Oberlin City Zoning Code

CHAPTER 1357

Site Plan Review

1357.01 PURPOSE AND INTENT.

Site plan and design review is required to ensure proper design of sites for the efficient use of land; to protect adjoining properties from adverse impacts of site and structure design; and to promote high standards in the layout, design, landscaping, and construction of development. It is also intended to supplement the requirements of the Subdivision Ordinance and to further the purposes and provisions of the Comprehensive Plan and this Zoning Code.

The purposes of this section are to state the specific additional requirements applicable to the development of land in certain zoning districts and to prescribe the standards for the preparation and submission of site plans.

(Ord. 96-82 AC CMS. Passed 9-16-96.)

1357.02 SITE PLAN REVIEW REQUIRED.

No use or construction for which a site plan is required shall be established or commenced until a site plan application has been submitted to and approved by the Planning Commission. No permit shall be issued by any city official for the construction of any building or improvement in any area subject to a site plan except in conformity with the provisions of this ordinance and the duly approved site plan. No Certificate of Occupancy shall be issued unless in compliance with an approved site plan.

A site plan application and related information as required by this ordinance shall be submitted for the following:

(a) In commercial and industrial districts, including C-1, C-2, C-3, O and M-1, and in the PD District, any new construction, substantial renovation, or expansion of a building, parking lot, loading facility, or the establishment of any use.

(b) In residential districts, including R-1A, R-1B, R-1, R-2, and in the PD District, any new construction, substantial renovation, or expansion of a commercial, multifamily, public, or institutional building, boarding house, rooming house, bed and breakfast inn, hospital, private club or lodge, tourist home, nursing home, school of commerce, office, parking lot, loading facility.

In residential districts, including R-1A, R-1B, R-1, and R-2, any new subdivision which creates more than five new lots.

(c) Any substantial change, as determined by the Director of Planning and Development, to a previously approved site plan application.

(d) Any change in use of an existing building or accessory building or of a site to a different use, including but not limited to the change of: an existing residential use to a commercial, industrial, multifamily, boarding house, or rooming house use; an existing non-residential use to a residential use; an industrial to a commercial use; a commercial to an industrial use; a public, semi-public, or institutional use to any other use.

(e) A conditionally permitted use.

(f) A variance to parking or loading requirements as provided for in 1349.01(e) of this Zoning Ordinance.

(g) In any district, the creation of a condominium by conversion of an existing building or buildings involving physical modification of the property or a transfer of responsibility for the maintenance of common areas to a condominium association.

(Ord. 11-22 AC CMS. Passed 4-18-11; Ord. 21-72AC CMS. Passed 11-15-21.)

1357.03 SUBMITTAL, REVIEW, AND APPROVAL PROCESS.

It is recommended that every applicant request informal preliminary discussion with the Director of Planning and Development in order to review the requirements of this ordinance prior to submitting an application for site plan review.

(a) Site Plan Review Procedures.

(1) Submittal. The applicant for site plan review shall submit twelve (12) copies of the site plan application, which shall include the items required by this ordinance. The application shall be submitted at least twelve (12) days prior to the meeting at which the plans will be reviewed by the Planning Commission.

An applicant may submit and request review of a preliminary application.

(2) Staff Review. Site plan applications shall be reviewed by the Director of Public Works, and Director of Planning and Development for compliance with all applicable regulations.

(3) Planning Commission Review. The Planning Commission shall review a site plan application at the regularly scheduled meeting occurring at least twelve (12) days after submittal of the application. The Commission may review an application in less than twelve (12) days after submittal if it determines that it is in the interest of the City.

If an applicant has submitted and requested review of a preliminary site plan application, then the Planning Commission may review and comment upon the application, but shall not take formal action upon such application. The Planning Commission may advise the applicant of the information which shall be required for review of a complete site plan application. Review of a preliminary site plan application shall not cause or imply any commitments, authorizations, or rights for the applicant.

If an applicant has submitted a complete site plan application, the Planning Commission shall approve, approve with conditions, or disapprove the site plan application within a reasonable time.

Approval or disapproval shall be based on findings of fact consistent with the purposes of these regulations. The Planning Commission may attach conditions to the approval of the site plan application as may be reasonably required to promote the public health, safety and welfare.

Written approval of the site plan application shall be indicated by signature of the Chair of the Planning Commission on one or more copies of the site plan, notated with such amendments and conditions as the Planning Commission may require, and shall constitute authorization to proceed with issuance of required permits and construction in compliance with the approved site plan, provided that all conditions are satisfied and the site plan complies with all other requirements of law.

(4) Conditions Prior to Approval. Prior to the approval of the site plan, the developer shall post any bonds or other guarantees, present any dedication or easement plats, and comply with any other legally required conditions to the satisfaction of the Law Director. The Planning Commission may establish a condition that the developer shall execute a written development agreement to ensure compliance with this Chapter and with all other laws and regulations of the City. The form and content of the development agreement shall be as determined and approved by the Law Director.

(5) Expiration of Approval. Approval of a site plan by the Planning Commission shall expire twelve (12) months from the date of such approval unless construction has commenced according to the approved site plan. A single extension of site plan approval not to exceed six (6) months, may be given by the Planning Commission after written request by the applicant.

(6) Resubmittal. Subsequent to disapproval of a site plan, no applicant shall resubmit within a period of six (6) months from the date of disapproval, a site plan which the Planning Commission deems substantially similar to the previously disapproved site plan.

(Ord. 17-17 AC CMS. Passed 3-20-17.)

1357.04 APPLICATION REQUIREMENTS.

Site plans shall be prepared by persons professionally qualified to do such work. Site plans shall be certified by an architect, engineer, landscape architect, or land surveyor duly registered by the State of Ohio. Site plans for parking lot and loading facility additions, minor structural additions or alterations, and rooming houses may be prepared by persons other than those stated above, except that the Planning Commission shall not be required to review or take action upon plans which are not sufficient to clearly and completely document compliance with this ordinance.

The site plan application shall include the following information unless the Director of Planning and Development determines that certain information is not necessary for review of the particular site plan, or if the applicant requests review of a preliminary site plan.

(a) An application form (as provided by the Director of Planning and Development), completed by the applicant with all required information.

(b) A fee as required by ordinance, except that such additional fees as may be required under 1357.03(b) for design review may be submitted at the time the applicant is notified by the Director of Planning and Development.

(d) Numeric and graphic scales, north arrow, and date of preparation.

(e) A boundary survey (or a location survey when sufficient to provide the locational information required to comply with this ordinance).

(f) Existing topography, proposed topography, and proposed finished grades, at a maximum two feet contour interval.

(g) Locations, acreage, and floor areas of proposed uses, boundaries of the development, and of each phase thereof, dimensions of lot lines, areas of lots, easements, and encroachments on the property. Location of all minimum setback lines.

(h) Proposed building locations, dimensions, net floor area, locations of entrances and exits, height and number of stories, finished grade elevations. Locations, dimensions, and complete description or illustration of all other structures including fences and signs. For multifamily residential developments, the number, type, and minimum floor area of dwelling units.

(i) Locations, names, and dimensions of proposed and existing streets and easements, the intended purpose and the terms and conditions of use and enforcement thereof. Any additional information as required to comply with the Subdivision Regulations.

(j) Drainage plan, including all open and enclosed drainage structures and surface drainage, and calculations of off-site impacts in a manner recommended by the Director of Public Works. Provisions for the control of erosion and sedimentation, including proposed temporary and permanent control practices and measures which will be implemented during clearing, grading, and construction.

(k) Existing and proposed sanitary sewer facilities, including pipe sizes, types, grades, invert elevations, and locations of manholes.

(l) Existing and proposed water facilities, including all water mains, sizes, valves, and fire hydrant locations.

(m) Locations of existing and proposed refuse and recycling disposal facilities, including evidence of the sufficiency of such facilities to contain the anticipated volumes and types of waste, and plans for screening such facilities from view of surrounding properties.

(n) Vehicular, bicycle, and pedestrian circulation plan, that is, a plan showing the planned route of vehicles, bicycles, and pedestrians onto, through, and out of the site, including any safety considerations. Proposed location, layout, dimensions, and area for all parking, loading, drives, and walkways, curbs, and curb cuts. Surface types of all paved areas. Number of parking spaces provided and the number of spaces required by this Zoning Ordinance.

(o) Planting and landscape plan including: botanic names, common names, location, quantity, diameter, and height at installation and at maturity of all proposed living and non-living landscape materials and existing materials to be preserved; types and locations of proposed groundcovers and mulches; dimensions, materials, colors, and appearance of all sides of fences, walls, ornamental lighting and other landscape and screening features (including location and contours of proposed berm at one-foot intervals); measures to be taken to protect new and preserve existing trees during construction; identification of existing trees, large shrubs, formal planting areas, and hedges to be removed.

(p) Locations and plans for recreation and open space areas.

(q) Elevation drawings or renderings, with scale clearly shown, of all sides of the proposed structures, illustrating the proposed designs of the elevations of the buildings, signs, fences, and other structures and identifying materials and colors thereof. Locations and dimensions of all wall openings, including windows and doors, vents, etc. Locations and dimensions, finish and colors of all roof and wall-mounted fixtures, equipment, poles, including locations of utility service installations, electrical and phone meters or service boxes. Material samples and/or paint chips of roofing, exterior wall surfacing, and other prominent features and surfaces.

(r) A lighting plan, including all exterior lighting of the buildings, signs, or other elements of the plan.

(s) Such other relevant data as the Planning Commission may require to ascertain the compliance of the proposed development with the plans and laws of the City of Oberlin. (Ord. 96-82 AC. Passed 9-16-96; Ord. 21-72AC CMS. Passed 11-15-21.)

1357.05 REQUIRED IMPROVEMENTS.

All on-site and off-site improvements indicated on the site plan application or required by the Planning Commission or required by other local ordinance shall be installed at the expense of the owner of the property which is the subject of the site development application consistent with the provisions of the Subdivision Ordinance.

The need for alteration of existing public improvements, the potential for repair of damage resulting from the site development, or costs resulting from temporary or permanent disruption of existing improvements shall be determined in the process of site plan review. Conditions addressing the foregoing shall be established in approval of the site plan.

All required improvements shall be installed in accordance with construction standards adopted by the City including the Subdivision Ordinance and the Public Works Standards.

(a) Development Agreement and Construction Bond. Prior to approval of any final site plan, there shall be executed by the owner or developer an agreement, in form and substance as approved by the Law Director , to construct such required physical improvements as are located within public rights-of-way or easements or as are connected to any public facility. Such agreement shall be submitted with a bond with surety, cashiers check or escrow account in the amount of the estimated cost of the required improvements as determined by the Public Works Director. The aforesaid agreement and bond or condition shall be provided for completion of all work covered thereby within the time to be determined by the Director of Public Works, which time may be extended upon written application by the owner or developer, signed by all parties (including sureties) to the original agreement.

(b) Restoration Bond. The Director of Public Works may require a restoration bond. Said bond shall be to insure repair of any damage done to existing curb, gutter, sidewalk, street pavement, landscaping, or other items within the right- of-way adjacent to a project. The amount of said bond shall be as determined by the Public Works Director based on his/her estimate of potential damage.

(Ord. 96-82 AC CMS. Passed 9-16-96.)

1357.06 STANDARDS FOR SITE PLANS.

Site plans shall conform to the following standards which shall be utilized in the review of site plan applications.

(a) Site plans shall be prepared in a manner which ensures that the proposed development will be in compliance with all applicable plans, laws and ordinances, including those of the City of Oberlin, the County of Lorain, the State of Ohio, and the federal government.

(b) Consideration shall be given to providing uses of land and structures consistent with recommendations of plans adopted by the City in the area addressed by the site plan. Consideration shall also be given to providing suitable areas for parks, schools, open space, and other areas of public recreational use and other public facilities, especially when such facilities are proposed in plans adopted by the City in the area addressed by the site plan.

(c) All development features, including principal buildings, open spaces, service roads, driveways, and parking areas shall be so located and related as to minimize the possibility of adverse effects upon adjacent development. Maximum possible visual and auditory privacy for surrounding properties and occupants shall be provided through good design and the use of proper building materials and landscaping. Where necessary to promote harmony with adjacent developments, screening of parking areas and service areas from surrounding properties shall be provided through landscaping, ornamental walls, fences, or other means.

(d) To ensure the protection of property values and to promote effective land use in the transition from one district to another, the Planning Commission shall have the power to determine the need for, location, and the amount of planting materials, walls, walks, or fences or any combination thereof.

(e) Thoroughfares, service roads, driveways, and parking and loading areas shall be designed to promote safe and efficient pedestrian and vehicular traffic safety on both private and public lands. On-site traffic circulation shall be designed to permit adequate fire and police protection.

(f) The design and installation of high quality, attractive landscape planting, screening, fences, and other site improvements is encouraged. Such improvements shall be designed as integral elements of the overall site plan, selected to complement the site and surrounding sites, and designed to provide visually and spatially attractive areas in all parts of the site.

(g) The locations and designs of buildings and other site improvements shall be developed with consideration given to minimizing the removal of trees and natural native vegetation and changes of topography.

(h) In large parking areas, visual relief and traffic channelization shall be provided through the use of tree-planted and landscaped dividers, islands, and walkways. Provision shall be made for sidewalks and pedestrian walkways which will enable pedestrians to walk safely and conveniently from distant areas of parking to the buildings, from one building to another within the site, and to and from public walkways.

(i) Provision shall be made for the disposal of wastes generated by the proposed use. Screening of temporary storage areas and containers shall be provided to minimize visual impacts on abutting properties, especially adjacent residential uses.

(j) Grading, surface drainage, and erosion provisions shall be designed to minimize adverse effects on abutting properties, streams, and public streets, during as well as after construction. Adequate drainage for the disposition of storm and natural waters both on and off-site shall be provided. The extent of both on-site and off- site drainage facilities and the requirements for on-site storm water detention shall be based on the requirements of the Subdivision Ordinance and the Public Works Standards and as approved by the Director of Public Works.

(k) Lighting shall be directed away from adjacent streets to prevent effects on traffic safety. Lighting shall not shine directly onto adjacent properties.

(l) The design of buildings, signs, and other structures illustrated on the site plan shall be according to the following standards and guidelines:

1. Materials shall be appropriate for the use of the proposed structures, weathering, and the relationship to other materials, including those used on adjacent structures.

2. Colors and textures shall be appropriate for the size and scale of proposed structures, weathering, and the relationship to other colors and textures, including those used on adjacent structures.

3. Architectural details and ornamentation shall be meaningful to the overall design and appropriate for the size and scale of proposed structures, weathering, and the relationship to other architectural details and ornamentation, including those used on adjacent structures. Detailing such as trim, moldings, bands of contrastingsiding or brick, and varying textures of concrete or stone are encouraged as part of an overall design which is in scale with the building and carefully related to other elements.

4. Mechanical equipment shall be of appropriate size and scale in relation to rooftop appearance, sidewall openings, sound levels, smoke and other nuisances. The location, color, size, type, and screening of mechanical equipment, whether on the roof, walls, or ground, shall be designed to be concealed, and/or to be compatible with or attractively complement the other elements of the structures and site improvements.

5. Windows, doors, and other openings shall be so located on the facades and be of such dimensions as are appropriate for the style, scale, and orientation of the building and in a pattern which contributes to a balanced facade appearance. Customer entrances should be accentuated. Decorative elements, caps, brickwork, and trim are encouraged around windows and doors to add interest to the overall design.

6. Architectural styles similar to or compatible with existing historical buildings of similar use adjacent to or across the street from the site shall be encouraged. Compatibility and complementarity among existing and proposed new structures shall be encouraged in all locations.

7. Scale of new construction similar to that of the majority of surrounding buildings is encouraged.

8. Varied roof lines, roof details and features such as dormers, turrets, eave breaks, and overhangs are encouraged in new construction as a means to break up the mass of large buildings and to provide visual interest.

9. Wall-mounted signs shall be designed to fit within and complement the architectural forms, colors, and textures of the building, shall fit within any architectural space specifically designed for signs, and shall not cover architectural features. Signs located as part of a series of signs (as in a shopping center), shall be designed with compatibility of location, size, shape, style, material, illumination, and color with other signs in the series. Sign colors shall complement the color of the building facade on which the sign is mounted, letters and symbols shall be in scale with the building and its features. Excessive information and clutter is discouraged.

10. Freestanding signs shall be designed to fit within and complement the characteristics of the site, building, and wall signs in terms of color, materials, texture, scale.

11. Alterations and additions to existing buildings shall be compatible in scale, material, color, placement, and character with the existing buildings.

12. Distinctive architectural features of existing buildings should not be altered or removed unless replaced with features of similar composition. texture, color, design, and other characteristics. Restoration of historic features and building characteristics shall be encouraged.

13. Side and rear walls shall be so designed as to relate to and be compatible with the front or main entry wall and overall design of the building, although they may be less detailed and articulated.

14. Site features such as fences, walls, and signs compatible in color, texture, scale, materials and other characteristics with the main building shall be encouraged.

(m) New residences constructed in a subdivision shall be so designed and located to ensure that they are (1) not excessively similar in footprint, color, roofline, and other features in a manner which results in a lack of visual and spatial interest and diversity on any street frontage; or, (2) if substantially similar, designed as an element of a comprehensive visual or spatial scheme which results in an attractive residential environment on each frontage.

(Ord. 96-82 AC CMS. Passed 9-16-96.)

1357.07 ADMINISTRATION AND ENFORCEMENT.

(a) Any site plan may be revised. Such revision shall be accomplished in the same manner as the original approval, provided, however, that minor technical changes which do not substantially alter the original site plan may be authorized by approval of the Director of Planning and Development.

(b) Any requirement of this section may be waived by the Planning Commission when it finds: that unusual topographical or exceptional physical conditions exist; that strict compliance with these requirements would create an extraordinary hardship in the face of the exceptional conditions; that such waiver is only to the extent necessary to remove the extraordinary hardship; and that such waiver is not adverse to the purpose and intent of this article.

(c) Upon satisfactory completion of the required improvements, the Director of Public Works shall release any remaining bonds.

(d) The procedures proscribed by this chapter are not intended to be a substitute for, or to have any bearing upon, any procedures required by the Subdivision Ordinance.

(e) If a proposed site plan application also requires the granting of a variance from the requirements of the Zoning Ordinance, the Planning Commission may review the site plan in advance of the variance proceedings and may make findings on the assumption that the variance will be granted. Such findings shall not constitute a position by the Planning Commission in support of the petitioner's application for variance and shall not be received in evidence in any proceedings before the Zoning Board of Appeals.

(Ord. 96-82 AC CMS. Passed 9-16-96.)

1357.08 FEES.

Fees, in amounts as required by ordinance of the City, shall be submitted with applications for site plan reviews.

(Ord. 96-82 AC CMS. Passed 9-16-96.)

1357.09 SITE PLAN AND DESIGN STANDARDS FOR COMMERCIAL DISTRICTS LOCATED OUTSIDE C-1 CENTRAL BUSINESS DISTRICT.

(a) Design Standards. The following design standards are applicable to development within any commercial zoning district other than in the "C-1"/Central Business District as defined in Section 1349.01 (d) of the Code.

ln all cases, proposed developments will be required to comply with the application and review requirements mandated for all developments in the City. The Planning Commission will utilize the standards found in Chapter 1357 of the Zoning Code for site plan and design review in addition to the special design standards established herein. Where the term "approved” is used herein, it means as approved by the Planning Commission in site plan and design review.

(Ord. 17-17 AC CMS. Passed 3-20-17.)

(b) Exceptions. The Planning Commission is authorized to grant exceptions to the design guidelines. Exceptions must be supported by findings of fact which demonstrate that the exception meets the purpose and intent of these guidelines.

(c) Design Standards for Commercial Areas. The following design standards will apply to all commercial developments other than in the “downtown business district” as defined above:

(1) Buildings and outdoor uses.

Building Facades:

A. General Design: All facades of a building shall be designed with consistent architectural treatment of style, detail, trim features, and roof treatments.

B. Materials: Only high quality, durable building materials shall be used, including such materials as brick, wood, sandstone, other native stone, tinted/textured concrete masonry units. Smooth faced block, concrete panels, pre-fab metal panels are prohibited as predominant building materials.

C. Colors: Façade colors shall be subtle, neutral or earth tone, and of low reflectance. Brighter colors may be used on building trim. High intensity colors, metallic colors, black, or fluorescent colors are prohibited on facades. Repeating patterns of color, texture, and materials should be encouraged.

D. Windows:

1. Facades facing lot lines collinear with public or private streets shall contain not less than 25% transparent glass windows.

2. Required window areas shall not be obstructed by shelves or displays or otherwise covered over from the inside or outside, except by approved window treatments.

3. The lowest part of windows shall be not more than 3 feet above grade.

E. Facades greater than 100 feet in horizontal length shall incorporate wall plane projections or recesses having a depth equal to at least 3% of the length of the facade and extending at least 20% of the length of the facade. No part of a facade shall extend unbroken by such projection or recess for a distance of more than 100 feet.

F. Flat roofs shall only be permitted for structures 2 stories or greater, except that a flat roof may be permitted on a structure containing 10,000 square feet or more on a single floor and if the roof is concealed by a parapet extending at least 3 but not more than 10 feet above the roof, capped with a three dimensional cornice treatment.

G. Service docks and loading areas shall not be located on facades facing or otherwise visible from public roads, except where approved with screening using materials consistent with and integral to the architecture of the building.

H. Mechanical equipment shall be screened from view from the public streets. Any material used to screen equipment, whether roof-mounted or ground-mounted, shall be designed to be compatible with the design of the building.

I. Outdoor display, sales, or storage, including waste storage, shall only be permitted in locations approved in the site plan. Such outdoor uses must be screened from view by a solid wall or fence which shall be a minimum five (5) feet in height and designed integral with the architecture and materials of the main building.

(2) Public street system. Where proposed public streets are indicated on any thoroughfare plan adopted by the Planning Commission, or any comprehensive or land use plan adopted by City Council, or otherwise indicated by the Planning Commission to be in the public interest for the purposes of creating a safe, complete and functional public street system, property owners shall be required to dedicate and develop public rights-of- way. The Planning Commission may approve alternative means for satisfying the public interest.

(3) Parking and access.

A. General provisions.

1. Parking shall not exceed 5 spaces per 1000 square feet of net floor area. Joint use of parking lots shall be encouraged.

2. In all areas, the Planning Commission has the authority to permit the construction of less parking than required, by Section 1349.03 Table 4 provided that the applicant demonstrates that parking demand is less than required, that space is available and reserved on the site to permit construction of parking in compliance with the requirement, and that the applicant commits to constructing such parking when required by the Planning Commission. This authority would be exercised consistent with the provisions of Section 1349.01(e) of the Zoning Code.

3. Any request by a property owner for construction of more parking spaces than specified under Section 1349.03 Table 4 of the Code requires the submission of an application to the Planning Commission for approval. Such an application is to include documentation supporting the request based on industry standards, practices and experience. In any event, surface parking areas shall not exceed one hundred and twenty-five percent (125%) of the Code's required minimum number of off-street parking spaces.

(Ord. 04-72 AC CMS. Passed 11-15-04; Ord. 14-65 AC CMS. Passed 12-15-14.)

4. Parking areas are encouraged to be designed in other than just a rectilinear manner.

5. Fifty percent (50%) of all handicap accessible parking should be located so that users do not have to cross lanes of traffic on-site. The remaining fifty percent (50%) of handicap accessible parking should be located in close proximity to the entrance of the structure.

B. Parking lot access.

1. Parking lots shall only be accessed from approved public or private streets.

2. All parking lots shall be established with approved easements providing for cross traffic from abutting properties.

3. Joint curb cuts shall be strongly encouraged to reduce points of traffic conflict on public and private streets. Alternatively a developer must demonstrate why they cannot do this.

4. Where access to a major thoroughfare or high traffic street or roadway is the only feasible access at the time of construction, such access may be approved as temporary access provided that the parking and drives are designed for adaptation to a planned future street or common drive, and that the property is deed restricted (or guaranteed by bond) to require that the temporary access will be removed when the planned access becomes available.

5. Access drives and service drives may be located in the front setbacks, provided they do not exceed 16 feet in width and are not closer than 20 feet to the right-of-way. Any access or service drive located in the front setback shall be screened with a continuous double hedge (shrubs arranged in triangular spacing) maintained at a height of 3-4 feet. Loading areas, storage areas, service windows, and similar facilities must be located on the side or rear of the building.

6. All paved vehicular areas, including but not limited to access drives and parking areas, shall be edged with concrete curbs.

C. Parking lot landscaping.

1. Parking lot visible to the public street: 1 tree per 30 feet of exposed side; 1 evergreen shrub (minimum 3 feet in height at time of planting) per 3 feet of exposed side. The Planning Commission may approve an alternative perimeter landscape plan which incorporates a combination of trees, shrubs, earth mounds, fences, or walls.

2. Interior parking lot landscaping shall be required as follows:

3. Minimum 1 tree per 10 parking space. (This does not include the trees required for the landscape strips below)

4. A landscaped strip not less than 30 feet in width (which may include required bike routes or sidewalks) shall separate each 4 bays (rows) of parking and drives. The landscape strip may include required pedestrian/bike facilities eight (8) feet wide if required by the Planning Commission and shall include a minimum of 1 shade tree per 1500 square feet.

(4) Pedestrian facilities.

A. On-site pedestrian facilities shall be provided as approved in the site plan, designed with the purpose of encouraging pedestrian access between the main use and the highways and between sites.

B. Sidewalks shall be constructed along all public street frontages as required by City ordinance.

C. On each lot, a sidewalk shall be constructed from every street frontage to the main entrance of the building. Where the street frontage of a lot exceeds 400 feet, one additional sidewalk shall be provided for each additional 200 feet of frontage or part thereof.

D. There shall be a sidewalk along the full length of each façade at least eight (8) feet wide having a customer entrance or along which customers must walk to access the entrance from a parking area.

E. A pedestrian walkway shall be provided from any area of parking located further than 200 feet from the main entry of the building it serves.

F. A landscaped seating area shall be provided for each sidewalk (outside of the public right-of-way) having a length of 200 feet or more.

G. As directed by the Planning Commission, where a pedestrian walkway crosses a main drive or private road, pedestrian crossing signs shall be installed and the walkway shall be raised and paved in a manner which clearly distinguishes the walkway from the vehicle way.

H. All sidewalks shall be a minimum 5 feet in width.

(5) Bicycle facilities.

A. Sites shall be designed to encourage bicycle access and connection to nearby bicycle facilities.

(Ord. 04-72 AC CMS. Passed 11-15-04.)

B. A minimum of one bicycle space is required for every 2,500 sq. ft. of gross floor area for retail and restaurant use; one bicycle space is required for every 5,000 sq. ft. of gross floor area for office space over 10,000 sq. ft. of gross floor area; one bicycle space is required for every 5,000 sq. ft. of gross floor area for places of entertainment, places of worship, hospitals, community facilities and institutional uses including colleges; and one bicycle space is required for 4 dormitory beds at a college.

(Ord. 14-65 AC CMS. Passed 12-15-14.)

C. Bike route signs shall be installed as directed by the Planning Commission.

D. All storm water inlet grates shall be of approved bike-safe design (example below).

E. Location of Bicycle Parking shall be:

* convenient, near entrances to the building, have street access, and not interfere with normal pedestrian and motor vehicle traffic;

* reasonably illuminated and clearly visible from the street;

* designed so that bicyclists do not need to travel over stairs or other obstacles to access bicycle parking;

* on the same lot as the use or within fifty (50) feet of the lot as the use or within fifty (50) feet of the lot if on other private property;

* a minimum width of two (2) feet, length, of six (6) feet, and a minimum overhead clearance of seven (7) feet. An aisle width of five (5) feet between each row of bicycle parking is required. Each space is to be accessible without moving another bicycle.

(Ord. 14-65 AC CMS. Passed 12-15-14.)

(6) Special requirements for large buildings. Structures exceeding 100,000 square feet in floor area shall provide the following:

A. Bicycle Access: A bikeway or bike lanes must be installed connecting the main entrance of the building to the public street frontage(s) of the lot.

B. Public Transit: A public transit access route and transit shelter shall be provided near the main entrance when required by Lorain County Transit System.

(7) Storm water management.

A. Each development shall provide on-site or off-site storm water management facilities as required by City ordinance.

B. Underground storage, and the use of “best management practices” such as rain gardens, infiltration trenches, and similar methods are preferred.

C. Dry basins are prohibited. Wet basins shall be professionally designed and landscaped to provide an attractive appearance and shall be aerated as necessary to prevent stagnation.

(8) Utilities. All utilities shall be installed below ground.

(9) Lighting.

A. Lighting shall be limited to the amount necessary to support the uses on the site and to promote safety and security.

B. Only approved down lights and cutoff fixtures shall be permitted.

C. All lighting under canopies shall be designed as full cut off or down lights designed to light the canopy area only and to prevent external glare.

D. No light fixture shall be installed at a height exceeding 16 feet if located nearer than 200 feet to a state highway. In other areas, light fixtures shall not exceed a height of 25 feet.

E. All exterior lighting shall be indicated on a site lighting plan submitted for approval. The site lighting plan shall indicate the location of each fixture, the fixture type, the height of the fixture, and a numeric grid of lighting levels, in footcandles, that the fixtures will produce on the ground (photometric report). The lighting plan shall indicate those fixtures which will be operated for security purposes during non-business hours and shall indicate the non-business hours.

F. Exterior lighting (except public street lighting) shall comply with the following standards:

1. Parking areas: max. 2.0 footcandles

2. All other areas: max 1.0 footcandles

(10) Landscaping.

A. Landscape trees shall only be those listed on the City of Oberlin street tree list or approved alternatives. Trees shall be minimum 2” caliper and 8 feet in height at time of planting.

B. Evergreen shrubs shall be minimum 24” in height at time of planting.

C. Earth berms shall be varied in setback, height, width, and depth. Unless supported by a wall, rocks, or other approved support, slopes shall not exceed 3:1

D. Landscaped areas wider than 10 feet shall be cut or filled to provide variations in topography.

E. Foundation landscaping shall be required for at least fifty percent (50%) of the façade length having customer entry and 30% of all other facades.

F. Foundation landscaping shall be installed in planter beds extending a minimum of six (6) feet from the wall.

G. Screened equipment and storage areas shall be landscaped as approved by the Planning Commission.

(11) Buffers for abutting residential areas.

A. Buffers shall be provided to mitigate the impacts of non- residential districts upon abutting residential districts.

B. No building, parking, or other outdoor use shall be permitted in the buffer yard. A minimum of 1 tree shall be planted for every 50 feet of the side or rear yard line abutting the residential district.

C. A buffer shall be one of the following yards arranged and landscaped as approved by the Planning Commission. Buffer #1, #2, or #3 shall be provided on commercial properties.

1. Buffer #1: A yard, at least 100 feet in width to include approved landscape materials.

2. Buffer #2: A yard, at least 50 feet in width, with a solid fence, 6 feet in height, installed abutting the property line or within the yard, and including approved landscape materials.

3. Buffer #3: A yard, at least 25 feet in width, with a solid masonry wall, 6 feet in height, installed abutting the property line or within the yard, and including approved landscape materials.
(Ord. 04-72AC CMS. Passed 11-15-04.)

(12) Signs.

A. EDITOR’S NOTE: Former subsection (c)(12)A. was deleted by Ordinance 21-72AC CMS, passed November 15, 2021.

B. EDITOR’S NOTE: Former subsection (c)(12)B. was deleted by Ordinance 12-68 AC CMS, passed October 15, 2012.

C. EDITOR’S NOTE: Former subsection (c)(12)C. was deleted by Ordinance 12-68 AC CMS, passed October 15, 2012.

D. EDITOR’S NOTE: Former subsection (c)(12)D. was deleted by Ordinance 21-72AC CMS, passed November 15, 2021.

(13) Special standards for filling stations, canopies.

A. Gas stations shall only be approved subject to a conditional use permit.

B. A canopy shall comply with the following standards:

1. Must have a pitched roof compatible in design with the roof of the building to which it is accessory.

2. Shall not exceed 25 feet in height.

3. Must be set back at least 60 feet from the right-of-way

4. EDITOR’S NOTE: Former subsection (c)(13)B.4.. was deleted by Ordinance 21-72AC CMS, passed November 15, 2021.

5. Canopy lighting shall be designed and installed in a manner which provides illumination for the area under the canopy and which prevents glare outside of the canopy.

6. Fuel pumps and the fueling area shall be screened from view of the public right-of-way by construction of brick or stone walls not less than 5 feet in height and landscape material is to be installed to soften the appearance of the wall.

(Ord. 04-72AC. Passed 11-15-04.)