Mayfield City Zoning Code
CHAPTER 1175
Beta Core Commercial District BCCD Overlay
1175.00 DEFINITIONS.
Definitions established by Section 1145.01 shall apply and remain in effect as applicable. For the purposes of the Beta Core Commercial District Overlay, the following terms are defined as follows:
(a) “Auto Garage” means any use that in whole or in part provides professional automobile repair or maintenance services to the public, including but not limited to any of the following: oil or fluid changes; tire installation; wheel balancing; front end alignments; general engine, frame, drive train, upholstery, body, electrical, heating, and/or cooling system repair or replacement; car audio installation; glass repair, automotive detailing; car painting; and/or any substantially similar activities.
(b) “Eating Place” means any restaurant operation open to the public where food and beverages are consumed on the premises, orders are placed at tables or counters, and food and beverages are served at tables or counters. Carry-out service for consumption off premises shall only be permitted as an accessory use.
(c) “Lodging Unit” means one (1) room, or rooms connected together, containing independent bathing, toilet, and sleeping facilities constituting a separate, independent accommodation for a transient individual or group of individuals for monetary compensation.
(d) “Major Street” means any public thoroughfare designated by the Ohio Department of Transportation as a state route, and any public thoroughfare designated by the Cuyahoga County Engineer as a county road.
(e) "Professional Office" means offices which engage in providing, to the general public, services of a professional nature such as legal, engineering, medical, accounting and architectural services. Medical offices shall include offices of private physicians, dentists and other health care providers, including but not limited to podiatrists, optometrists, speech, occupational and physical therapists, chiropractors, and psychologists, whether for individual or group practice and surgical outpatient facilities which provide a limited range of surgical procedures which do not require in-patient hospital care. Medical offices shall not include a licensed medical facility, hospital, urgent care, or nursing home or other facilities that require a certificate of need from the State of Ohio.
(f) “Quick Service Eating Place” means any restaurant operation open to the public where food and beverages are consumed either on the premises or off, orders are placed from a posted menu board at a counter, and food and beverages are served in a ready-to-consume state in disposable wrappings or containers with disposable utensils. Such establishments emphasize timeliness, standardized ingredients and preparation, limited menu and low, accessible price points. Table service is not typically offered to customers. Carry-out service may be a principal component.
(g) “Secondary Street” means any public thoroughfare except those designated as a Major Street in Section 1175.00(e).
(h) “Service Station” means any use that includes the dispensing of fuel for vehicles as a primary or accessory function.
(Ord. 2024-06. Passed 5-20-24.)
1175.01 PURPOSE.
Mayfield Village has established the Beta Core Commercial District (BCCD) Overlay to provide for more efficient, higher and better use of the Village’s finite land resources, to provide increased opportunities to create more modern, market-adaptive commercial real estate, to allow for the growth and retention of the Village’s employers in-place, to increase employment opportunities, and to increase the value of the Village’s commercial properties, all while protecting and preserving the character and qualities of residentially-zoned land that the community so clearly values. (Ord. 2021-14. Passed 1-18-22.)
1175.02 MAPPING AND APPLICABILITY.
The BCCD Overlay may be overlayed on any zoning district where authorized by ordinance of Council. In the event conflicting standards exist between the underlying zoning and the BCCD Overlay, those standards of the of the BCCD Overlay shall control. The provisions of this chapter shall not absolve the developer from meeting the parking and stormwater performance standards established by the Zoning Code unless specified herein.
(Ord. 2021-14. Passed 1-18-22.)
1175.03 PERMITTED USES.
All uses permitted in the underlying zoning district shall be permitted in the BCCD Overlay except as provided in this Section.
Additional Permitted Uses:
(a) Main Buildings and Uses.
(1) Eating places, including quick-service eating places, serving food in wholly enclosed buildings.
(2) Professional offices up to four stories in height.
(b) Accessory Buildings and Uses.
(1) Eating places, including quick-service eating places, serving food in wholly enclosed buildings.
(2) Employees’ lunch rooms, provided that no cooking facilities are installed on upper floor(s) of the building.
(Ord. 2021-14. Passed 1-18-22.)
1175.04 AREA REGULATIONS.
Every lot or parcel shall be of sufficient size to accommodate the main and accessory buildings or uses and the required yards and space for future expansion, as applicable, and every lot occupied by a main building shall comply with the lot area, lot width, the percentage of lot coverage by the buildings, and the landscaped areas as follows:
(a) Schedule of Lot Area Regulations.
Minimum | ||||
Main Use | Lot Area (Acres) | Lot Width (feet) | Maximum Lot Coverage (percent) | Minimum Lot Coverage (percent) |
Service Station | 3/4 | 125 | 30 | 10 |
Auto Garage: storage, repair | 1 | 150 | 30 | 15 |
Motel/Hotel: with eating, assembly, recreation | 2-1/2 | 200 | 35 | 15 |
Restaurant, if separate | 3/4 | 100 | 30 | 10 |
Offices, if separate | 1-1/2 | 125 | 45 | 20 |
Laboratories | 1-1/2 | 175 | 50 | 20 |
Production Plant | 4 | 275 | 50 | 25 |
Distribution Establishment | 4-1/2 | 300 | 50 | 25 |
(b) General Area Regulations.
(1) The lot area, as set forth in the above schedule, shall be the area of any lot or lots comprising a development, excluding the right-of-way of an existing or planned and dulyapproved future street, or planned street widening, and it shall be construed to encourage more a mix of uses throughout the district, even within a single parcel, and to allow for more intensive development patterns than is otherwise provided for elsewhere in this Code.
(2) The lot width shall be the minimum distance along which any lot abuts a street line and the average width of any lot, and it shall be construed to encourage wider lots for each development, and consolidation of older non-conforming lots, as applicable.
(3) The lot coverage shall be the maximum percentage of the total ground floor area of all the buildings that cover any lot.
(4) The landscaped areas shall be the minimum percentage of that part of any lot which is not covered by buildings, parking areas, driveways, swimming pool or other permitted outdoor use. The landscape areas shall be developed and maintained as lawns along with trees and shrubs, or maintained in an orderly natural state.
(5) The lot area occupied by a motel / hotel shall be not less than set forth in subsection (a) hereof, or not less than 575 square feet of lot area for each lodging unit, whichever is the greater. Each lodging unit shall be comprised of at least 275 square feet of floor area, shall not contain more than two sleeping rooms, and shall not contain in-unit cooking facilities.
(Ord. 2021-14. Passed 1-18-22.)
1175.05 YARD REGULATIONS.
Front, side and rear yards shall be provided on every lot occupied by a main or accessory building or use in the Beta Core Commercial District (BCCD) Overlay established under this section in accordance with the following regulations and schedules:
(a) Schedule of Yard Regulations.
Minimum Yard Dimensions | ||||
Front Yards | Side and Rear Yards | |||
Main Use | Abutting Major Street (ft. to ROW) | Abutting Secondary Street (ft. to ROW) | Adjoining Residential District (feet) | Adjoining or Within Nonresidential District (feet) |
Service Station | 40 | 25 | 50, or 30 w/screening* | 20 |
Auto Garage: storage, repair | 40 | 25 | 50, or 30 w/screening* | 20 |
Retail | 35 | 20 | 30, or 20 w/screening* | 15 |
Motel/Hotel: with eating, assembly, recreation | 80 (accessory uses, buildings 40) | 50 (accessory uses, buildings 25) | 80, or 50 w/screening* | 20 |
Restaurant, if separate | 40 | 25 | 50, or 30 w/screening* | 20 |
Offices, if separate | 40 | 30 | 50, or 30 w/screening* | 20 |
Laboratories | 40 | 30 | 50, or 30 w/screening* | 20 |
Production Plant | 80 (non-production facilities 40) | 40 (non-production facilities 30) | 70, or 40 w/screening* | 30 |
Distribution Establishment | 80 | 40 | 70, or 40 w/screening* | 30 |
Loading Areas | 80 | 40 | 70, or 40 w/screening* | 20 |
Parking Areas | 35 | 35 | 35, or 20 w/screening* | 10 |
*See subsection 1175.05(b)(3) below.
(b) General Yard Regulations.
(1) Front yards. Front yards shall be provided of a depth not less than set forth above. The setbacks set forth above for uses abutting a major street shall be measured to the right-of-way as shown on the latest street plans under consideration, or accepted by the Municipality or the Ohio Department of Transportation. The front yards for uses abutting a secondary street shall be measured from the planned or existing street right-of-way line. Front yards may be used for driveways and visitor parking, except that no visitor parking shall be allowed in the required setbacks. However, any accessory parking or service areas shall be physically separated from the street by a curb and planting strip or other suitable barrier to prohibit unchanneled motor vehicle access or egress, except onto accessways as hereinafter set forth.
(2) Side and rear yards. A side and rear yard shall be provided between the buildings or uses and the side lot lines. The yards shall be measured from the building wall or open use to the nearest lot line. Where a permitted main use occupies a lot which adjoins a side or rear yard of a residential district line, yards shall be provided in accordance with the above schedule of yard regulations. Where a permitted main use occupies a lot which adjoins or is within a nonresidential district, the side or rear yards shall be not less than set forth in the schedule unless required otherwise on an approved development plan. Accessory off-street parking and loading areas shall be permitted in a required side or rear yard. Outdoor storage of raw materials, products, equipment and vehicles shall not be permitted unless a temporary permit is granted by the Planning and Zoning Commission.
(3) Side and rear yards adjoining a residential district. The depth of side and rear yards may be decreased when the more intensive use is adequately screened from view of the residential use via combination of a six(6) foot opaque board-on-board type fence or masonry wall and a continuous buffer strip, consisting of a landscape bed measuring ten (10) feet in depth, with live plant materials six feet in height at maturity planted no less than four (4) feet apart on-center. Planting plan shall be subject to approval of the Planning and Zoning Commission. Landscape materials shall be installed and continuously maintained in a healthy and orderly state.
(c) Landscaping of Yards. Every required yard in which no off-street parking or loading spaces are permitted, and any additional required landscaped open areas as required in this Section shall be developed as lawn or planted areas or maintained in an orderly natural state. The Commission may also require additional fence, wall or hedge where a certain use adjoins a rear or side yard of a residential district and such structure or hedge is determined as being necessary to further buffer and protect such residential property.
(d) Illumination. Sources of light for illumination of the exterior of buildings or grounds shall be shielded so as not to cause glare which would be hazardous to auto drivers or would be objectionable to users of adjacent property.
(Ord. 2021-14. Passed 1-18-22.)
1175.06 HEIGHT.
(a) Height of the buildings permitted in the Beta Core Commercial District (BCCD) Overlay shall not exceed four (4) occupiable stories above grade, or fifty (50) feet, exclusive of towers, cornices or similar features.
(b) Height limitations established by this Section shall not apply to restrict the height of a church spire, belfry, clock tower, chimney flue, elevator bulkhead, air conditioning unit or other necessary accessory building equipment normally maintained above the roof line, but such provisions shall apply to all other structures, including towers and water tanks. Elevator bulkheads, air conditioner units or other necessary building equipment extending above the roof line of a building shall be enclosed with a solid cover designed to conform to the architectural style of the building so as to provide an adequate and aesthetic screen.
(c) Nothing in this Section shall prevent the erection above the height limit of a parapet wall or cornice, solely for ornament and without windows extending above such height limit, of not more than four (4) feet.
(Ord. 2021-14. Passed 1-18-22.)
1175.07 OFF-STREET PARKING AND LOADING.
(a) A parcel and / or building containing one use shall provide the off-street parking spaces as required for the specific use under Chapter 1183.
(b) A parcel and / or building or group of buildings containing two or more uses which otherwise have different off-street parking requirements shall provide spaces for not less than 167% of the sum of the spaces ordinarily required for each use under Chapter 1183.
(Ord. 2021-14. Passed 1-18-22.)
1175.08 PERFORMANCE STANDARDS.
All performance standards established by Section 1173.08 shall apply to the Beta Core Commercial District (BCCD) Overlay.
(Ord. 2021-14. Passed 1-18-22.)
1175.09 (RESERVED)
1175.10 DEVELOPMENT PLANS.
All requirements established by Section 1173.10 shall apply to the Beta Core Commercial District (BCCD) Overlay.
(Ord. 2021-14. Passed 1-18-22.)
1175.11 APPLICABILITY AND CONFLICT WITH OTHER SECTIONS OF THE CODE.
(a) The following Sections of the Zoning Code, as amended, continue to apply specifically to the Beta Core Commercial District (BCCD) Overlay:
(b) Wherever there is a conflict between the provisions of this chapter and those established by the underlying zoning, those standards of the of the BCCD Overlay shall control, with the exception of parking and stormwater standards.
(Ord. 2021-14. Passed 1-18-22.)