The following zoning districts are hereby established for the city. For the interpretation of this chapter, the zoning districts have been formulated to realize the general purposes of this chapter. In addition, the specific districts shall be as stated below:

   (A)   A-1 Agriculture. This District shall be classified as prime farmland. The purpose of an A-1 District is to preserve and protect the decreasing supply of prime farmland by controlling the indiscriminate infiltration of urban development into agricultural areas. These areas are generally flat areas with less than 2% to 5% slope, no wooded areas and where little to no urbanization has occurred or is likely to occur in the future. These areas shall be maintained as primary uses such as growth of crop and the raising of livestock. No residential use shall be authorized except farm dwellings.

   (B)   A-2 Agriculture. This District shall be classified as farmland with a general slope of more than 5% but less than 20%. These areas are mostly low yield and are more suitable for grazing or pastures. A-2 Districts would be suitable for low density housing, however residential uses should be discouraged.

   (C)   A-3 Agriculture. This District shall be classified as rough farmland with overgrown vegetation, wood area, and wetland which may run from slight to moderate ground slope. These areas are designated for agriculture use in rural areas however, very small agriculture uses may occur. A-3 Districts may be more suited for development of residential or commercial uses.

   (D)   R-1 Residential. An area that is designated for low density residential housing comprised of single-family units with lots sufficient to provide for individual water and sewage facilities, where centralized facilities are not available. Only one dwelling per lot or parcel of land shall be allowed in an R-1 District.

   (E)   R-3 Residential. An area that is designated for duplex or multi-family housing; however, where public sewage is not available, there shall be no more than 20 units per acre.

   (F)   B-1 Commercial. Commercial uses that have less than 50 customers per day. These areas are normally located in or adjoining a residential area. The uses shall not create any more traffic than the normal use of the area. There shall be no noise, odor or other nuisance that would create an unnecessary hardship on the surrounding property. Pick-up or delivery shall be limited to less than one-ton vehicles. Off-street parking shall be provided for employees and customers.

   (G)   B-2 Commercial. Commercial uses that are on a main artery or near a residential district. These areas are mainly small retail businesses providing a service for the convenience of the neighborhood. These businesses shall not create noise, odor, or other nuisances that would create an unnecessary hardship on the surrounding area. Off-street parking shall be provided for employees and customers.

   (H)   B-3 Commercial. Commercial uses located away from residential uses normally on a major highway that provides high volume merchandise, sales or services. These areas are mainly major retail, repair or services of merchandise. Small assembly businesses may be authorized in these areas but should be discouraged. Parking will be in accordance with parking requirements outlined in § 151.076.

   (I)   I-1 Industrial. Industrial area used for manufacturing, assembling, wholesale or storage. These areas are normally located on the outskirts of the city where little or no urban development has or will occur. These areas shall be clean, quiet and free of hazardous or objectionable elements, operated entirely within enclosed structures. Storage areas shall be enclosed with a six-foot high wood or chain link fence.

   (J)   I-2 Industrial. Industrial areas used for major manufacturing, processing, warehousing, mining, or major research and testing. These areas are established for heavy industrial uses that require isolation from other districts. These areas shall be screened or fenced from other districts or shall have a minimum of 200 feet buffer from other districts.

   (K)   FP Flood Plain. Areas that are in the flood hazard areas outside floodways that could cause damage to structures due to high water. These Districts shall comply with the floodplain regulations adopted by Miami County. These areas are designated as Zone A on the flood hazard zone maps.

   (L)   FF Flood Fringe. The area outside the floodway or flood plain that could be subject to high water damage. These areas are designated as Zone X or higher area on the flood hazard zone maps. No structure may be built in these areas unless the first floor is two feet above the flood hazard area.

   (M)   PUD Planned Unit Development. An area of five acres or more under single ownership, corporation, firm or partnership planned and developed as an integral unit in a single development which consists of residential and business, business and industrial, but shall not consist of industrial and residential. All requirements shall be meet according to the guidelines set forth in §§ 151.090 through 151.094.

(Ord. 5-2002, passed 3-4-02)

   (A)   The boundaries of the districts established in § 151.040 are shown on the zoning map, which is part of this chapter. Districts shall only be changed by amending this chapter.

   (B)   When the exact boundaries of a district are uncertain, they shall be determined by use of the zone map.

   (C)   When a right-of-way is vacated, the districts adjoining each side are respectively extended to the center of the area so vacated.

   (D)   If a district divides a lot frontage on a street, a restriction that applies to the front of the lot shall apply to the entire lot.

(Ord. 5-2002, passed 3-4-02)

   (A)   The following table shall be used to determine when a use is authorized in a district. If the use is marked with an (X) this shall mean that the use is authorized in that district. A use marked with (S) means that a special exception is required from the Board of Zoning Appeals. A use that is marked with (HO) shall be authorized as a home occupation provided all requirements in § 151.075 are met. A use marked (SP) means there are special requirements that must be met. A use marked with (*) means special requirements were set by DNR and the flood plain ordinance. Whenever there are (**) special requirements must be met. A use not found in the Table 1: Primary Uses shall use the most similar use and have the same restriction as the similar use.