Swanton City Zoning Code
ARTICLE 150
29 AIRPORT HIGHWAY CORRIDOR OVERLAY DISTRICT REGULATIONS
§ 150.291 INTENT.
(A) In addition to the underlying zoning district and the permitted and conditional uses and all applicable development requirements, the following overlay district has been enacted imposing additional restrictions on the use and development of the land within the district. To regulate the bulk and location of buildings in relation to the land in order to obtain proper light, air, privacy and usable open spaces on each zoning lot appropriate for the district.
(B) The purpose of the Airport Highway Corridor Overlay District is to promote and protect the public health, safety, comfort, convenience and general welfare by providing for consistent and coordinated treatment of the properties bordering Airport Highway in the village. Airport Highway is a high traffic volume and major roadway corridor in the village. Therefore, it is the further purpose of the Airport Highway Corridor Overlay District to preserve the aesthetic qualities of those adjacent and bordering properties through the promotion of coordinated parcel development in the district and the establishment of consistent parcel development standards.
(Ord. 2023-03, passed 2-27-2023)
§ 150.292 AIRPORT HIGHWAY CORRIDOR DISTRICT BOUNDARIES.
The boundaries of the district are hereby established as shown on the zoning district map. The district includes those parcels that front along the right-of-way of Airport Highway (except Turtle Creek Business Park) within the village, not to exceed a depth of 400 feet from the right-of-way along both sides of Airport Highway.
(Ord. 2023-03, passed 2-27-2023)
§ 150.293 USE REGULATIONS.
(A) Permitted uses. All uses that are permitted by right or conditionally in the underlying zoning district(s), except the uses expressly excluded by division (B) below, are permitted in the Airport Highway Corridor Overlay District.
(B) Excluded uses. The following uses shall not be permitted in the Airport Highway Corridor Overlay District:
(1) Vehicle and equipment major repair services;
(2) Self-storage units/mini storage;
(3) Outdoor storage of materials and equipment.
(C) Use Restrictions.
(1) Minor Vehicle Service Stations and Vehicle Fuel Stations shall not be located within 2,000 feet of another such establishment within the Airport Highway Corridor Overlay District.
(2) Outdoor overnight storage of fleet vehicles shall be located a minimum of 200 feet from the Airport Highway centerline.
(Ord. 2023-03, passed 2-27-2023)
§ 150.294 DEVELOPMENT STANDARDS.
(A) Applicability. The standards of the Airport Highway Corridor Overlay District are superimposed onto those of the underlying zoning district that pertains to any given parcel. The regulations and requirements of both the underlying zoning district(s) and the Airport Highway Corridor Overlay District shall apply; however, in any case where there is a conflict between the Airport Highway Corridor Overlay District and the underlying zoning district, the provisions of the Airport Highway Corridor Overlay District take precedence.
(B) Schedule 150.294(B) - Development Standards for the Airport Highway Corridor Overlay District. Every permitted use of land and all principal buildings and off-street parking areas shall be located on a lot in a manner that conforms to the development standards set forth in Schedule 150.294(B), except as otherwise regulated in this Code and in Article 150.33 for Use-Specific Regulation. The area within each required setback shall remain unobstructed by structures except as otherwise permitted in this Code.
DEVELOPMENT STANDARDS FOR THE AIRPORT HIGHWAY CORRIDOR OVERLAY DISTRICT REQUIREMENT |
DEVELOPMENT STANDARDS FOR THE AIRPORT HIGHWAY CORRIDOR OVERLAY DISTRICT REQUIREMENT | |
(1) Front Setback, measured from centerline of Airport Highway | |
(a) Minimum Front Setback | 55 feet(a) |
(b) Maximum Front Setback | 85 feet |
(2) Front Setback along all other streets, measured from the public street right-of-way line | |
(a) Minimum Front Setback | 25 feet |
(b) Maximum Front Setback | 30 feet |
(3) Minimum Side Setback | |
(a) Abutting Nonresidential District | 20 feet |
(b) Abutting Residential District | 20 feet |
(4) Minimum Rear Setback | |
(a) Abutting Nonresidential District | 20 feet |
(b) Abutting Residential District | 50 feet |
(5) Minimum Off-Street Parking Area Setback | |
(a) Along Airport Highway | In a side or rear yard, located no closer to the street than the principal building |
(b) Side street Right-of-Way | 10 feet |
(c) Residential Districts | 50 feet |
(d) All Other Lot Lines | 20 feet |
Notes: (b) In those instances where a parallel service road is provided along Airport Highway, the minimum front yard setback shall be 10 feet. | |
(Ord. 2023-03, passed 2-27-2023)
§ 150.295 DESIGN GUIDELINES.
(A) Applicability of Regulations. The design guidelines set forth in § 150.295(B) shall apply to the exterior appearance and design of all new construction in the Airport Highway Corridor Overlay District. Building expansion shall comply with these guidelines at such time that the expansion totals 50% or more of the existing square footage of the building.
(B) Design Guidelines.
(1) Primary and Secondary Exterior Finishes. Building materials should be typical of those prevalent along the Corridor. Facades shall consist of one or more of the following primary and secondary exterior finish materials:
(a) Primary Exterior Finish Materials:
i. Cementitious siding;
ii. Masonry;
iii. Brick;
iv. Natural stone;
v. Precast concrete;
vi. Decorative block;
vii. Glass; and/or
viii. Decorative metal panels.
(b) Secondary Exterior Finish Materials:
i. Brick;
ii. Wood;
iii. EIFS; or
iv. Other products that replicate the appearance and durability of the above materials, as approved by the Planning Commission.
(c) Materials within ten (10) feet of the ground or the sidewalk shall be of a durable material to withstand pedestrian and vehicular traffic. If “dry vit” or E.I.F.S is used as an exterior building material, impact resistant E.I.F.S., as classified by EIMA (EIFS Industry Members Association), shall be used on all wall areas within ten (10) feet of the ground or sidewalk.
(d) No facade visible from adjoining property or the public right-of-way shall be constructed of reflective glass unadorned or unpainted CMU or concrete block, smooth vinyl, corrugated metal, or sheet metal.
(2) Accessory structures. Building materials and colors on accessory structures shall be compatible with that approved for the primary structure. For example, canopies permitted as part of a vehicle fuel station shall use a combination of brick columns and a metal canopy that is similar in color to the primary structure.
(3) Type of Construction. Manufactured, mobile, and metal units are prohibited except as may be allowed for temporary office management or storage uses during the construction phase.
(4) Orientation. Building facades and entrances should be oriented toward Airport Highway, not toward internal parking areas.
(5) Facades. Architectural elements such as windows and doors, bulkheads, masonry piers, transoms, cornice lines, window hoods, awnings, canopies, and other similar details should be used on all facades facing public or private street rights-of-way. Building wall offsets, including projections, and recesses are encouraged in order to: add architectural interest and variety; relieve the visual effect of a single, long wall; and subdivide the wall into human size proportions. In order to offer pedestrian interest, the ground level of any building should include windows, entrances, architectural details and shed awnings. Architectural details should continue on all facades visible from the public right-of-way.
(Ord. 2023-03, passed 2-27-2023)
§ 150.296 OFF-STREET PARKING REGULATIONS.
(A) Parking Location. Off-street parking areas shall be located to the rear or side of the principal building on the lot and no closer to the front lot line than the front façade of the largest principal building on the lot.
(B) Example of Appropriate Siting of Off-Street Parking Areas.
(C) Cross Access to Off-Street Parking Areas. Off-street parking areas shall be interconnected with non-residential parking areas on adjacent properties.
(D) Planning Commission Exceptions. The Planning Commission may grant an exception to the requirements in § 150.296 where necessary due to the shallow depth of the parcel, the shape of the parcel, the location of mature trees or other significant environmental features, the location of existing buildings, the proximity of residential uses, the location of existing traffic control devices, the location on access points onto Airport Highway, or other similar circumstances.
(Ord. 2023-03, passed 2-27-2023)
§ 150.297 ACCESS TO INDIVIDUAL PARCELS.
(A) Access along Airport Highway shall be reviewed relative to the distance from other drive approaches and from roadway intersections. In some instances, a frontage road shall be provided to allow access to other parcels and to the adjoining parcel(s). In other instances, cross access easements and/or a shared drive approach shall be required for adjoining parcels, unless specially waived, in writing by the Village Engineer or the Ohio Department of Transportation. Access shall be reviewed by the designated Village Engineer, Planning Commission and/or the Ohio Department of Transportation. A traffic impact study shall be required by the developer if the proposed use of the property generates 100 or more peak hour trips, consistent with the Institute of Transportation Engineers (ITE) Generation Manual, unless such requirement is specifically waived, in writing, by the Village Engineer.
(B) If requested, where there is a change of use to an existing development, the designated Village Engineer, the Planning Commission or Ohio Department of Transportation may make a recommendation to close access points within the overlay district, which are deemed to be hazardous.
(Ord. 2023-03, passed 2-27-2023)
§ 150.298 SIGN REGULATIONS.
(Ord. 2023-03, passed 2-27-2023)
§ 150.299 OTHER REQUIREMENTS.
(A) Utilities. All utilities shall be underground.
(B) Overnight parking. There shall be no overnight parking of any vehicles or trailers, except passenger vehicles, in the front yard.
(Ord. 2023-03, passed 2-27-2023)
§ 150.300 DEVELOPMENT PLAN REVIEW.
(A) In the Airport Highway Corridor Overlay District, review and approval of development plans according to the procedures set forth in Article 150.65, Development Plan Review Procedures shall be required for:
(1) All new development;
(2) Development that includes a structure that is enlarged by 50%; and
(3) Whenever the enlargement contains 5,000 square feet or more in floor area.
(B) When there is a change of use to an existing facility or development, the Planning Commission shall review such use for conformance to the zoning code and impact on the district. The Planning Commission may further require the developer to make transportation improvements, in order to comply with standards set forth in this Article. If there will be a significant increase in traffic or parking, the Planning Commission may require a traffic impact study.
(Ord. 2023-03, passed 2-27-2023)