Grandview Heights City Zoning Code
CHAPTER 1151
Districts and Boundaries
1151.01 DISTRICTS.
(EDITOR’S NOTE: In addition to the districts listed below the City has also enacted the Grandview Yard Community Entertainment District pursuant to Ohio R.C. 4301.80.)
(a) The City is hereby divided into four general types of districts:
District | Type | |
R | Residential | |
C | Commercial | |
M | Industrial | |
P | Parkland |
(b) The four general types of districts are further divided into the following specific districts:
District | Type | |
RS-1 | Residential (Single) | |
RS-2 | Residential (Single) | |
RD | Residential (Double) | |
RA | Residential (Apartment) | |
RPU | Residential Planned Unit District | |
C-1 | Limited Commercial | |
C-2 | Neighborhood Commercial | |
C-3 | Planned Commercial | |
M-1 | General Industrial | |
P | Parkland | |
PCD | Planned Community District | |
(Ord. 98-13. Passed 9-8-98; Ord. 01-20. Passed 8-6-01.)
1151.02 DISTRICT BOUNDARIES ESTABLISHED.
(a) The boundaries of the districts are shown upon the map designated as the “Zoning District Map.” The Zoning District Map and all notations, references and other information shown thereon are a part of this Zoning Ordinance and have the same force and effect as if the Zoning District Map and all the notations, references and other information shown thereon were all fully set forth or described herein, the original of which Zoning District Map is properly attested and is on file with the Clerk of Council.
(b) 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 districts.
(c) All territory which may hereafter be annexed to the City shall automatically be placed in the most restrictive RS-1 Residential District.
(Ord. 98-13. Passed 9-8-98.)
1151.03 CRITERIA FOR ESTABLISHING DISTRICT BOUNDARIES.
Where uncertainty exists with respect to the boundaries of the various districts as shown on the Zoning District Map accompanying and made part of this Zoning Ordinance, the following rules apply:
(a) The district boundaries are either streets or alleys unless otherwise shown, and where the districts designated on the Map accompanying and made a part of this Zoning Ordinance are bounded approximately by street or alley lines, the street or alley shall be construed to be the boundary of the district.
(b) Where the district boundaries are not otherwise indicated, and where the property has been or may hereafter be divided into blocks and lots, the district boundaries shall be construed to be the lot lines, and where the districts designated on the Zoning District Map accompanying and made part of this Zoning Ordinance are bounded approximately by lot lines, the lot lines shall be construed to be the boundary of the districts unless the boundaries are otherwise indicated on the Map.
(c) In unsubdivided property, the district boundary lines on the Zoning District Map accompanying and made part of this Zoning Ordinance shall be determined by use of the scale appearing on such Map.
(Ord. 98-13. Passed 9-8-98.)
1151.04 GREEN SPACE OVERLAY DISTRICT.
(a) All lots bordering on the north side of Goodale Boulevard between the center line of Broadview Avenue on the east and the center line of Wyandotte Road on the west and all lots bordering on the south side of Goodale Boulevard from the center line of Grandview Avenue on the east and the center line of Lincoln Road extended on the west shall be included in this Overlay District.
(b) All properties within this Overlay District shall have a minimum front yard of 100 feet.
(c) All properties within this Overlay District shall have a minimum side yard of twenty-five feet.
(Ord. 98-13. Passed 9-8-98.)
(Ord. 98-13. Passed 9-8-98.)
1151.05 NE FIRST/ASHLAND OVERLAY DISTRICT.
(a) Lots 59 and 60 of the Urlin Subdivision, located on the northeast corner of West First Avenue and Ashland Avenue, shall be included in the NE First/Ashland Overlay District.
(b) Not more than twenty-five percent (25%) of the net floor area located in this overlay district shall be used for commercial purposes.
(c) A residence is a permitted use in this overlay district.
(Ord. 98-13. Passed 9-8-98.)
1151.06 PARKLAND.
Parkland shall include all public parks and playgrounds, public gardens, and any recreational uses.
(Ord. 98-13. Passed 9-8-98.)
1151.07 GRANDVIEW AVENUE OVERLAY DISTRICT.
(a) Purpose. These overlay standards have been created to utilize the site plan review process of the Planning Commission to promote the Grandview Avenue District, as defined in the Community Plan, as a compact, pedestrian-oriented district with a diverse mix of residential office and commercial uses, creating a place that represents a unique, attractive, and memorable destination for visitors and residents.
(b) Intent.
(1) To allow a vertical mix of uses between ground level retail and office and residential units or office uses above;
(2) To add streetscape elements and other outdoor pedestrian spaces that encourage activity, sociability, safety, and visual appeal;
(3) To enhance the public realm space on both sides of Grandview Avenue so as to create a pedestrian loop;
(4) To encourage shared parking among commercial uses; and
(5) To minimize curb cuts and other vehicle intrusions on the pedestrian, street-level experience.
(c) Grandview Avenue Overlay District Described.
(1) The boundaries of the Grandview Avenue Overlay District will include all properties with frontage on Grandview Avenue between Third Avenue and First Avenue which lie within the corporation limits of Grandview Heights. It will also include three (3) properties with current addresses of 1510, 1516/1520 and 1530 West First Avenue.
(2) The boundaries of the Grandview Avenue Overlay District shall be indicated in the official Zoning District Map of the City with the symbol “GAOD” (Grandview Avenue Overlay District). The Grandview Avenue Overlay District shall be in addition to and shall overlay all other zoning districts where the district is established. Therefore, any parcel of land lying in the GAOD district shall also lie in one or more of the other zoning districts provided for in this Zoning Ordinance. The district designation of GAOD shall be superimposed over the existing zoning designations on the Zoning District Map.
(d) Applicability and Extent.
(1) The standards and requirements of this Section may be waived for buildings recognized by the Grandview Heights/Marble Cliff Historical Society as historic if applying them would result in an unacceptable modification of the original, historic appearance of the building.
(2) Except as modified by this overlay district, the provisions of the applicable base-zoning district shall apply to all development within the boundary of the designated area. Where provisions of this overlay Ordinance impose greater restrictions than other existing laws, regulations or ordinances, the provisions of this overlay Ordinance shall govern.To the extent that this overlay Ordinance does not expressly address a restriction, the Zoning Ordinances of the City will apply.
(3) No building shall be erected, converted, expanded, reconstructed or structurally altered except in accordance with the development standards and design guidelines of this overlay district. For building expansion of up to 50%, only the new addition requires compliance with these standards and guidelines.
(4) The extension or expansion of a building toward Grandview Avenue is subject to all standards and requirements of this overlay district.
(5) Routine maintenance and in-kind replacement of materials are exempt from the standards and requirements of this overlay district.
(6) All modifications to the public realm space are subject to the development standards and design guidelines of this overlay district.
(e) Procedures.
(2) The development standards and design guidelines of the Grandview Avenue Overlay District will serve as (1) guidelines for consideration by applicants in preparing site plans, and (2) constitute the criteria to be considered by the Director of Building and Zoning and the Planning Commission in reviewing site plans.
(3) Requests for variance and site plan review may be submitted concurrently, though they need not be. If not submitted and reviewed concurrently, variances must be approved before site plan review.
(f) Definitions.
(1) Building Frontage: “Building frontage” means the side, or façade, of a building closest to and most nearly parallel to an abutting street.
(2) Building Frontage, Primary: “Primary building frontage” means a building frontage that abuts Grandview or First Avenues.
(3) Building Frontage, Secondary: “Secondary building frontage” means a building frontage that abuts Haines Avenue, Second Avenue or an alley.
(4) Building Rear: “Building rear” means the wall or plane opposite the primary building frontage. For a building on a corner lot, the building rear is the wall or plan opposite the wall or plane containing the principal building entrance.
(5) Build-to-Line: A “build-to line” establishes a minimum and maximum front setback for buildings and other structures as measured from the curb-line of a street.
(6) Commercial: As used in this overlay ordinance, “commercial” refers to land uses permitted in the underlying zoning district.
(7) Cross Easement: Contractual permission granted by property owner(s) to third parties to use, walk or drive between adjacent properties under different ownership.
(8) Principal Building: “Principal building: means a building in which the principal use of the property is conducted. All parcels containing at least one building shall be deemed to have a principal building. A parcel may contain more than one principal building.
(9) Public-Realm Space: “Public-realm space” means an area between a principal building (public and private) and the curb line utilized for seating, outdoor dining, public art and/or other pedestrian amenities.
(10) Reconstruction: “Reconstruction” means the replacement or rebuilding of a building, premises or structure.
(11) Setback: “Setback” means the distance between a lot line or right-of- way line and a building, structure, defined outdoor area serving as the primary activity, parking lot, or vehicular circulation area.
(g) Setbacks and Build-to Lines.
(1) Front: The front setback and build-to lines shall be determined by the standards and guidelines regulating the public realm space.
(2) Side: The minimum side yard setback is five (5) feet. The Planning Commission may reduce the side yard setback to zero (0) if it determines that a reduced setback is consistent with current development plans on the adjacent property. Sides of buildings along secondary streets will subject to the public realm requirements of Section 1151.07(h).
(3) Minimum setbacks: The minimum rear or side yard setback off a public alley shall be nineteen (19) feet from the right-of-way to the ground floor.
(h) Building Standards.
(1) The planning and exterior design of all buildings and the exterior design of all improvements, additions, modernization or renovations of buildings within the Grandview Avenue District shall be in reasonable conformance with, or be representative of, the design guidelines, as set forth herein.
(2) A variety of architecture expressions is encouraged as a means of enhancing diverse mixed use, character of the community. Each development project will, by use of massing, articulation, materials and detail, contribute to a coherent form and eclectic character within the Grandview Avenue District.
A. Primary Façade: Any building with frontage on Grandview Avenue shall have its front or primary façade on this frontage.
B. Primary Entry: The building shall provide a primary pedestrian entrance to Grandview Avenue.
C. Ground Floor Building Depth: The minimum depth of ground- floor retail or office space from the building front is forty (40) feet.
D. Minimum Building Height: Buildings are to contain two (2) floors or achieve thirty (30) feet in height.
E. Ground Floor Minimum-Ceiling Height: Minimum ceiling height of ten (10) feet.
F. Ground Floor Transparency: A minimum of sixty percent (60%) and maximum of eight-five percent (85%) of the front façade between two (2) feet and ten (10) feet above sidewalk grade must be comprised of clear windows that allow views to a depth of ten (10) feet of indoor commercial space or product display areas.
1. The bottom edge of any window or product display window used to satisfy the transparency standard may not be more than three (3) feet above the adjacent sidewalk.
2. Product display windows used to satisfy these requirements must have a minimum height of four (4) feet and be internally lighted.
G. Reduced Building Volumes: A continuous primary façade that exceeds a width of forty (40) feet shall be broken down in scale by means of the articulation of separate volumes. These shall be well proportioned and related to create satisfactory composition. Building volumes should be further articulated to break down the perceived scale and mass of the structure at locations along secondary building frontages.
H. Upper Floor Windows: Upper floor windows must be clear and comprise a minimum of twenty-five percent (25%) of the front façade higher than fourteen (14) feet above finish grade. This ratio must be less than that met on the ground floor.
I. Corner Buildings: Building footprints may be required to be chamfered at corners to provide visibility at street intersections.
J. Façade Interruptions: Courtyards, walkways, or other interruptions in the primary façade building wall for pedestrian traffic shall be permitted, provided that the interruption to the primary façade street wall is minimal.
K. Four-sided Architecture: All façades shall have the same level of design attention and comparable use of materials as the front façade.
L. Building Massing: Building massing should provide additional variation and architectural interest that promotes cohesive community scale and any attractive pedestrian environment.
M. Roof Lines: A varied building silhouette is encouraged through changes in the massing at rooflines.
N. Design Interest: Within a clear and coherent architectural composition, building facades should be articulated by means of recess, changes in plane, bays, projecting elements, variations in exterior facades or combination thereof.
O. Rooftop Treatment: As many roofs will be visible from surrounding structures, they should be designed to be visually interesting, using non-reflective materials and colors that do not contribute to the urban heat island effect.
P. Building Penetrations: Appliance vents, exhaust fans, and similar roof penetrations should be located so as to not be visible from streets or open spaces. Exposed metal penetrations and roof accessories should be finished to match or blend with the roof color.
Q. Building Materials: Exterior building materials should be durable and of high quality. Selection should rely upon traditional and natural materials such as brick, stone and glass. Exterior Insulation and finish Systems (EIFS), vinyl or aluminum siding, and split or scored faced concrete block are not acceptable materials.
R. Rofing Materials: Materials visible from the street should be concrete or clay tile, high quality composition shingles, slate, or standing seam metal roofing. Sheet or roll roofing are not permitted.
S. Exterior Color: Each project should create a cohesive color palette that takes into consideration the finish of all exterior elements, and that compliments the architectural character and composition of the building. Projects are encouraged to employ more than one body color to articulate the form, rhythm and scale of the building. Accent colors are encouraged where they enhance the architectural character of the development project.
T. Mechanical Penetrations at Facades: The placement of mechanical penetrations, especially exhaust vents, should consider the visual and air quality impact on nearby residential areas. Cooking odors should be eliminated to the extent feasible by installation of the best available ventilation technology. Project applications shall include information on proposed ventilation systems and odor scrubbing technology to be used.
(i) Public Realm Space.
(1) The public realm space will consist of public right of way as well as the privately owned space that will exist between the curb line and the building. The development standards for this area are as follows:
A. A build-to line of 16’ to 18’ as measured from the curb line of Grandview Avenue to the primary structure shall be established extending the full length of Grandview Avenue.
B. At least fifty (50) percent or more of the primary structure must align with the build-to line at the ground level. The primary structure may be setback further to increase the size of the public realm space. Up to fifty (50) percent of the ground floor frontage of a building may be setback to a maximum distance of twelve (12) feet.
C. Allowable encroachment on the public realm space provided pedestrian circulation is maintained:
1. Café tables and seating. No fence or other enclosure may surround the encroaching seating area without the permission of the Planning Commission.
2. Product display racks. Racks are to be located in front of the establishment responsible for the maintenance and sale of those goods. Racks must be removed after hours of operation.
3. On-premises signage. Signage may still be considered “on-premises” if it is located in the public realm space in front of the establishment it advertises. Signage standards still apply.
4. The Planning Commission may permit other encroachment on the public realm space in accordance with the purpose and intent of the district.
D. Frontage forms allowed:
1. Shop front: a frontage wherein the façade is aligned with the edge of the sidewalk at the build-to line with the building entrance at sidewalk grade. An awning may overlap the public realm up to four (4) feet for a sixteen (16) foot setback or six (6) feet for an eighteen (18) foot set mark.
2. Planning and design of improvements to the public real space must take into consideration and be in reasonable conformance with current Grandview Avenue street and streetscape improvement plans.
(j) Signage.
(1) Signs within the Grandview Avenue District should be creative and be designed to contribute to the character, vitality and visual appeal of the public realm. Signs should also be complimentary with the architecture of the buildings.
A. The provisions of Chapter 1167 Signs will serve as a general reference for planning and designing of new signs.
B. Permanent signage allowed: wall signs, marquee signs, awning signs, window signs, and canopy signs when displaying no advertising matter except pertaining to the business conducted in the building on which such sign is placed. All signs including walls signs must be approved the Planning Commission as part of an overall sign plan.
(k) Parking and Circulation.
(1) Additional curb cuts on Grandview Avenue to lots with real alley and side street access shall not be permitted. On lots without such access, vehicular driveways shall be permitted on or adjacent to lot lines with appropriate driveway/access easements as determined by the Planning Commission, anticipating shared access to limit future curb cuts.
(2) Drive-through facilities for vehicles are prohibited.
(3) No parking or maneuvering shall be permitted between the primary building and any public street. The minimum parking setback from an alley shall be zero (0) feet. Parking areas adjacent to residentially zoned property must be setback sufficiently to permit the installation of opaque walls, fences or landscaping.
(5) When applicable, rear parking areas must be connected with cross easements to permit interval circulation across lot lines.
(6) Mechanical lifts and stacked parking shall be allowed to meet the residential use requirement provided that no parking space is blocked by more than one (1) other parking space. Stacked parking associated with a commercial use requires an attendant or valet to be present during hours of operation.
(7) Parking lots along the street must be screened from the adjacent street and sidewalk by walls, fences, or landscaping.
(l) Screening.
(1) All establishments shall be required to enclose all outdoor refuse containers on all sides. This enclosure shall be constructed to maintain a minimum three (3) foot clearance between itself and the dumpster, and shall be at least one (1) foot higher than the highest part of the refuse container or containers enclosed. Such enclosures shall be constructed of opaque materials similar to that of which the principal building is constructed.
(2) Service doors and gates should be designed as an integral element of the building design and screened from predominant public view.
(3) All open service areas, outdoor storage areas, or loading docks shall be screened by walls or fences, six (6) feet minimum height, eight (8) feet maximum height, that effectively conceal such operations from adjacent streets or adjacent residential districts.
(4) Equipment Screening: Mechanical equipment should be screened from predominate public view by one of the following means:
A. By enclosure entirely within the structure of the building with access provided by opaque service access doors, a portion of which may be exposed for meter reading.
B. By enclosure in a below grade vault or structure.
C. By provision of a fence or wall with a minimum opacity of fifty percent (50%) the top of the fence or wall should be at least equal in height to the equipment screened but not higher than eight (8) feet.
D. By combination of an open fence and adjoining planting that will reach a height sufficient to screen the equipment within three years.
E. Residential gas meters serving individual dwelling units in groups not exceeding four meters, individual commercial gas meters, and back flow preventers for irrigation systems not exceeding 2” nominal size, are excluded from the screening requirement.
(m) Lighting.
(1) Exterior lighting must be designed, located, constructed, and maintained to minimize light trespass and spill over off the subject property. To achieve this objective, the following are mandatory site lighting requirements:
A. Area lighting fixtures must direct light downwardly, i.e. must be cut-off type fixtures.
B. The height of any freestanding parking lot light pole/fixture must be in the range of 12 to 18 feet above grade depending on location and function (pedestrian or parking lot lighting).
C. Exterior building light fixtures must not generate excessive light levels, cause glare, or direct light beyond the façade onto neighboring property, streets, or the night sky. Strobe or flashing lights are not permitted.
D. Security lighting must be from full cut-off type fixtures, shielded and aimed so that the light is directed to the area that is being protected by light.
E. The average horizontal illumination levels on the ground should not exceed one-half (1/2) foot candle.
(Ord. 2006-07. Passed 11-19-07.)