or industrial zoning districts.

An essential characteristic of architecture is a traditional appearance of buildings, walls, and openings. Walls define the overall form of buildings, while openings give them a human scale and the appearance of being occupied. Treatment of doors, windows, and glazed surfaces, with the exception of steel fire doors which are located under portals or canopies with a depth of six (6) inches or more, shall be as follows:

1.

The treatment of doors and windows shall be uniform throughout the building design, with the exception of designated fire doors.

2.

Openings shall be encased with trim.

3.

All glazing shall be clear, tinted neutral gray, leaded, frosted, or decorative glass. The use of mirrored glass may be approved by the Plan Review Committee.

4.

Consideration is granted for the appropriateness of each architectural feature, such as use of decorative trim around the roof perimeter, all doors and windows, and signs; decorative wrought iron used as gates, fencing, windows, and railings; decorative use of brick, stucco, or stone accents around walls, columns, rooflines, doors and windows, including crown molding.

1.

Roof design should be appropriate for the architectural style of the building. Material allowed on pitched roofs visible to the public, are enameled standing seam or ribbed metal, flat tiles of concrete or clay, architectural shingles, and copper. All surfaces concealed from public view by parapets (flat, built-up, or pitched roofs), may utilize wood textured composition shingles, architectural shingles, or other approved material. The use of plastic, fiberglass, other metal, or glass, shall be approved by the Plan Review Committee. The use of bright, high intensity colors is strictly prohibited.

2.

Parapet facades may be used when of unified construction with the primary surface of the wall and of the same material and color. The parapet shall be designed such that the reverse side of all elements shall not be visible to public view. False mansards are prohibited. Canopies are permissible provided they are an integrated part of the overall building design, are not used to create the impression of a false mansard, and are not used as a location or support for wall-mounted signage.

Twenty (20) percent of all multi-family residential, commercial, industrial, or government zoned property shall be landscaped. Where side or rear yards are required as buffer strips, they may serve to meet the twenty percent requirement provided such area is in conjunction with or separately consist of twenty percent of the land area of the property. Grassy areas may be counted as a portion of the twenty percent requirement however the City of Cleveland recommends that neatly landscaped areas represent a majority of the required area. Such landscaped areas shall be planted and maintained so as to present a healthy, neat and orderly appearance. The required yard shall be kept free from refuse and debris. As part of the overall Development Plan, a Landscaping Plan shall be submitted for approval to the Plan Review Committee.

Transitional screening is required where commercial, industrial, or multi-family uses adjoin single-family residential areas or uses and within Planned Unit Developments with similar use relationships as set forth in Article 6 of this Ordinance.

1.

Bufferyards shall be located on the outer perimeter of a lot or parcel, extending to the lot or parcel boundary line, along the side and rear property lines.

2.

Bufferyards shall not be located within any portion of a public or private street right-of-way.

3.

Bufferyards shall remain in the ownership of the owner of the property upon which it is located except as noted.

4.

The bufferyard requirements of a specific use, property, development, or project, shall be determined by referring to Article 6 of this Ordinance.

5.

A use, property, development, or project may continue to comply with the bufferyard requirements in effect at the time of the issuance of its initial approval, regardless of whether an adjacent lot, site, or common development is rezoned to a less intense district, requiring additional bufferyard area or screening.

6.

Bufferyard areas shall be treated with sod and/or other types of vegetative ground cover for areas under ten thousand (10,000) square feet. Areas greater than ten thousand (10,000) square feet may be seeded with an improved turf type grass seed and/or other types of vegetative ground cover.

1.

In addition to Bufferyards, service and utility functions shall be screened from public view in order to reinforce the natural environment and a consistent streetscape. Any materials such as milk crates, bread carts, shelving, pallets, cardboard collections, paper goods, etc., shall be stored on the interior of all commercial and multi-family structures unless stored in an approved area to prevent scattering and screened from any public view.

a.

Garbage collection areas shall be located at the rear of buildings and shall be enclosed on all sides by a gated solid wall or approved gated opaque fencing.

b.

Dumpster enclosures shall be located on a concrete pad, of such size as recommended by the Plan Review Committee.

c.

The approach to the dumpster area shall be paved concrete, of a specification sufficient to support the weight and continual use of the garbage collection vehicle.

d.

The screening on all enclosed dumpsters shall be a minimum of at least two (2) feet taller than the dumpster.

e.

For compaction units, a floor drain shall be provided which ties to the sanitary sewer with an approved silt separator.

f.

Either the dumpster enclosure must be constructed of sufficient size to accommodate all refuse materials to be recycled, such as grease barrels for restaurants and used oil barrels for automotive uses, or a separate enclosed pad of the same specification provided.

g.

The use of chain-link fences as a screening device for garbage collection areas is strictly prohibited.

h.

Fences shall not be located on any type of easement unless specifically approved by the Building Official.

i.

Wall and fences shall not impede or divert the flow of storm water.

j.

Walls and fences shall not block access to any above ground pad mounted transformer and shall provide a minimum clear access to the transformer doors, as required by the utility company.

k.

Mechanical, communications, and service equipment, including satellite dishes and vent pipes, shall be totally screened from public view by parapets or walls. All building mounted equipment set forth above shall be either screened by parapets, walls, or painted to visually match adjacent surfaces.