Fairport Harbor City Zoning Code
CHAPTER 1129
Height and Area Requirements
1129.01 STANDARDS ADOPTED.
The height, lot area, setback, frontage and area requirements for the lot area, height, setback, and location for any building on any lot or tract of land are established and shown on the table marked Appendix A annexed hereto and made a part hereof as though fully rewritten herein. (Ord. 2010-29. Passed 7-6-10.)
1129.02 LOT AREA.
In computing lot area, no portion of the road or street right of way may be included, regardless of whether or not the lot owner holds the title to the same.
1129.03 LOT OF RECORD.
On any lot which was designated on a recorded plat at the time the Zoning Ordinance took effect, a building may be constructed or enlarged regardless of lot size, but new construction or enlargement must comply with the setback, side line and rear line restrictions. No existing lot shall be diminished in lot area or frontage to less than the requirements now in effect, except for the purpose of enlarging adjoining lots.
1129.04 ESTABLISHED SETBACK.
Where there is an existing established setback by older housing along the street, all new construction shall conform with such setback.
1129.05 ACCESSORY BUILDING.
Attached garages or accessory buildings connected with the main building by a breezeway or other permanently constructed connection shall be construed to be part of the main building for the purposes of this section. All other accessory buildings shall be at least ten feet from any dwelling. However, an accessory building located not less than ten feet to the rear of the main building may be erected not less than five feet from a side lot line, except on a corner lot, provided it will not be less than ten feet distance from any existing dwelling. An accessory building is a subordinate building customarily incident to and located on the same lot with the main building. No accessory building in a residential district shall exceed in height the height of the main building constructed on the premises or eighteen feet whichever is lesser.
1129.06 CORNER LOTS; SETBACK AND SIDE YARD.
The setback building line on a corner lot shall be in accordance with the provisions governing the road or street on which the building faces. If possible, the side yard clearance on the side street should conform to the setback line for an inside lot on such street, but in no event shall the side yard clearance be less then fifteen feet.
1129.07 YARD CLEARANCES.
All required yard clearances shall remain open and unoccupied by any building or structure.
(Ord. 1983-82. Passed 11-29-83.) (See Appendix “A”)
1129.08 DWELLINGS REQUIRED TO HAVE ACCESS TO PUBLIC STREET.
No dwelling or apartment house shall be erected, altered or used unless the same shall have access to a public street. If located in the rear of another building with no immediate street frontage, then a permanent easement for access shall be provided over an unoccupied strip of land at least twenty feet in width. Such reserved strip of land may not form a part of any lot width, lot yard or lot area required by the Zoning Ordinance. If more than one dwelling is located in the rear of another building with no immediate public street frontage, then such easement for access shall be not less than forty feet in width and each additional rear house shall be subject to the same requirements for frontage on the easement for access and other requirements for lot and yard areas as though such dwellings were located on a public street. The easement shall be executed with the requirement provided by law for deeds and shall be filed with the Lake County Recorder for Record.
1129.09 RESIDENTIAL USE IN C-DISTRICT.
Residential uses permitted in a C-District shall meet the requirement of the district in which they are first permitted, except in a C-2 District no front or side yard shall be required.
(Ord. 1983-82. Passed 11-29-83.) (See Appendix “A”)
1129.10 C-1 OR C-2 LOTS.
Any C-1 or C-2 lot abutting an R lot shall have a minimum five foot side yard on such sideline.
(Ord. 1983-82. Passed 11-29-83.) (See Appendix “A”)
1129.11 RESIDENTIAL REARYARD SETBACK.
Residential District (R) rearyard setback to be the average of the perpendicular rearyard depth of the left and right side of the structure.
1129.12 TRASH RECEPTACLES AND PORTABLE TOILETS.
All solid waste resulting from any permitted principal, conditional or accessory use shall either be disposed of, stored in buildings or in a completely enclosed container. Such portable toilet, building, container or dumpster shall comply with the following:
(a) All portable toilets and commercial compactors, storage bins, refuse containers, utilities and mechanical equipment shall be contained wholly within enclosed buildings, or enclosed by three solid walls and one gated wall of such nature and height (2 ft. height exceeding enclosed containers) as to conceal completely all operations thereof from grade level. They shall adhere to all setback requirements.
(b) Gates and doors shall be kept closed at all times and only opened when containers are being used or emptied or serviced.
(c) All receptacle areas shall be designed and constructed with screening as an integral part of the associated building architecture and using the building, materials, and architectural details to unite screening structure with the building when property abuts a residential property.
(d) Loading, unloading, opening, closing, or operation of trash containers shall not take place in such a manner as to cause a noise disturbance across a residential real property boundary between the hours of 7:00 p.m. and 7:00 a.m. The actual pick-up/haul away time for trash containers and commercial trash/waste containers shall be prohibited between the hours of 7:00 p.m. and 7:00 a.m. The actual operation of trash compactors shall be prohibited between the hours of 7:00 p.m. and 7:00 a.m., including delivery and loading operations.
(e) Construction or temporary trash receptacles and portable toilets are exempt from the screening and setback rules and fees.
(Ord. 2008-133. Passed 12-16-08.)
1129.13 ARCHITECTURAL DESIGN: SINGLE-FAMILY AND TWO-FAMILY HOUSES.
(a) Applicability. These requirements apply to houses with one or two residential units in all zoning districts.
(b) Intent. A home can be an expression of the owner’s personal tastes and individuality. The intent is not to regulate or restrict particular residential architectural styles, but rather to preserve the unique character of the Village by requiring interesting, high quality residential architectural design for single-family and two-family houses.
(c) Exterior Walls and Facades.
(1) Four-sided design. All walls must include materials and design characteristics consistent with those on the front facade. Rear and side wall materials that are allowed to be used are: Brick, vinyl siding, wood shingles, shakes or siding (except plywood sheeting as the exposed material) or any materials that are of greater quality and approved by the Village Architectural Review Officer.
(2) Transparency. All elevations must contain multiple windows. The fenestration pattern on side and rear walls that face navigable waterways, public rights-of-way, parks and open space must be similar to primary facade walls.
(3) Facade articulation. Facades must be articulated by using color, arrangement, or change in materials to emphasize the facade elements.
(4) Garages.
A. New housing development must avoid front elevations that result in a streetscape consisting mainly of rows of garage doors. A front-loading garage may occupy <50% of the house linear frontage, and may protrude <6 feet from the longest front wall.
B. Garage doors on attached garages that are visible from the public right-of-way must be segmented.
C. Attached front-loading garages for more than two cars must be designed so garage bays beyond the first two are recessed by $4 feet from the main garage frontage.
(5) Repetitive Design. Development of ten or more single-family and two-family houses must have four or more different types of housing models. Houses with identical or similar building elevations and/or floor plans must not be placed on adjacent lots or directly across the street from each other.
(d) Material. Predominant building exterior materials must be high quality, and used in their natural context and color.
(e) Additions. All additions to a single-family home must be in the same style of the original structure or the entire must be rehabilitated into a single architectural style.
(Ord. 2008-133. Passed 12-16-08.)
1129.14 ARCHITECTURAL DESIGN: MULTI-FAMILY STRUCTURES.
(a) Applicability. These requirements apply in the MF District and any residential structures with more than two units in other districts.
(Ord. 2008-133. Passed 12-16-08; Ord. 2010-28. Passed 7-6-10.)
(b) Intent. The intent of this section is to increase the livability, quality and appearance of multi-family complexes and higher density residential areas. The design of the development contributes to the overall image of the Village and is a significant component of the community’s residential mix.
(c) Form and Mass.
(1) Massing. All buildings must be designed to provide complex massing configurations with a variety of different wall planes and roof lines. Plain, monolithic structures with long, monotonous, unbroken wall and roof plane surfaces of >50 feet are prohibited.
(2) Townhouse articulation. The facades of attached townhouses must be articulated to differentiate individual units.
(3) Townhouse row length. No more than four attached townhouses may be attached in any single row or building cluster.
(4) Building length. The maximum building length of a multi-family building is 200 feet.
(d) Exterior Walls and Facades.
(1) Four-sided design. All walls must include materials and design characteristics consistent with those on the front facade. Inferior or lesser quality materials for side or rear walls are prohibited.
(2) Transparency. All elevations on multi-family and attached townhouse buildings must contain multiple windows. The fenestration pattern on side and rear walls must be similar to primary facade walls.
(3) Garage doors.
A. Garage doors must be segmented.
B. The plane of each garage door must be offset by >2 feet from the plane of the garage door adjacent to it.
C. No more than four garage doors may appear on any row of townhouses or single side of a multi-family building.
D. Garage doors must be sited to avoid long, monotonous rows of garage doors and building walls. Garages must be oriented so they do not visually dominate the facade or streetscape.
(4) Mechanical equipment. Heating, venting, and air conditioning units on exterior building walls must be covered by an architectural grille, and be designed to blend in with surrounding wall surfaces. Such units must be set flush with the facade. When adjacent to building windows, they must be designed to appear as part of the building fenestration pattern.
(e) Roofs.
(1) Sloping roofs. On buildings where sloping roofs are the predominant roof type, each building roof must have at least five distinct ridge lines (including dormers). At least three of the ridge lines must be at right angles to each other, or be separated by a height of >2 feet. Sloping roof pitch must be at least 4:12.
(2) Flat roofs. On buildings where flat roofs are the predominant roof type, parapet walls must vary in height and/or shape at least once every <50 feet of building wall length.
(f) Materials and Colors.
(1) Building materials. Predominant building exterior materials must be high quality, and used in their proper context and color. A minimum of twenty-five percent (25%) of all exterior walls must be finished with masonry, brick, or stone. Vinyl siding is strongly discouraged.
(2) Roof materials. Roof materials must be high quality, durable and consistent with local architectural themes. Acceptable roof materials include concrete tile, high profile asphalt shingles, metal shingles and split seam metal.
(3) Colors. Material colors must be low-reflecting, subtle and neutral or earth-toned. Light colors are preferred. Awning colors should be complementary to the dominant color scheme of the host structure. Colors should be appropriate for the context of a lakefront community.
(g) Outdoor Space and Balconies.
(1) Townhouse units. Attached townhouse units must have a private outdoor patio or deck area with dimensions of $6 feet x 10 feet. Such an area must be demarcated by patio paving, decking, a privacy screen, low wall, or landscape screening.
(2) Multi-family buildings. All multi-family buildings must provide private outdoor balcony or patio areas for at least fifty percent (50%) of all units. Such areas must have a minimum floor area with dimensions of <6 feet x 8 feet.
(3) Structural integration. Outdoor patios and balconies must be architecturally and structurally integrated into the host structure.
(Ord. 2008-133. Passed 12-16-08.)
1129.15 ARCHITECTURAL DESIGN: VILLAGE CENTER COMMERCIAL AND RETAIL STRUCTURES.
(a) Applicability. These requirements apply in the C-2 District. Development in the C-1 District must conform to the standards in this section, or the neighborhood and suburban context commercial and retail standards.
(b) Intent. The Village Center design theme encompasses several styles of commercial retail architecture common throughout the East and Midwest, on downtown Main Streets and town centers, which lend themselves to creating a unique, inviting, pedestrian-friendly commercial environment.
The intent of this chapter is to foster architectural themes appropriate for preserving the traditional Village Center character.
(c) Form and Mass. The typical storefront includes a centrally placed, recessed door flanked by display windows. Windows are raised off the ground by wood, stone or metal bulkheads. The signboard above the storefront is to be a prominent part of the building, and canvas awnings or shed roofs may be used to shade the storefront and shelter outdoor displays from the elements. Two-story buildings will contain retail uses on the first floor, and offices or residences on the second floor; one-story buildings are to be devoted exclusively to retail uses.
(d) Exterior Walls and Facades.
(1) Pattern. Walls must include a repeating pattern that includes at least three of these elements:
A. Color change;
B. Texture change;
C. Material module change; and
D. Expression of architectural or structural bays through a change in plane at 0.5 of a foot or more wide, such as an offset, reveal or projecting rib D.
One or more of elements in subsection (d)(1)A., B. or C. hereof must repeat horizontally. All elements must repeat at intervals of <30 feet.
(2) Base. Walls must have a recognizable base with:
A. Integrally textured materials such as stone or other masonry;
B. Integrally colored and patterned materials such as smooth-finished stone;
C. Lighter or darker colored materials, mullions or panels; or
D. Planters.
E. And have a recognizable top with: cornice treatments, other than just colored "stripes" or "bands," with integrally textured materials such as stone or other masonry or differently colored materials; or stepped parapets.
(3) Four-sided design. All walls must include materials and design characteristics consistent with those on the front facade. Inferior or lesser quality materials for side or rear walls are prohibited.
(4) Street facing walls. Walls facing streets, parking lots, and/or connecting pedestrian walkways must not have a blank, uninterrupted length more than 20 feet without including two or more of these features: change in plane, change in texture or masonry pattern, windows, or other equivalent elements that subdivide the wall into human scale proportions.
(5) Other exterior walls. Side or rear walls may include false windows and door openings defined by frames, sills and lintels, or similarly proportioned modulations of the wall, only when actual doors and windows are not feasible.
(6) Street facing facades. Facades and walls facing streets, parking lots (excluding parking lots at rear loading docks), and/or connecting pedestrian walkways must be subdivided and proportioned using features such as windows, display areas, entrances, arcades, arbors, and awnings along >60% of the facade.
(7) Awnings. Awnings may be placed over individual windows, doors and patios. Awnings must not stretch across the entire storefront or facade.
(8) Transparency.
A. The first floor front and walkway facing facades and walls must have windows and doors between 3 feet and 8 feet above the walkway grade for >80% of the facade.
B. The second floor front and walkway facing facades and walls must have windows for >50% of the facade length.
C. Side walls on all floors, and rear walls above the ground floor, must have windows and doors between 3 feet and 8 feet above the surface grade for >25% of the facade or wall length.
D. Window and door frames <0.5 of a foot wide are included in the calculation of transparent frontage length.
(9) Garage doors.
A. Garage bay doors facing the public right-of-way must be segmented.
B. Garage doors must be recessed >2 feet behind the building facade.
C. Roll-up garage doors are prohibited.
(e) Roofs.
(1) Appearance. Roofs must appear to be flat.
(2) Mechanical equipment screening. Rooftop and ground mounted mechanical equipment must be completely screened (visually and acoustically) from the public right-of-way and adjacent properties.
(f) Materials and Colors.
(1) Building materials.
A. Acceptable building materials include brick, integrally colored concrete masonry units that resemble standard sized face brick, cast stone, marble, and cast iron.
B. Concrete block and large concrete masonry units, painted masonry, tilt-up concrete panels, metal and vinyl siding, and prefabricated metal panels are prohibited.
C. Wood, and cellulose and masonry-based siding materials, may be used for trim and other architectural details, but not as the predominant surface material.
(Ord. 2008-133. Passed 12-16-08.)
(2) Building colors.
A. Material colors must be low-reflecting, subtle and neutral or earth-toned. Trim must be painted low-reflecting, subtle and neutral or earth-toned color. Colors approved by the Village are filed with the Zoning Inspector. Any additional color will need to be approved by the architectural review board or Planning Commission.
B. High-intensity colors, metallic colors, (except for trim) or fluorescent colors are prohibited.
C. Awning colors must be complementary to the dominant color scheme of the host structure.
D. The requirements in this subsection (f)(2) apply to the painting of any structure in this district or to the new application of color to any structure in this district on or after the adoption of this subsection. (Ord. 2014-060. Passed 7-1-14.)
1129.16 ARCHITECTURAL DESIGN: NEIGHBORHOOD AND SUBURBAN CONTEXT COMMERCIAL AND RETAIL STRUCTURES.
(a) Applicability. These requirements apply in the C-3 District. Development in the C-1 District must conform to the standards in this section, or the village center commercial and retail standards.
(b) Intent. Commercial buildings in the Village should not be considered disposable, but rather built to age gracefully and maintain their functionality, with the intent of being a future landmark worthy of preservation efforts decades after construction. These standards are intended to ensure new development is compatible with the built environment, and respects and reinforces the unique character and sense of place of the Village, while creating a built environment attractive to prospective consumers, thus resulting in a healthy and desirable business climate.
(c) Character and Image. Building design must contribute to the sense of place by using predominant materials, elements, features, color range and activity areas tailored specifically to the site and its context. Standard formula or prototype building designs must be modified if necessary to conform to Village design standards; cookie-cutter architecture is unacceptable. In shopping centers or multiple building developments, individual buildings must include predominant characteristics shared by all buildings in the development so the development forms a cohesive place.
(d) Forms and Mass. A single, large, dominant building mass must be avoided in new buildings and projects involving changes to the mass of existing buildings. Changes in mass should be related to entrances, the integral structure and/or the interior space organization and activities, and not just for cosmetic effect. False fronts or parapets create an insubstantial appearance and are prohibited.
(e) Exterior Walls and Facades.
(1) Pattern.
A. Facades and walls must include a repeating pattern with an expression of architectural or structural bays through a change in plane >1 foot wide, such as:
An offset, reveal, pilaster, projecting ribs, fenestration patterns, or piers; and two (2) or more of these elements:
1. Color change;
2. Texture change; and
3. Material module change.
B. One or more of elements 1., 2 or 3. must repeat horizontally. All elements must repeat at intervals of <30 feet.
(2) Base. Facades and walls must have a recognizable “base” with (but not limited to):
A. Integrally textured materials such as stone or other masonry;
B. Integrally colored and patterned materials such as smooth-finished stone;
C. Lighter or darker colored materials, mullions or panels; or
D. Planters and a recognizable “top” with (but not limited to):
E. Cornice treatments, other than colored “stripes” or “bands” alone, with integrally textured materials such as stone or other masonry or differently colored materials;
F. Sloping roof with overhangs and brackets;
G. Stepped parapets.
(3) Four-sided design. All walls must include materials and design characteristics consistent with those on the front. Lesser quality materials for side or rear walls are prohibited. Rear and side wall materials that are allowed to be used are: Brick, vinyl siding, wood shingles, shakes or siding (except plywood sheeting as the exposed material) or any materials that are greater quality and approved by the Village Architectural Review Officer.
(4) Long walls and facades; projections and recesses. Walls >100 feet long must include wall plane projections or recesses having a >3% depth of the facade length, and extending >20% of the facade length.
(5) Street facing walls. Walls must not have a blank, uninterrupted length >30 feet without including two or more of these features: change in plane, change in texture or masonry pattern, windows, or other equivalent elements that subdivide the wall into human scale proportions. Side or rear walls facing walkways may include false windows and door openings defined by frames, sills and lintels, or similarly proportioned modulations, only when actual doors and windows are not feasible because of the building use.
(6) Street facing facades. Facades and walls facing streets, parking lots (excluding parking lots at rear loading docks), and/or connecting pedestrian walkways must be divided and proportioned using features such as windows, display areas, entrances, arcades, arbors, and awnings along >60% of the facade.
(7) Primary building entrances. Primary building entrances must be clearly defined and recessed or framed by a sheltering element such as an awning, arcade or portico to provide shelter from the sun and inclement weather.
(8) Retail building entrances. Anchor stores, >50% of the stores in a shopping center; and freestanding, single-use buildings, must have a clearly defined, highly visible customer entrance with four or more of the following design elements:
A. Arcades.
B. Arches.
C. Canopies or porticos.
D. Details such as tile work and moldings integrated into the building structure and design.
E. Display windows.
F. Integral planters or wing walls that include landscaped areas and/or places for sitting.
G. Outdoor patios.
H. Overhangs.
I. Peaked roof forms.
J. Raised corniced parapets over the door.
K. Recesses and/or projections.
(9) Awnings. Awnings may be as long as a single storefront.
(10) Transparency.
A. Front and side facades and walls of retail spaces with less than 20,000 square feet in shopping centers and multi-tenant buildings must be transparent between 3 feet and 8 feet above the walkway grade along >50% of the facade or wall.
B. Front and side facades and walls of retail buildings and spaces with >20,000 sq. ft. must be transparent between 3 feet and 8 feet above the walkway grade along 40% or more of the facade or wall.
Casement frames and mullions are included in the calculation of transparent frontage.
(11) Garage doors. Garage bay doors must be segmented. Roll-up garage doors are prohibited. Garage doors must be recessed >2 feet behind the building facade.
(f) Roofs.
(1) Roof form design. Roof forms must correspond to and denote building elements and functions such as entrances, arcades and porches. Roof forms should relate to adjacent buildings or developments.
(2) Required features. Roofs must have one of the following features:
A. Overhanging eaves, extending >1.5 feet past the supporting walls.
B. Sloping roofs that do not exceed the average height of the supporting walls, with an average slope >1 foot of vertical rise for every 3 feet of horizontal run and <1 foot of vertical rise for every 1 foot of horizontal run.
(3) Roof lines. The continuous plane of a roof line must be <100 feet.
(4) Mechanical equipment screening. Rooftop and ground mounted mechanical equipment must be screened (visually and acoustically) so it is not visible from the public right-of-way.
(g) Materials and Color.
(1) Building materials. Predominant building exterior materials must be high quality, and used in their natural context and color. Masonry, brick, stone, and wood are examples of appropriate building materials. Concrete masonry units, smooth-faced concrete block, painted brick and masonry, tilt-up concrete panels, vinyl and aluminum siding, and prefabricated metal panels and buildings are prohibited.
(2) Roof materials. Roof materials must be high quality, durable and consistent with local architectural themes. Acceptable roof materials include concrete tile, high profile asphalt shingles, metal shingles and split seam metal. (Ord. 2008-133. Passed 12-15-08.)
(3) Building colors.
A. Material colors must be low-reflecting, subtle and neutral or earth-toned. Trim must be painted low-reflecting, subtle and neutral or earth-toned color. Colors approved by the Village are filed with the Zoning Inspector. Any additional color will need to be approved by the architectural review board or Planning Commission.
B. High-intensity colors, bright primary colors, metallic colors, or fluorescent colors are prohibited.
C. Shiny, glossy or reflective materials, or brighter colors may be used on building trim and accents with a cumulative surface area of <0.25% (1/400th) of a wall.
D. Awning colors must be complementary to the dominant color scheme of the host structure.
E. The requirements in this subsection (g)(3) apply to the painting of any structure in this district or to the new application of color to any structure in this district on or after the adoption of this section.
(Ord. 2014-060. Passed 7-1-14.)
(Ord. 2014-060. Passed 7-1-14.)
(4) Material or color changes. Material or color changes must occur only at a change of plane or reveal line. Material or color changes at the outside corners of structures that give the impression of “thinness” and artificiality are prohibited. Piecemeal embellishment and frequent material changes are prohibited.
(Ord. 2008-133. Passed 12-15-08.)
1129.17 ARCHITECTURAL DESIGN: INDUSTRIAL STRUCTURES.
(a) Applicability. These requirements apply in the I District.
(b) Intent. Industrial sites are not frequently visited by the public, but they are often quite visible to Village residents and visitors. Quality architectural design helps offset the perceived impact of industrial uses, and creates a professional environment that reflects positively on the Village and its businesses.
(c) Character and Image. Building design must include predominant materials, elements, features, color range and activity areas tailored specifically to the site and its context. In industrial parks, each building must include predominant characteristics shared by all buildings in the development, so the development forms a cohesive place.
(d) Form and Mass. A single, large, dominant building mass must be avoided in new buildings and, to a reasonable feasible extent, in projects involving changes to the mass of existing buildings. Changes in mass must be related to entrances, the integral structure and/or the organization of interior spaces and activities and not merely for cosmetic effect. False fronts or parapets create an insubstantial appearance and are prohibited.
(e) Exterior Walls and Facades.
(1) Pattern.
A. Facades and walls must include a repeating pattern with an expression of architectural or structural bays through a change in plane >12" wide, such as:
An offset, reveal, pilaster, projecting ribs, fenestration patterns, or piers, and one or more of the following elements:
1. Color change;
2. Texture change; and
3. Material module change.
B. All elements must repeat at intervals of <30 feet.
(2) Four-sided design. All facades and walls must include materials and design characteristics consistent with those on the front facade. Rear and side wall materials that are allowed to be used are: brick, vinyl siding, wood shingles, shakes or siding (except plywood sheeting as the exposed material) or any materials that are greater quality and approved by the Village Architectural Review Officer.
(3) Garage doors. Bay doors must be screened using wing walls, carefully placed berms on the site, or other effective screening and site planning techniques, or otherwise sited so visibility from the public right-of-way is minimized. Bay doors must not face the street. Bay doors must be integrated into the overall design theme of the site with color, texture, and windows. Segmented garage bay doors with windows are preferred to roll-up garage doors.
(4) Primary building entrances.
A. Primary building entrances must be clearly defined and recessed or framed by a sheltering element as an awning, arcade or portico to provide shelter from the sun and inclement weather.
B. High Street accessibility ramp and landscaping planter locations. All future improvements to commercial establishments along the east side of High Street from Third Street to Fourth Street that require a building permit or improve the sidewalk and/or entrances to the commercial establishments along this section of High Street shall require the installation of accessibility ramps to the entrance of the building.
The accessibility ramps must be a minimum of 5 feet - 4 inches in width from the face of the building and leave a remaining sidewalk width of 10 feet - 4 inches to the face of the roadway curb. In cases where the accessibility ramp and remaining sidewalk width is greater than the combined 15 feet - 8 inches, a concrete landscaping planter shall be installed from the distance of 10 feet - 4 inches from the face of the roadway curb to the limit of the 5 feet - 4 inch accessibility ramp. As a result, the limit of the accessibility ramps and/or concrete landscaping planter will be 10 feet - 4 inches from the face of the roadway curb for all of the commercial establishments along this defined section of High Street. Refer to the Accessibility Ramp Standards - Typical Drawings for the typical layout of the accessibility ramps and/or Concrete Landscaping Planters, attached as Exhibit A of original Ordinance 2009-032.
C. High Street accessibility ramp and landscaping planter materials and dimensions. Commercial establishments requiring the installation of accessibility ramps and concrete landscaping planters as previously defined shall be constructed with Class C Concrete placed on an approved compacted granular material foundation. The accessibility ramp railings shall be constructed with metal railings meeting the materials and style as defined by the Accessibility Ramp Standards - Typical Drawings, attached as Exhibit B of original Ordinance 2009-032. All accessibility ramps, concrete landscaping planters and railing dimensions shall be as defined by the Accessibility Ramp Standards - Typical Drawings, are attached as Exhibit C of original Ordinance 2009-032.
All accessibility ramps, concrete landscaping planters and railings shall be submitted for review and approval through the preparation of the site plan as prepared by a registered civil engineer. The site plan submittal shall be in accordance with these Codified Ordinances. All accessibility ramps, concrete landscaping planters and railing installations will require inspection during construction by the Village or the Village Engineer.
D. When the accessibility ramps are built in conformity with the requirements of this section, the accessibility ramps do not have to meet the building or structure setback requirements that are set forth in these Codified Ordinances at Part Eleven - Planning and Zoning Code, Title Three - Zoning.
E. When the accessibility ramps are to be installed in the road right of way, the accessibility ramps shall be maintained in a safe condition and the accessibility ramp, landscaping planters and railings shall be maintained in good repair by the property owner who is contiguous to the accessibility ramp. The property owner who is contiguous to the accessibility ramp shall indemnify, protect, and hold harmless the Village from any claim, loss, or damage arising in any way from property owner who is contiguous to the accessibility ramp use or the user’s use of the right-of-way including, but not limited to traffic control, OSHA, or the construction, operation or maintenance of the user’s facilities or from any user’s negligent or wrongful act or omission. In addition to other requirements set forth herein, each property owner who is contiguous to the accessibility ramp and/or the user of the right-of-way shall:
1. Locate the accessibility ramp within the right-of-way in accordance with the provisions of this section;
2. Use its best efforts to cooperate with other users and the Village for the best, most efficient, most aesthetic, and least obtrusive use of the rights-of-way, consistent with safety, and to minimize traffic and other disruptions, including street cuts;
3. Ensure that above ground structures and facilities do not constitute a hazard to traffic and would not cause undue damage to any person or vehicle using the rights-of-way;
4. Upon notification by and at the direction of the Village and at the sole cost of the property owner who is contiguous to the accessibility ramp and landscaping planter, promptly remove as necessary during any construction, repair, or modification of any Village improvement or for any other reasonable cause as determined by the Village;
5. Perform all work, construction, maintenance, or removal of the accessibility ramp and landscaping planter and facilities within the right-of-way in accordance with good engineering and construction practice and ODOT traffic control guidelines, including any appropriate safety codes, and use best efforts to repair and replace any street, curb, or other portion of the right of way or facilities or structures located therein to a condition materially equivalent to its condition prior to the work or to Village standards, whichever is greater, in a manner which minimizes any inconvenience to the public, the Village, and other users; and
6. Each user or property owner who is contiguous to the accessibility ramp shall ensure that any subcontractors or others performing any work or services in the right-of- way on behalf of the user or property owner who is contiguous to the accessibility ramp comply with all applicable provisions of this section and the user and property owner who is contiguous to the accessibility ramp shall be responsible and liable hereunder for all actions of any subcontractors or others as if the user had performed or failed to perform any obligation.
(Ord. 2009-032. Passed 6-2-09.)
(f) Roofs.
(1) Required features. Roofs must have one of thee following features:
A. Parapet walls that serve to screen rooftop mechanical equipment.
B. Overhanging eaves, extending >3 feet past the supporting walls.
C. Sloping roofs that do not exceed the average height of the supporting walls, with an average slope >1 feet of vertical rise for every 3 feet of horizontal run and <1 foot of vertical rise for every 1 foot of horizontal run.
(2) Mechanical equipment screening. Rooftop and ground-mounted mechanical equipment must be completely screened (visually and acoustically) from the public right-of-way and adjacent properties.
(g) Materials and Color.
(1) Building materials. Durable, high quality building materials must be used. Masonry, brick, stone, integrally colored concrete masonry units, and highly detailed tilt-up concrete panels are examples of appropriate building materials.
(2) Building colors. Building colors must be low-reflecting, subtle and neutral or earth-toned. High-intensity colors, bright primary colors, metallic colors, black or fluorescent colors are prohibited. Shiny, glossy or reflective materials, or brighter colors may be used on building trim and accents with a cumulative surface area of <0.25% (1/400th) of a wall.
(3) Material or color changes. Material or color changes must occur only at a change of plane or reveal line. Material or color changes at the outside corners of structures that give the impression of “thinness” and artificiality are prohibited. Piecemeal embellishment and frequent material changes are prohibited.
(h) Pre-Fabricated and Pre-Engineered Buildings. Pre-fabricated and pre-engineered buildings must also conform to the following standards.
(1) All exterior building materials must be equal or better in quality to what would be found on a site-built building. Exposed metal and corrugated surfaces (except standing seam and split seam roofs) are prohibited. Exterior doors must include plate hinges (not surface hinges), panels and windows.
(2) Fenestration must be used to create a strong visual presence.
(Ord. 2008-133. Passed 12-16-08.)
1129.18 LANDSCAPING AND SCREENING.
(a) Purpose Statement: The purpose of these regulations is to help protect and preserve important natural and environmental variables, and their functions, of a site while enhancing the overall character and appearance of the built environment. Specific objectives include:
(1) Minimize potential noise, glare and visual clutter of outdoor storage, rubbish areas, dumpsters, parking and loading areas by obscuring the view with landscaping and screening.
(2) Provide protection from soil erosion
(3) Soften the appearance of building masses and break up and reduce the impact of large parking areas.
(4) Remove, reduce, lessen or absorb the impact between one use or zone and another.
(Ord. 2008-133. Passed 12-16-08.)
(Ord. 2008-133. Passed 12-16-08.)
(b) Applicability. A Landscape Plan is required to be submitted for any use or development involving the construction, reconstruction or expansion of structures in the C-1, C-2, C-3, I, M-R, M-I, and MF zones or non-residential uses permitted in the residential zones. The Landscape Plan shall be submitted as part of the Site Plan requirements set forth in Section 1125.08
(d)(3)O.
(Ord. 2008-133. Passed 12-16-08; Ord. 2010-28. Passed 7-6-10.)
Existing landscape material shown on a site plan that is in satisfactory condition may be used to satisfy any landscaping requirement in whole or part.
Where this section and other areas of the Zoning Ordinance conflict one another, the provisions in this section shall apply.
(c) General Requirements. The proposed location of buildings, off-street parking areas, and other earth disturbing activities shall be accomplished with the desire to minimize the removal of individual trees having a trunk diameter of six (6) inches or greater as measured four and one-half (4 1/2 ) feet above ground level.
Landscape materials shall be arranged to create varied and attractive views and complement the architectural features of the principal structure on the site. Any landscape or screening material that is a required element of a regulation or approved development plan that dies or is destroyed shall be replaced within 60 days, or when soil conditions permit, and shall take place for the first two(2)years after project completion. Plans shall be implemented within 120 days of project or phase completion or when soil conditions permit.
In areas where general planting will not prosper, other materials such as fences, walls, shavings of wood, brick, stone, gravel and cobbles shall be used. Carefully selected plants shall be combined with such materials where possible. Every effort shall be made during construction to preserve existing healthy trees and shrubs on the site. Preservation of trees and vegetation of special significance due to size, age, habitat, or historical significance is highly encouraged.
A mature tree, tree mass or woodland should remain on the site providing it does not pose any undue threat to health, safety and welfare by its location with respect to any proposed improvements to the site.
Consultation/review by a certified Arborist, Urban Forester or similar expert shall be used, if needed, at the expense of the property owner.
The plan must be prepared by a landscape architect or other landscape design professional. The plan shall contain the items set forth in Section 1125.08(d)(3)O. of the Site Plan Review.
(d) Building Planting Requirements (All Districts Except C-2):
(1) General requirement: A minimum five foot (5') planting area shall be provided between all building walls and paved areas except at service areas, mechanical equipment areas and primary pedestrian access points to the structure. Open structures such as porches, canopies, balconies, platforms, carports, covered patios and walkways and similar architectural projections shall be considered parts of the building to which attached. The five (5) foot planting area shall be landscaped.
(2) Planted rear and side yard: Landscape areas will be in accordance with the rear and side-yard setbacks established in the zoning district in which the proposal is located. Areas outside the requirements in subsection (d)(1) hereof, a, and areas not paved, shall be landscaped with live ground cover or lawn.
(e) Building Planting Requirements C-2. General Requirement: Any area between the building and the property or right-of-way line shall be a planting area, except at service areas, mechanical equipment areas, and primary pedestrian access points to the structure. Open structures such as porches, canopies, balconies, platforms, carports, covered patios and walkways, and similar architectural projections shall be considered parts of the building to which attached. The planting area shall be landscaped.
(f) Interior Parking Lot Guidelines (Figure 1).
Figure 1
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Interior parking guidelines are intended to define major circulation aisles and driving lanes and provide visual and climatic relief from broad expanses of pavement.
(1) Any open parking area (including parking spaces and interior access lanes, but excluding loading, unloading and storage areas) that contain more than six thousand (6,000) square feet of area or twenty (20) or more vehicular parking spaces shall provide interior landscaping in addition to any other required perimeter landscaping.
(2) The amount of this interior landscaping shall be a minimum of ten percent (10%) of the total parking area. Interior parking area does not include access drives or ingress/egress areas.
(3) Landscaped areas shall be evenly dispersed throughout parking area in islands or peninsulas, provided each island or peninsula is not less than one hundred (100) square feet in size. Design shall not impede internal vehicular traffic circulation. Each island shall be a minimum of five (5) feet in any horizontal direction.
(4) Within landscaped islands or peninsulas, one major shade tree shall be provided for every ten (10) parking spaces. Required trees placed in islands shall be placed in a space containing at least one hundred fifty (150) square feet of pervious area per tree to allow for adequate root aeration and expansion.
(5) Each tree, at the time of installation, shall have a clear trunk height of at least six (6) feet and a minimum caliper of two (2) inches.
(6) Remaining areas shall be vegetated with grass or similar low level plant material not to exceed two (2) feet in height.
Illustration 1
 |
(Ord. 2008-133. Passed 12-16-08.)
(g) Landscaping along Road Frontage (Illustration 2). The landscape strip is required in the C-1, C-3, I, M-R, M-I and MF districts. The landscape strip is measured from the right-of-way line to the parking lot.
(Ord. 2008-133. Passed 12-16-08; Ord. 2010-28. Passed 7-6-10.)
(1) This landscape strip shall be provided along the full width of the lot and shall be unoccupied, except for landscape treatments such as trees, plantings, earth mounds, terraces, shrubs, permitted signs, and driveways (generally perpendicular to the right-of-way line).
(2) Within this landscape strip, there shall be at least one (1), two (2) inch caliper deciduous tree or small flowering tree with creative placement for every thirty-five (35) feet of road frontage, along with random shrub plantings. Recommend five (5) shrubs randomly staggered every thirty-five (35) feet of road frontage.
(3) Landscape mounds shall have an elevation at least two feet (2) higher than the finished elevation of the parking lot. Earth mounds and decorative landscape treatments shall not block adequate safe distances at driveway locations and intersections.
(4) The width of the landscape strip shall be no less than ten (10) feet. Corner lots shall have a landscape strip of required width on both frontages.
(5) Mounds shall block or screen the view of adjacent off-street parking areas and shall be constructed with plant materials to prevent erosion. Slopes on earthen mounds shall be no greater than 2:1 with a minimum crown width of at least two feet (2) to create a generally flat crest.
A. The transition between existing grade and the slope of a mound should be gradual with contouring intended to make the mound appear as part of natural landscape. Gradual slope variation within the mound will encourage a more natural appearance.
B. Where applicable, trees should be planted on the shallower portion of the slope.
C. It is recommended the top twelve inches (12") of the mound consist solely of high quality topsoil.
(6) The grading plan and landscape plan shall evaluate the site and ensure underground utilities, surface water and groundwater flow, and mature trees are not adversely affected by the landscape strip.
Illustration 2
 |
(Ord. 2008-133. Passed 12-16-08.)
(h) Perimeter Parking Lot Guidelines. Landscaping around the perimeter of parking lots is required in the C-1, C-2, C-3, I, M-I, M-R and MF districts.
(Ord. 2008-133. Passed 12-16-08; Ord. 2010-28. Passed 7-6-10.)
(1) Landscape areas will be in accordance with the side-yard setbacks established in the zoning district in which the proposal is located. Perimeter screening shall effectively conceal parking areas and interior driveways from adjoining property with the use of earth mounds, a planting strip, hedge, or fence material for visual separation from adjoining property.
(2) In areas where a common (shared) interior access point between businesses is proposed, the perimeter landscaping requirement for that area is waived.
(i) Landscaping/screening for Service Structure(s). Service structures include, but are not limited to, loading/unloading docks, propane tanks, electrical transformers, and other equipment or elements providing service to the building or site.
(1) Screening shall include a continuous planting, hedge, fence or similar feature that will enclose any service structure on all sides. Fences shall be designed in accordance with Chapter 1307
.
(2) Screening established with plant materials shall provide seventy-five percent (75%) opacity with two years (2) of planting and shall be equally effective in the winter and summer. All other types of screening shall completely screen service structures. Construction materials and design features shall be consistent with the primary structure on site.
(3) The minimum height of screening material shall be two (2) feet more than the height of the enclosed structure, but shall not exceed ten (10) feet.
(4) If a service structure is designed to be removed or emptied mechanically on a regular basis, a curb to contain the placement of the structure is required.
(j) Landscaping/screening Adjacent to Residential Areas.
(1) A minimum buffer strip of ten (10) feet shall be used when said district abuts any residential district. This ten (10) foot buffer strip shall be included in the side and rear yard clearance and shall not be additional footage.
(2) The twenty 20-foot required buffer zone will be considered a protected “Green Space”. The “Green Space” is a canopy cover with existing mature trees or, if necessary, planted with additional selected hardwoods. If soil and environmental conditions require other types of trees or plants, Best Management Practices shall be utilized as recommended by a certified Arborist, Urban Forester or other expert. Trees planted are required to be a variety of the type (i.e. Maples, Oak, Beech, Elms, Conifers, etc.) that can achieve, as a goal, a fifty percent ( 50%) canopy cover.
(3) Mature trees, tree masses, or woodlands existing in the required buffer “Green Space” shall be designated “Tree Save Area" on all plans including landscaping and site plans. All “tree save areas” shall be unmistakably delineated in the field so that it is obvious to all equipment operators and other construction personnel. A temporary physical barrier such as a snow fence shall be erected a minimum of one (1) foot outside the drip line on all sides of individual trees, trees masses or woodlands prior to major clearing or construction. The barrier shall be placed to prevent the disturbance to or compaction of soil inside the barrier, and shall remain until construction is complete. The barrier shall be shown on all plans including the landscape plan.
(4) The following practices are not permitted and considered harmful in a “tree save area”: grading or trenching; placing backfill near trees; driving or parking equipment in “tree save” areas; dumping of trash; storage of construction materials and supplies.
A. Protected “Green Space” is not allowed to be used for water retention, retention basins, storage, out buildings, or dumping of any type.
B. “Green space” maintenance, proper pruning, proper clearing of dead trees, control of grape vine and other invasive plants/vegetation is required to take place annually by the property owner (minimum requirement). Consultation/review by a certified Arborist, Urban Forester or similar expert shall be used, if needed, at the expense of the property owner.
(k) The site shall be planned to accomplish a desirable transition with the streetscape, and to provide for adequate planting, pedestrian movement and parking areas. In order to minimize run-off and provide adequate open space, sites shall have a minimum pervious area of thirty percent (30%). Storm water and water quality measures shall be integrated in the design of parking lots and roof water runoff to assure that the runoff water quality is maintained or improved. Incorporation of Best Management Practices (B.M.P.) such as rain gardens and or bio retention basins shall be used.
Illustration 3- Overall landscape requirements
Illustration of Landscape Requirements
Not to Scale
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(l) Landscaping Material Standards.
(1) Evergreen shrubs: Plants shall be no less than twenty-four (24) inches in height.
(2) Deciduous shrubs: Plants shall be no less than thirty (30) inches in height.
(3) Conifers (evergreen trees): Each tree, at the time of installation, shall be no less than six (6) feet as measured from the top of the soil ball.
(4) Deciduous trees: Each tree, at the time of installation, shall have a clear trunk height of at least six (six) feet and a minimum caliper of two (2) inches as measured at six (6) inches above the crown of the roots (if bare root) or from the top of the soil ball.
(m) Recommended Vegetation List. Artificial plants shall not be used to meet landscaping requirements, and all plant materials used to comply with provisions of this section, shall conform to the standards of the American Association of Nurserymen and shall have passed any inspections required under state regulations.
The applicant shall also be responsible for ensuring landscape materials are not included in the Ohio Department of Natural Resource’s list of invasive species or noxious weeds list. (Ord. 2008-133. Passed 12-16-08.)
1129.19 PRIVATE SWIMMING POOL REGULATIONS.
(a) Purpose. It is the purpose of the Section 1129.19
to promote the public health, safety and welfare through the regulation of swimming pool facilities.
(b) General Regulations.
(1) Private swimming pools are an accessory structure in the R district or as an accessory use to legal non-conforming single family residential use in other districts.
(2) The private swimming pool is intended to be used an accessory building and is used solely for the enjoyment of the occupants of the property on which is located and their guests.
(3) The pool may be located anywhere on the property but shall meet setbacks for accessory building listed in the Appendix A of Ordinance 2013-038.
(4) Temporary swimming pools that can be set up May 1 and removed by September 30 are exempt from these regulations and will not require a zoning permit. These swimming pools must have a diameter of 12 feet or less or 100 square feet or less to be considered temporary pools. If the temporary pools do not meet the size standard or if they exceed the time limit, they will not be considered temporary and will be required to follow all applicable regulations.
(5) Fences.
A. Permanent in-ground swimming pools shall be fully enclosed by an approved fence not less than four ( 4) feet in height to prevent any access to the pool except through a controlled access point. Fences for in-ground pools shall be approved as part of the zoning permit process for the pool. Permanent above-ground swimming pools shall be enclosed by either a fence or pool wall not less than four ( 4) feet in height, as measured from grade at the base of the wall, to prevent access to the pool except through a controlled access point. Doors and gates shall be equipped with suitable locking devices to prevent unauthorized access.
B. A fence enclosure is not required for above-ground pools if the pool has non-climbable vertical sides not less than 4 feet in height, as measured from grade at the base of the wall, and any access steps or ladders are removed when the pool is not in use. A swimming pool cover is not considered to be a suitable alternative to the enclosure requirements set forth herein.
(Ord. 2013-038. Passed 5-8-13.)
1129.20 COMMUNITY OR CLUB SWIMMING POOL REGULATIONS.
(a) Purpose. It is the purpose of this section to promote the public health, safety and welfare through the regulation of community and club swimming pools.
(b) Definition. Community pool is a pool owned and operated by a homeowner
association or a condominium association. Club pool is owned and operated by a corporation, association, for a civic, social, educational, or recreational purpose, to which membership is required for participation and which are not primarily open to the public.
(c) General Regulations.
(1) The pool is intended solely for use of the members and guests of the association or club who own and operate the pool.
(2) The pool and their associated bathing facilities shall be located on land owned by the association or club. It shall be 3 feet from the property lines and 3 feet from the right(s)-of-way.
(3) Parking regulations in Section 1125.05 shall be adhere to.
(4) Fences.
A. Permanent in-ground swimming pools shall be fully enclosed by an approved fence not less than four ( 4) feet in height to prevent any access to the pool except through a controlled access point. Fences for in-ground pools shall be approved as part of the zoning permit process for the pool. Permanent above-ground swimming pools shall be enclosed by either a fence or pool wall not less than four ( 4) feet in height, as measured from grade at the base of the wall, to prevent access to the pool except through a controlled access point. Doors and gates shall be equipped with suitable locking devices to prevent unauthorized access.
B. A fence enclosure may not be required for above-ground pools if the pool has non-climbable vertical sides not less than 4 feet in height, as measured from grade at the base of the wall, and any access steps or ladders are removed when the pool is not in use. A swimming pool cover is not considered to be a suitable alternative to the enclosure requirements set forth herein.
(Ord. 2013-038. Passed 5-8-13.)
1129.99 PENALTY.
Any person, firm, corporation, their agent(s) or employee(s) thereof violating any of the provisions of Chapter 1129 or who fail or refuse to obey a lawful order of the Zoning Inspector issued pursuant to said Chapter 1129 shall be guilty of a minor misdemeanor and shall be subject to a fine up to one hundred fifty dollars ($150.00) for each offense. A separate offense shall be deemed to have been committed each day during which a violation continues.
(Ord. 2008-133. Passed 12-16-08.)
APPENDIX A
District | Maximum Height of Buildings | Minimum Depth of Front Yard | Minimum Depth of Side Yard | Width of Sum of Side Yard | Minimum Depth of Rear Yard | Minimum Lot Area | Minimum Lot Frontage | Units per Acre | ||
Stories | Feet | |||||||||
R | Residential 1 Family | 2.5 | 35 ft. | 25 ft.*(3) | 5 ft.* (2) | 10 ft. | 40 ft.*(10) | 6000sf.*(1) | 50 ft.*(7) | 7.25 |
2 Family | 2.5 | 35 ft. | 25 ft.*(3) | 5 ft.*(2) | 10 ft. | 40 ft.*(10) | 9000sf.*(1) | 50 ft.*(7) | 9.7 | |
Accessory Building | 1.5 | 18 ft. | 25 ft. | 3 ft. | 6 ft. | 5 ft. | n/a | n/a | n/a | |
MF | Multi Family Each family | 2.5 | 35 ft. | 20 ft. from private street or drive | 8,712sf. | 5 | ||||
Development Area | 25 ft. | 10 ft. | 20 ft. | 20 ft. | 108,900sf. | 150 ft. | ||||
Accessory Building | 1.5 | 18 ft. | 25 ft. | 5 ft. | 10 ft. | 5 ft. | n/a | n/a | n/a | |
C-1 | Neighborhood Business | 2.5 | 35 ft. | 0 ft. | 0 ft. | 0 ft. | 40 ft. | 50 ft.*(8) | ||
Accessory Building | 1.5 | 20 ft. | 25 ft. | 5 ft. | 10 ft. | 5 ft. | n/a | n/a | n/a | |
C-2 | Community Business | 3.0 | 45 ft, | *(8) | 0*(9)(8) | *(8) | 40 ft. | *(8) | 50 ft.*(8) | |
Accessory Building | 2 | 30 ft. | 25 ft. | 5 ft. | 10 ft. | 5 ft. | n/a | n/a | n/a | |
C-3 | Community Business | 35 ft. | 25 ft. | 40 ft. | 25 ft. | 20,000sf. | ||||
I | Light Industrial | 2.5 | 35 ft. | 50 ft. | 25 ft. | 50 ft. | 40 ft. | 37,000sf | ||
Accessory Building | 2.5 | 35 ft. | 50 ft. | 15 ft. | 30 ft. | 15 ft. | n/a | n/a | n/a | |
MI | Marine Industrial | 2.5 | 35 ft. | 50 ft | 25 ft. | 50 ft. | 40 ft. | 37,000sf. | ||
Accessory Building | 2.5 | 35 ft. | 50 ft. | 15 ft. | 30 ft. | 15 ft. | n/a | n/a | n/a | |
MR | Marine Recreation | 2.5 | 35 ft. | 50 ft. | 15 ft. | 30 ft. | 40 ft. | 37,000sf. | ||
Accessory Building | 2.5 | 35 ft. | 50 ft. | 15 ft. | 30 ft. | 15 ft. | .n/a | n/a | ||
*(1) See Section 1129.02
*(2) See Section 1129.03
*(3) See Section 1129.04
*(4) See Section 1129.05
*(5) See Section 1129.06
*(6) See Section 1129.07
*(7) See Section 1129.08
*(8) See Section 1129.09
*(9) See Section 1129.10
*(10) See Section 1129.11
(Ord. 2010-27. Passed 7-6-10.)