North Royalton City Zoning Code

   Research-Office, Commercial Service and General Industrial Districts and their regulations are established herein in order to achieve, among others, the following purposes:

   (a)   To provide, in appropriate and convenient districts, sufficient areas for carrying on research, providing commercial services and manufacturing and distributing goods to serve the community, in order to promote employment and to strengthen the economy of the community;

   (b)   To provide Research-Office Districts in appropriate and convenient locations to meet the needs of the City's expected future economy for all types of research and related types of production processes on spacious sites within well-designed buildings aesthetically grouped to create a campus-like atmosphere;

   (c)   To provide Commercial Service Districts in appropriate and convenient areas for business, contracting, distribution services, and related types of minor production processes, primarily for businesses which serve other businesses or those which serve infrequent shopping needs;

   (d)   To provide General Industrial Districts for those products and processes which normally require a large amount of motor vehicles, trucking and rail service for transportation of raw materials and finished products, but in which dust, smoke, fumes, glare, odors or other objectionable influences can be controlled;

   (e)   To improve the general environment by prohibiting dwellings, institutions, storage establishments, and public facilities in the Industrial Districts, and, by so doing, to make land more readily available for industry;

   (f)   To protect adjacent Residential Districts by restricting the types of manufacturing uses in the surrounding areas to only those not creating objectionable influences beyond their district boundaries and by separating and insulating them from the most intense manufacturing activities through the provision of landscaped buffer areas; and

   (g)   To protect manufacturing and related development against congestion insofar as is possible and appropriate in each area by limiting the bulk of buildings in relation to the land and by providing off-street parking and loading facilities.

   (h)   To provide for application review guidelines for adult entertainment businesses, sexually oriented business establishments.

(Ord. 1988-174. Passed 10-17-88; Ord. 98-96. Passed 7-21-98; Ord. 03-89. Passed 10-21-03.)

   Buildings and land shall be used, and buildings shall be designed, erected, altered, moved or maintained, in whole or in part, in a Research-Office District only for the following uses and only if all uses are conducted wholly within enclosed buildings.

   (a)   Main Uses Permitted.

      (1)   Office uses as permitted in Office Building Districts.

      (2)   Laboratories for experimental research and testing and all types of basic and applied research of product design and development, including, but not limited to, the construction and operation of small scale experimental and pilot plant operations.

      (3)   Production operations, if ancillary to a permitted experimental research and testing facility and only as an incidental component operation, and not as a single operation, in the production and/or assembly of products which have a high value in relation to bulk, such as:

         A.   Electrical and electronic equipment; motors;

         B.   Electrical appliances; lamps, fixtures and clocks;

         C.   Hardware, cutlery and kitchen utensils;

         D.   Musical and scientific instruments;

         E.   Medical, orthopedic and photographic instruments and equipment;

         F.   Sporting goods, athletic equipment and toys;

         G.   Clothing and other textile products;

         H.   Pharmaceutical products; compounding of cosmetics, drugs and toiletries;

         I.   Plastics; extrusion, molding and fabricating of panels, sheets, tubes and rods; and

         J.   Printing, publishing and engraving.

      (4)   Hotels.

   (b)   Similar Main Uses Permitted. Any other office, research and ancillary production use not listed above or in any use classification of a subsequent district and determined as similar by the Planning Commission according to standards set forth in Section 1262.08 .

   (c)   Accessory Uses Permitted.

      (1)   Storage of materials and products produced in this District within enclosed buildings, only if clearly accessory to the main use, and the enclosed storage and distribution of products produced in this District.

      (2)   Industrial, project, real estate, identification and directional signs, and nameplates, as set forth in Chapter 1284.

      (3)   Off-street parking and loading facilities as required and set forth in Chapter 1282.

(Ord. 1988-174. Passed 10-17-88.)

   (d)   Conditional Uses Permitted. On parcels in the general area defined as north of State Route 82, south of Wallings Road, and having frontage on the east side of York Road, office buildings only are permitted to heights of 65 feet, provided that the Research-Office zoned parcel(s) are of sufficient lot size to fulfill the requirements set forth in Section 1278.06 (footnotes (e) and (f)), and provided that all other building criteria required by this Zoning Code are met and provided that a conditional use permit is granted in accordance with the standards set forth in Section 1262.07.

(Ord. 96-161. Passed 10-15-96; Ord. 98-84. Passed 7-21-98; Ord. 04-168. Passed 10-13-04; Ord. 25-138. Passed 10-21-25.)

   Buildings and land shall be used, and buildings shall be designed, erected, altered, moved and maintained, in whole or in part, in a Commercial Service District only for the following uses:

   (a)   Main Uses Permitted. General services and sales, if conducted wholly within enclosed buildings, and to the following extent:

      (1)   Cleaning establishments, such as laundries, dyeing, dry cleaning, carpet cleaning, towel supply and auto wash establishments;

      (2)   Establishments for food and drink preparation for consumption on- or off-premises, such as restaurants, cafés, diners, catering, bakeries, canning, freezing, refrigeration, roasting, ice manufacturing, bottling works and creameries, not including bars, taverns or similar establishments.

      (3)   Repair establishments for automobile engines and electrical and household appliances;

      (4)   Repair and sale of buses, trucks and machinery;

      (5)   Shops and offices of carpentry, electrical, masonry, plumbing, heating, ventilating, air conditioning, painting, ornamental iron, roofing and sheet metal contractors; packing and crating; monument works; and offices for manufactured products;

      (6)   Sale of new lumber and other building materials, public utility materials and equipment;

      (7)   Veterinarian's office, animal hospitals and kennels; and

      (8)   Commercial greenhouses.

   (b)   Similar Main Uses Permitted. Any other service or wholesale or manufacturing use not listed above or in any use classification of a subsequent district, if considered and found similar by the Planning Commission according to standards set forth in Section 1262.08.

   (c)   Accessory Uses Permitted.

      (1)   Storage of materials and products only within buildings, and processes clearly accessory to the main use, provided that such a use has no injurious effect on adjoining districts.

      (2)   Industrial, project, real estate, identification and directional signs, as set forth in Chapter 1284.

      (3)   Accessory off-street parking and loading facilities as required and set forth in Chapter 1282.

(Ord. 1988-174. Passed 10-17-88; Ord. 03-89. Passed 10-21-03; Ord. 04-134. Passed 9-7-04.)

   Buildings and land shall be used, and buildings shall be designed, erected, altered, moved and maintained, in whole or in part, in a General Industrial District only for the following uses:

   (a)   Main Uses Permitted.

      (1)   Offices, laboratories, services and manufacturing uses permitted in Research-Office and Commercial Service Districts;

      (2)   Manufacturing processes conducted wholly within an enclosed building, including cutting, forging, stamping, casting, extrusion, drilling, machining, welding, brazing, soldering, sawing, cleaning, shot and sand blasting, grinding, enameling, painting, galvanizing, finishing, heat-treating and rust-proofing, as a component process in connection with the production and assembly of products;

      (3)   Other industrial processes and uses, such as:

         A.   Blending, mixing and packaging of disinfectants, insecticides, fungicides, ink, soap detergents and related household and industrial chemical compounds, but excluding the preparation of primary acids and other primary chemicals; and

         B.   Making of metal alloy products from brass, bronze, pewter, tin, lead or aluminum, but excluding the smelting or founding of such metals.

      (4)   For profit schools for the purpose of the instruction of fitness training, dance, gymnastics, and/or martial arts.

      (5)   Sexually oriented business establishments as regulated under Chapter 870 of the Codified Ordinances of the City of North Royalton.

      (6)   Sign shops.

   (b)   Similar Main Use Permitted. Any other manufacturing use not listed above or in any use classification of another district and determined as similar by the Planning Commission according to standards set forth in Section 1262.08.

   (c)   Accessory Uses Permitted.

      (1)   Storage of materials and products, and processes clearly accessory to the main use, but only within an enclosed building or within walls or fencing so that the materials are not visible from adjoining properties or streets.

      (2)   Industrial, project, real estate, identification and directional signs, as set forth in Chapter 1284.

      (3)   Off-street parking and loading facilities as required and set forth in Chapter 1282.

   (d)   Conditional Uses.

      (1)   Major automotive repairs may be permitted, provided that a conditional use permit is granted in accordance with the standards set forth in Section 1262.07. Major repairs may include, but are not limited to, spray painting; body work; clutch, transmission, axle, spring and frame repairs; and major engine overhaul.

      (2)   On parcels in the general area defined as west of York Road to east of West 130th Street, having frontage on State Route 82, office buildings only are permitted to heights of sixty-five feet, provided that the General Industrial zoned parcel(s) are of sufficient lot size to fulfill the requirements set forth in Section 1278.06 (footnotes (e) and (f)), and provided that other building criteria required by this Zoning Code are met and provided that a conditional use permit is granted in accordance with the standards set forth in Section 1262.07.

      (3)   Wireless telecommunications facilities may be permitted, provided that a conditional use permit is granted in accordance with the standards set forth in Section 1262.07 and Chapter 1290.

      (4)   Adult day care centers and child day care centers having frontage on State Route 82.

      (5)   Trucking terminals may be permitted, provided that a conditional use permit is granted in accordance with the standards set forth in Section 1262.07 and the following requirements:

         A.   The use shall have access only from an arterial road, as shown on the most current roadway Functional Classification Map prepared by the Northeast Ohio Areawide Coordinating Agency (NOACA).

         B.   The site shall be a minimum of two acres in size.

         C.   The site shall not be located within 200 feet of a residential zoning district.

         D.   The use shall be effectively screened from view from all public streets by a fence and densely planted evergreen trees and shrubbery, as approved by the Planning Commission.

         E.   All repair and washing of vehicles shall occur within a space that is completely enclosed within a building.

         F.   The City may require a traffic study that demonstrates all adverse traffic impacts can be mitigated.

(Ord. 1988-174. Passed 10-17-88; Ord. 90-257. Passed 1-2-91; Ord. 91-13. Passed 3-5-91; Ord. 96-162. Passed 10-15-96; Ord. 97-58. Passed 4-15-97; Ord. 98-77. Passed 7-7-98; Ord. 98-127. Passed 10-20-98; Ord. 03-89. Passed 10-21-03; Ord. 04-173. Passed 9-21-04; Ord. 15-72. Passed 9-15-15; Ord. 17-70. Passed 6-20-17; Ord. 21-70. Passed 4-6-21.)

   (a)   In all Industrial Districts, all buildings and land shall abut a dedicated street for the required lot width. The minimum lot area and width for office, research, production, distribution and general industrial operation in Research-Office, Commercial Service and General Industrial Districts shall be in accordance with the following schedule:

         Schedule of Lot Area, Width and Coverage Regulations

                  Min. Lot Area      Min. Lot Width

District      Use         (acres)         (ft.)

Research-Office   All uses      3         250

Commercial      All uses      1         100
Service

General
Industrial "A"      All uses      1         100

   (b)   Development pursuant to subsection (a) hereof may take place on private frontage only with the prior express, written approval of the Planning Commission and the City Council. Such approval shall be freely granted if, to the satisfaction of Council and the Commission:

      (1)   The proposed development promotes the welfare of the Municipality and its citizens and furthers the objectives of the Master Plan of the City of North Royalton;

      (2)   The private street and its use conform to all ordinances and the Zoning Map of North Royalton incorporated by Section 1268.03;

      (3)   The private street meets the standards and specifications of a dedicated public street and is approved by the City Engineer;

      (4)   The owners of the private street have agreed to maintain the street in accordance with standards for a dedicated roadway;

      (5)   The land so developed shall comply with the regulations set forth in the Schedule provided in paragraph (a) hereof;

      (6)   All other zoning standards, including, but not limited to, lot size, setbacks, parking and buffer zones, are met.

   (c)   More than one industrial building may be permitted on a single lot if the lot has adequate frontage on a dedicated street, provided that:

      (1)   All industrial buildings shall meet all zoning standards, including, but not limited to, parking requirements, side and rear yard requirements and buffer zone requirements for adjoining residentially zoned districts.

      (2)   The parcel and industrial buildings thereon shall be maintained in common ownership.

      (3)   The industrial buildings shall be arranged and spaced in compliance with all fire regulations.

(Ord. 1988-174. Passed 10-17-88; Ord. 01-63. Passed 9-4-01)

   Yards shall be provided for every main and accessory building and use in a Research-Office, Commercial Service and General Industrial District in accordance with the following schedule and regulations:

 

   (a)   With minimum 50-ft. wide landscaped area.

   (b)   With minimum 30-ft. wide landscaped area.

   (c)   With 5-7 ft. high solid fence parallel to District boundary. Fence to extend full length of District boundary and to within 50 ft. of street line. Yard shall also include a 20-ft. side landscape screen to serve as a buffer between adjoining Residential Districts.

   (d)   Or three times the building height, whichever is greater.

   (e)   Or two times the building height, whichever is greater, when approved by a conditional use permit for office structures only in the Research-Office or General Industrial District, as provided for in Sections 1278.02(d) and 1278.04(d)(2).

   (f)   Or three times the building height, whichever is greater, when approved by a conditional use permit for office structures only in the Research-Office or General Industrial District, as provided for in Sections 1278.02(d) and 1278.04(d)(2).

(Ord. 96-165. Passed 10-15-96.)

   (a)   Front yard setbacks shall be not less than as established in the schedule set forth in Section 1278.06. If a portion of the front yard in Commercial Service Districts is used for parking in accordance with such schedule, a poured concrete curb or precast concrete barrier shall be erected or installed along the parking area line not less than the distance from the front property line set forth in such schedule. In addition, the yard between such curb or barrier and the street line shall be attractively landscaped and maintained.

   (b)   Side and rear yards, where adjoining a Residential District, shall be provided as set forth in the above schedule and such requirements shall apply to all buildings, structures and parking and open yard uses. However, the side and rear yards may be less than scheduled for the addition to and alteration of a service, storage or industrial building existing on the effective date of this Zoning Code, if approved by the Planning Commission. A landscaped buffer area of not less than twenty feet in width and a solid fence approximately five to seven feet high shall be required by the Planning Commission along a side or rear yard line of a Research-Office, Commercial Service or General Industrial lot where adjoining a residential lot.

   (c)   Whenever an industrial building is located on a corner lot, the width of the side yard on the side street shall be not less than seventy feet in Research-Office and General Industrial Districts and twenty-five feet in Commercial Service Districts.

   (d)   In all Industrial Districts, a five-foot parking setback from any industrial building shall be required.

(Ord. 1988-174. Passed 10-17-88.)

   (e)   Along Royalton Road, the minimum setback for all Industrial Districts shall be 100 feet for buildings and fifty feet for parking, as measured from the centerline of the street, or as provided in the District regulations as specified in Section 1278.06, whichever is greater.

(Ord. 1988-268. Passed 1-3-89.)

   Height regulations for all buildings in Research-Office, Commercial Service and General Industrial Districts shall be provided accordingly.

   The height of any main or accessory buildings in Commercial Service or General Industrial Districts shall not exceed forty feet or three floors when adjoining Residential Districts, or fifty feet when adjoining non-residential districts. Side and rear yard setbacks shall be three times the building heights where adjoining a Residential District.

   The height of any main or accessory building in Research-Office Districts shall not exceed forty feet or three floors when adjoining Residential Districts, or sixty feet when adjoining non-residential districts. Side and rear yard setbacks shall be three times the building height where adjoining a Residential District.

   As used in this section, "adjoining" means having a side lot line in common or a side and rear lot line in common, but not where only rear lot lines adjoin.

   All dormers, stairwells, elevator shafts, air conditioning units or other similar structures or equipment extending above the roof line of a building shall be provided with a solid cover with a design conforming to the architectural style and materials of the building, and shall extend no more than ten feet above the height of the building.

(Ord. 1988-174. Passed 10-17-88.)

   Any use established in a Research-Office, Commercial Service or General Industrial District, after the effective date of this Zoning Code, shall comply with the performance standards set forth hereinafter for the district in which such use shall be located, as a condition precedent to occupancy and use. Any use already established in such districts shall not be altered, added to or otherwise modified so as to conflict with or further conflict with the performance standards set forth hereinafter for the district in which such use is located as a condition precedent to further use. Statements in writing may be required from the owner by the Planning Commission indicating that such uses comply or will comply with such performance standards.

   (a)   Administration and Enforcement.

      (1)   Determinations necessary for administration and enforcement of performance standards set forth herein range from those which can be made with satisfactory accuracy by a reasonable person using normal senses and no mechanical equipment to those requiring great technical competence and complex equipment for precise measurement. It is the intent of this Zoning Code that:

         A.   Where determination can be made by the Building Inspector, using equipment normally available to the City, such determinations shall be so made before notice of a violation is issued.

         B.   In cases where technical complexity of extraordinary expense makes it unreasonable for the City to maintain the personnel or equipment necessary for making difficult or unusual determinations, the City shall select and arrange for an independent survey by a professional engineer qualified in the particular field, and the costs for the services shall be paid by the owner.

      (2)   If the Building Inspector finds, after making determinations in the manner set forth in this section, that there is violation of performance standards, he or she shall take or cause to be taken lawful action to cause correction to within the limits set by such performance standards. Failure to comply with such action shall result in the assessment of a penalty, in accordance with Section 1262.99(h).

   (b)   Conformance Required. All uses within the City shall conform to the performance standards set forth herein.

      (1)   Enclosure. All permitted main and accessory uses and operations, except off-street parking, shall be performed wholly within an enclosed building or buildings in any Research-Office, Commercial Service or General Industrial District. All raw materials, finished products and mobile and other equipment shall be stored within enclosed buildings in any Research-Office or Commercial Service District, and within enclosed walls or fencing so as not to be visible from adjacent properties in any General Industrial District.

      (2)   Fire and explosive hazards. The storage, handling and use of flammable or explosive materials shall be permitted only in structures having incombustible exterior walls, and all operations in connection therewith shall be provided with adequate safety and protective devices against hazards of fire and explosion, as well as with adequate fire-fighting and suppression equipment and devices standard to the operation involved.

      (3)   Smoke, dust, dirt and fly ash. It shall be unlawful to discharge into the atmosphere, from any single source of emission whatsoever, any air contaminator, for a period or periods aggregating more than four minutes in any one-half hour, which contaminator is:

         A.   As dark or darker in shade as that designated as No. 2 on the Ringelmann Chart. The Ringelmann Chart, as published by the United States Bureau of Mines, which is hereby made a part of this section, shall be the standard. However, the Umbrascope readings of smoke densities may be used when correlated with the Ringelmann Chart. A Ringelmann Chart shall be on file in the office of the administrative official.

         B.   Of such opacity as to obscure an observer's view to a degree equal to or greater than the smoke described in paragraph (b)(3)A. hereof, except when the emission consists only of water vapor.

            The quantity of gas-borne or air-borne solids shall not exceed two-tenths grains per cubic foot of the carrying medium at a temperature of 500 degrees Fahrenheit.

      (4)   Drifted and blown material. The drifting or air-borne transmission beyond the lot line of dust, particles or debris from any open stock pile shall be unlawful and may be summarily caused to be abated.

      (5)   Odor. The emission of noxious, odorous matter in such quantities as to be readily detectable at any point along lot lines, when diluted in the ratio of one volume of odorous air to four or more volumes of clean air, or such as to produce a public nuisance or hazard beyond lot lines, is prohibited.

      (6)   Toxic or noxious matter. The emission of toxic, noxious or corrosive fumes or gases which would be demonstrably injurious to property, vegetation, animals or human health, at or beyond the boundaries of the lot occupied by the use, shall not be permitted.

      (7)   Noise standards.

         A.   Method of measurement. Sound levels shall be measured with a sound level meter and associated octave band filter manufactured according to standards prescribed by the American Standards Association (American Standard Sound Level Meters for Measurement of Noise and Other Sounds, Z24.3-1944, American Standards Association, Inc., New York, New York, and American Standard Specification for an Octave-Bank Filter Set for the Analysis of Noise and Other Sounds, Z24.10-1953, American Standards Association, Inc., New York, New York).

         B.   Locational requirements for measurement. Sound levels shall be measured along the boundaries of the site

         C.   Permitted sound levels. Sound levels will be in accordance with Chapter 634 of these Codified Ordinances. The standards shall apply to all noises, due to intermittence, beat frequency or shrillness.

      (8)   Vibration standards.

         A.   Requirements. All uses shall be controlled to prevent the transmission of any vibration, from any source or at any time whatever, that exceeds the maximum displacement set forth in paragraph (b)(8)D. hereof.

         B.   Method of measurement. The displacement of earth caused by vibration shall be measured in inches by an appropriate instrument approved by Council upon recommendation of the City Engineer.

         C.   Locational requirement. Vibration shall be measured as specified along the boundaries of the site.

         D.   Permitted vibration transmissions.

      Frequency      Maximum Permitted Displacement Along the

      (hertz per sec.)      Abutting Zoning District (in.)

      0 to 10         .0008

      10 to 20      .0005

      20 to 30      .0002

      30 to 40      .0002

      Over 40      .0001

      (9)   Radioactive and hazardous materials. Radioactive materials shall not be emitted to exceed quantities established as safe by the U.S. Bureau of Standards or its successor.

      (10)   Electromagnetic radiation. Applicable rules and regulations of the Federal Communications Commission in regard to propagation of electromagnetic radiation are hereby made a part of this section and shall be on file in the office of the administrative official.

      (11)   Glare and heat. Any operation producing intense glare or heat shall be performed within an enclosure so as to completely obscure and shield such operation from direct view from any point along the lot line, except during the period of construction of the facilities to be used and occupied.

      (12)   Light. Exterior lighting shall be so installed that the surface of the source of light shall not be visible from any bedroom window and shall be so arranged, as far as practical, to reflect light away from any residential use.

      (13)   Incineration facilities. Incineration facilities emitting neither smoke nor odor shall be provided and located within the main or accessory building. No garbage, rubbish, waste matter or empty containers shall be permitted outside of buildings, except in approved containers awaiting pickup.

      (14)   Waste materials. Liquid wastes shall not be discharged into an open reservoir, stream or other open body of water or sewer, unless they are treated or controlled so that the amount of solid substances, oils, grease, acids, alkalines and other chemicals shall not exceed the amount permitted by other codes of the State, County or City of North Royalton.

(Ord. 1988-174. Passed 10-17-88.)

   Signs in Research-Office, Commercial Service and General Industrial Districts shall be designed, erected, altered, moved or maintained, in whole or in part, in accordance with Chapter 1284.

(Ord. 1988-174. Passed 10-17-88.)

   Parking and loading facilities in Research-Office, Commercial Service and General Industrial Districts shall be in accordance with Chapter 1282.

(Ord. 1988-174. Passed 10-17-88.)

   In order to carry out the intent and purpose of this chapter, the Planning Commission may prepare design plans for specific areas in Research-Office and General Industrial Districts, showing its recommendations, which may include, but are not limited to, the location and width of street rights of way and pavements; the location and width of controlled accessways to major streets, interior marginal service roads and parking and loading areas; and the minimum yard dimensions for buildings, accessory uses and permitted yard uses. Such design plans shall be developed in accordance with the criteria set forth in this chapter and any other applicable provisions of this Zoning Code.

   After such plans are duly adopted by the Planning Commission and Council, they shall be construed as being part of this Zoning Code, and compliance therewith shall be required.

(Ord. 1988-174. Passed 10-17-88.)

   Preliminary and final site development plans shall be prepared by the developer for all proposed developments in any Research-Office, Commercial Service or General Industrial District and shall be submitted to the Planning Commission for review and approval.

   (a)   Contents. Plans for a development shall be drawn at an appropriate scale and shall include:

      (1)   Survey. Property and topography, showing land owned and proposed for development, surrounding and adjoining streets and adjoining lots and their uses.

      (2)   Buildings. The location, size, height and use of all proposed main and accessory buildings; their general design, materials and color; the nearest building on adjoining lots and its use.

      (3)   Traffic. The proposed system of on-site vehicular circulation, details for accessways to streets, methods for control of traffic and type of pavement.

      (4)   Parking areas. The layout, an estimate of the number of spaces, landscaping and other design features and type of pavement.

      (5)   Utilities. The location, size and grade of all utility installations and connections to present or proposed facilities.

      (6)   Site development. The grading plan; designs of landscaped yards, planting areas and fence screens adjoining residential areas; the size, location and type of all outdoor signs; and exterior lighting.

      (7)   Agreements. Preliminary drafts of all agreements, contracts, dedications, deed restrictions, sureties and other instruments as may be required.

   (b)   Approval. A preliminary development plan designed in accordance with the planning standards, regulations and criteria established in this Zoning Code and the Subdivision Regulations of the City shall be submitted to the Planning Commission for review and approval.

      If the preliminary development plan, together with any modifications thereof proposed by the developer, is found by the Planning Commission to be in compliance with the requirements of the applicable district and any other applicable provisions of this Zoning Code, as well as architectural review and the Subdivision Regulations of the City, the Commission shall approve such preliminary development plan within forty days from the date of the meeting when all required plans and data had been received. If such development plan is not found to be in compliance therewith, the Planning Commission may recommend revisions to be made by the developer.

      Upon approval of a preliminary development plan, the developer shall prepare and submit to the Planning Commission a final development plan, which shall include the final grading plan and detailed plans and specifications for all streets, storm and sanitary sewers, water distribution and all other site features, designed in accordance with the Subdivision Regulations and construction codes of the City of North Royalton.

      Upon receipt of a final development plan, the Secretary of the Planning Commission shall transmit a copy of the final development plan, including detailed construction plans and specifications, to the Engineer for his or her review, report and recommendation. The Engineer shall, within forty days from the date of receipt of the final development plan, provide and furnish to the Planning Commission a report upon the compliance of the development plan with those regulations within the jurisdiction.

      If, after evaluating the Engineer's report, the Planning Commission finds that a proposed final development plan is in accordance with and represents a detailed expansion of the preliminary plan heretofore approved, that it is in conformance with the provisions of this Zoning Code, the Building Code and the Subdivision Regulations of the City of North Royalton and that it complies with all of the conditions which may have been imposed in the approval of the preliminary plan or in the review of the final plan by the Engineer, the Planning Commission shall approve such final plan within ten days from the date of the meeting when all required final plans and data had been received.

      After approval, the developer may apply for a building permit which shall be issued by the Building Inspector.

   (c)   Revision; Lapse of Approval. The final development plan may be revised by the developer and resubmitted through the same procedure required for the original preliminary and final development plans.

      Failure to begin the construction of all or a substantial portion of the improvements approved in the final development plan within one year after the issuance of a permit shall make null and void the plan as approved, unless an extension of time is granted by the Planning Commission.

(Ord. 1988-174. Passed 10-17-88.)

   The following regulations for landscaping in Research-Office and General Industrial Districts shall apply:

   (a)   All portions of a lot which are not improved shall be landscaped or maintained in an orderly natural state.

   (b)   The area to be landscaped shall be planted within six months from the date of issuance of a certificate of occupancy and thereafter shall be properly maintained.

   (c)   In addition to a five to seven-foot high fence, Research-Office and General Industrial Districts shall also require a landscaped visual buffer along a boundary with an adjoining Residential District. Such buffer shall contain deciduous and evergreen trees or shrubs sufficient to create a year-round visual barrier and shall be twenty feet in width.

   (d)   All landscaping plans shall be submitted to the Planning Commission for review and approval.

   (e)   All landscaping shall be in accordance with the provisions of Chapter 1288 of this Zoning Code.

(Ord. 1988-174. Passed 10-17-88.)

   All exterior masonry surfaces on buildings constructed in any Industrial District shall be of face brick, stone or other finished type of masonry. Common concrete block shall not be permitted except on rear walls adjacent to the rear property lines where expansion can occur, provided that the rear wall does not face residential areas, public facilities, schools, churches, etc., and that all openings, doorways and transitions are returned in brick.

(Ord. 89-213. Passed 2-6-90.)

   (a)   Applications Subject to Review. An application for building permit for work or a use for a building for which a license is required by Section 870, Adult Entertainment Businesses, of the Codified Ordinances of the City of North Royalton.

   (b)   Administrative Reviewer. Pursuant to the Codified Ordinances of the City of North Royalton, Section 870, Adult Entertainment Businesses, the Building Commissioner is the administrative reviewer.

   (c)   Application Review Guidelines. The Application Review Guidelines for Adult Entertainment Businesses, Sexually Oriented Business Establishments are:

      (1)   The proposed location is within the General Industrial District;

      (2)   The proposed location shall not be on any parcel having frontage on State Route 82 (Royalton Road);

      (3)   The proposed location is more than 500 feet from any place licensed for the sale of beer or intoxicating liquor for consumption on the premises;

      (4)   The proposed location is more than 500 feet from any other place licensed to operate a sexually oriented business;

      (5)   The proposed location is more than 500 feet from any residence district, or any structure used as a residence;

      (6)   The proposed location is more than 500 feet from any church;

      (7)   The proposed location is more than 500 feet from any primary or secondary school;

      (8)   The proposed location is more than 500 feet from any daycare center or nursery school;

      (9)   The proposed location is more than 500 feet from any hotel or motel;

          (10)   The proposed location is more than 500 feet from any public park or playground;

          (11)   The proposed location is more than 500 feet from any public library.

(Ord. 98-97. Passed 7-21-98.)