Strasburg City Zoning Code
SPECIAL PROVISIONS
FOR RESIDENTIAL USES
§ 153.095 MANUFACTURED HOUSING DEVELOPMENT.
(A) Requirements for RDMH. Manufactured homes approved as residential design manufactured homes (RDMH) shall be permitted in residential districts subject to requirements and limitations applying generally to such residential use in the districts, including minimum lot, yard and building spacing, floor area requirements, off-street parking requirements and approved foundations as described in this chapter. The following standards shall be used in determinations of similarity in appearance between RDMH homes and site-built housing which has been constructed in adjacent or nearby locations.
(1) The minimum width of the main body of the RDMH as located on the site shall not be less than 20 feet, as measured across the narrowest portion, excluding any off-setting of portions of the home.
(2) The minimum pitch of the main roof shall be not less than one foot of rise for each four feet of horizontal run and minimum roof overhang shall be one foot. In cases where site-built housing generally has been constructed in adjacent or nearby locations with roof pitches less than 1:4 and/or roof overhangs are less than one foot, then the RDMH may have less roof pitch and overhang similar to the site-built houses. Roofing material may be used which is generally used for site-built houses in adjacent or nearby locations;
(3) Any material may be used for exterior finish which is generally acceptable for site-built housing which has been constructed in adjacent or nearby locations; provided, however that reflection for such exterior shall not be greater than from siding coated with clean white gloss exterior enamel;
(4) No RDMH shall be placed or occupied for residential use on a site in a residential district until such foundation plans have been approved by the Zoning Inspector as to the appearance and durability of the proposed foundation and being acceptable, similar or compatible in appearance to foundations of residences built on adjacent or nearby sites;
(5) RDMH shall be placed on lots in such a manner as to be compatible with and reasonably similar in orientation to the site-built housing which has been constructed in adjacent or nearby locations;
(6) In residential neighborhoods where adjacent or nearby site-built homes include garages and/or carports, a RDMH shall be required to be provided with a garage and/or carport compatible with the RDMH and the site-built garages and/or carports constructed in adjacent or nearby locations; and
(7) All manufactured homes, trailers or similar portable residential structures approved prior to the adoption of this chapter, and not located in a manufactured housing development or similar development, shall be declared conforming. When permits are requested for replacement of existing units, the replacement unit shall be an RDMH as defined in this chapter. The Zoning Inspector may authorize modifications of minimum lot size, lot area, lot width and minimum side and rear setbacks; provided that such modification is the minimum necessary to accommodate the replacement unit. In no case shall the side yard setback be less than five feet and the prevailing front setback shall be met.
(B) Requirements for SDMH development. Standard design manufactured homes (SDMH) shall be permitted in a manufactured housing development in an R-4 District only. Standard design manufactured housing developments shall conform to the following requirements.
(1) It shall contain a minimum of four acres.
(2) It shall provide water to each lot through connection with the village water system.
(3) It shall provide sewage disposal through the village sewage system, with a separate connection available to each lot.
(4) It shall provide a clearly defined minimum lot area of 6,000 square feet with a minimum lot width of 60 feet and a minimum of 600 square feet of floor area for each unit.
(5) It shall provide a minimum of 20 feet clearance between the sides of units, 15 feet between the ends of units and a 50-foot setback from any property line bounding the development. In computing these distance requirements, any lean-to’s auxiliary rooms and similar accessories connected to the unit shall be considered as part of the unit.
(6) Direct vehicular access to the development by means of an abutting improved public street shall be provided. Each development shall be provided with thoroughfares for complete and uninterrupted traffic circulation within its boundaries. No manufactured home shall be located closer than 15 feet to such internal thoroughfares. All such streets and thoroughfares shall comply with the subdivision regulations.
(7) Two off-street parking spaces shall be provided for each manufactured home. One such parking space shall be provided at each site. The second space may be located in off-street parking areas located on the site so as to be no more than 150 feet from the unit for which the space is designed. In addition to the required resident parking, a minimum of one-half off-street parking space per unit shall be provided in common parking areas distributed throughout the development in a manner which provides access to all units.
(8) Each manufactured housing development shall set aside a safe, usable area of not less than 1% of the gross area which shall be devoted to open space or recreational facilities, including space for community buildings and community use facilities, such as adult recreation and child play areas and swimming pool. Where practical, recreational facilities shall be centrally located. Land set aside for such open space or recreation purposes shall be subject to legally enforceable reservation and restrictions that will ensure the preservation of the land in perpetuity and absolutely prohibit development of such land except for permitted recreational use by the owners and residents without profit. No area to be computed as recreation space shall have a dimension less than 20 feet, measured in any direction. Required front yards, side yards and buffer areas shall be excluded in the computation of open space. Said area shall be conveniently located for use by the residents and shall conform to all state and local requirements.
(9) Boats and recreation vehicles shall not be stored on the individual manufactured home lots for 48 hours or a longer period of time. An area for such storage shall be designated when the manufactured home development plan is submitted.
(10) All manufactured homes shall be erected on concrete pads or piers and have tie-downs and skirting. Such tie-downs and skirting shall be in place within 30 days after placing of the unit on the lot. The Zoning Inspector may approve alternative means for securing the manufactured home; provided that the intent of this section is met.
(11) The manufactured housing development shall be landscaped with lawns, plantings and appropriate trees as approved by the Planning Commission.
(12) Manufactured housing developments shall be effectively screened on all sides by walls, fences or plantings, except where the area is sufficiently removed from other residential and other uses as determined by the Planning Commission. Walls or fences shall be a minimum of six feet in height with no advertising thereon. In lieu of such wall or fence, a strip of land not less than ten feet in width and planted and maintained with an evergreen hedge or dense planting of evergreen shrubs not less than ten feet in height when fully grown may be substituted.
(13) Not more than one freestanding accessory building may be placed on any manufactured home lot. Any such building shall be at least five feet from units on other lots.
(14) Each lot shall be provided with a suitably surfaced patio of at least 100 square feet and suitably surfaced walkways at least two feet in width from the manufactured home door to the parking area, patio and adjacent street. Such surfaces shall be approved by the Planning Commission.
(15) Manufactured housing development applications shall include at least the following:
(a) Floodplain information;
(b) Proof of insurability of the development and of each unit, based on floodplain information;
(c) Verification by the local Fire Department of a suitable street layout for fire protection purposes;
(d) Fire hydrants located in consultation with the Village Council in accordance with regulations of said Council;
(e) Area lighting plan;
(f) Specifications for support of anchorage of manufactured homes, including foundations; and
(g) Evidence of compliance with all jurisdictional Health Department requirements.
(C) Prior approved developments. All manufactured housing developments approved prior to the adoption of this chapter shall be declared conforming. When permits are requested for replacement of existing units, the replacement units shall be an RDMH or SDMH as defined in this chapter. The Zoning Inspector may authorize modifications of minimum lot size, lot area, lot width and minimum side and rear setbacks; provided that such modification is the minimum necessary to accommodate the replacement unit. In no case shall the side yard setback be less than five feet and the prevailing front setback shall be met.
(D) Previously approved SDMHs.
(1) SDMHs approved prior to the adoption of this chapter, and not located in a manufacturing housing development or similar development, shall be declared conforming. When permits are requested and approved for replacement of these existing units, the replacement unit shall meet the following criteria before being permitted to be located on the site and in order to remain conforming:
(a) Must be five years old or newer;
(b) Must be in good habitable condition;
(c) Must be in place and set up within two months of the removal of the unit being replaced;
(d) Must meet zoning setback requirements or otherwise be approved by the Zoning Inspector;
(e) Must be the same square footage as the replaced unit or bigger;
(f) Must have separation utility hook-ups;
(g) Must be erected on concrete pads or piers and have tie-downs and skirting which shall be in place within 30 days after placing of the unit on the lot;
(h) Must be appropriately landscaped;
(i) Must not have more than one freestanding accessory building on the lot; and
(j) Must have a suitably surfaced patio of at least 100 square feet.
(2) The Zoning Inspector may authorize modifications of minimum lot size, lot area, lot width and minimum side and rear setbacks; provided that such modification is the minimum necessary to accommodate the replacement unit. In no case shall the side yard setback be less than five feet and the prevailing front setback shall be met.
(Ord. O-38-2020, passed 12-14-2020)
§ 153.096 PARKING OR STORAGE OF RECREATIONAL VEHICLES, TRAILERS AND BOATS.
(A) Unless otherwise authorized by the Village Council in accordance with this section, no recreational vehicle or other vehicle, and no boat trailer, utility trailer, travel trailer, camping trailer or trailer incapable of being self-propelled and designed to be towed or pulled behind a motor vehicle, shall be prohibited in any residential district for 48 hours or a longer period of time except that such vehicles, trailers and boats may be stored in an enclosed garage or other accessory building or parked in the rear yard of a residential property, provided:
(1) That in all cases, no living quarters shall be maintained or any business conducted in the recreational vehicle, trailer or boat while it is stored or parked;
(2) The recreational vehicle, trailer or boat is intended and used for the sole use and enjoyment of the resident occupants of the property on which it is stored or parked; and
(3) The recreational vehicle, trailer or boat shall not be parked closer than five feet to the side or rear lot lines of the property on which it is stored or parked.
(B) Upon written application to the Village Council, parking of such recreational vehicle(s), boat trailer, utility trailer, travel trailer, camping trailer or any other trailer incapable of being self-propelled and designed to be towed or pulled being a motor vehicle, may be permitted in a location in a residential district other than the rear yard; provided that the rear yard is insufficient or incapable of having such vehicle(s) or trailer(s) parked therein, and all of the adjacent of having such vehicle(s) or trailer(s) parked therein, and all of the adjacent neighbors consent to the parking of said vehicle(s), trailer(s) and boat(s) in a location designated for the same, by Council.
(Ord. O-38-2020, passed 12-14-2020)
§ 153.097 SWIMMING POOLS.
(A) Private swimming pools. Private swimming pools shall be allowed in any B or R District as an accessory use and shall comply with the following conditions and requirements:
(1) The pool is intended and is to be used solely for the enjoyment of the occupants of the principal use of the property on which it is located;
(2) The pool or any accessory structure shall be located in the side or rear yard no closer than ten feet to any property line of the property on which it is located; and
(3) The swimming pool, or the entire property on which it is located, shall be so walled, fenced or covered so as to prevent uncontrolled access from the street or from adjacent properties. Such fence or wall shall be not less than four feet in height. All walls, fences or covers shall be maintained in good condition and be secured with a lock.
(4) In lieu of the requirements of division (A)(3) of this section for above ground pools, the side wall of the pool can act as the uncontrolled access means providing a minimum height of four feet above grade is maintained around the entire perimeter of the pool. Pool access ladders must be capable of being securely locked to prevent access to the pool from the ladder and be so locked when the pool is not in use.
(B) Community or club swimming pools. A community or club swimming pool shall be any pool constructed by an association of properly owners or by a private club. Community and club swimming pools are permitted in all districts, but shall comply with the following conditions and requirements:
(1) The pool is intended solely for the enjoyment of the members and families and guests of members of the association or club under whose ownership or jurisdictions the pool is operated;
(2) The pool and accessory structures thereto, including the areas used by the bathers, shall not be closer than 100 feet to any property line of the property on which it is located; and
(3) The swimming pool and all of the area used by the bathers shall be so walled or fenced or covered as to prevent uncontrolled access from the street or adjacent properties. The said fence or wall shall not be less than six feet in height and maintained in good condition. All walls, fences or covers shall be maintained in good condition and be secured with a lock.
(Ord. O-38-2020, passed 12-14-2020; Ord. O-8-2023, passed 6-20-2023)
§ 153.098 FENCES AND PLANTING SCREENS.
(A)
For residential uses in any R district, fences, plant material and similar screening devices up to three feet in height are permitted in yards fronting onto and facing a public street, including those lots that front multiple public streets (not including alleys). These same screening devices, up to six feet in height, are permitted in remaining yards, except that for visibility purposes, no such screening device shall be permitted over three feet in height on side or back yards until the front yard building setback distances of adjacent property, established in § 153.055, have been met.
(B) Screening devices on corner lots in all zoning districts shall only be permitted as set forth in § 153.065.
(Ord. O-38-2020, passed 12-14-2020; Ord. O-20-2024, passed 8-20-2024)
§ 153.099 HOME OCCUPATIONS.
(A) Types of home occupations. Home occupations shall be classified as either a limited home occupation or an expanded home occupation.
(B) Limited home occupation. The following shall apply to limited home occupations in any district:
(1) No person other than a resident of the dwelling unit shall be engaged in such operation;
(2) The limited home occupation shall be conducted wholly within the dwelling unit. The use of the dwelling unit for the limited home occupation shall be clearly incidental to the use for residential purposes by the dwelling unit occupants, and not more than 25% of floor area of the dwelling unit shall be used in the conduct of the limited home occupation;
(3) No mechanical equipment is to be utilized except that which is necessarily, customarily or ordinarily used for household and leisure purposes;
(4) There shall be no change in the outside appearance of the building or premises, including a sign, or other visible evidence or the conduct of such limited home occupation;
(5) No direct sales are permitted; and
(6) No traffic shall be generated by such limited home occupation in greater volume than would normally be expected in residential neighborhoods.
(C) Expanded home occupation. The following shall apply to expanded home occupations in any district:
(1) At least one resident shall be engaged in such occupation and not more than one person other than a resident of the dwelling unit may be engaged in such occupation;
(2) The use of the dwelling unit or accessory building or structure for the expanded home occupation shall be clearly incidental and subordinate to the use for residential purposes by the dwelling unit residents, and not more than 25% of the dwelling unit or accessory building or structure shall be used in the conduct of the expanded home occupation;
(3) No mechanical equipment is to be utilized except that which is necessarily, customarily or ordinarily used for household and leisure purposes;
(4) There shall be no change in the outside appearance of the building or premises, or other visible evidence of the conduct of such expanded home occupation other than one sign, meeting the requirements of this chapter;
(5) Sales clearly incidental to the expanded home occupation are permitted; and
(6) No traffic shall be generated by such home occupation in greater volume than would normally be expected in residential neighborhoods, and any need for parking generated by the expanded home occupation shall meet the off-street parking requirements of this chapter, and shall not be located in a required front yard.
(Ord. O-38-2020, passed 12-14-2020) Penalty, see § 153.999
§ 153.100 MULTI-FAMILY, ATTACHED SINGLE-FAMILY AND CLUSTER DEVELOPMENT.
Multi-family, attached single-family and cluster development shall be approved by the Planning Commission and regulated by the following special provisions. Standards in this section shall apply to projects with more than four units. Where strict application of these standards would serve no significant purpose, the Planning Commission shall have the authority to waive or modify these standards so long as the convenience and general welfare of neighboring uses is maintained.
(A) Circulation and access. Proposals for multi-family, attached single-family and cluster development shall include a circulation plan in accordance with the following:
(1) Direct vehicular access to the development by means of an abutting improved public street shall be provided. Each development shall be provided with thoroughfares for complete and uninterrupted traffic circulation within its boundaries. The Planning Commission shall evaluate a proposed circulation plan to assure that it meets the following objectives:
(a) Residents and emergency services have an alternative access point to the development in the event that one access point is blocked or otherwise impassable; and
(b) Interference with the free and convenient flow of traffic in abutting or surrounding streets is minimized.
(2) Private streets proposed for a development shall be clearly delineated on the development plan together with the descriptive data as to the compliance with the subdivision regulations and the methods proposed for maintaining the private streets. In those cases where no request for public dedication is likely to be made, the Planning Commission may authorize modifications to the requirements of the subdivision regulations. Such authorization may include input from the Water and Sewer Superintendent/Village Administrator, Village Engineer and other village officials as applicable;
(3) All private streets shown on the development plan shall be subject to legally enforceable reservations and restrictions acceptable to the village, which will ensure the preservation of the private street in perpetuity; and
(4) Each development shall be served by a comprehensive walkway system, adequately separated from vehicular circulation.
(C) Dimensional requirements.
(1) The minimum setback from any private street shall be 20 feet. Such setback shall be measured from the edge of pavement or back of curb.
(2) Required yards shall be excluded in the computation of common open space.
(3) To screen and lessen the impact of the development on surrounding properties, a buffer shall be required around any boundary of a development that does not abut a public right-of-way. The buffer shall consist of a strip of land not less than ten feet in width and planted and maintained with an evergreen hedge or dense planting of evergreen shrubs not less than ten feet in height when fully grown. The buffer shall be landscaped in accordance with an approved landscape plan and shall be maintained as open space which may be included as part of the required common open space.
(4) In proposed cluster developments, for each square foot of land gained through the reduction of the minimum lot area per unit, equal amounts of land shall be set aside as permanent common open space within the cluster development. However, the minimum lot area per unit shall not be reduced to less than 50% of that which is required in § 153.055.
(D) Common open space.
(1) Each development shall provide an area or areas devoted to open space or recreational facilities, including space for community buildings and community use facilities, such as adult recreation and child play areas and swimming pool with such areas indicated on a map submitted by the applicant. Such areas shall contain no structure other than those related to recreational use and shall not include drives and roads, parking areas or private open space. Open space shall not be separated from the development by existing roads. The amount of required common open space is based on the type of development as follows:
(a) For multi-family and attached-single family developments, an area not less than 10% of the gross area shall be devoted to open space and comply with the requirements of this chapter; and
(b) For cluster developments, an area equal to or greater than the amount of land gained through the reduction of the minimum lot area per unit for each dwelling unit in the development shall be devoted to open space and comply with the requirements of this chapter.
(2) To the extent possible, designated open space shall be contiguous acreage. Except areas that by their nature have a linear configuration, such as buffers, waterbodies or trail links, the length to width ratio of any parcel of open space shall not exceed 4:1.
(3) Required common open space shall not be depleted, reduced in size or converted to any other use.
(4) Storm water management ponds or basins may be included as part of the minimum required open space.
(5) Land set aside for such open space or recreation purposes shall be subject to legally enforceable reservations and restrictions that will ensure the preservation of the land in perpetuity and absolutely prohibit development of such land except for permitted recreational use by the owners and residents without profit. Copies of the proposed documents that provide for the permanent preservation of open space shall be submitted with the application. No such application shall be approved until such documents are acceptable to the village in form and content.
(E) Private open space. In addition to the required common open space, there shall be a minimum of 120 square feet of private open space provided adjacent to each dwelling unit and differentiated from common areas by means of such approved features as plantings, fences, walls, screens, patios or decks.
(F) Design standards. Multi-family, attached single-family and cluster developments shall be developed and maintained in accordance with the following design standards:
(1) Attractive variations in facade, width, color, exterior materials and rooflines shall be deemed desirable. Furthermore, parallel arrangements of buildings shall be avoided;
(2) In developments of multiple buildings, other than single-family detached dwellings, the minimum separation between buildings shall be no less than 20 feet. Buildings may be attached if the Planning Commission determines that site design will be improved as a result. However, attached buildings shall be designed with visible off-sets or with substantial variations in alignment;
(3) Attached single-family dwellings shall be in groups of not less than two and not more than six dwelling units; and
(4) Development shall be landscaped with lawns, plantings and appropriate trees as approved by the Planning Commission.
(G) Parking. As a component of the parking required in §§ 153.080 through 153.083, the Planning Commission may require that one-half off-street parking space per dwelling unit be provided in common parking areas distributed throughout the development in a manner providing convenient access to all dwelling units.
(Ord. O-38-2020, passed 12-14-2020)
§ 153.101 MARIJUANA ADULT USE CANNABIS OPERATORS, INCLUDING CULTIVATORS, PROCESSORS, AND DISPENSARIES.
(A) No adult use cannabis operator, as defined in R.C. § 3780.01(A)(2), which definition includes without limitation adult use cannabis cultivators, processors, and dispensaries, shall be located or operate within the corporation limits of the Village of Strasburg.
(B) Nothing in this section shall be construed to prevent "home grow" cannabis use as defined in R.C. § 3780.29.
(Ord. O-31-2022, passed 8-2-2022; Ord. O-2-2024, passed 2-6-2024; Ord. O-15-2024, passed - -2024)
Penalty, see § 153.999