Springboro City Zoning Code
CHAPTER 1262
Schedule of Regulations
1262.01 STANDARD METHODS OF MEASUREMENT.
The following standard methods of measurement are used in applying the dimensional requirements established in this Ordinance.
(a) Minimum Yard Setback Requirements. The minimum yard setback requirements listed in Table 4 shall be measured from the property line or the edge of the planned right-of-way in the Mobility Master Plan (Chapter 1226), existing right-of-way if a planned right-of-way does not exist, or road or highway easement when the property line extends to the centerline of the road, unless specifically noted otherwise.
(b) Measurement of Building Setbacks. When a building contains an overhang, eave or similar projection, the minimum yard setback for such building shall be measured from the edge or outer most portion of said overhang, eave or similar projection.
(c) Yard and Open Space Calculations. No space which has already been calculated as part of any required yard (front, side or rear) or open space for a building, lot or development shall be used again to satisfy the same requirements for any other building, lot or development.
(Ord. 0-15-4. Passed 2-19-15.)
1262.02 SCHEDULE OF REGULATIONS.
(a) Schedule of Regulations. The following Table 4 is the schedule of regulations and presents the minimum and maximum dimension, volume, and density requirements for each zoning district within the City.
(b) Footnotes to the Schedule of Regulations. Superscript text in parentheses in any cell in the schedule of regulations is a reference to one of the footnotes in Section 1262.03 following the table.
(c) Unit of Measurement. All requirements in the following table are in feet unless otherwise noted.
Table 4. Schedule of Regulations
Minimum Lot | Minimum Yard Setback | |||||||||
Zoning District | Gross Area (sq. ft.) | Frontage (at right- of-way line) (l) | Width (at required setback line) | Front | Side (interior) | Side (Street) (m) | Rear | Max. Building Height | Max. Density (units/ acre) | Max. Lot Coverage |
R-1 | 20,000 | 100 | 100 | 50 | 10 (one) 25 total | 35 | 40 | 35; 2-1/2 stories | 2.0 | |
R-2 | 9,000 | 75 | 75 | 35(a) | 5 | 35 | 25 | 35; 2-1/2 stories | Detached: 4.0 Attached: 4.0 | 75% |
R-3(b) | 6,000(c) | 50(d), (e) | 50(d), (e) | 35 | 5 | 35 | 25 | 35; 2-1/2 stories | Net avg.; 6.0 Gross (up to 8.0)(f) | 75% |
O-R(k) | Residential= 21,780 Nonresidential = -- | 100 | 100 | 40 | 10 both | 40 | 40 | 35; 2-1/2 stories | 2.0 | 75% |
O (k) | -- | 200 | 200 | 40 | 40(h) | 40 | 40(h) | 35(i); 2-1/2 stories | -- | 75% |
LBD (k) | -- | 100 | 100 | 35 | 10(g) | 35(g) | 10(g) | 35 | -- | 85% |
HBD (k) | -- | 65 | 65 | 35 | 5(g) | 35(g) | 5(g) | 40 | -- | 85% |
CBD (k) | --– | 50 | 50 | 0(j) | 0 or 5(g) | 0(g) | 25(g) | 40 | 6.0 | |
ED | Determined by Planning Commission as part of Site Plan Review Procedure | 45 | -- | |||||||
M-1/M-2 | -- | 200 | 200 | 35 | 40(g) | 35(g) | 40(g) | 40 | -- | 80% |
PUD | See Chapter 1266 | |||||||||
ADD-1 | See Chapter 1268 | |||||||||
ADD-2 | See Chapter 1269 | |||||||||
Mobile Home Parks | See Chapter 1270 | |||||||||
Notes to the Schedule of Regulations:
• Letters in parentheses in any cell in the above Table 4 is a reference to one of the footnotes in Section 1262.03.
(Ord. 0-15-4. Passed 2-19-15; Ord. O-20-2. Passed 1-2-20.)
1262.03 FOOTNOTES TO THE SCHEDULE OF REGULATIONS.
(a) Front Yard Setback in the R-2 District. Any lot and/or structure created in the R-2 District after the adoption of this Ordinance shall provide a 35 foot front yard setback. Any lot and/or structure in existence prior to the adoption of this Ordinance shall conform to the predominant front yard setback on the same side of the street between the two closest intersecting streets.
(b) R-3 Dwelling Types. The dimensional standards shown for the R-3 District shall apply to all dwelling types unless otherwise noted.
(c) Lot Area R-3 Apartments. The minimum gross lot area for Apartments in the R-3 District shall be 7,500 square feet.
(d) Lot Frontage/Width R-3 for Single Family Attached units with Shared Common Wall. The minimum lot frontage (at street line) and minimum lot width (at required setback line) for single family attached units if 2 units share a common wall shall be 75 feet.
(e) Lot Frontage/Width R-3 for Apartments. The minimum lot frontage (at street line) and minimum lot width (at required setback line) for apartments shall be 60 feet.
(f) Max. Density R-3 District.
(1) Single Family Detached Units. The Net Average Density shall not exceed 6.0 dwelling units/acre, Gross density shall not exceed 8.0dwelling units/acre.
(2) Single Family Attached Units shall contain no more than 2 units with common wall per lot. Provided that the Development Area is greater than 1 acre, no more than 30 percent of the lots in the Development Area may be used for 2-family attached units. The Net Average Density shall not exceed 6.0 dwelling units/acre, Gross density shall not exceed 8.0dwelling units/acre.
(3) Apartment. 10 dwelling units/acre for 1 story building. 12 dwelling units/acre for 2 story townhouse style unit.
(g) Side And Rear Yards For Nonresidential Uses Abutting Residential Districts. The side and rear yards of nonresidential uses that abut residential districts shall meet the landscaping and buffering requirements of Chapter 1280.
(h) Side and Rear Yard Exception in the O District. When adjacent to a residential district or use, the side and rear yard requirement shall be two times the building height. In no case shall the side and rear yard be less than 40 feet, respectively.
(i) Height Exception in the O District. Based on a site plan review by the Planning Commission, the maximum building height may be increased to a maximum of 60 feet or 5 stories.
(j) Front Yard Setback in CBD-Central Business District. No off-street parking shall be permitted between the front building line and the right-of-way or front property line.
(l) Lot Frontage in Cul-de-Sacs or Along Curves Streets. In a case where the width of the lot is not met at the required minimum front yard setback, the minimum front yard setback may be increased to meet the required lot width at the discretion of the City Engineer (see Figure 1 below).
Figure 1. Minimum Front Yard Setback Where Minimum Lot Width is Not Met at the Front Yard Setback
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(m) Setback Requirements for Corner Buildings. The main building and its accessory structures are required to be set back the same distance from all street right-of-way lines as is required for the front setback in the district in which such structures are located.
(Ord. 0-15-4. Passed 2-19-15.)
1262.04 NON-RESIDENTIAL BUILDING DESIGN STANDARDS.
The following building design standards apply to all non-residential buildings constructed in the City, unless specific zoning districts are identified, in which case the specific standard only applies in the noted zoning district(s).
(a) Applicability. With the exception of specific non-residential uses and areas of the City of Springboro identified in subsection (b) below, all non-residential development subject to Chapter 1284 Site Plan Review, and all nonresidential development completed under Chapter 1266 Planned Unit Development, shall conform to the standards set forth in subsections (c), (d) and (e) below.
(b) Exemptions. The following are exempt from the design standards established in this section:
(1) Certain Manufacturing Uses. The construction and alteration of manufacturing uses within the M-1, Light Manufacturing District; M-2, Heavy Manufacturing District; and ED, Employment Center District.
(2) Urban Village District. The construction and alteration of properties subject to Chapter 1267 UVD, Urban Village District.
(3) Protected Properties. The construction and alteration of protected properties, as defined in and subject to, Chapter 1230, the Historic Preservation Code.
(4) Limited Alterations. Any alteration of a structure affecting less than 30 percent of any one elevation, as measured by the total linear feet of the elevation existing as of the date of approval of a site plan.
(c) Ground Story Entrances. All buildings shall have a principal entrance on the front façade of the building facing the primary/principal street. Secondary entrances may be provided on side or rear facades.
(d) Buildings Wider than 75 feet in the LBD, HBD, and CBD Districts shall incorporate vertical elements in the principal façade that break up the mass of the building to mimic smaller-scale development. Such vertical elements shall occur at least every 75 feet.
(e) Service Areas.
(1) Service Areas, including loading areas and dumpsters shall be located and screened in accordance with Chapter 1280.
(2) Mechanical Equipment, such HVAC equipment and other similar mechanical devices (whether ground, wall, or roof mounted) shall be located and screened in accordance with Chapter 1280.
(f) Building Materials.
(1) Combination of Materials. Building materials may be combined on a building façade horizontally, with the heavier material below the lighter material.
(2) Architectural Details.
A. Elevations.
1. All building elevations shall consist of a tripartite configuration consisting of a base or foundation; a middle or modulated wall; and a top portion formed by a pitched roof or articulated cornice.
2. All building elevations shall be articulated in a manner to avoid an uninterrupted appearance through the use of windows, doors, offsets or a change in materials.
(g) Primary Building Materials. Primary building materials shall be used on a minimum of 60 percent of the façade area of the building (excluding the area of doors and windows).
(1) Building Materials. The following durable natural or natural-appearing building materials are permitted for use under this section:
A. Residential-scale brick using non-glazed finishes;
B. Natural stone material;
C. Natural and natural-based wood materials such as exposed logs or timber(excluding T-111 or similar materials);
D. Exterior insulation and finish systems (EIFS) higher than 8 feet above grade;
E. Split-face concrete masonry unit (CMU) on exposed foundations and using colors imbedded into the material;
F. Glass only for windows and doors. Curtain walls are not permitted.
G. Metal cladding for use as roofing material;
H. Vinyl or aluminum;
I. Durable synthetic building materials that convincingly match the appearance of natural building materials, such as concrete siding (e.g. Hardiboard or Hardiplank.); and
J. Roofing materials, such as asphalt and other material accepted by the City.
(2) Limitations. No less than three and no more than four of the materials listed above may be used on a building.
(3) Color. The majority of the building elevations shall be finished in the natural material color or neutral, earth tones with a single accent color approved by the Planning Commission.
(4) Solar Energy Systems. The use of glass, metal and other materials associated with solar energy systems as regulated in Chapter 1276 is permitted subject to Planning Commission review and approval. (part of the recently passed solar amendment)
(5) Accent Building Materials. Accent materials may be used on up to 40 percent of the façade area of the building (excluding the area of doors and windows).
Acceptable accent materials include decorative precast concrete block, metal, and glass. Non-durable building materials such as EIFS (Exterior Insulation and Finish System) may be used as an accent building material on any façade, but may only be used on areas higher than 8feet above grade.
(6) Modification to the Building Material Standards. The Planning Commission may approve modifications to the building material standards to allow for alternate materials or to alter the minimum or maximum percentages upon finding that:
A. Approval of the modification will not result in development that is incompatible with, or will negatively impact existing or potential future development in the vicinity of the subject property.
B. The requested modification is consistent with the intent and purpose of this Ordinance.
C. The modification will result in a superior development when compared with what could be achieved through a strict application of the design and aesthetic requirements of this Ordinance.
D. A lesser modification will not accomplish the same purpose as the requested modification.
(Ord. 0-15-4. Passed 2-19-15; Ord. O-20-2. Passed 1-2-20.)
1262.05 PROJECTIONS INTO YARD AREAS.
(a) Attached Accessory Structures Considered Part of Principal Structure. Open structures, such as porches, canopies, balconies, terraces, platforms, decks, carports, covered patios and similar architectural projections, shall be considered parts of the principal building to which they are attached, shall in no case project into a right-of-way or easement, and shall not project into the required minimum front, side or rear yard, except as follows:
(1) Unenclosed Porches and Balconies: Unenclosed porches and second floor balconies attached to a dwelling may project up to 8feet into a required front yard, but in no case shall be closer than 20 feet to any right-of-way or similar easement.
(2) Chimneys or Flues. The ordinary projection of chimneys or flues is permitted into the required front, side or rear yards provided they may not be closer than 5 feet to a lot line.
(3) Universal Accessibility. Improvements intended to provide universal accessibility into a structure such as wheelchair ramps may protrude into yards. The permitted encroachment for such structures shall be the minimum reasonably necessary to accommodate universal accessibility.
(Ord. 0-15-4. Passed 2-19-15.)
1262.06 EXCEPTIONS TO HEIGHT REGULATIONS.
(a) Except as specifically stated in other parts of these regulations, no building shall be erected, converted, enlarged, reconstructed or structurally altered to exceed the height limit in Table 4 established for the district in which the building is located, except that the height limit shall not apply to spires, belfries, cupolas, antennas, water tanks, ventilators, chimneys or other appurtenances usually required to be placed above the roof level and not intended for human occupancy. Such structures or appurtenances may be erected above the height limits herein subject to the following requirements:
(1) No such structure or appurtenance shall be erected to exceed by more than 15 feet the height limits of the district in which it is located.
(2) No such structure or appurtenance shall have a total area greater than 25 percent of the roof area of the building.
(3) No such structure or appurtenance shall be used for any purpose other than a use incidental to the principal use of the building to which it is attached.
(4) Personal wireless service facility-related appurtenances are subject to the requirements of Section 1264.40.
(5) Wind energy conversion systems are subject to the requirements of Chapter 1277.
(Ord. 0-15-4. Passed 2-19-15.)
(Ord. 0-15-4. Passed 2-19-15.)
1262.07 NUMBER OF PRINCIPAL STRUCTURES PER LOT.
In any district, except an R-1 District; more than one structure housing a permitted or permissible principal use may be erected on a single lot, provided that side and rear yard and other requirements of this Zoning Ordinance are met for each structure as though it were on an individual lot. (Ord. 0-15-4. Passed 2-19-15.)
1262.08 CLEAR VISION AREAS.
No fence, wall, structure, or landscape planting shall be erected, established, or maintained on any lot which will obstruct the view of drivers in vehicles approaching an intersection of two roads or the intersection of a road and a driveway. Fences, walls, structures, or plantings located in the triangular area described below shall not be permitted to obstruct cross-visibility between a height of 30inches and 10 feet above the lowest point of the intersecting road(s).
(a) Clear Vision Area. The triangular clear vision area (Figure 2) is described as the area formed at the intersection of two streets that meet the requirements of the intersection stopping distance as described in the most recent edition of the Ohio Department of Transportation Location and Design Manual - Roadway Design:
(b) Trees. Trees may be permitted in the clear vision area provided that limbs and foliage are trimmed so that they do not block visibility or otherwise create a traffic hazard.
(c) Landscaping. Landscaping, except turf grass or ground cover, shall not be located closer than 3 feet from the edge of any driveway or road within the clear vision area.
(d) Fences. Fences erected in a clear vision area shall have a minimum of 60 percent of the area of the vertical surface open to light and air.
(Ord. 0-15-4. Passed 2-19-15.)
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1262.09 MINIMUM FLOOR AREA PER DWELLING UNIT.
(a) No structure shall be erected for use as a dwelling unless the following minimum floor area per dwelling unit is provided:
Table 5. Minimum Floor Area Per Dwelling Unit
Zoning District/Dwelling Type | Minimum Floor Area (sq. ft.) |
R-1 | 2,000 |
R-2 | 1,250 |
R-3 | |
Single Family Detached | 1,250 |
Single Family Attached (e.g. Duplex, Townhouse) | 1,250 |
Apartment | 720, but total must avg. 960 |
CBD | |
Single Family Detached | 1,250 |
Single Family Attached (e.g. Duplex, Townhouse) | 1,250 |
Apartment | 720 |
Accessory Dwelling | 600 |
(b) Determination Of Minimum Floor Area For Dwelling Units. The minimum floor area per dwelling unit shall include the area used for living quarters. The calculation of floor area shall not include unfinished basements and attic spaces; terraces, breezeways and open porches; three-season rooms; uncovered stoops, garages and carports.
(Ord. 0-15-4. Passed 2-19-15.)