South Euclid City Zoning Code
TITLE FOUR
Manufacturing District Regulations
CHAPTER 744 Off-Street Parking and Loading Regulations (Repealed)
EDITOR’S NOTE: Chapter 744 was repealed by Ordinance 05-12, passed July 23, 2012. Please see Chapter 772 for provisions regarding parking.
CHAPTER 745 Sign Regulations
EDITOR'S NOTE: Chapter 745 was repealed by Ordinance 15-01, passed September 22, 2003. See Chapter 770 for provisions regarding Signs.
740.01 MANUFACTURING OBJECTIVES.
The primary purposes of this Planning and Zoning Code are to encourage proximity in the development of compatible and related uses of land and buildings and to discourage development of uses which are incompatible or detrimental to each other and adjacent areas. District regulations are established by this Title to carry out the purposes which are stated in Title One and especially to achieve the following objectives:
(a) To provide for light manufacturing, limited industrial, research-office and related commercial service uses within the community, in conformance with specific standards and in a manner compatible with the primarily residential character of South Euclid.
(b) To provide, where appropriate, for the expansion and continued development of the above stated uses, thereby meeting future economic needs of the City for such activities.
(c) To prohibit manufacturing, industrial and related development which, by reason of emission or generation of smoke, odors, noxious gases, noise, glare, humidity or vibration or by reason of danger of explosion, fire or other hazard, would create conditions detrimental to the public health, safety and general welfare and be incompatible with and detrimental to adjacent and surrounding uses, through the establishment of specific standards of performance which must be maintained by manufacturing and industrial uses.
(d) To insure the availability of appropriate land for light manufacturing, limited industrial, research-office and related commercial service uses and to discourage the undesirable mixture of uses on such land by prohibiting new residential and incompatible or unrelated business uses.
(e) To protect appropriate development against congestion by limiting bulk and density of development in relation to adjacent buildings and the available land, by providing for development of appropriate accessory off-street parking and loading facilities, and by providing for buffers and screening to protect adjacent areas from objectionable influences.
(f) To promote the most desirable use of land and buildings in accordance with a well considered plan and to provide, in appropriate areas for development, certain light manufacturing, limited industrial, research-office and related commercial service uses, in order to maintain and strengthen the economic base and tax revenues of the City.
741.01 CONFLICTING REGULATIONS.
When a provision of the permitted use list, as provided in Section 741.02, overlaps or is in conflict with any provision of Chapter 748, that provision or restriction which imposes a higher standard or requirement shall govern.
741.02 LIMITED MANUFACTURING (M-1) DISTRICTS.
The operation of the following uses can conform to high performance standards and can conform to the purposes of this Title. All uses permitted in an M-1 Limited Manufacturing District, including all processing, fabricating and manufacturing, shall be located completely within enclosed buildings, except accessory off-street parking and loading facilities and except open storage of materials and/or equipment used or produced on the premises, which shall be permitted if suitably screened by a fence or dense landscaping so that no stored material is visible from an abutting street or an abutting residential zoning district. Outdoor overnight parking of cargo carriers shall be permitted.
(a) Commercial Service Uses.
(1) Animal hospitals
(2) Automobile, motorcycle, recreational vehicle, trailer or boat repair
(3) Car washes, provided that the zoning lot contains a reservoir of space for at least ten automobiles for each washing lane, plus one space for each employee
(4) Banks
(5) Building material sales
(6) Carpet cleaning
(7) Dry cleaning
(8) Eating places, provided that they are not of the drive-in nor drive-thru type as defined in Section 710.08
(9) Electrical, glazing, heating, painting, plumbing, roofing, ventilating and similar contractors' establishments
(10) Greenhouses
(11) Gasoline service stations with or without automobile repair garages
(12) Household or office machinery repair shops
(13) Laundries
(14) Line, towel and diaper cleaning and supply
(15) Machinery rental or sales establishments
(16) Photographic developing and printing
(17) Sign painting shops
(18) Soldering or welding shops
(19) Trade or business schools for adults and research institutions
(b) Public Utilities and Vehicle Storage Uses.
(1) Commercial or public utility vehicle storage
(2) Commercial garages and parking structures
(3) Public utility facilities and installations such as pump stations, telephone exchange centers, radio and television antennas and cellular telephone towers
(4) Transit garages
(c) Storage or Wholesale Uses.
(1) Moving and storage company offices and warehouses
(2) Warehouses
(3) Wholesale operations
(d) Research or Design Uses. Scientific laboratories devoted to research, design, experimental production and testing operations.
(e) Light Manufacturing Uses.
(1) Apparel or other textile products from already-produced textile goods
(2) Automobiles, trucks or trailers and parts and accessories thereof
(3) Beverages, nonalcoholic
(4) Boats and related products and accessories
(5) Bottling works
(6) Brushes and brooms
(7) Cameras and photographic equipment, except film
(8) Carpentry, woodworking and cabinets
(9) Carpets
(10) Canvas or canvas products
(11) Ceramic products such as pottery, small glazed tile and similar products
(12) Chemical compounding and packaging
(13) Cosmetics or toiletries
(14) Electrical appliances and equipment
(15) Electrical supplies, including wire or cable, switches, insulation, batteries and similar products
(16) Electrical machinery
(17) Food products and processing, except slaughtering of meat or preparation of fish for packaging
(18) Fur goods, not including hide tanning
(19) Glass products, not including glass manufacturing
(20) Hair, felt or feather products, except washing, dyeing and curling
(21) Hosiery
(22) Household or office equipment machinery
(23) Ice, dry or natural
(24) Ink or inked ribbon
(25) Rope, sacking or cordage products
(26) Leather products, not including hide tanning or dyeing
(27) Luggage
(28) Light machinery such as lawn mowers
(29) Machine tools such as drills and saws
(30) Mattresses and bedding
(31) Metal finishing and plating
(32) Metal stamping or extrusion
(33) Medical supplies
(34) Mirror silvering and glass cutting
(35) Musical instruments
(36) Novelty products
(37) Optical equipment, clocks and similar precision instruments
(38) Orthopedic or medical appliances
(39) Paper products and paper board products, not including paper rolling or manufacturing
(40) Perfumes, compounding only
(41) Plastic products
(42) Printing or publishing
(43) Rubber products, not including manufacture of natural or synthetic rubber
(44) Silverware and silver products
(45) Silverplating
(46) Soap and detergent, packaging only
(47) Soldering and welding operations
(45) Sporting goods and athletic equipment
(46) Stationary
(47) Steel products, miscellaneous manufacturing and assembly
(48) Tobacco products
(49) Tool and die shops, pattern making and similar operations
(50) Toys
(51) Upholstering
(52) Venetian blinds, window shades and similar products
(53) Wax products
(54) Wood products
(f) Accessory Uses.
(1) Off-street parking and loading facilities as permitted and regulated in Chapter 772
(2) Signs as permitted and regulated in Chapter 770
(3) Employee lunch rooms
(4) Child day care facility serving the children or dependents of employees working on the premises
(5) Health care, exercise rooms, gymnastics or body-building center serving employees working on the premises
(6) A restaurant in an office building used for the serving of food and dispensing of beverages
(g) Other Uses. All uses permitted in a General Commercial (C-2) District.
(i) Conditional Uses.
(1) New or new and used automobiles, motorcycle, recreational vehicle, trailer or boat sales as defined in Chapter 1107.
(2) Small Box Discount Retail as defined in Section 710.08 and cannot be within 5,000 feet of a similar use.
(Ord. 05-12. Passed 7-23-12; Ord. 22-21. Passed 1-24-22; Ord. 01-24. Passed 9-8-25; Ord. 02-24. Passed 1-13-25.)
741.03 GENERAL MANUFACTURING (M-2) DISTRICTS.
The operation of the following uses can conform to equally high performance standards as anticipated in an M-1 Limited Manufacturing District. However, certain operations may require or could benefit from the utilization of outdoor processing or storage, which creates a different character than that intended to be maintained in the M-1 District. Therefore, the M-2 General Manufacturing District is established for the following uses:
(a) Commercial service uses, i.e. all commercial service uses permitted or conditional in the M-1 District except:
(1) Banks;
(2) Eating places, provided that they are not of the drive-in nor drive-thru type as defined in Section 710.08;
(3) Trade or business schools.
(b) Public utilities and vehicle storage uses, i.e. all uses permitted in the M-1 District with the addition of:
(1) Public service yards;
(2) Equipment and material storage yards;
(3) Transit yards.
(c) Storage or wholesale uses, i.e. all uses permitted in the M-1 District with the addition of:
(1) Building materials and brick and lumber yards;
(2) Fuel terminals and wholesale distribution centers; and
(3) Landscape nurseries.
(d) Scientific laboratories devoted to research, design, experimental production and testing operations.
(e) Manufacturing uses, i.e. all uses permitted in the M-1 District with the addition of:
(1) Concrete products and concrete batching; and
(2) Boat yards and marine products.
(f) Accessory uses.
(Ord. 01-24. Passed 9-8-25; Ord. 02-24. Passed 1-13-25.)
741.04 SALE OF GASOLINE AND/OR MOTOR VEHICLE FUEL FROM PREMISES AT WHICH ALCOHOLIC BEVERAGES ARE SOLD OR OFFERED FOR SALE; PENALTY. (REPEALED)
(EDITOR’S NOTE: Section 741.04 was repealed by Ordinance No. 22-21, passed January 24, 2022.)
741.05 ADULT ENTERTAINMENT.
(a) Adult Book Stores. For the purpose of this section, "adult book store" means an establishment having, as a substantial and significant portion of its stock in trade, books, magazines and other periodicals which are distinguished or characterized by their emphasis on matter depicting or relating to specified sexual activities or specified anatomical areas as defined below, or any establishment with a segment or section devoted to the sale or display of such material.
For the purpose of this section:
(1) "Specified sexual activities" means:
A. Human genitals in a state of sexual stimulation or arousal;
B. Acts of human masturbation, sexual intercourse or sodomy;
C. Fondling or other erotic touching of human genitals, the pubic region, a buttock or a female breast.
(2) "Specified anatomical areas" means less than completely and opaquely covered:
A. Human genitals, the public region, a buttock or a female breast below a point immediately above the top of the areola; and
B. Human male genitals in a discernibly turgid state, even if completely and opaquely covered.
(b) Adult Movie Theaters and Adult Mini-Motion Picture Theaters.
(1) For the purpose of this section, "adult movie theater" and "adult mini- motion picture theater" shall be defined as follows:
A. "Adult movie theater" means an enclosed building with a capacity of fifty or more persons used for presenting material distinguished or characterized by an emphasis on matter depicting, describing or relating to specified sexual activities or specified anatomical areas for observation by patrons therein.
B. "Adult mini-motion picture theater" means an enclosed building with a capacity of less than fifty persons used for presenting materials distinguished or characterized by an emphasis on matter depicting, describing or relating to specified sexual activities or specified anatomical areas for observation by patrons therein.
(2) For the purpose of this subsection, "specified sexual activities" and "specified anatomical areas" shall be as defined in paragraphs (a)(1) and (2) hereof.
(c) Live Adult Entertainment.
(1) For the purpose of this section, "live adult entertainment" means an establishment used for presenting material involving the actual presence of real people presenting a performance distinguished or characterized by an emphasis on depiction or enactment of specified sexual activities or specified anatomical areas for observation by patrons therein, and which excludes minors by virtue of their age.
(2) For the purpose of this subsection, "specified sexual activities" and "specified anatomical areas" shall be as defined in paragraphs (a)(1) and (2) hereof.
(d) Incompatibility With Other Uses. In order to protect minors, no adult book store, live adult entertainment establishment, adult motion picture theater or adult mini-motion picture theater shall be operated or located within 500 feet of an existing residential use or Residential Zoning District, or a public or private school, church, public library, playground, recreation or community center, child care institution or child day care home.
(e) Proximity of Adult Entertainment Uses to Each Other. In addition to the above restrictions, in no event shall any two adult entertainment establishment uses, including live adult entertainment establishments, adult motion picture theaters, adult mini-motion picture theaters and adult book stores, be within 1,000 feet of each other.
741.06 WIRELESS TELECOMMUNICATIONS FACILITIES.
(a) Permitted Use. Wireless telecommunications facilities are permitted in Limited Manufacturing (M-1) Districts and General Manufacturing (M-2) Districts as a commercial use on property with an existing use or on a vacant parcel of land.
(b) Definitions. As used in this section the following words and terms shall have the meanings respectively ascribed to them:
(1) Collocation: The use of a wireless telecommunications facility by more than one wireless telecommunications provider.
(2) Equipment building: The structure in which the electronic receiving and relay equipment for a wireless telecommunications facility is housed.
(3) Lattice tower: A support structure constructed of vertical metal struts and cross braces forming a triangular or square structure which often tapers from the foundation to the top.
(4) Monopole: A support structure constructed of a single, self-supporting hollow metal tube securely anchored to a foundation.
(5) Open space: Land devoted to conservation or recreational purposes and/or land designated by a municipality to remain undeveloped (may be specified on a zoning map).
(6) Telecommunications: The technology which enables information to be exchanged through the transmission of voice, video or data signals by means of electrical or electromagnetic systems.
(7) Wireless telecommunications antenna: The physical device through which electromagnetic, wireless telecommunications signals authorized by the Federal Communications Commission (FCC) are transmitted or received. Antennas used by amateur radio operators are excluded from this definition. (8) Wireless telecommunications facility: A facility consisting of the equipment and structures involved in receiving telecommunications or radio signals from a mobile radio communications source and transmitting those signals to a central switching computer which connects the mobile unit with the land-based telephone lines.
(9) Wireless telecommunications tower: A structure intended to support equipment used to transmit and/or receive telecommunications signals, including monopoles.
(c) General Requirements; Minimum Lot Size.
(1) Where a wireless telecommunications facility is located on lots of record independent of other uses, the minimum lot area shall be 10,000 square feet and the minimum street frontage shall be seventy- five feet.
(2) Where a wireless telecommunications facility is located on parcels with another use, the minimum lot area shall be the area needed to accommodate the tower, equipment buildings, security fence and required screening, and shall comply with all other conditions of this section. If the title to the land on which the wireless telecommunications facility is located is conveyed to the owner of the telecommunications facility, the land remaining with the principal lot shall continue to comply with the minimum lot area required for the zoning district.
(d) Minimum Yard Requirements.
(1) No tower shall be located closer to an existing structure than the height of the tower, nor closer than 300 feet to any Residential Zoning District.
(2) No wireless telecommunications facility shall be located closer than 1,000 feet to an existing or proposed wireless telecommunications facility.
(3) The minimum dimensions of yards for accessory and equipment buildings for facilities located on vacant lots of record independent of other uses shall be:
A. Front yard - 50 ft.
B. Rear yard - 20 ft.
C. Side yard - 10 ft.
There shall be no required yard restrictions for facilities located on lots with another permitted use. However, no facility shall be permitted in any yard required for the principal use in the zoning district.
(Ord. 10-97. Passed 4-28-97.)
(e) Maximum Height. The maximum height of wireless telecommunications facilities shall be as follows:
(1) Tower - 190 ft. maximum height from ground level at base of tower.
(2) Equipment buildings - 30 ft. maximum height from ground level.
Equipment buildings shall not exceed 1,000 square feet in area.
(3) All towers above 100 feet in height shall be artificially lighted. In addition, all FAA Regulations addressing safety markings and obstruction lighting shall be followed when necessary. Security lighting around the equipment area is permitted.
(Ord. 65-98. Passed 10-26-98.)
(f) Towers.
(1) Only monopole-type towers are permitted. Guyed and lattice construction steel structures are prohibited.
(2) The tower shall be painted a non-contrasting gray or similar color minimizing its visibility, unless otherwise required by the FCC and/or the Federal Aviation Administration (FAA).
(3) The tower shall not be artificially lighted except to assure safety or as required by the FAA.
(g) Fencing and Screening; Tower and Equipment Buildings.
(1) A security fence eight feet in height with barbed wire around the top shall completely surround the site.
(2) Where the boundary of a zoning lot is coincident with the boundary of a Residential District, screening shall be provided and maintained in good condition by either of the following means:
A. A solid wall erected to a height of no less than five feet nor more than eight feet; or
B. A strip of land at least six feet in width which is planted with shrubs to obstruct sight and noise.
(h) Parking.
(1) The storage of automobiles, trucks, construction equipment or other motorized equipment is prohibited on the grounds of the facility, except that a paved area not to exceed 575 square feet shall be provided to temporarily allow for the parking of vehicles required for the maintenance of the facility.
(2) Paved vehicular access to the facility shall be provided. Required access shall not interfere with parking and/or vehicular circulation required for the principal use on parcels with another permitted use.
(j) Conditions. The owner of any telecommunications facility is subject to all of the following conditions:
(1) No telecommunications facility shall be permitted unless the owner of the proposed facility provides written evidence that the facility cannot be located on any existing tower located in the City. Written evidence shall be submitted in a form approved by the City Law Director.
(2) The owner of any proposed telecommunications facility shall agree to allow other telecommunications facilities to be located at and on his or her facility unless the owner can show cause why such facilities cannot be co-located at and on his or her facility and subject to the approval of the City Law Director.
(3) The owner shall submit any and all necessary documentation to the City, which shall be prepared by a licensed professional engineer of the proposed facility, including, but not limited to, site plans, topographic plans, soil reports, tower drawings, including foundations, building plans and structural design calculations, and any other technical material and data the City deems necessary to make a proper evaluation of the proposed facility.
(4) Advertising is not permitted anywhere on the facility.
(5) Warning signs shall be posted around the facility, including an emergency telephone number of the person to contact in the event of an emergency.
(6) The facility owner/operator shall provide a maintenance plan in which such owner/operator will be responsible for the upkeep of the site.
(7) A permanent easement from a public right-of-way to the tower shall be provided, thereby maintaining access regardless of other developments that may take place on the site.
(8) If at any time the use of the facility is discontinued for 180 days, the City may declare the facility abandoned. The facility's owner/operator shall, upon notice from the City, reactivate the facility's use within 180 days or dismantle and remove the facility. The owner shall maintain the vacant site per paragraph (i)(6) hereof. Failure to comply with said notice shall be cause for the City to declare the facility a public nuisance.
(Ord.10-97. Passed 4-28-97.)
743.01 PURPOSES; APPLICATION OF RESIDENTIAL SUBDIVISION REGULATIONS.
(a) The subdivision of land in manufacturing districts is regulated in order to secure orderly, efficient and economical development of the City and a development which will promote the health, safety, comfort, convenience and other aspects of the general welfare of the residents of South Euclid.
(b) The intention and standards of the residential subdivision regulations set forth in Chapter 723 shall apply, unless they have already been met.
(Ord. 55-06. Passed 12-11-06.)
743.02 STREETS.
(a) Streets designed to serve developments in manufacturing districts shall not be permitted to interconnect or to generate traffic upon local residential streets.
(b) A minimum right-of-way of sixty feet shall be dedicated on any new street in a subdivision in a manufacturing district or along any existing street in the area of a proposed subdivision. A greater right-of-way may be required in order to provide room for the safe movement of traffic to be generated, for safe access to off-street parking and off-street loading facilities and for adequate access for fire-fighting equipment.
(c) Vehicular access need not be provided from every lot to a public road. Ingress and egress should be designed and coordinated with the potential layout and the anticipated magnitude of traffic, and shall be approved by the Director of Service and the Planning Commission.
(d) A street buffer strip shall be provided and maintained on each developed property in a location between the sidewalk (where one exists or is proposed) and the curb or pavement edge of an adjacent public road. The entire area between the sidewalk and the curb shall be landscaped with grass and trees or equivalent landscaping approved by the Zoning Administrator.
(e) In addition to the above requirements, a minimum grass-covered landscaped buffer strip or landscaped mound, twelve feet in width with a six-inch high cement curbing, is required from the sidewalk (where one exists or is proposed) to any parking area or driveway aisle that is located in a required yard abutting a public road. In addition to grass cover, the perimeter parking buffer strip or landscaped mound shall contain a continuous line of evergreen shrubs, planted at intervals of no more than five feet on centers and at an initial height of at least two feet, and a continuous row of trees spaced at intervals of no more than twenty feet on centers and at an initial height of at least eight feet. Such tree or shrub covers over three feet in height, shall be so located within the perimeter parking strip so as not to obstruct proper sight distance at intersecting parking aisles or where walkways intersect with vehicular driveway aisles.
(f) Both the street buffer strip and the twelve-foot wide perimeter parking buffer strip shall be continuous and shall extend along the entire length of the front lot line that abuts a public right-of-way, except for areas pierced by walkway or driveway aisles to the extent necessary to provide safe ingress and egress to the property.
(Ord. 55-06. Passed 12-11-06.)
743.03 LOTS.
Lots in a manufacturing district do not require frontage on a public street when adequate means of ingress and egress are provided, subject to the approval of the Director of Service, the Law Director and the Planning Commission.
(Ord. 55-06. Passed 12-11-06.)
743.04 ALLEYS.
(a) Alleys may be required by the Planning Commission along rear lot lines in subdivisions in manufacturing districts where other definite and assured provisions are not made for service access to off- street loading spaces and off-street parking spaces consistent with and adequate for the uses proposed and as required by this Planning and Zoning Code.
(b) The width of an alley shall not be greater than twenty-four feet or less than sixteen feet.
(c) Alley intersections and sharp changes in direction shall be avoided, but, where necessary, corners shall be rounded sufficiently to permit safe vehicular movement.
(d) Dead-end alleys shall be avoided where possible, but, if necessary, they shall be provided with adequate turn-around facilities at the closed end for the convenient turning of the largest vehicle anticipated. In no case shall a dead-end alley exceed 250 feet.
(Ord. 55-06. Passed 12-11-06.)
746.01 LOT SIZES.
The minimum lot area and the minimum lot width, measured at the building line, are set forth in Schedule 746.01.
SCHEDULE 746.01. MINIMUM WIDTH AND AREA OF LOTS.
ZONING DISTRICT | LOT WIDTH (FT.) | LOT AREA (SQ. FT.) |
Limited Manufacturing (M-1) | 150 | 30,000 |
General Manufacturing (M-2) | 150 | 30,000 |
746.02 CREATION AND PRESERVATION OF YARD AREAS.
Every building, other structure or use of land shall be located on a zoning lot such that front, side and rear yards are preserved according to the following provisions and the provisions of Schedule 746.02:
(a) Where the property line of the zoning lot coincides with the boundary of any adjoining Residential District, the minimum yard dimensions shall conform to Schedule 746.02 and other requirements as stated in Section 746.07.
(b) A rear yard shall not be required when a rear lot line coincides with a railroad right-of-way, and a side yard shall not be required when a side lot line coincides with a railroad right-of-way.
SCHEDULE 746.02. MINIMUM DIMENSIONS OF YARDS.
Yard Dimension (Shown in Feet) | Yard Dimensions (Shown in Feet) Adjoining Any Residential District | |||||
Name of District | Front Yard | Rear Yard | Each Side Yard | Front Yard | Rear Yard | Each Side Yard |
Limited Manufacturing (M-1) | 50 | 20 | 10
(1) | 50 | 50 | 50 |
General Manufacturing (M-2) | 50 | 20 | 10(1) | 75 | 50 | 50 |
(Ord. 05-12. Passed 7-23-12.)
746.03 PERMITTED OBSTRUCTIONS IN ANY YARD AREAS.
(a) The following uses and structures constitute obstructions which are nevertheless permitted in any required yard as follows:
(1) Awnings and canopies;
(2) Window air conditioners;
(3) Chimneys which project no more than three feet into a yard and which have a horizontal area not in excess of two percent of the actual area of the yard;
(4) Eaves, gutters or downspouts which project no more than sixteen inches into a yard;
(5) Fences, which shall have a maximum height of eight feet and which can be of any style except chain-link and stockade style fences;
(6) Flagpoles;
(7) Steps, excluding fire escapes;
(8) Walls not exceeding eight feet in height and not supporting or covered by a roof; and
(9) Accessory off-street parking areas which are not covered by a structure.
746.04 PERMITTED OBSTRUCTIONS IN REAR AND SIDE YARD AREAS.
In addition to those uses and structures listed in Section 746.03, the following uses and structures constitute obstructions which are nevertheless permitted in any required rear and side yard areas:
(a) Fire escapes; and
(b) Accessory off-street parking structures, provided that the height does not exceed twenty feet above the average ground level grade established at the adjoining or nearest property line.
746.05 SCREENING IN YARDS ADJOINING RESIDENTIAL DISTRICTS.
Where the boundary of a zoning lot is coincident with the boundary of a Residential District, screening shall be provided and maintained in good condition by either of the following means:
(a) A solid wall erected to a height of no less than five feet nor more than eight feet; or
(b) A strip of land at least six feet in width which is planted with shrubs to obstruct sight and noise.
746.06 REQUIRED SCREENING FOR STORAGE YARDS.
All outdoor storage yards, permitted in the M-1 Limited Manufacturing District, shall be screened from all adjacent lots and street rights of way by a solid wall which shall be eight feet high and shall not extend beyond the front foundation line. As an alternative to the solid wall, the property owner or occupant may maintain a landscape buffer of evergreen and deciduous vegetation between the outdoor storage and the adjacent streets and street rights of way. It shall be the property owner's or occupant's responsibility to maintain the landscaping in good condition throughout the period of the use of the lot. Property owners or occupants who fail to maintain the landscaping shall be subject to the penalty in Section 764.99.
746.07 USES OF YARDS ADJOINING RESIDENTIAL DISTRICTS.
(a) Notwithstanding any other regulation, no yard area within twenty feet of any adjoining Residential Zoning District shall be used for accessory off-street parking or loading, for storage of materials or products, or for any manufacturing process.
(b) No primary entrance to any manufacturing use, nor any sign or show window visible from properties adjoining side or rear lot lines, shall be located within seventy-five feet of any Residential District boundary.
746.08 THROUGH LOTS.
Any lot line which coincides with a street line shall be considered to be a front lot line. The portion of the zoning lot adjacent to such front lot line shall be considered to be a front yard and shall conform to regulations for front yards.
747.01 MAXIMUM HEIGHT.
The maximum height of every building or other structure in any Manufacturing District shall be as set forth in Schedule 747.01, except for certain permitted obstructions listed in Section 747.02.
SCHEDULE 747.01 MAXIMUM HEIGHT OF PRINCIPAL AND ACCESSORY STRUCTURE.
TYPE STRUCTURE (FEET) | ||
ZONING DISTRICT | PRINCIPAL | ACCESSORY |
Limited Manufacturing (M-1) | 40 | 20 |
General Manufacturing (M-2) | 60 | 30 |
747.02 EXCEPTIONS TO HEIGHT REQUIREMENTS.
The following appurtenances to structures may exceed the maximum heights established in Schedule 747.01:
(a) Chimneys not in excess of 100 feet from ground level;
(b) Elevator or stair bulkheads;
(c) Roof water tanks or cooling towers;
(d) Flagpoles, aerials and antennas (excluding satellite dish antennas) not in excess of 100 feet from ground level;
(e) Parapet walls or railings not in excess of four feet;
(f) HVAC equipment;
(g) Satellite dish antennas not in excess of ten feet above a principal or accessory building.
747.03 MAXIMUM PERMITTED LOT COVERAGE.
In Manufacturing Districts, the total coverage of the zoning lot by all buildings and structures shall not exceed the following:
(a) In M-1 Districts - fifty percent of the lot area.
(b) In M-2 Districts - seventy percent of the lot area.
747.04 MINIMUM LANDSCAPED AREA.
In Manufacturing Districts, a minimum area shall be utilized for landscaping and building setting and shall consist of a lawn, shrubbery, trees, ground cover, decorative paving or combinations thereof, maintained in good condition, and may include those areas required for screening, but excluding accessory off-street parking, loading and storage areas.
(a) In M-1 Districts - fifteen percent of the zoning lot.
(b) In M-2 Districts - ten percent of the zoning lot.
747.05 CORNER SIGHT CLEARANCE.
On every corner lot within the triangle formed by the street lines on such lot and a line drawn between two points, each point being twenty feet from the point of intersection of such street lines, there shall be no fence or wall higher than three feet, nor any other obstruction to vision between a height of three feet and a height of ten feet above the established grade of either street.
748.01 APPLICATION OF CHAPTER.
In all Manufacturing Districts, after the effective date of this Planning and Zoning Code, any use thereafter established or changed to a permitted use and every building or other structure or tract of land thereafter developed, constructed or used for any permitted use shall comply with each and every performance standard governing noise, vibration, smoke and other particulate matter, odorous matter, toxic or noxious matter, fire and explosive hazards, humidity, heat or glare, waste materials, radioactive or electrical disturbances and lighting applicable to the district in which such use, building or other structure is extended, enlarged or reconstructed. The applicable district regulations for each and every performance standard shall apply with respect to such extended, enlarged or reconstructed portion or portions of such use or building or other structure.
No use otherwise permitted in any Manufacturing District shall be permitted unless it shall comply with all requirements and standards of this chapter.
748.02 DEFINITIONS RELATING TO SOUND.
For the purposes of this chapter, the following terms are defined as follows:
(a) "Decibel" means a unit of measurement of the intensity of sound (the sound pressure level).
(b) "Impact noise analyzer" means an instrument used in conjunction with the sound level meter to measure the peak intensities of short duration sounds.
(c) "Octave band" means one of a series of eight bands which cover the normal range of frequencies included in sound measurements. Such octave bands serve to define the sound in terms of its pitch components.
(d) "Octave band analyzer" means an instrument used in conjunction with a sound level meter to measure sound in each of eight octave bands.
(e) "Sound level meter" means an instrument standardized by the American National Standards Institute or its successor body, which is used for measurement of the intensity of sound and which is calibrated in decibels.
748.03 METHOD OF MEASUREMENT OF SOUND LEVELS.
For the purpose of measuring the intensity or frequency of sound, the sound level meter, the octave band analyzer and the impact noise analyzer shall be employed. The "C" network and the "slow" meter response of the sound level meter shall be used. Sounds of short duration, as from forge hammers, punch presses, and metal shears, which cannot be measured accurately with the sound level meter, shall be measured with the impact noise analyzer as manufactured by the General Radio Company, or its equivalent, in order to determine the peak value of the impact. For sounds so measured, the sound pressure levels set forth in Section 748.04 may be increased by six decibels.
748.04 MAXIMUM PERMITTED DECIBEL LEVELS.
In all Manufacturing Districts, the sound pressure level resulting from any activity, whether open or enclosed, shall not exceed, at any point on or beyond any lot line, the maximum permitted decibel levels for the designated octave band as set forth in Schedule 748.04.
In the enforcement of this regulation, sounds produced by the operation of motor vehicles or other transportation facilities shall not be included in determining the maximum permitted decibel levels.
748.04. SCHEDULE OF MAXIMUM PERMITTED SOUND PRESSURE LEVEL (IN DECIBELS)
OCTAVE BAND (CYCLES PER SECOND) | MANUFACTURING DISTRICTS |
0 to 75 | 79 |
76 to 150 | 74 |
151 to 300 | 66 |
301 to 600 | 59 |
601 to 1,200 | 53 |
1,201 to 2,400 | 47 |
2,401 to 4,800 | 41 |
Above 4,800 | 39 |
748.05 SPECIAL PROVISIONS FOR SOUND ALONG DISTRICT BOUNDARIES.
Whenever a Manufacturing District adjoins a Residential District, the maximum permitted decibel levels in all octave bands shall be reduced by seven decibels from the maximum levels set forth in Schedule 748.04 at any point at the district boundary or within the Residential District.
748.06 DEFINITIONS RELATING TO VIBRATION.
For the purposes of this chapter, the following terms are defined as follows:
(a) "Frequency" means the number of oscillations per second of a vibration.
(b) "Impact vibrations" means earth-borne oscillations occurring in discrete pulses at or less than 100 pulses per minute.
(c) "Steady state vibrations" means earth-borne oscillations that are continuous. Discrete pulses that occur more frequently than 100 times per minute shall be considered to be steady state vibrations.
(d) "Three-component measuring system" means a device for recording the intensity of any vibration in three mutually perpendicular directions.
748.07 METHOD OF MEASUREMENT OF VIBRATION.
For the purpose of measuring vibration, a three-component measuring system approved by the Zoning Administrator and the City Engineer shall be employed.
748.08 MAXIMUM PERMITTED STEADY STATE VIBRATION DISPLACEMENT.
In all Manufacturing Districts, no activity shall cause or create a steady state vibration at any point on any lot line, with a displacement in excess of the permitted steady state vibration displacement for the frequencies set forth in Schedule 748.08.
748.08. SCHEDULE OF MAXIMUM PERMITTED STEADY STATE VIBRATION DISPLACEMENT (IN INCHES)
FREQUENCY
(CYCLES PER SECOND) | MANUFACTURING DISTRICTS |
Under 10 | .0055 |
10 - 19 | .0044 |
20 - 29 | .0003 |
30 - 39 | .0002 |
40 and over | .0001 |
748.09 MAXIMUM PERMITTED IMPACT VIBRATION DISPLACEMENT.
In the M-1 Limited Manufacturing District, no activity shall cause or create an impact vibration, at any point on any lot line, with a displacement in excess of the permitted impact vibration displacement for the frequencies set forth in Schedule 748.09.
748.09. SCHEDULE OF MAXIMUM PERMITTED IMPACT VIBRATION DISPLACEMENT (IN INCHES)
FREQUENCY
(CYCLES PER SECOND) | MANUFACTURING DISTRICTS |
Under 10 | .0010 |
10 - 19 | .0008 |
20 - 29 | .0006 |
30 - 39 | .0004 |
40 and over | .0002 |
748.10 SPECIAL PROVISIONS FOR VIBRATION ALONG DISTRICT BOUNDARIES.
Whenever a Manufacturing District adjoins a Residential District, the steady state and impact vibration displacement, measured at the district boundary, shall not exceed the maximum permitted for the frequencies set forth in Schedule 748.08 or 748.09.
748.11 DEFINITIONS RELATING TO SMOKE, DUST AND OTHER PARTICULATE MATTER.
For the purposes of this chapter, the following terms are defined as follows:
(a) "Combustion for indirect heating" means the burning of fuel in equipment, such as steam boilers, water or air heaters, stills or brew kettles, where there is no contact between the products of combustion and the materials being heated.
(b) "Dust" means solid particulate matter capable of being air- or gas-borne.
(c) "Particulate matter" means any finely divided liquid or solid matter capable of being air- or gas-borne.
(d) "Process weight" means the total weight of all materials used in any process which discharges dust into the atmosphere. Such materials shall include solid fuels, but not liquid or gaseous fuels or combustion air
(e) "Smoke" means any visible emission into the open air from any source except emissions of an uncontaminated water vapor.
(f) "Smoke unit" means a measure of the quantity of smoke being discharged, which is the number obtained by multiplying the smoke density in a Standard Smoke Chart by the time of emission in minutes. For example, the emission of Standard Smoke Chart Number 1 for one minute equals one smoke unit.
(g) "Standard Smoke Chart numbers" means the numbers on the Standard Smoke Chart that coincide most nearly with the grids on the Standard Smoke Chart indicating graduations of the light obscuring capacity of smoke.
748.12 MAXIMUM PERMITTED EMISSION OF SMOKE.
In all Manufacturing Districts, the density of emission of smoke during normal operations shall not exceed Standard Smoke Chart Number 2, and the quantity of smoke shall not exceed a maximum of ten smoke units per hour per stack. The method of measurement as well as the actual measurement of smoke emissions, additional limitations on the emission of smoke of a density not exceeding Standard Smoke Chart Number 2, and the maximum permitted density and quantity of smoke during special operations such as building new fires, banking or cleaning fires, soot blowing or process purging, shall be determined in accordance with the rules and regulations established by the Ohio and U.S. Environmental Protection Agencies.
748.13 DUST AND ODOROUS MATTER.
(a) Relating to Combustion for Indirect Heating. In all Manufacturing Districts, the maximum emission permitted into the atmosphere of dust relating to combustion for indirect heating from any source shall not exceed the maximum number of pounds of dust per million British Thermal Units of heat input per hour as set forth herein. The maximum permitted emission shall be one-half pound for minimum-size plants producing a heat input of 10,000 million or more British Thermal Units per hour. All intermediate values shall be determined from a straight line plotted on log graph paper
(b) Relating to Process. In all Manufacturing Districts, the emission into the atmosphere of process dust or other particulate matter which is unrelated to combustion for indirect heating or incineration shall not exceed one-half pound per hour for 100 pounds of process weight or fifty pounds per hour for 100,000 pounds of process weight. All intermediate values shall be determined from a straight line plotted on log graph paper
(c) Total Limit on Emission of Dust or Other Particulate Matter. In all Manufacturing Districts, the maximum amount of dust or other particulate matter from all sources, including combustion for indirect heating, process dust or combustion for incineration which may be emitted from a single stack or vent, shall not exceed thirty-three pounds per hour.
(d) Prevention of Wind-Borne Air Pollution. In all Manufacturing Districts, all storage areas, yards, service roads, or other untreated open areas developed within the boundaries of a zoning lot, shall be improved with appropriate landscaping or paving so that the dust or other types of air pollution borne by the wind from such sources shall be minimized.
(e) Odorous Matter. In all Manufacturing Districts, the emission of odorous matter in such quantities as to be readily detectable at any point along lot lines or to produce a public nuisance or hazard beyond lot lines is prohibited.
748.14 TOXIC OR NOXIOUS MATTER DEFINED.
For the purposes of this chapter, "toxic or noxious matter" means any solid, liquid or gaseous matter, including, but not limited to, gases, vapors, dusts, fumes, and mists, containing properties which by chemical means are inherently harmful and likely to destroy life or impair health, or are capable of causing injury to the well being of persons or damage to property.
748.15 REGULATION OF TOXIC OR NOXIOUS MATTER.
In all Manufacturing Districts, the emission of toxic or noxious matter into the atmosphere shall be so controlled that concentration at or beyond lot lines shall not be detrimental to or endanger the public health, safety, comfort and other aspects of the general welfare, or cause damage or injury to property.
748.16 DEFINITIONS RELATING TO FIRE AND EXPLOSIVE HAZARDS.
For the purposes of this chapter, the following terms are defined as follows:
(a) "Flammable or explosive" means materials which produce flammable or explosive vapors or gases under ordinary weather temperature, including liquids with an open cup flash point of less than 100 degrees Fahrenheit.
(b) "Free burning" means materials constituting an active fuel.
(c) "Intense burning" means materials which, by virtue of low ignition temperature, high rate of burning and large heat evolution, burn with great intensity.
(d) "Moderate burning" means materials which in themselves burn moderately and may contain small quantities of a higher grade of combustibility.
(e) "Open cup flash point" means the temperature at which a liquid sample produces sufficient vapor to flash, but not ignite, when in contact with a flame in a Tagliabue open cup tester.
(f) "Original sealed containers" means containers with a capacity of not more than fifty-five gallons.
(g) "Slow burning" means materials which will not ignite or actively support combustion during an exposure for five minutes to a temperature of 1,200 degrees Fahrenheit and which, therefore, do not constitute an active fuel.
748.17 CLASSIFICATIONS OF FIRE AND EXPLOSIVE HAZARDS.
For the purposes of this chapter, materials are divided into four classifications or ratings based on the degree of fire and explosive hazard. The rating of liquids is established by specified open cup flash points as set forth in this chapter, and the Fire Department shall determine the rating of solids under this chapter.
(a) Class I includes slow burning to moderate burning materials. This shall include all liquids with an open cup flash point of 182 degrees Fahrenheit or more.
(b) Class II includes free burning to intense burning materials. This shall include all liquids with an open cup flash point between 100 degrees Fahrenheit and 182 degrees Fahrenheit.
(c) Class III includes materials which produce flammable or explosive vapors or gases under ordinary weather temperature. This shall include all liquids with an open cup flash point of less than 100 degrees Fahrenheit.
(d) Class IV includes materials which decompose by detonation, including, but not limited to, all primary explosives such as lead azide, lead styphnate, fulminates and tetracene; all high explosives such as TNT, RDX, HMX, PETN and picric acid; propellants and components thereof such as nitrocellulose, black powder, boron hydrides, hydrazine and its derivatives; pyrotechnics and fireworks such as magnesium powder, potassium chlorate and potassium nitrate; blasting explosives such as dynamite and nitroglycerine; unstable organic compounds such as acetylides, tetrazoles and ozonides; and strong oxidizing agents such as liquid oxygen, perchloric acid, perchlorates, chlorates, chlorites or hydrogen peroxide in concentrations greater than thirty-five percent.
748.18 REGULATIONS APPLYING TO CLASS I MATERIALS OR PRODUCTS.
In all Manufacturing Districts, Class I materials or products may be stored, manufactured or utilized in manufacturing processes or other production.
748.19 REGULATIONS APPLYING TO CLASS II MATERIALS OR PRODUCTS.
Class II materials or products may be stored, manufactured or utilized in manufacturing processes or other production only in accordance with the following provisions:
(a) Such storage, manufacture or utilization shall be carried on only within buildings or other structures which are completely enclosed by incombustible exterior walls.
(b) Such buildings or other structures shall be set back at least fifty feet from any lot lines or, in lieu thereof, shall be protected throughout by an automatic fire extinguishing system which shall comply with the requirements set forth in applicable State and local codes, and all storage tanks and similar structures shall be protected by a fire extinguishing system which shall comply with the requirements set forth in applicable State and local codes.
(c) The storage of Class II materials or products shall be limited to current Fire Prevention Code provisions.
748.20 REGULATIONS APPLYING TO CLASS III MATERIALS OR PRODUCTS.
Class III materials or products may be stored, manufactured or utilized in manufacturing processes or other production only in conformity with the following limitations:
(a) Such storage or utilization shall be carried on only within buildings or other structures which are completely enclosed by incombustible exterior walls.
(b) Such buildings or other structures shall be set back at least fifty feet from any lot line or, in lieu thereof, shall be protected throughout by an automatic fire extinguishing system which shall comply with the requirements set forth in applicable State and local codes, and all storage tanks and similar structures shall be protected by a fire extinguishing system which shall comply with the requirements set forth in applicable State and local codes.
(c) The final manufactured product shall have a rating of Class I.
(d) The storage of Class III materials or products shall be limited to current Fire Prevention Code provisions.
748.21 REGULATIONS APPLYING TO CLASS IV MATERIALS OR PRODUCTS.
Class IV materials or products shall not be manufactured or stored in any Manufacturing District and may not be utilized in manufacturing processes or other production in any district.
748.22 HUMIDITY, HEAT OR GLARE.
In all Manufacturing Districts, any activity prolonging excessive humidity in the form of steam or moist air, or producing intense heat or glare, shall be carried out in such a manner as not to be perceptible at or beyond any lot line.
748.23 WASTE MATERIALS.
Solid wastes shall be stored in buildings or sealed containers and disposed of at reasonable intervals so as not to create a fire or safety hazard. No liquid wastes shall be discharged into the storm water system or into a natural watercourse or ditch. No wastes containing chemicals, grease or other matter which could be harmful to the sewers or treatment process shall be discharged into the sanitary sewer system.
748.24 RADIOACTIVE OR ELECTRICAL DISTURBANCES.
Radioactive or electrical disturbances which could adversely affect the operation of any equipment beyond the boundaries of the lot shall not be created.
748.25 LIGHTING.
Sources of light for the spotlighting or floodlighting of buildings or grounds shall be shielded so as not to be directly visible to adjacent properties or public streets.