Tiffin City Zoning Code
TITLE FIVE
Zoning Districts and Regulations
1160.01 ESTABLISHMENT OF DISTRICTS.
For the purpose of regulating and restricting the location of buildings, structures, and land use, the City is divided into zoning districts as shown on the Official Zoning Map. These districts include the following:
R-1 Single-Family Residential District
R-1-a Assisted Care/Independent Living District
R-2 Single-Family Residential District
R-3 Single-Family Residential District
R-4 Multiple-Family District
C-1 Local Commercial District
C-2 General Commercial District
C-3 Central Business District
MHP Manufactured Home Park District
PUD Planned Unit Development District
M-1 Light Industrial District
M-l-a Medium Industrial Manufacturing District
M-2 Heavy Industrial District
1160.02 ZONING DISTRICT MAP.
The location and boundaries of zoning districts are shown on the map titled “Official Zoning Map.” A certified copy of this map is on file in the City Hall and said map, together with all notations, dimensions, and designations shown thereon is hereby declared to be a part of this Ordinance. The Official Zoning Map shall be signed and attested to by the City Engineer.
1160.03 INTERPRETATION OF DISTRICT BOUNDARIES.
Where uncertainty exists with respect to the boundaries of any of the zoning districts as shown on the Official Zoning Map, the following rules shall apply:
(a) Parallel District Boundaries.
Where district boundaries appear to be approximately parallel to the center lines or street lines of streets, or the center lines or right-of-way lines of highways, such district boundaries shall be construed as parallel thereto and at such distance therefore as indicated on the Official Zoning Map. If no distance is given, such dimensions shall be determined by the use of the scale shown on the Official Zoning Map.
(b) Lot Lines, Railroad Lines, and Waterways.
(1) Where district boundaries approximately follow lot lines, such lot lines shall be construed as a boundary of a zoning district.
(2) Where the boundary of a district follows a railroad line, such boundary shall be deemed to be located in the middle of the main tracks of said railroad line.
(3) Where the boundary of a district follows (or parallels) a waterway, such boundary shall be deemed to be located in the middle (or parallel to) the centerline of said waterway.
(4) Any area within the corporate limits of the City which is under water and not shown as included within any district, shall be subject to all of the regulations of the district which immediately adjoins the water area. Where the water area adjoins two or more districts, the boundaries of each district shall be construed to extend to the center of the water area.
(c) Vacation of Streets and Alleys.
Whenever any street, alley or other public way is vacated by official action of Council as provided by law, the zoning district adjoining each side of the street, alley or public way shall be extended automatically to the center of such vacation. Depending on the side or sides to which such lands revert, all area included in the vacation shall then and henceforth be subject to all appropriate regulations of the extended district or districts.
(d) Interpretation by Board of Zoning Appeals.
Any questions of interpretation of the Official Zoning Map, which cannot otherwise be resolved, shall be referred to the Zoning Board of Appeals for determination, in accordance with Section 1148.03(d).
1160.04 ZONING UPON ANNEXATION.
Areas at any time annexed to the City shall be subject to the same zoning restrictions and requirements as to uses of property which previously were applicable under the zoning resolution, ordinance or law, if any, of the governmental entity under whose jurisdiction the area had been prior to such annexation, and all such provisions as to uses of property shall continue to apply in full force and effect in any area so annexed until otherwise zoned by the City of Tiffin. The following regulations shall apply to any areas annexed to the City:
(a) In every case where property has not been specifically included within a township zoning district, the same is hereby declared to be in the R-1 District.
(b) Such zoning ordinance shall, prior to its introduction in Council, be subject to a public hearing at a joint meeting of Council and the Planning Commission.
(c) Such ordinance may then be introduced and considered as other amendments to the zoning ordinances but shall be of no effect until the territory in question is annexed to the City.
(d) Should such territory not be annexed within one (1) year from the effective date of the Zoning Ordinance, such ordinance shall be void.
(e) Should the territory not be zoned pursuant to this section prior to the effective date of annexation, the territory shall, from the effective date of the annexation ordinance, become part of the R-1 District. Such districting shall be temporary, and the Planning Commission shall recommend to Council, within a period not to exceed six (6) months from such date of annexation or consolidation, a final Zoning Map designation for the annexed territory.
1160.05 ZONING MAP AMENDMENTS.
Within fifteen (15) days of the effective date of any change of a zoning district classification or boundary, the Zoning Inspector shall amend the Official Zoning Map to reflect such change and shall note the effective date of such change together with appropriate reference to the Ordinance authorizing such change. The Official Zoning Map shall then be signed by the City Engineer.
1161.01 PURPOSE.
The purpose of this District is to encourage the establishment of single-family dwellings and recreational and associated uses.
1161.02 PERMITTED USES.
Permitted uses in the R-1 Single-Family Residential District include the following:
(a) Single-family dwellings.
(b) Adult family homes.
(c) Country club or golf course, except a miniature course or practice driving range operated for commercial purposes.
(e) Accessory building or use, customarily incidental to the above uses. Storage of nonoperative motor vehicles is prohibited.
1161.03 CONDITIONALLY PERMITTED USES.
(a) Agriculture, excluding animal or poultry husbandry, and provided that any lot in such use shall not be less than five (5) acres.
(b) Churches and other places of religious worship.
(c) Public or private schools.
(d) Cemeteries.
(e) Adult day care facilities.
(f) Bed and breakfast operations.
(g) Non-commercial equestrian stables and riding facilities.
(h) Governmentally-owned buildings, utility buildings, museums, libraries, or art galleries.
1161.04 HEIGHT AND AREA REGULATIONS.
1161.05 PARKING REGULATIONS.
Off-street parking spaces shall be provided in accordance with requirements set forth in Chapter 1183.
1162.01 PURPOSE.
The purpose of the R-1-a District is to encourage the development of facilities whose purpose is to provide persons aged sixty (60) or above with assistance in activities of daily living (ADL) (i.e. walking, bathing, eating, recreating) in multiple residential dwellings, and independent living dwellings (i.e. villas), and dining, laundry, and recreation facilities and accessory buildings (garages, maintenance buildings, etc.), for use primarily by the occupants and employees of the facility. (Ord. 96-77. Passed 1-6-97.)
1162.02 PRINCIPAL PERMITTED USES.
A building or premises in an R-1-a District shall be used only for the following purposes:
(a) Any use permitted in a R-1 Single Family Residence District;
(b) Single-family dwellings for persons aged 60 or above;
(c) Dwellings for multiple residents aged 60 or above utilizing assisted living services;
(d) Accessory buildings or uses customarily incidental to any of the above uses, including administrative offices, garages, maintenance buildings, and storage buildings.
(Ord. 96-77. Passed 1-6-97.)
1162.03 NON-PERMITTED USES.
The following buildings or premises uses shall not be permitted in an R-1-a District:
(a) Dormitory;
(b) Boarding or rooming house, or apartment building other than for persons utilizing assisted living services;
(c) Hospital, sanitarium or medical care facility;
(d) Nursing or convalescent home;
(e) Mental/psychological/psychiatric health care facility;
(f) Private club, fraternity, sorority or lodge.
(Ord. 96-77. Passed 1-6-97.)
1162.04 HEIGHT AND AREA REGULATIONS.
The height and area regulations set forth in Chapter 1181 shall be observed, except that the combined total dedicated area shall consist of not less than 10,000 square feet per each single family dwelling and 3,000 square feet for each unit of a two family dwelling and also 3,000 square feet for each unit of a multiple unit dwelling and 2,000 square feet for each residential sleeping unit of a multiple unit assisted care living building.
(Ord. 96-77. Passed 1-6-97.)
1162.05 PARKING REGULATIONS.
Parking spaces shall be provided for in accordance with the requirements for specific uses set forth in Chapter 1183. In no case shall less than one (1) parking space be provided for each two (2) residents. (Ord. 96-77. Passed 1-6-97)
1163.01 PURPOSE.
The purpose of this District is to encourage the establishment of single-family dwellings.
1163.02 PERMITTED USES.
Permitted uses in the R-2 Single-Family Residential District include the following:
(a) The same permitted uses allowed in Section 1161.02.
1163.03 CONDITIONALLY PERMITTED USES.
1163.04 HEIGHT AND AREA REGULATIONS.
1163.05 PARKING REGULATIONS.
Off-street parking spaces shall be provided in accordance with requirements set forth in Chapter 1183.
1164.01 PURPOSE.
The purpose of this District is to encourage the establishment of single family dwellings and two family dwellings approved as conditionally permitted uses.
1164.02 PERMITTED USES.
Permitted uses in the R-3 Single-Family Residential District include the following:
(a) The same permitted uses allowed in Section 1163.02.
1164.03 CONDITIONALLY PERMITTED USES.
1164.04 HEIGHT AND AREA REGULATIONS.
1164.05 PARKING REGULATIONS.
Off-street parking spaces shall be provided in accordance with requirements set forth in Chapter 1183.
1165.01 PURPOSE.
This district is established for the purpose of providing a multiple-family district, which includes zero lot-line dwellings commonly used in the construction of duplexes that will have two (2) separate owners with the property line being the party wall.
1165.02 PERMITTED USES.
Permitted uses in the R-4 Multiple Residential District include the following:
(a) Single-family dwellings.
(b) Two-family dwellings.
(c) Two-family and multiple-family dwellings for three (3) or more families.
(d) Dwellings for multiple residents, who utilize assisted living services.
(e) Adult family homes.
(f) Adult group homes.
(g) Dormitories and student housing.
(h) Boarding or rooming houses.
(k) Institutions of higher learning, and of a religious, educational, charitable, or philanthropic nature.
(l) Nursing or convalescent home.
(m) Condominiums and cooperative apartments.
(n) Country club or golf course, except miniature courses or private driving tees operated for commercial purposes.
(o) Accessory buildings or uses customarily incidental to any of the above uses.
1165.03 CONDITIONALLY PERMITTED USES.
(a) The same conditionally permitted uses allowed in Section 1164.03, except for two- family dwellings.
(b) Hospital or sanitarium, except a criminal, mental or animal hospital.
(c) Funeral homes.
(d) Business and professional offices of financial, insurance, real estate, civic, educational, religious, and philanthropic establishments or organizations.
(e) Private clubs, fraternities, sororities or lodges, excluding those that are customarily conducted as a gainful business.
(f) Zero lot-line development.
1165.04 HEIGHT AND AREA REGULATIONS.
1165.05 PARKING REGULATIONS.
Off-street parking spaces shall be provided in accordance with the requirements for specific uses set forth in Chapter 1183.
1166.01 PURPOSE.
This district is established for the purpose of providing a multiple-family district, which includes zero lot-line dwellings commonly used in the construction of duplexes that will have two (2) separate owners with the property line being the party wall, and agricultural uses with certain restrictions. (Ord. 20-105. Passed 12-7-20.)
1166.02 PERMITTED USES.
Permitted uses in the R-4-a Multiple-Family Residential District include the following:
(a) The same permitted uses allowed in Section 1165.02.
(b) Churches and other places of religious worship
(c) Cemeteries
(d) Adult Day Care Facilities
(e) Public or private schools.
(f) Agriculture provided that any lot in such use shall not be less than five (5) acres and provided that animal or poultry husbandry shall be limited to no more than ten (10) animals or poultry per acre with a maximum number of animals or poultry on one lot not to exceed 100 and shall be conducted in a structure or in a fenced area which adequately contains the animals and poultry on the property.
(g) Farm stands for selling locally grown and raised products.
(Ord. 20-105. Passed 12-7-20.)
1166.03 CONDITIONALLY PERMITTED USES.
(b) Agriculture on lots less than five (5) acres provided that animal or poultry husbandry shall be limited to no more than ten (10) animals or poultry per acre and shall be conducted in a structure or in a fenced area which adequately contains the animals and poultry on the property.
(Ord. 20-105. Passed 12-7-20.)
1166.04 HEIGHT AND AREA REGULATIONS.
Height and area regulations shall be in accordance with requirements set forth in Chapter 1181 for a R-4 Zoning District.
(Ord. 20-105. Passed 12-7-20.)
1166.05 PARKING REGULATIONS.
Off-street parking spaces shall be provided in accordance with the requirements for specific uses set forth in Chapter 1183.
(Ord. 20-105. Passed 12-7-20.)
1167.01 PURPOSE.
The purpose of the C-1 District is to encourage the establishment of areas for convenience commercial uses which tend to meet the daily or weekly needs of the residents of an immediate neighborhood, and to provide a lower intensity of use for the general public.
1167.02 PERMITTED USES.
Permitted uses in the C-1 District include the following:
(a) Agriculture (grain crops), but not including animal or poultry husbandry, and provided that any lot in such use shall not be less than five (5) acres.
(b) Single-family dwellings.
(c) Two-family dwellings.
(d) Two-family and multiple-family dwellings for three (3) or more families.
(e) Zero lot-line single-family homes.
(f) Adult day care facilities.
(i) Churches and other places of religious worship.
(j) Funeral homes.
(k) Hospital, sanitarium, except a criminal, mental or animal hospital.
(l) Institutions of higher learning and of a religious, educational, charitable or philanthropic nature.
(m) Convenience store, grocery store, drug store, meat market, florist, delicatessen, notion or stationery store; except that no such building shall have a total ground floor area in excess of fifteen thousand square feet (15,000 sf).
(n) Clinic.
(o) Dressmaking, tailoring, shoe repairing, repair of household appliances and bicycles, catering, laundry and dry cleaning/pressing, and bakery with sale of bakery products on the premises, and other uses of a similar character, provided that no use permitted in this paragraph shall employ more than ten persons in a single shift on the premises, not including employees whose principal duties are off the premises or temporary seasonal employees.
(p) Service station.
(q) Personal service shop including barber or beauty shop, bank, photographic or artist studio, messenger or telegraphic service, newspaper substation, dry cleaning or laundromat, and any other personal service establishment of similar character.
(r) Off-street parking lot.
(s) Restaurants, ice cream parlors, not including entertainment or dance halls, or drive-in or drive-through restaurants.
(t) Adult group homes.
(u) Bed and breakfast operations.
(v) Boarding or rooming houses.
(w) Condominiums and cooperative apartments.
(x) Single-and multiple-family dwellings for persons aged sixty (60) or above.
(y) Public or private schools.
(z) Outdoor and indoor commercial recreational facilities.
(aa) Governmentally owned, community building, museum, library, or art gallery.
(bb) Business and professional offices of financial, insurance, real estate, civic, educational, religious, and philanthropic establishments or organizations.
(cc) Private clubs, fraternities, sororities or lodges, excluding those that are customarily conducted as a gainful business.
(ee) Accessory building or use customarily incidental to any of the above uses, including administrative offices, garages, and maintenance, and storage buildings.
(Ord. 2305. Passed 12-21-65.)
(ff) Nursing or convalescent homes. (Ord. 2024-49. Passed 8-19-24.)
1167.03 CONDITIONALLY PERMITTED USES.
The following uses shall be approved in accordance with Chapter 1148:
(a) Drive-in and drive-through restaurants.
(b) Dance halls.
(c) Business or commercial school.
(d) Non-commercial equestrian stables and riding facilities.
(e) Dancing or music academy.
(g) Car washing facilities
(h) Any other use which is determined by the Zoning Board of Appeals to be of the same general character as the above uses.
(Ord. 2024-49. Passed 8-19-24.)
1167.04 HEIGHT AND AREA REGULATIONS.
Height and area regulations shall be in accordance with requirements set forth in Chapter 1181. Additionally, every building or portion thereof which is used for dwelling purposes, shall comply with the side and rear yard and lot area per-family requirements of the R-4 Multiple Family District.
1167.05 PARKING AND LOADING REGULATIONS.
Off-street parking and loading spaces shall be provided in accordance with the requirements for specific uses set forth in Chapter 1183.
1169.01 PURPOSE.
The purpose of the General Commercial District is to encourage the establishment of commercial uses to meet the needs of a regional market area.
1169.02 PERMITTED USES.
Permitted uses in the C-2 District include the following:
(a) Any use permitted in the C-1 Local Commercial District, without any limitations upon the floor area.
(b) Automobile, boat or trailer, farm implement, recreational vehicle, and manufactures home sales and service display and sales rooms, and when located at least fifty feet (50') from the boundary of any R District, a used car or trailer sales or storage lot.
(c) Business or commercial school.
(d) Service stations and automobile repair garages (with or without convenience store).
(e) Car washing facilities.
(f) Commercial printing businesses.
(g) Indoor commercial and noncommercial recreational facilities.
(h) Amusement arcades.
(i) Dancing or music academy.
(j) Frozen food locker/butcher shop.
(k) Hotels and motels.
(l) Parking or public garage.
(m) Plant nursery or greenhouse.
(n) Radio or television broadcasting station or studio.
(o) Restaurants with or without drive-in or drive-through facilities.
(p) Theater.
(q) Mini-storage facilities.
(r) Painting, plumbing or tinsmithing shop, printing shop, tire sales and service, upholstering shop not involving furniture manufacturing, and any other general service or repair establishment of similar character.
(s) Art or antique stores, interior decorating shops, furniture and appliance stores, music sores, travel agencies, department stores, variety and discount stores, jewelry stores, dry goods and apparel stores, mail order houses.
(t) Billiard parlors, pool halls, bowling alleys, and similar establishment (coin operated machines, pinballs, etc.).
(u) Building materials, sales yard, and lumber yards, including mill work when within a completely enclosed building. Storage yards related to this use shall be fenced.
(v) Commercial art, photographic, music, and dancing studios.
(w) Drive-in-and drive-through restaurants.
(x) Dance halls.
(y) Taverns, nightclubs, and cafes.
(z) Printing, publishing, or engraving.
(aa) Service industry such as laundry, cleaning or dyeing establishment or similar use.
(bb) Nano brewery operating in conjunction as a tavern.
(cc) Nano distillery.
(dd) Accessory building or uses customarily incidental to the above uses.
(Ord. 20-112. Passed 12-21-20.)
1169.03 CONDITIONALLY PERMITTED USES.
The following uses shall be approved in accordance with Chapter 1148:
(a) Veterinary clinic or animal hospital provided no such building, kennel or exercise runway is closer than fifty feet (50') to the boundary of any R District. Animal runs shall be enclosed on four sides by unpierced fence or wall at least five feet (5') in height.
(b) Non-commercial equestrian stables and riding facilities.
(c) Drive-in theaters.
(e) Hospital and sanitarium of any type.
(f) Any other use which is determined by the Zoning Board of Appeals to be of the same general character as the above uses.
(Ord. 2024-49. Passed 8-19-24.)
1169.04 HEIGHT AND AREA REGULATIONS.
1169.05 PARKING AND LOADING REGULATIONS.
Off-street parking and loading spaces shall be provided in accordance with the requirements for specific uses set forth in Chapter 1183.
1171.01 PURPOSE.
The C-3 Central Business District is established to provide and encourage further expansion and renewal in the historical core business area of the community. A variety of businesses; institutional, public, cultural, and other related uses are encouraged in an effort to provide the mix of activities necessary to establish urban character.
1171.02 PERMITTED USES.
Permitted uses in the C-3 District include the following:
(a) Convenience stores.
(b) Adult group homes
(c) Bed and breakfast operations
(d) Boarding or rooming houses.
(e) Condominiums and cooperative apartments.
(f) Hotels and motels.
(g) Single-family dwellings.
(h) Multiple-family dwellings for three (3) or more families.
(i) Two-family dwellings.
(j) Zero lot-line development.
(k) Business or commercial schools.
(m) Churches and other places of religious worship.
(n) Clinics.
(o) Funeral Homes.
(p) Hospitals and sanitariums, except criminal, mental or animal hospital.
(q) Institutions of high learning and of religious, educational, charitable of philanthropic nature.
(r) Outdoor and indoor commercial and non-commercial recreational facilities.
(s) Governmentally-owned community buildings, museum, libraries, or art galleries.
(t) Business and professional offices of financial, insurance, real estate, civic, educational, religious, and philanthropic establishments or organizations.
(u) Art or antique stores, interior decorating shops, furniture and appliance stores, travel agencies, department stores, variety and discount stores, jewelry stores, dry goods and apparel stores, mail order houses.
(v) Billiard parlors, pool halls, bowling alleys, and similar establishments (coin operated machines, pinballs, etc.).
(w) Car washing facilities.
(x) Commercial art, photographic, music, and dancing studios.
(y) Dancing or music academies.
(z) Dressmaking, tailoring, shoe repairing, repair of household appliances and bicycles, catering, and bakery with sale of bakery products on the premises, and other uses of a similar character.
(aa) Personal service shops including barber or beauty shop, bank, photographic or artist studio, messenger or telegraphic service, newspaper substation, dry cleaning or laundromat, and any other personal service establishment of similar character.
(bb) Printing, publishing or engraving.
(cc) Private clubs, fraternities, sororities or lodges, excluding those that are customarily conducted as a gainful business.
(dd) Radio or television broadcasting stations or studio.
(ee) Restaurants and ice cream parlors, not including entertainment or dance halls or drive-in or drive-through facilities.
(ff) Restaurants with or without drive-in or drive-through facilities.
(gg) Taverns, nightclubs, and cafes.
(hh) Retail shops or stores such as a grocery store, drug store, meat market, florist, delicatessen, notion or stationery store (15,000 s.f. or more).
(ii) Service industries such as laundry, cleaning or dyeing establishment or similar uses.
(jj) Service stations and automobile repair garages, with or without convenience stores.
(kk) Theaters.
(ll) Painting, plumbing or tinsmithing shops; printing shops, tire sales and services, upholstering shops not involving furniture manufacturing; and any other general service or repair establishments of similar character.
(mm) Off-street parking lots.
(nn) Parking or public garages.
(oo) Nano brewery operating in conjunction as a tavern.
(pp) Nano distillery.
(qq) Accessory buildings or uses customarily incidental to any of the above uses.
(Ord. 20-112. Passed 12-21-20.)
1171.03 CONDITIONALLY PERMITTED USES.
(a) Nursing or convalescent homes.
(b) Automobile, boat or trailer, farm implement, recreational vehicle, and manufactured home sales and service display and sales room.
(c) Plant nurseries and greenhouses.
(d) Hospital or sanitarium of any type.
(e) Any other uses determined by the Board of Zoning Appeals to be of a similar nature as the above uses.
1171.04 HEIGHT AND AREA REGULATIONS.
The height and area regulations shall be in accordance with requirements as set and in forth in Chapter 1181 shall be observed, and in addition every building or portion thereof used for dwelling purposes shall comply with the side and rear yard and lot area per family requirements of the R-4 Multiple Dwelling District.
1171.05 LOADING REGULATIONS.
1172.01 PURPOSE.
The purpose of the MHP Manufactured Home Park District is to provide for the location and regulation of manufactured home parks in order to foster their development and maintenance as an integral and stable part of the community.
(a) Approval Procedure
Manufactured home parks shall be located only in the MHP District and shall be developed according to the standards and regulations referenced in this Section. The procedure to amend the Official Zoning Map to establish the MHP District shall be that procedure for amendments specified in Chapter 1149.
(b) General Standards for Manufactured Home Parks
The Planning Commission and City Council shall review the particular facts and circumstances of each proposed manufactured home park development in terms of the following standards before amending the Official Zoning Map and establishing an MHP District:
(1) The proposed park will be served adequately by essential public facilities and services such as highways, streets, drainage, refuse disposal, schools, police and fire protection, or that persons involved in the establishment of the park will provide such services adequately.
(2) The vehicular approaches to the proposed park property will be so designed as not to create traffic interference or congestion on the surrounding public streets or roads.
(3) The establishment of the proposed park will not be demonstrably detrimental to the value of the surrounding properties or the character of the adjacent neighborhood.
(4) The establishment of the proposed park will not result in the damage, destruction, or loss of any natural, scenic, or historic features of major importance.
(5) The establishment of the proposed park is in general conformance with this Zoning Ordinance.
(c) Manufactured Home Park Requirements
All manufactured home parks shall comply with the requirements of Ohio Administrative Code Chapter 3701 promulgated by the Ohio Public Health Council in accordance with Chapter 3733 of the Ohio Revised Code.
(d) Application for Manufactured Home Park Approval
A written application shall be filed with the Chairperson of the Planning Commission. At a minimum, the application shall contain the following information:
(1) Name, address, and phone number of applicant.
(2) Legal description of property.
(3) Present use.
(4) Present zoning district.
(5) Proposed zoning district.
(6) A plan, at a scale approved by the Commission, showing the location and dimension of streets and other roadway; lots, typical for improvements; areas for recreation, storage and off- or on-street parking; buffering, screening or fencing; provisions for garbage and trash removal; location of utilities including street lighting, pedestrian walkways, and such other things the Commission deems necessary.
(e) Permitted Uses
(1) Manufactured home parks
(2) Sale of manufactured homes or retail sales related to manufactured home parks.
(f) Conditional Uses
(1) Mini-warehouses, public and private.
(g) Enlargement of Pre-Existing Manufactured Home Parks
Any manufactured home park that is non-conforming in any manner shall not be enlarged or expanded unless authorization to do so is obtained from the Planning Commission and any such authorization shall be granted only if all of the following provisions are complied with:
(1) The enlarged or expanded portion of the mobile home park shall be developed in full compliance with all development standards and other requirements inclusive of this Ordinance.
(2) If the existing portion of an MHP District is redeveloped, it shall be developed according to this Zoning Code.
1173.01 PURPOSE.
The purpose of the Planned Unit Development District (PUD) is to achieve, to the greatest possible degree, land development that is responsive to the natural and environmental assets and liabilities of a given site. The PUD provides an alternative zoning category that is intended to encourage imaginative design of development. The PUD should be a well-integrated development in terms of major design elements such as roads, drainage systems, utilities, and open space. The PUD allows greater design flexibility so that natural features may be protected and development concentrated in an innovative and efficient manner.
1173.02 GENERAL REQUIREMENTS AND PUD DISTRICT DESIGNATION.
Subsequent to the approval of the City Council, the designation of PUD may be applied to any existing zoning district, with the limitations described herein. There are two (2) types of PUDs:
(a) A PUD may be a predominantly residential development, and in which case is referred to as a PUD-RS. A PUD-RS may only be applied to an existing residential district. The tract of land proposed to be developed as a PUD-RS must be owned, leased, or controlled by one (1) person or single entity, and must be at least five (5) contiguous acres in size.
(b) A PUD may also be a mixed use development, referred to as a PUD-MX. A PUD- MX may be applied to any existing non-residential zoning district. The tract of land proposed to be developed as a PUD-MX must be owned, leased, or controlled by one (1) person or single entity, and must be at least five (5) contiguous acres in size.
Upon the approval of the final development plan according to this Chapter, the Official City Zoning Map shall be amended to designate the property “PUD-RS” or “PUD-MX.”
1173.03 PERMITTED USES.
The permitted uses in both the PUD-RS and PUD-MX district are as set forth below:
(a) Permitted Uses - PUD-RS.
An applicant may propose to include any mixture of permitted or conditional uses in any existing residential use district as well as land uses which are allowed as a permitted use in the C-1 district, provided that not more than twenty-five percent (25%) of the net acres in the development is devoted to non-residential uses.
(b) Permitted Uses - PUD-MX.
An applicant may propose to include any mixture of non-residential land uses in a proposed PUD-MX development, provided that at least sixty percent (60%) of the net acres in the development are devoted to uses permitted in the district(s) applying to the property at the time of application.
1173.04 GENERAL DEVELOPMENT STANDARDS.
The following standards represent broad parameters under which all PUD developments must be designed:
(a) Central Water and Sewer Facilities.
All structures in developments approved as a PUD must be served by central or public water and sewer facilities.
(b) Development Layout and Design.
The design and layout of all PUDs shall display excellence in design by properly considering significant site features, such as topography, natural drainage patterns, roadway access and circulation, surrounding land uses, and general public welfare to result in desirable land development. Attractive landscaped buffers shall be provided between incompatible land uses and activities.
(1) Front, Side, and Rear Setback Standards for Perimeter Lots.
All lots that are located along the perimeter of the PUD shall have minimum front, side and rear setbacks equal to those that would normally be specified in the zoning district prevailing at the time of application for PUD approval or twenty-five feet (25'), whichever is greater.
(2) Off-Street Parking and Loading Facilities.
For all land uses located within the PUD, the parking and loading standards contained in Chapter 1183 shall be applied.
(c) Residential (PUD-RS) Development Standards.
In addition to the general development standards described in Section (b) above, residential PUDs shall meet the following development standards:
(1) Clustering Residential Development and Required Open Space.
Clustering residential density is encouraged to provide required common open space. A minimum of twenty percent (20%) of the land developed for residential purposes in a PUD-RS project shall be reserved for common open space. This required amount of common space shall be established as common open space, under one ownership, and provision shall be established for maintenance and care. The legal articles relating to any organization of property owners in the development charged with such open space maintenance shall be submitted to the City. The City Council may require as a condition of final approval, any evidence deemed necessary to document that the required common space will remain in its stated condition as long as the development exists (including such as legal documents, deed restrictions, conservation easements, etc.).
(2) Clustering Residential Density.
To achieve a clustering of residential density and to provide for the required common open space, the lot area requirements for residential land uses may be reduced from the densities required under the district(s) applying to the property at the time of application by up to twenty percent (20%). The lot width and yard requirements for residential lots may also be reduced as needed to accommodate a variety of structural patterns, clustering designs, and housing types.
(3) Residential Dwelling Types.
Along with clustering residential density, a PUD-RS may include a mixture of dwelling types, including single-family detached dwellings, two-family units, zero lot-line units, and multi-family units, provided the maximum densities defined in each existing zoning classification are not exceeded.
1173.05 GENERAL PUD APPROVAL PROCEDURE.
The applicant for a PUD is encouraged to informally present conceptual or preliminary plans to both the Planning Commission and City Council for review prior to extensive engineering and formal submission of a final development plan. Property proposed to be developed as a PUD must be rezoned to PUD; and the decision to approve a final development plan and to rezone a property to PUD are done concurrently. (Refer to Chapter 1149 and Section 4.04 of the Charter of the City of Tiffin)
1173.06 FINAL PLAN.
The applicant for a PUD shall submit ten (10) copies of the proposed Final Plan to the Zoning Inspector along with the required application fee. The Final Plan shall include the following:
(a) The specific description of permitted, conditionally permitted, and accessory uses to be allowed in each area of the development.
(b) A copy of proposed deed restrictions.
(c) The Final Plan shall be drawn to illustrate:
(1) A survey and legal description of the proposed development site, showing dimensions and bearings of the property lines; area in acres, topography (at two foot [2'] contour intervals); and existing features of the development site, including major wooded areas, streets, easements, utility lines, and existing land uses.
(2) The location and dimensions of all lots, setbacks, and building envelopes.
(3) Conceptual drawings of sewer and water facilities, as well as street and drainage systems.
(4) A table indicating acreage devoted to various development types.
(d) Landscaping plan for all buffers and other common areas.
(e) Architectural guidelines to apply throughout the development.
(f) The proposed names of all interior streets proposed for the development.
(g) Layout and dimensions of all parking and loading areas along with an indication of what they are to be built to serve.
(h) A description of the expected timing of the development.
In addition to the above, the City Council may require additional information, including environmental impact studies and archaeological surveys prepared by appropriate professionals to document the impacts of the development and to address potential mitigation measures. The applicant shall be responsible for reasonable expenses incurred by the City in reviewing final development plans. Such expenses are beyond application fees established by the City and may include professional service fees such as legal expenses or fees from other professionals, such as engineers, landscape architects, planners, or environmental scientists incurred in connection with reviewing the plans submitted.
1173.07 FINAL PLAN AND REZONING APPROVAL PROCEDURE PROCESS.
The decision to rezone land to PUD and to approve the Final Plan are accomplished concurrently. All PUD Final Plan submissions are deemed to be an application for amendment to the Zoning Code according to Chapter 1149. All procedures (Planning Commission review, public hearings, and action by the Council), therein shall be followed in considering an application for a rezoning of the land in question to PUD. Upon approval of such plan and rezoning, the City Zoning map shall be amended to designate the project area as “PUD-RS” or “PUD-MX.” Thereafter, with the concurrent approval of the rezoning and Final Plan pursuant to the criteria stated in Section (a) below, all development restrictions and conditions described in the Final Plan shall become official requirements of the PUD.
(a) Criteria of Approval - Final Plan.
The Planning Commission and City Council shall review the proposed Final Plan according to the following criteria:
(1) That the proposed document is in conformity with the goals and objectives of the master plan.
(2) That the proposed development advances the general health, safety, and morals of the City.
(3) That the interior road system, proposed parking, and any off-site improvements are suitable and adequate to carry anticipated traffic generated by and within the proposed development.
(4) That any exception from standard district requirements can be warranted by design and other amenities incorporated in the final development plan according to these PUD requirements.
(5) That the area surrounding said development can be planned and zoned in coordination and substantial compatibility with the proposed development.
(6) That the existing and proposed utilities, including water and sewer service, and drainage plan will be adequate for the population densities and non- residential uses proposed in the PUD.
(b) Amendment (Changes).
After the final development plan has been approved by the City Council, adjustments or rearrangements of buildings, parking areas, entrances, heights, or yards may be requested by the proponents. Minor changes, as defined herein, are allowed, provided such requests conform to the standards established by the final development plan and this Ordinance. A minor change shall require approval by the Planning Commission and shall include the following:
(1) Adjustments to the size and location of buildings, swimming pools, and other on-site structures provided:
A. They do not result in an increase in the number of housing units approved in the Final Plan.
B. They do not encroach materially into the established setback areas.
C. They do not create a larger building mass either through an increase in their height or length that would magnify their effect on the adjoining areas.
(2) Alterations to the proposed drives and/or parking areas if they do not encroach into building areas or specified recreation areas.
(3) Adjustments in the size and location of development identification signs.
A major change is any change that does not meet the criteria above and in addition, is one which would constitute a significant alteration in the basic plan design or result in a use different from those originally intended. A major change shall require submittal of a Final Plan as defined in Section 1173.06. of that portion of the development proposed to undergo a major change.
1175.01 PURPOSE.
The purpose of the M-1 Light Industrial District is to encourage the development of manufacturing, wholesale business establishments, and research activities which are clean, quiet, and free of hazardous or objectionable elements such as noise, odor, dust, smoke, or glare, operate entirely within enclosed structures, and generate little industrial traffic.
1175.02 PERMITTED USES.
Permitted uses in the M-1 District include the following:
(a) Agriculture, but excluding animal or poultry husbandry, and provided that any lot in such use shall not be less than five (5) acres.
(b) Single-family dwellings.
(c) Two-family dwellings.
(d) Two- and multiple-family dwellings for three (3) or more families.
(e) Zero lot-line development.
(f) Churches and other places of religious worship.
(g) Manufacture of foods and beverages for human consumption; to include bottling and canning.
(h) Warehousing and storage, with or without local trucking.
(i) Offices and equipment yards for general contractors and builders.
(j) Manufacture of paper and converted products such as paper bags, paper boxes, and envelopes.
(k) Establishments engaged in publishing newspapers, books, and periodicals, regardless of whether or not they do their own printing.
(l) Manufacture of household products to include jewelry, silverware, and plated ware; musical instruments and similar goods.
(m) Manufacture of computer equipment and related consumer electrical components.
(n) Preparation of fiber and manufacturing of yarn, thread, braids, twine, and cordage.
(o) Manufacture of clothing and related products by cutting and sewing purchased woven or knit textile fabrics and related materials.
(p) Manufacturing, fabricating, or processing medicinal chemicals and pharmaceutical products.
(q) Manufacture of instruments for measuring, testing, analyzing, and controlling, and their associated sensors and accessories.
(r) Petroleum storage; bulk stations and terminals, but only after the location and treatment of the premises have been approved by the Chief of the Fire Department.
(s) Other similar industrial and manufacturing plants where the process of manufacturing or the treatment of materials is such that only a nominal amount of dust, odor, gas, smoke or noise is emitted.
(t) Adult group homes.
(u) Boarding or rooming houses.
(v) Condominiums and cooperative apartments.
(x) Public or private schools.
(y) Governmentally owned, community building, museum, library, or art gallery.
(z) Building materials, sales yard, and lumber yards, including mill work when within a completely enclosed building. Storage yards related to this use shall be fenced.
(aa) Car washing facilities.
(bb) Commercial printing businesses.
(cc) Mini-storage facilities.
(dd) Private clubs, fraternities, sororities or lodges, excluding those that are customarily conducted as a gainful business.
(ee) Painting, plumbing or tinsmithing shop, printing shop, tire sales and service, upholstering shop, not involving furniture manufacturing, and any other general service or repair establishment of similar character.
(ff) Assembly and manufacturing or household appliances, electronic products, and similar products, electrical and gas appliances, or the processing and assembling or parts for production of finished equipment.
(gg) Electrical equipment and electronic products, materials, parts, instruments, and devices of all types.
(hh) Fabricating ferrous and nonferrous metal products such as metal cans, tinware, hand tools, cutlery, general hardware.
(ii) Laboratories, research and development, or testing, provided no operation shall be conducted or equipment used which would create hazardous, noxious or offensive conditions.
(jj) Light manufacturing of products made from materials such as woods, metals, plastics, textiles, minerals, and similar materials.
(kk) Manufacture of general electrical equipment, lighting, wiring, radio and televisions receiving equipment, and similar electrical components.
(ll) Manufacture of household appliances.
(mm) Manufacture of paper and related products from pulp and cellulose fibers.
(nn) Pottery, china, and glass using previously processed materials.
(oo) Products from previously prepared materials: metal, tobacco, and wood where saw and planing mills are employed within a completely enclosed building.
(pp) Sheet metal products including automotive heating, ventilating, and air conditioning equipment, and other similar products.
(qq) The operation of terminal facilities for handling freight, with or without maintenance facilities.
(rr) Accessory buildings or uses customarily incidental to the above uses. Storage of nonoperative motor vehicles is prohibited.
1175.03 CONDITIONALLY PERMITTED USES.
1175.04 HEIGHT AND AREA REGULATIONS.
1175.05 PARKING AND LOADING REGULATIONS.
Off-street parking and loading spaces shall be provided in accordance with the requirements for specific uses set forth in Chapter 1183.
1176.01 PURPOSE.
The purpose of the M-l-a District is to encourage the development of manufacturing, wholesale business establishments and research activities which are clean, quiet and free of significant amounts of hazardous or objectionable elements such as noise, odor, dust, smoke, gas, vibration, glare, carcinogens, explosive, toxic or radioactive materials; operate freely within enclosed structures and generate little industrial traffic. This district is further designed to act as a transitional use between heavy - manufacturing uses and other less intensive business and manufacturing uses.
1176.02 PRINCIPAL PERMITTED USES.
(a) Agriculture, but excluding animal or poultry husbandry, and provided that any lot in such use shall not be less than five (5) acres.
(b) Churches and other places of religious worship.
(c) Building materials, sales yards, and lumber yards including mill work.
(d) Car washing facilities.
(e) Commercial printing businesses.
(f) Private clubs, fraternities, sororities or lodges, excluding those that are customarily conducted as a gainful business.
(g) Painting, plumbing or tinsmithing shop, printing shop, tire sales and service, upholstering shop, not involving furniture manufacturing, and any other general service or repair establishment of similar character.
(h) Assembly and manufacturing or household appliances, electronic products, and similar products, electrical and gas appliances, or the processing and assembling or parts for production of finished equipment.
(i) Electrical equipment and electronic products, materials, parts, instruments, and devices of all types.
(j) Establishments engaged in publishing newspapers, books, and periodicals, regardless of whether or not they do their own printing.
(k) Fabricating ferrous and nonferrous metal products such as metal cans, tinware, handtools, cutlery, general hardware.
(l) Laboratories, research and development, or testing, provided no operation shall be conducted or equipment used which would create hazardous, noxious or offensive conditions.
(m) Light manufacturing of products made from materials such as woods, metals, plastics, textiles, minerals, and similar materials.
(n) Manufacture of clothing and related products by cutting and sewing purchased woven or knit textile fabrics and related materials.
(o) Manufacture of computer equipment and related consumer electrical components.
(p) Manufacture of foods and beverages for human consumption; to include bottling and canning.
(q) Manufacture of general electrical equipment, lighting, wiring, radio and televisions receiving equipment, and similar electrical components.
(r) Manufacture of household appliances.
(s) Manufacture of household products to include jewelry, silverware, and plated ware; musical instruments and similar goods.
(t) Manufacture of industrial and commercial machinery and equipment.
(u) Manufacture of instruments for measuring, testing, analyzing, and controlling, and their associated sensors and accessories.
(v) Manufacture of paper and converted products such as paper bags, paper boxes, and envelopes.
(w) Manufacture of paper and related products from pulp and cellulose fibers.
(x) Manufacturing, fabricating, or processing medicinal chemicals and pharmaceutical products.
(y) Other similar industrial and manufacturing plants where the process of manufacturing or the treatment of materials is such that no significant amount of dust, odor, gas, smoke, noise or vibration is emitted.
(z) Petroleum storage; bulk stations and terminals.
(aa) Pottery, china, and glass using previously processed materials.
(bb) Preparation of fiber and manufacturing of yarn, thread, braids, twine, and cordage.
(cc) Products from previously prepared materials: metal, tobacco, and wood where saw and planing mills are employed within a completely enclosed building.
(dd) Sheet metal products including automotive heating, ventilating, and air conditioning equipment, and other similar products.
(ee) Warehousing and storage, with or without local trucking.
(ff) Welding shops and/or machine shops provided that no building used for such purposes shall have any opening other than stationary windows and required fire exits on the side of such building which faces and is adjacent to a residential district or existing residential property.
(gg) Accessory buildings or uses customarily incidental to the above uses.
1176.03 CONDITIONALLY PERMITTED USES.
1176.04 ACCESSORY USES.
Uses and structures customarily accessory and incidental to any of the foregoing permitted uses, including administrative offices, garages, and maintenance and storage building, not involving the conduct of business, except that no accessory use or structure shall be located within any required yard, except for signs in accordance with Title Nine.
1176.05 REQUIRED CONDITIONS.
(a) Enclosed Buildings. All businesses, services or processing under Section 1176.02 shall be conducted wholly within a completely enclosed building, except for the sale of automotive fuel, lubricants and fluids at service stations, loading and unloading operations, parking and the outdoor display or storage of vehicles.
(b) Emissions. No use that causes excessive emission of particulates, dust, smoke, toxic, noxious or odorous matter or fumes, noise, vibration, glare, heat, air pollution, water pollution, fire or explosive hazard shall be permitted. Every effort shall be made to keep any emission or nuisance causing condition to the minimum attainable by the use of standard accepted technology.
(c) Site Restrictions. The site shall at no time be used for the outside storage, disposal, handling or transfer of any scrap, obsolete vehicles or any waste materials generated off-site. Waste generated on-site in the manufacturing process shall be removed as soon as possible and under no circumstances stored beyond thirty days unless contracted for removal as a recyclable product. Any outdoor storage areas shall be surrounded by some type of visual barrier (wall, treeline, etc.) that blends in with the existing landscaping and design. At no time shall material in these areas be stored or stacked so that it can be seen above the visual barrier.
(d) Building Restrictions. All buildings shall be of a homogenous design, color and landscaping consistent with modern building practices and the surrounding area.
(e) Visual Barrier. Any portion of a site used for purposes permitted in Section 1176.02 that is adjacent to existing residential property, or a residential district shall be landscaped and maintained by hilling and planting of rapid growing evergreen trees capable of maturing into an effective visual barrier.
(f) Night Operation. No building customarily used for night operation shall have any openings other than stationary windows and required fire exits on the side of such building that faces and is adjacent to a residential district or an existing residential property, nor shall any loading spaces, for such use, be located on the side of such building facing and adjacent to a residential district or an existing residential property.
1176.06 HEIGHT AND AREA REGULATIONS.
(a) Exceptions and Modifications. Except as specifically provided herein , the exceptions and modifications as provided in Chapter 1181 shall not apply in this district.
(1) Where forty percent (40%) or more of a block front is improved with buildings, then no part of any new building shall project beyond a line joining the two adjacent corners of the building on either side thereof, or where there is a building on only one side, beyond a line projected from the corresponding adjacent corners of the two nearest buildings on that side, except that no building shall be required to provide a front yard greater than fifty feet (50').
(2) Interior lots having frontage on two streets shall provide the required front yard on both streets.
(3) The side yard along the side street side of a corner lot shall not be less than any front yard required on the side street, except that the buildable width of the corner lot shall not be reduced to less than twenty-four feet. This restriction shall not apply in a case where there is no interior lot fronting on the side street.
(4) On corner lots there shall be placed no shrub, tree, sign, hill, mound or other object in a manner that would significantly impair or obstruct the view of motorists or pedestrians from traffic approaching the intersection from another direction.
(5) All required yards shall be planted attractively with natural lawns, live ground cover, trees, shrubs and similar treatment and shall be maintained in a sightly and well kept condition.
1176.07 OFF-STREET PARKING AND LOADING REGULATIONS.
(a) Off-street parking and loading spaces shall be provided in accordance with the requirement as set forth in Chapter 1183. If the minimum requirements as specified will not be sufficient to provide adequate parking or loading spaces, additional space shall be provided on the lot in order to accommodate all vehicles to be used in connection with the business or industry.
(b) No parking of any vehicle will be permitted within any required yard.
1176.08 SIGNS.
All signs shall be in accordance with the provisions of Title Nine.
1177.01 PURPOSE.
The purpose of the M-2 Heavy Industrial District is to encourage the development of major manufacturing, processing, warehousing, major research and testing operations. These activities require extensive community facilities and reasonable access to arterial thoroughfares.
1177.02 PRINCIPAL PERMITTED USES.
(a) Any use permitted in Section 1175.02.
(b) Assembly of components for transportation of vehicles.
(c) Wood or lumber yard/sawmill (wholesale).
(d) Establishments furnishing local or long distance trucking or transfer services, or those engaged in the storage of farm products, furniture and other household goods, or commercial goods of any nature.
(e) Fabricated structural metal products, metal forgings, and metal stampings.
(f) Manufacture of glass products, cement, structural clay products, pottery, concrete, and other products from materials taken principally from the earth in the form of stone, clay, and sand.
(g) Manufacture of glue, except dental; animal, vegetable, fish, casein, and synthetic resin.
(h) Manufacture of industrial and commercial machinery and equipment.
(i) Manufacture of soap and other detergents; specialty cleaning, polishing, and sanitation preparations; perfumes, cosmetics, and other toilet preparations.
(j) Welding shops and /or machine shops provided that no building used for such purposes shall have any opening other than stationary windows and required fire exits on the side of such building which faces and is adjacent to a residential district or existing residential property.
(k) Auto wrecking and scrap yards, but only when the premises upon which such activities are conducted are wholly enclosed within a building.
(l) Accessory buildings or uses customarily incidental to the above uses.
1177.03 CONDITIONALLY PERMITTED USES.
(a) Non-commercial equestrian stables and riding facilities.
(c) Acid manufacturing.
(d) Explosives manufacture or storage.
(e) Petroleum refining, manufacturing paving and roofing materials, and related products.
(f) Smelting and refining ferrous and nonferrous metals and manufacturing castings and other basic metal products.
(h) Fat rendering and fertilizer manufacture.
(i) Garbage; collecting, destroying, processing.
(j) Any other use which is determined by the Zoning Board of Appeals to be of the same general character as the above uses.
1177.04 HEIGHT AND AREA REGULATIONS.
The height and area regulations shall be in accordance as set forth in Chapter 1181 shall be observed.
1177.05 PARKING AND LOADING REGULATIONS.
Off-street parking and loading spaces shall be provided in accordance with the requirements for specific uses set forth in Chapter 1183.