Hobart City Zoning Code
ARTICLE XV
PDD #3 District
§ 295-159 Purpose and policy.
PDD #3 is intended to promote industrial and commercial uses in an interactive relationship with each other for the economic sustainability of the Village of Hobart, in an area least intrusive to the overall rural character of the Village of Hobart. Primary characteristics of this article include:
A.
Industrial uses in the District are uses that can create jobs, diversify the Village's tax base and provide interrelationships in a targeted area in the Village where industrial site proposals may be considered;
B.
Encouragement of industry having high employment ratios;
C.
Facilitation of uses such as manufacturing, fabricating, assembly, research and technology business offices and uses;
D.
Accommodation of industrial uses while minimizing their impact on adjacent lands;
E.
Complementary land uses, such as related office space and complementary business services shall be permitted through zoning;
F.
Assurance that planned growth accomplishes goals set forth in the Village's Comprehensive (Smart Growth) Plan;
G.
Promotion of flexibility in design and the efficient use of land to facilitate a more economic arrangement of buildings, uses, circulation systems and utilities.
§ 295-160 Permitted uses.
All permitted uses identified within articles covering B-1, B-2, C-1, I-1, and I-2 Districts are generally permitted uses within PDD #3. The Site Review Committee (SRC) reserves the authority to examine the interrelationships of adjacent parcels for compatibility and overall promotion of industrial, manufacturing and complementary commercial and/or retail development goals established for this district. Any normally permitted use in the above districts determined to be incompatible with the purpose and policy statement for PDD #3, or otherwise contrary to or incompatible with surrounding or adjacent land uses and/or buildings, may be prohibited by the SRC.
§ 295-161 Conditional uses.
Any uses identified as conditional uses within articles covering B-1, B-2, C-1, I-1, and I-2 Districts are generally conditional uses within PDD #3. Any use normally allowed by a conditional use permit in the above districts determined to be incompatible with the purpose and policy statement for PDD #3, or otherwise contrary to or incompatible with surrounding or adjacent land uses and/or buildings, may be prohibited. For land uses in this district related to I-1 and I-2 Districts, any outdoor storage requested/required for operation of a business (except for motor vehicles in operable condition) shall require a conditional use permit. All conditional use permits require review and approval by the Village Planning and Zoning Commission and the Village Board, not the SRC.
§ 295-162 Permitted accessory uses.
§ 295-163 Accessory buildings.
All accessory buildings hereinafter constructed in this district shall meet the district requirements and those identified in § 295-11, Building and uses.
§ 295-164 Lot requirements per use.
The following table represents minimum lot requirements per use in the PDD #3. If, in the determination of the SRC, these requirements should reasonably be reduced or flexed, given a specific land use or building project, the SRC shall have the authority and flexibility to make that determination. An applicant shall produce compelling evidence to the SRC as to why a deviation from any minimum lot standard is required.
Uses Consistent With or Similar to: | Minimum Lot Requirements | Building Setbacks (feet) | Height | Driveway Requirements |
|---|---|---|---|---|
B-1, B-2 and C-1 | Lot: 1 acre minimum Frontage: 100 feet | Front: 40 Side: 10 Rear: 15 Corner: 40 | Maximum allowable as per the Airport zoning overlay | Driveway access curb openings shall not be located less than 40 feet from one another. One two-way or two one-way driveways shall be allowed for each 100 feet of lot frontage. |
I-1 Limited Industrial District | Lot: 1 acre minimum Frontage: 100 feet | Front: 40 Side: 15 Rear: 20 Corner: 40 | Maximum allowable as per the Airport zoning overlay | Driveway access curb openings shall not be located less than 40 feet from one another. One two-way or two one-way driveways shall be allowed for each 100 feet of lot frontage. |
I-2 Industrial Park District | Lot: 1 acre minimum Frontage: 120 feet | Front: 40 Side: 15 Rear: 20 Corner: 40 | Maximum allowable as per the Airport zoning overlay | Driveway access curb openings shall not be located less than 40 feet from one another. One two-way or two one-way driveways shall be allowed for each 100 feet of lot frontage. |
Clarifying Note: The above table does not change any requirements or lot characteristics of the B-1, B-2, C-1, I-1 or I-2 Zoning Districts language. Rather, the PDD #3 references similar uses to B-1, B-2, C-1, I-1 or I-2 and incorporates new minimum lot requirements, setbacks, height and driveway requirements for those similar uses that are contained in this District. |
§ 295-165 Parking.
Parking shall conform to off-street parking requirements identified elsewhere in this chapter.
§ 295-166 Signs.
Signs shall be regulated as set forth in § 295-361, Regulations of signs.
§ 295-167 Lighting.
Lighting shall conform to the requirements as set forth in § 295-358, Lighting standards in all districts requiring site plan review.
§ 295-168 Other requirements.
A.
Adherence to article. Structures and buildings allowed in this district shall meet the regulations of this district and other applicable articles of this chapter, as determined by the Village Zoning Administrator/Building Inspector and approved by the SRC. Where other articles of this chapter conflict with this district, the language in this district shall apply.
B.
Outdoor storage. All business, services and storage in land uses related to B-1, B-2 and C-1 (except for motor vehicles in operable condition) shall be conducted within a completely enclosed structure that meets the building standards contained herein. Outdoor storage of operable motor vehicles is allowed, provided that such outdoor parking (storage) areas shall be paved and shall be effectively screened by shrubbery or solid wall or fence of not less than six feet. Walls and fences shall not exceed eight feet in height. For land uses in this district related to I-1 and I-2, any outdoor storage requested/required for operation of the business (except for motor vehicles in operable condition) shall require a conditional use permit to ensure proper screening to the satisfaction of the Village.
C.
Incidental buildings; screening. All structures that are incidental to a building's design, but necessary for its proper function, whether electrical or mechanical, for the purpose of air circulation, temperature regulation or other, regardless of location, be it on the roof or ground, shall be concealed by proper positioning and screening material.
D.
Roofs. All roof structures must be consistent and compatible to the architecture of the principal structure. For land uses and buildings where steel roofing may be appropriate, there shall be no exposed fasteners.
E.
Coordination of aesthetics. Colors, materials, finishes and building form shall be coordinated in a consistent manner on the front, side and rear exterior walls in accordance with Subsection E(1) through (8) below. The SRC shall have the authority to approve different requirements as long as selected building materials, finishes and form are consistent with surrounding and adjacent properties. Materials shall be one, or a combination, of the following:
(1)
Hard-burned clay and brick, color and texture to be approved;
(2)
Concrete masonry: units shall be those generally described by the National Concrete Association as "customized architectural concrete masonry units" or shall be broken-faced brick-type units with marble aggregate or split-face or broke-off concrete block. Any concrete masonry units that have a gray cement color will be color-coated in some manner;
(3)
Concrete may be poured-in-place, tilt-up or precast. Poured-in-place and tilt-up walls shall have a finish of stone, a texture or a coating. Precast units which are not uniform in color shall be coated. Coating shall be an approved cement of epoxy type with a ten-year minimum life expectancy;
(4)
Natural stone;
(5)
Glass curtain walls;
(6)
Metal siding.
(a)
Metal siding may be used only in combination with one of the approved materials and with approval of the SRC. For all I-1 and I-2-related uses in this district, metal siding may be utilized only on the side and rear building walls, provided that not less than 25% of the side and rear walls shall be constructed of the materials listed under Subsection E(1) through (5) above.
(b)
For all land uses in this district, 100% of any walls fronting a public street (excluding door, window or other openings) shall be constructed of the materials listed under Subsection E(1) through (5) above, unless otherwise expressly approved by the SRC. Any metal siding proposed for use shall be entirely coated with a colorfast, abrasion- and corrosion-resistant, long-life (minimum of 20 years) finish that is resistant to chemicals, withstands temperature extremes, and has a low permeability.
(c)
Metal panel siding shall incorporate architectural designs such as standing seams or other features to enhance aesthetics and form of the metal material. As a general rule, corrugated (pole building/agricultural-type) metal siding is prohibited unless expressly approved by the SRC. Any material utilized to attach the metal siding to the building shall be concealed.
(7)
Metal siding shall not be permitted for land uses related to the B-1, B-2 or C-1 categories unless expressly approved by the SRC;
(8)
Any other building form, colors and/or materials approved by the SRC.
F.
Maintenance of building exteriors. Maintenance of the exterior walls and roofs of the buildings shall be done at all times and is the responsibility of the property owner(s). This includes cracks, dents, punctures, breakage and other forms of visible marring. Materials that become excessively faded, chalked, cracked, chipped, damaged or otherwise deteriorated shall be replaced, refinished, repaired or repainted in accordance with the reasonable determination of the Zoning Administrator/Building Inspector or within 180 days of such defect.
G.
Mechanical equipment; aesthetics. All mechanical equipment shall be enclosed or screened. Roof-mounted equipment shall be integrated into the design of the structure, enclosed or screened to the maximum extent possible as determined by the SRC.
H.
Landscaping requirements.
(1)
General requirements. The landscape design and planting plan is to be an integral part of the site development. All landscape plans will be reviewed by the SRC in conjunction with the overall site development plan. All vegetation used to satisfy requirements of this section shall be indigenous to the appropriate hardiness zone and physical characteristics of the site. Landscape features should be used so as to create a parklike appearance, while addressing the considerations of visual screening, land cooling, drainage and other environmental concerns.
(2)
Naturalist design elements. Efforts should be made to integrate each new landscape plan with existing trees and vegetation, the natural conditions of the site and adjacent property's landscape designs. For consistency, a naturalistic design theme is preferred. Elements of naturalistic design include:
(a)
Canopy trees distributed over the entire site;
(b)
Meandering lawn spaces formed by masses of shrubs;
(c)
Occasional accent plants used in conjunction with masses of background plants to provide visual interest;
(d)
Use of gentle berming to break up the horizontal ground plane;
(e)
The use of landforms and masses of plant material to screen visually obtrusive utilities;
(f)
Appropriately sized and spaced foundation plantings to visually soften the building and provide human scale;
(g)
Excess excavation material shall be removed from the site by the property owner or his designee within three months of being issued an occupancy permit by the Village.
(3)
Standards. All landscape designs shall meet the following standards:
(a)
The green space area shall be a minimum of 25% of the total lot area.
(b)
All existing trees shall be preserved whenever possible, with necessary removal approved as part of the landscape plan. The minimum number of trees planted shall be one coniferous and one deciduous tree per 5,000 square feet of total lot area, or fraction thereof.[1]
(c)
The number of shrubs shall not be less than three per 1,000 square feet of total lot area or fraction thereof, or equivalent landscape plan as approved by the SRC.
(f)
All approved landscaping is to be installed within one planting season per the landscape/site development plan approval. Any vegetation which is shown on the approved landscape/site development plan that dies shall be replaced within one planting season per approved landscape/development plan unless extended by the SRC upon petition;
I.
Loading area requirements. All warehousing, manufacturing plants or any other building where large amounts of goods are received or shipped shall provide adequate loading and unloading berths.
(1)
All required loading berths shall be off street and located on the same lot as the building or use to be served;
(2)
Loading berths shall not occupy the front yard;
(3)
(4)
Each loading berth shall be located with appropriate means of vehicular access to a street in a manner which will cause the least interference with traffic;
(5)
All off-street loading facilities shall be effectively screened.
J.
Utilities; underground. All service utility lines shall be placed underground whenever possible.
K.
Nuisance, safety and environmental controls.
(1)
All vacant or open areas shall be kept in a tidy manner. If after 15 days' written notification to the owner or lessee needed landscaping or vacant parcel maintenance or upkeep has not been completed, the Village shall contract for the completion of the work. If after 30 days' written notification to the owner or lessee the needed maintenance or upkeep on buildings, structures, paved areas and the like has not been completed, the Village shall contract for the completion of the work. The Village shall bill the owner or lessee for such costs, plus 10% for administrative costs. To avoid Village action in the latter case, the minimum action required on the part of the owner or lessee is presentation of a written order, accepted in writing by a licensed contractor, to complete the work within a reasonable time period, but not to exceed six months.
(2)
No rubbish shall be burned on the premises. Dust, dirt and fly ash shall not exceed 3/10 of a grain per cubic foot of flue gas at 60° F., 14.7 psi absolute and 10% CO2 and shall in no manner be unclean, destructive, unhealthful or hazardous to humans or vegetation, nor shall visibility be impaired.
(3)
Vibrations originating within the property which are discernible to the human sense of feeling at the property line shall not be permitted at any time. Emission of gaseous pollutants is not to cause air pollution or public nuisance as defined in the State Department of Natural Resources Air Pollution Control Rules. No person shall emit into the ambient air malodorous substances or liquid pollutants in the form of mist at levels which cause air pollution or a public nuisance.
(4)
Right of entry. During reasonable hours, representatives of the Village shall have the right to enter upon and inspect any building, site or parcel and the improvements thereon for the purpose of ascertaining whether compliance exists with the provisions of the design and development standards.
§ 295-169 Site plan review and approval process.
Site plan review and approval process shall conform to the requirements set forth in §§ 295-359 through 295-364 in Article XXXIII, Site Review/Development and Design Standards, unless otherwise specifically addressed in the language of this district. Construction shall commence within one year of plan approval or in accordance with a development agreement with the Village. No site plan approval by the Site Review Committee shall be valid for more than 12 months from the date of such approval unless a building permit is obtained and development in accordance with such site plan is commenced within such period. The provisions of this section shall apply unless otherwise agreed to by the SRC.