Urbana City Zoning Code
TITLE THREE
Zoning Districts and Regulations
1120.01 PURPOSE.
The purpose of the R-1 Low Density Residential District is to permit the establishment of detached single-family dwellings and certain related uses compatible with a single family residential environment.
1120.02 PRINCIPALLY PERMITTED USES.
Principally permitted uses are as follows:
(a) Single family detached dwellings
1120.03 PERMITTED ACCESSORY USES.
Accessory permitted uses are as follows:
(a) Garages
(b) Sheds
(c) Swimming Pools
(d) Gazebos
(f) Compost Facilities
(g) Decks
(h) Carports
(i) Signs
(j) Solar Panels
(k) Off Street Parking of Recreational Vehicles
(l) Uses which are similar or clearly incidental to the Principally Permitted Uses on the Lot.
(Ord. 4491-18. Passed 4-3-18.)
(Ord. 4491-18. Passed 4-3-18.)
1120.04 CONDITIONALLY PERMITTED USES.
Conditionally permitted uses are as follows:
(a) Non-Commercial Recreation
(b) Home Occupation
(c) Public and Quasi-Public Uses
(d) Educational Institutions
(e) Religious Places of Worship
(f) Agricultural
(g) Family Care Home
1120.05 MINIMUM LOT AREA AND WIDTH.
The minimum lot area for properties in the R-1 Low Density Residential District shall not be less than 10,800 square feet with a width of not less than 90 feet.
1120.06 MINIMUM FRONT YARD SETBACK.
The minimum front yard setback for properties in the R-1 Low Density Residential District shall not be less than 35 feet from the front lot line.
1120.07 MINIMUM SIDE YARD SETBACK.
The minimum side yard setback for properties in the R-1 Low Density Residential Ddistrict shall be as follows:
(a) Principal structures shall not be closer than 15 feet from the side lot line.
(b) Accessory structures shall not be closer than 5 feet from the side lot line.
1120.08 MINIMUM REAR YARD SETBACK.
The minimum rear yard setback for properties in the R-1 Medium Density Residential District shall be as follows:
(a) Principal structures shall not be closer than 30 feet from the rear lot line.
(b) Accessory structures shall not be closer than 10 feet from the rear lot line.
(Ord. 4477-17. Passed 9-5-17.)
1120.09 MAXIMUM HEIGHT REGULATIONS.
The maximum height regulations for properties in the R-1 Low Density Residential District shall be as follows:
(a) No principal structure shall exceed 35 feet in height.
(b) No accessory structure shall exceed 20 feet in height.
1120.10 MINIMUM FLOOR AREA.
The minimum floor area for structures in the R-1 Low Density Residential District shall not be less than 1,200 square feet.
1120.11 MAXIMUM LOT OCCUPATION.
The maximum percentage of any property in the R-1 Low Density Residential District to be covered by principal and accessory buildings is 25 percent.
1120.12 OFF-STREET PARKING AND LOADING.
Off-street parking and loading shall be required as specified in Section 1133.01
, Off-Street Parking and Loading.
1120.13 LAND USE INTENSITY.
The number of dwelling units per acre shall not exceed 4.
1121.01 PURPOSE.
The purpose of the R-2 Medium Density Residential District is to permit the establishment of medium density single-family dwellings. This district is designed to permit multi-family dwellings as a conditional use and the conversion of large, older houses to multi-family units as a conditional use.
1121.02 PRINCIPALLY PERMITTED USES.
Principally permitted uses are as follows:
(a) Single family detached dwellings.
1121.03 PERMITTED ACCESSORY USES.
Accessory permitted uses are as follows:
(a) Garages
(b) Sheds
(c) Swimming Pools
(d) Gazebos
(f) Compost Facilities
(g) Decks
(h) Carports
(i) Signs
(j) Solar Panels
(k) Off Street Parking of Recreational Vehicles
(l) Uses which are similar or clearly incidental to the Principally Permitted Uses on the Lot.
(Ord. 4491-18. Passed 4-3-18.)
(Ord. 4491-18. Passed 4-3-18.)
1121.04 CONDITIONALLY PERMITTED USES.
Conditionally permitted uses are as follows:
(a) Non-commercial Recreation
(b) Home Occupations
(c) Bed and Breakfast Establishments
(d) Child Day Care Facility
(e) Public and Quasi-public Uses
(f) Educational Institutions
(g) Religious Places of Worship
(h) Agricultural
(i) Family Care Home
(j) Multi-Family Dwellings.
(Ord. 4476-17. Passed 9-5-17.)
1121.05 MINIMUM LOT AREA AND WIDTH.
The minimum lot area for properties in the R-2 Medium Density Residential District shall not be less than 7,000 square feet with a width of not less than 60 feet.
1121.06 MINIMUM FRONT YARD SETBACK.
The minimum front yard setback for properties in the R-2 Medium Density Residential District shall not be less than 25 feet from the front lot line.
1121.07 MINIMUM SIDE YARD SETBACK.
The minimum side yard setback for properties in the R-2 Medium Density Residential District shall be as follows:
(a) Principal structures shall not be closer than 6 feet from the side lot line.
(b) Accessory structures shall not be closer than 5 feet from the side lot line.
(Ord. 4341. Passed 8-24-10.)
1121.08 MINIMUM REAR YARD SETBACK.
The minimum rear yard setback for properties in the R-2 Medium Density Residential District shall be as follows:
(a) Principal structures shall not be closer than 30 feet from the rear lot line.
(b) Accessory structures shall not be closer than 10 feet from the rear lot line.
(Ord. 4341. Passed 8-24-10.)
1121.09 MAXIMUM HEIGHT REGULATIONS.
The maximum height regulations for properties in the R-2 Medium Density Residential District shall be as follows:
(a) No principal structure shall exceed 35 feet in height.
(b) No accessory structure shall exceed 20 feet in height.
(Ord. 4341. Passed 8-24-10.)
1121.10 MINIMUM FLOOR AREA.
The minimum floor area for structures in the R-2 Medium Density Residential District shall not be less than 850 square feet.
1121.11 MAXIMUM LOT OCCUPATION.
The maximum percentage of any property in the R-2 Medium Density Residential District to be covered by principal and accessory buildings is 30 percent.
(Ord. 4490-18. Passed 4-3-18.)
1121.12 OFF-STREET PARKING AND LOADING.
Off-street parking and loading shall be required as specified in Section 1133.01
, Off-Street Parking and Loading.
1121.13 LAND USE INTENSITY.
The number of dwelling units per acre shall not exceed 6.
1122.01 PURPOSE.
The purpose of the R-3 High Density Residential District is to permit the establishment of high density multi-family dwellings.
1122.02 PRINCIPALLY PERMITTED USES.
Principally permitted uses are as follows:
(a) Single family detached dwellings
(b) Multi-family dwellings
1122.03 PERMITTED ACCESSORY USES.
Accessory permitted uses are as follows:
(a) Garages
(b) Sheds
(c) Swimming Pools
(d) Gazebos
(f) Compost Facilities
(g) Decks
(h) Carports
(i) Signs
(j) Solar Panels
(k) Off Street Parking of Recreational Vehicles
(l) Uses which are similar or clearly incidental to the Principally Permitted Uses on the Lot.
(Ord. 4491-18. Passed 4-3-18.)
(Ord. 4491-18. Passed 4-3-18.)
1122.04 CONDITIONALLY PERMITTED USES.
Conditionally permitted uses are as follows:
(a) Mobile Home Park
(b) Non-commercial Recreation
(c) Home Occupations
(d) Child Day Care Facility
(e) Convalescent Care Facility
(f) Family Care Home
(g) Group Home Facility
(h) Clubs
(i) Public and Quasi-Public Uses
(j) Educational Institutions
(k) Religious Places of Worship
(l) Hospitals
(m) Agricultural
(n) Residential Care Facilities.
(Ord. 4012. Passed 9-24-96.)
1122.05 MINIMUM LOT AREA AND WIDTH.
The minimum lot area for properties in the R-3 High Density Residential District shall not be less than 3,600 square feet with a width of not less than 90 feet.
1122.06 MINIMUM FRONT YARD SETBACK.
The minimum front yard setback for properties in the R-3 High Density Residential District shall not be less than 25 feet from the front lot line.
1122.07 MINIMUM SIDE YARD SETBACK.
The minimum side yard setback for properties in the R-3 High Density Residential District shall be as follows:
(a) Principal structures shall not be closer than 10 feet from the side lot line.
(b) Accessory structures shall not be closer than 5 feet from the side lot line.
1122.08 MINIMUM REAR YARD SETBACK.
The minimum rear yard setback for properties in the R-3 High Density Residential District shall be as follows:
(a) Principal structures shall not be closer than 30 feet from the rear lot line.
(b) Accessory structures shall not be closer than 10 feet from the rear lot line.
(Ord. 4345. Passed 8-24-10.)
1122.09 MAXIMUM HEIGHT REGULATIONS.
The maximum height regulations for properties in the R-3 High Density Residential District shall be as follows:
(a) No principal structure shall exceed 40 feet in height.
(b) No accessory structure shall exceed 20 feet in height.
(Ord. 4345. Passed 8-24-10.)
1122.10 MINIMUM FLOOR AREA.
The minimum floor area for structures in the R-3 High Density Residential District shall not be less than 1050 square feet for single family dwellings and 800 square feet for multi-family dwellings. (Ord. 4250. Passed 9-11-07.)
1122.11 MAXIMUM LOT OCCUPATION.
The maximum percentage of any property in the R-3 High Density Residential District to be covered by Principal and Accessory Buildings is 30 percent.
(Ord. 4490-18. Passed 4-3-18.)
1122.12 OFF-STREET PARKING AND LOADING.
Off-street parking and loading shall be required as specified in Section 1133.01
, Off-Street Parking and Loading.
1122.13 LAND USE INTENSITY.
The number of dwelling units per acre shall not exceed 12.
1123.01 PURPOSE.
The desired development pattern is to accommodate continued residential development and use while allowing for neighborhood-scale retail and institutional uses. Commercial and residential
development will be of high character, quality and charm reflected in the existing architecture. All
uses should be relatively nuisance-free to surrounding residents and not detract from the residential
purpose and character of the surrounding neighborhood. Access to this district should be directly
from an arterial or collector street and not through a residential district. Residential and
commercial uses may be mixed within the same building or structure with applicable zoning and
building code requirements being met.
(Ord. 4544-21. Passed 7-20-21.)
1123.02 PRINCIPALLY PERMITTED USES.
Principally permitted uses are as follows:
(a) Multi-family Dwellings
(b) Personal Services
(c) Single-family Detached Dwellings
(d) Office
(Ord. 4544-21. Passed 7-20-21.)
1123.03 PERMITTED ACCESSORY USES.
Accessory permitted uses are as follows:
(a) Garages
(b) Sheds
(c) Swimming Pools
(d) Gazebos
(f) Compost Facilities
(g) Decks
(h) Carports
(i) Signs
(j) Solar Panels
(k) Off-Street Parking of Recreational Vehicles
(l) Off-Street Parking and Loading
(m) Refuse Facilities, provided Corridor Overlay requirements are met
(n) Uses which are similar or clearly incidental to the Principally Permitted Uses on the Lot. (Ord. 4544-21. Passed 7-20-21.)
1123.04 CONDITIONALLY PERMITTED USES.
Conditionally permitted uses are as follows:
(a) Home Occupations
(b) Bed and Breakfast Establishments
(c) Child Day Care Facility
(d) Convalescent Care Facility
(e) Family Care Home
(f) Group Home Facility
(g) Clubs
(h) Public Service Facility
(i) Public and Quasi-Public Uses
(j) Educational Institutions
(k) Religious Places of Worship
(l) Hospitals
(m) Residential Care Facilities
(n) Commercial Recreation
(o) Retail Business
(p) Restaurant
(q) Restaurant, Fast Food
(r) Restaurant, Drive-In
(s) Restaurant, Carryout
(t) Printing and Publishing
(u) Automotive Repair
(Ord. 4544-21. Passed 7-20-21.)
1123.05 MINIMUM LOT AREA AND WIDTH.
The minimum lot area for properties in the BR-I Business Residential District shall not be less than 7,000 square feet with a width of not less than 60 feet.
(Ord. 4544-21. Passed 7-20-21.)
1123.06 MINIMUM FRONT YARD SETBACK.
The minimum front yard setback for properties in the BR-1 Business Residential District shall not be less than 25 feet from the front lot line.
(Ord. 4544-21. Passed 7-20-21.)
1123.07 MINIMUM SIDE YARD SETBACK.
The minimum side yard setback for properties in the BR-1 Business Residential District shall be as follows:
(a) Principal structures shall not be closer than 5 feet from the side lot line.
(b) Accessory structures shall not be closer than 5 feet from the side lot line.
(Ord. 4544-21. Passed 7-20-21.)
1123.08 MINIMUM REAR YARD SETBACK.
The minimum rear yard setback for properties in the BR-1 Business Residential District shall be as follows:
(a) Principal structures shall not be closer than 20 feet from the rear lot line.
(b) Accessory structures shall not be closer than 10 feet from the rear lot line.
(Ord. 4544-21. Passed 7-20-21.)
1123.09 MAXIMUM HEIGHT REGULATIONS.
The maximum height regulations for properties in the BR-1 Business Residential District shall be as follows:
(a) No principal structure shall exceed 40 feet in height.
(b) No accessory structure shall exceed 20 feet in height.
(Ord. 4544-21. Passed 7-20-21.)
1123.10 MINIMUM FLOOR AREA.
The minimum floor area for structures in the BR-1 Business Residential District shall not be less than 800 feet.
(Ord. 4544-21. Passed 7-20-21.)
1123.11 MAXIMUM FLOOR AREA.
The maximum floor area for structures in the BR-1 Business Residential District shall not be more than 2,500 square feet.
(Ord. 4544-21. Passed 7-20-21.)
1123.12 MAXIMUM LOT OCCUPATION.
The maximum percentage of any property in the BR-1 Business Residential District to be
covered by Principal and Accessory Buildings is fifty percent (50%).
(Ord. 4544-21. Passed 7-20-21.)
1123.13 OFF-STREET PARKING AND LOADING.
Parking and Loading.
(Ord. 4544-21. Passed 7-20-21.)
1123.14 LAND USE INTENSITY.
The following land use intensity standards shall apply to all properties in the BR-1 Business
Residential District:
(a) The number of dwelling units per acre shall not exceed 12.
(b) Non-residential uses shall have a floor area ratio not to exceed .30.
(Ord. 4544-21. Passed 7-20-21.)
1124.01 PURPOSE.
It is the purpose of the B-2 General Business District to provide for the needs for both convenience goods and the more common and often recurring shopping goods, personal and household services for a population larger than that served by the BR-1 Business Residential District.
(Ord. 4622-25. Passed 4-22-25.)
1124.02 PRINCIPALLY PERMITTED USES.
Principally permitted uses are as follows:
(a) Commercial Recreation
(b) Retail Business
(c) Personal Services
(d) Offices
(e) Drinking and Eating Establishments
(f) Restaurants
(g) Automotive Filling Stations
(h) Hotel or Motel
(i) Restaurant, Fast Food
(j) Restaurant, Drive-in
(k) Restaurant, Carryout.
(Ord. 4622-25. Passed 4-22-25.)
1124.03 PERMITTED ACCESSORY USES.
Accessory permitted uses are as follows:
(a) Outside Storage Facilities
(b) Outdoor Storage Display
(c) Silos
(d) Radio Towers
(e) Communication Towers
(f) Signs
(g) Off-Street Parking and Loading
(h) Guard Houses
(i) Fences and Walls: see Section 1129.10 for regulations
(j) Refuse Facilities (Dumpsters): see Section 1129.05 for regulations
(k) Garages
(l) Uses which are similar or clearly incidental to the Principally Permitted Uses on the Lot.
(Ord. 4622-25. Passed 4-22-25.)
1124.04 CONDITIONALLY PERMITTED USES.
Conditionally permitted uses are as follows:
(a) Shopping Centers
(b) Automotive Repair
(c) Bed and Breakfast Establishments
(d) Child Day Care Facility
(e) Clubs
(f) Public Service Facility
(g) Public and Quasi-Public Uses
(h) Educational Institutions
(i) Hospitals
(j) Food Processing
(k) Transport Terminals
(l) Printing and Publishing
(m) Personal Storage Facility
(n) Adult Entertainment Facility.
(Ord. 4622-25. Passed 4-22-25.)
1124.05 MINIMUM LOT AREA AND WIDTH.
The minimum lot area for properties in the B-2 General Business District shall not be less than 10,000 square feet with a width of not less than 60 feet. (Ord. 4622-25. Passed 4-22-25.)
1124.06 MINIMUM FRONT YARD SETBACK.
The minimum front yard setback for properties in the B-2 General Business District shall not be less than 40 feet from the front lot line.
(Ord. 4622-25. Passed 4-22-25.)
1124.07 MINIMUM SIDE YARD SETBACK.
The minimum side yard setback for properties in the B-2 General Business District shall be as follows:
(a) Principal structures shall have no minimum setback from the side lot line.
(b) Accessory structures shall have no minimum setback from the side lot line.
(Ord. 4622-25. Passed 4-22-25.)
1124.08 MINIMUM REAR YARD SETBACK.
The minimum rear yard setback for properties in the B-2 General Business District shall not be less than 30 feet from the rear line.
(Ord. 4622-25. Passed 4-22-25.)
1124.09 MAXIMUM HEIGHT REGULATIONS.
The maximum height regulations for properties in the B-2 General Business District shall be as follows:
(a) Principal structures shall not exceed 40 feet in height.
(b) Accessory structures shall not exceed 20 feet in height.
(Ord. 4622-25. Passed 4-22-25.)
1124.10 MINIMUM FLOOR AREA.
There shall be no minimum floor area for structures in the B-2 General Business District.
(Ord. 4622-25. Passed 4-22-25.)
1124.11 MAXIMUM LOT OCCUPATION.
The maximum percentage of any property in the B-2 General Business District to be covered by principal and accessory buildings is 40 percent. Required off-street parking and loading areas are not included in lot occupancy calculation.
(Ord. 4622-25. Passed 4-22-25.)
1124.12 OFF-STREET PARKING AND LOADING.
Off-street parking and loading shall be required as specified in Section 1133.01
, Off-Street Parking and Loading.
(Ord. 4622-25. Passed 4-22-25.)
1124.13 LAND USE INTENSITY. (REPEALED)
1125.01 PURPOSE.
It is the purpose of the B-3 Central Business District to encourage the functional grouping of those commercial, office, institutional, residential and accessory establishments encouraging the preservation of the historic character of downtown Urbana. Multi-family housing is encouraged on upper stories of buildings in the B-3 Central Business District.
1125.02 PRINCIPALLY PERMITTED USES.
Principally permitted uses are as follows:
(a) Multi-Family Dwellings
(b) Commercial Recreation
(c) Retail Business
(d) Personal Services
(e) Offices
(f) Drinking and Eating Establishments
(g) Restaurants
(h) Automotive Filling Stations
(i) Hotel or Motels
(j) Printing and Publishing
(k) Light Manufacturing
(l) Restaurant, Carryout.
(Ord. 4544-21. Passed 7-20-21.)
1125.03 PERMITTED ACCESSORY USES.
Accessory permitted uses are as follows:
(a) Outside Storage Facilities
(b) Outdoor Storage Display
(c) Silos
(d) Radio Towers
(e) Communication Towers
(f) Signs
(g) Off-Street Parking and Loading
(h) Guard Houses
(i) Fences and Walls: see Section 1129.10 for regulations
(j) Refuse Facilities (Dumpsters): see Section 1129.05 for regulations
(k) Garages
(l) Uses which are similar or clearly incidental to the Principally Permitted Uses on the Lot.
1125.04 CONDITIONALLY PERMITTED USES.
Conditionally permitted uses are as follows:
(a) Single Family Detached Dwellings
(b) Home Occupations
(c) Bed and Breakfast Establishments
(d) Child Day Care Facility
(e) Clubs
(f) Public Service Facility
(g) Public and Quasi-Public Uses
(h) Educational Institutions
(i) Religious Places of Worship
(j) Hospitals
(k) Bakeries
(l) Automotive Repair
(m) Adult Entertainment Facility.
(n) Restaurant, Fast Food
(o) Restaurant, Drive-in
(Ord. 4544-21. Passed 7-20-21.)
1125.05 MINIMUM LOT AREA AND WIDTH.
There shall be no minimum lot area or width for properties in the B-3 Central Business District with the exception of principally permitted multi-family dwelling units; then the minimum lot area shall be not less than 10,000 square feet with a width of not less than 90 feet.
1125.06 MINIMUM FRONT YARD SETBACK.
There shall be no minimum front yard setback for properties in the B-3 Central Business District with the exception of principally permitted multi-family dwelling units; then the minimum front yard setback shall not be less than 10 feet from the front lot line.
1125.07 MINIMUM SIDE YARD SETBACK.
There shall be no minimum side yard setback for properties in the B-3 Central Business District with the exception of principally permitted multi-family dwelling units; then the minimum side yard setback shall not be less than 10 feet from the side lot line.
1125.08 MINIMUM REAR YARD SETBACK.
There shall be no minimum rear yard setback for properties in the B-3 Central Business District with the exception of principally permitted multi-family dwelling units; then the minimum rear yard setback shall not be less than 10 feet from the rear lot line.
1125.09 MAXIMUM HEIGHT REGULATIONS.
The maximum height regulations for properties in the B-3 Central Business District shall be as follows:
(a) Principal structures shall have no maximum height.
(b) Accessory structures shall not exceed 25 feet in height.
1125.10 MINIMUM FLOOR AREA.
There shall be no minimum floor area for properties in the B-3 Central Business District with the exception of principally permitted multi-family dwelling units; then the minimum floor area shall not be less than 500 square feet.
1125.11 MAXIMUM LOT OCCUPATION.
There shall be no maximum lot occupation requirement for any property in the B-3 Central Business District with the exception of principally permitted multi-family dwelling units; then the maximum percentage of lot coverage is 50 percent.
1125.12 OFF-STREET PARKING AND LOADING.
Off-street parking and loading shall be required as specified in Section 1133.01
, Off-Street Parking and Loading.
1125.13 LAND USE INTENSITY.
There shall be no maximum floor area ratio for properties in the B-3 Central Business District with the exception of principally permitted multi-family dwelling units; then the floor area ratio shall not exceed .50.
1126.01 PURPOSE.
It is the purpose of the M-1 Manufacturing District to accommodate manufacturing, industrial and technology establishments and related uses.
(Ord. 4621-25. Passed 4-22-25.)
1126.02 PRINCIPALLY PERMITTED USES.
Principally permitted uses are as follows:
(a) Personal Services
(b) Offices
(c) Light Manufacturing
(d) Automotive Filling Station
(e) Manufacturing
(f) Wholesale Warehousing
(g) Food Processing
(h) Transport Terminals
(i) Printing and Publishing
(j) Recycling Centers
(k) Computing Infrastructure Providers, Data Processing, Web Hosting, and Related Services.
(Ord. 4621-25. Passed 4-22-25.)
1126.03 PERMITTED ACCESSORY USES.
Accessory permitted uses are as follows:
(a) Outside Storage Facilities
(b) Outdoor Storage Display
(c) Silos
(d) Radio Towers
(e) Communication Towers
(f) Signs
(g) Off-Street Parking and Loading
(h) Guard Houses
(i) Fences and Walls: see Section 1129.10 for regulations
(j) Refuse Facilities (Dumpsters): see Section 1129.05 for regulations
(k) Garages
(l) Uses which are similar or clearly incidental to the Principally Permitted Uses on the Lot.
(m) Emergency Generators.
(Ord. 4621-25. Passed 4-22-25.)
1126.04 CONDITIONALLY PERMITTED USES.
Conditionally permitted uses are as follows:
(a) Non-Commercial Recreation
(b) Commercial Recreation
(c) Restaurants
(d) Child Day Care Facilities
(e) Clubs
(f) Public Service Facilities
(g) Public and Quasi-Public Uses
(h) Personal Storage Facilities
(i) Adult Entertainment Facility.
(j) Automotive Repair.
(Ord. 4621-25. Passed 4-22-25.)
1126.05 MINIMUM LOT AREA AND WIDTH.
The minimum lot area for properties in the M-1 Manufacturing District shall not be less than 15,000 square feet with a width of not less than 100 feet. (Ord. 4621-25. Passed 4-22-25.)
1126.06 MINIMUM FRONT YARD SETBACK.
The minimum front yard setback for properties in the M-1 Manufacturing District shall not be less than 50 feet from the front lot line.
(Ord. 4621-25. Passed 4-22-25.)
1126.07 MINIMUM SIDE YARD SETBACK.
The minimum side yard setback for properties in the M-1 Manufacturing District shall be as follows:
(a) Principal structures shall not be closer than 10 feet from the side lot line.
(b) Accessory structures shall not be closer than 5 feet from the side lot line.
(Ord. 4621-25. Passed 4-22-25.)
1126.08 MINIMUM REAR YARD SETBACK.
The minimum rear yard setback for properties in the M-1 Manufacturing District shall not be less than 40 feet from the rear lot line.
(Ord. 4621-25. Passed 4-22-25.)
1126.09 MAXIMUM HEIGHT REGULATIONS.
(a) The maximum height for any building or structure located within 200 feet of a residential district or use shall be 50 feet. An additional 1' in building height shall be permitted for each additional 1' in setback provided beyond the minimums listed herein, not to exceed 200 feet.
(b) The maximum height for any building or structure not located within 200 feet of a residential district or use shall be the distance measured from the nearest adjoining right-of-way line and the closest point of the proposed building or structure.
(Ord. 4621-25. Passed 4-22-25.)
1126.10 MINIMUM FLOOR AREA.
There shall be no minimum floor area for structures in the M-1 Manufacturing District.
(Ord. 4621-25. Passed 4-22-25.)
1126.11 MAXIMUM LOT OCCUPATION.
The maximum percentage of any property in the M-1 Manufacturing District to be covered by principal and accessory uses is 50 percent. Required off-street parking and loading areas are not included in lot occupancy calculations.
(Ord. 4621-25. Passed 4-22-25.)
1126.12 OFF-STREET PARKING AND LOADING.
Off-street parking and loading shall be required as specified in Section 1133.01
, Off-Street Parking and Loading.
(Ord. 4621-25. Passed 4-22-25.)
1126.13 LAND USE INTENSITY. (REPEALED)
1127.01 CREATION; DEVELOPMENT STANDARDS.
(a) Creation. The Urbana Corridor Overlay District is hereby created as outlined in Exhibit “A” attached to original Ordinance 4200.
(b) Development Standards. The amended Urbana Corridor Development Standards, developed and recommended through the Planning Commission are hereby adopted and shall be established as part of the site review process for all development within the Urbana Corridor Overlay District. The Urbana Corridor Development Standards are attached as Exhibit “A” to Ordinance 4237.
(Ord. 4274. Passed 8-26-08.)
(c) Amendment of Standards. The Planning Commission or the Community Development Manager may, from time to time, propose amendments to the Development Standards to be presented to City Council in the form of an ordinance.
(Ord. 4457-16. Passed 8-16-16.)
1127.02 SECTIONS OF CORRIDOR DEVELOPMENT STANDARDS.
(a) Site Development.
(b) Buildings.
(c) Parking.
(d) Signs.
(Ord. 4457-16. Passed 8-16-16.)
1129.01 GENERAL PROVISIONS.
The purpose of supplementary district regulations is to set specific conditions for various uses, classification of uses or areas where problems are frequently encountered.
(Ord. 4623-25. Passed 4-22-25.)
1129.02 CONVERSION OF DWELLINGS INTO MORE UNITS.
A residence may be converted to accommodate an increased number of dwelling units provided:
(a) The yard dimensions still meet the yard dimensions required by the Part for new structures in that district;
(b) The lot area per family equals the lot area requirements for new structures in that district;
(c) The floor area per dwelling unit is not reduced to less than that which is required for new construction in that district;
(d) The conversion is in compliance with all other relevant codes and ordinances.
(Ord. 4623-25. Passed 4-22-25.)
1129.03 COMMUNITY OR CLUB SWIMMING POOLS.
Community and club swimming pools are permitted in any commercial or residential district, but shall comply with the following conditions and requirements;
(a) 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 jurisdiction the pool is operated;
(b) The pool and accessory structures thereto, including the areas used by the bathers, shall not be closer than fifty feet to any property line;
(c) The swimming pool and all of the area used by the bathers shall be walled or fenced to prevent uncontrolled access by children from the thoroughfare or adjacent properties. Such fence or wall shall not be less than five feet in height and maintained in good condition with a gate and lock.
(Ord. 4623-25. Passed 4-22-25.)
1129.04 TEMPORARY BUILDINGS.
Temporary buildings, construction trailers, equipment and materials used in conjunction with construction work only may be permitted in any district during the period construction work is in progress, but such temporary facilities shall be removed within thirty days of completion of the construction work. Storage of such facilities or equipment beyond the completion date of the project shall require a zoning permit authorized by the Zoning Inspector.
(Ord. 4623-25. Passed 4-22-25.)
1129.05 REQUIRED TRASH AREAS.
All commercial, industrial, and multi-family residential uses shall be required to provide trash and/or garbage collection areas that are confined to the back of the principal structure or lot and shall be consolidated, shared where possible, and completely screened. Screening shall be provided on all three sides using a fence or wall with materials that are consistent with the design of the primary structure and shall not be constructed of chain link or vinyl. The fourth side or operational side shall include a gate, and the screening installed on all four sides shall extend at least one foot above the height of any garbage container or compactor.
(Ord. 4623-25. Passed 4-22-25.)
1129.06 SUPPLEMENTAL YARD AND HEIGHT REGULATIONS.
In addition to all yard regulations specified in the official schedule of district regulations and in other sections of this Part, the provisions of subsections (a) through (f), inclusive, shall be used for interpretation and clarification.
(a) Setback Requirements for Corner Buildings.
On a corner lot, except in the B-3 District, the principal building and its accessory structures shall be required to have the same setback distance from all street right- of-way lines as required to have the same setback distance from all street right-of- way lines as required for the front yard in the district in which such structures are located.
(b) Visibility at Intersections.
On a corner lot, except in the B-3 District, nothing shall be erected, placed, planted or allowed to grow in such a manner as to materially impede vision between a height of two and one-half and ten feet above the centerline grades of the intersecting streets within a triangle 20 feet from the intersection of the right- of-way lines.
(c) Yard Requirements for Multi-Family Dwellings.
Multi-family dwellings shall be considered as one building for the purpose of determining front, side and rear yard requirements. The entire group as a unit shall require one front, one rear and two side yards as specified for dwellings in the appropriate district. Each individual building shall meet all yard requirements for the appropriate district as though it were on an individual lot.
(d) Side and Rear Yard Requirements for Non-Residential Uses Abutting Residential Districts.
Non-residential buildings or uses shall not be located nor conducted closer than twenty-five feet to any lot line of a residential district, except that the minimum yard requirements may be reduced to fifty percent (50%) of the requirement if acceptable landscaping or screening approved by the Zoning Inspector is approved.
(e) Architectural Projections.
Open structures such as porches, canopies, balconies, platforms, carports, covered patios and similar architectural projections shall be considered parts of the building to which attached and shall not project into the required minimum front, side or rear yard.
(f) Exceptions to Height Regulations.
The height limitations contained in the official schedule of district regulations do not apply to spires, belfries, cupolas, antennas, water tanks, ventilators, chimneys or other appurtenances usually required to be placed above the roof level and not intended for human occupancy except where the height of such structures will constitute a hazard to the safe landing and take-off of aircraft at the airport.
(Ord. 4623-25. Passed 4-22-25.)
1129.07 SPECIAL PROVISIONS FOR COMMERCIAL AND INDUSTRIAL USES.
No land or building in any district shall be used or occupied in any manner creating dangerous, injurious, noxious or similar objectionable conditions which could adversely affect the surrounding areas or adjoining premises, except that any use permitted by this Part may be undertaken and maintained if there are acceptable measures and safeguards to reduce dangerous and objectionable conditions to acceptable limits as established by the performance requirements in subsections (a) through (j), inclusively.
(a) Fire Hazards.
Any activity involving the use or storage of flammable or explosive materials shall be protected by adequate fire-fighting and fire prevention equipment and by such safety devices as are normally used in the handling of any such material. Such hazards shall be kept removed from adjacent activities to a distance which is compatible with the potential danger involved.
(b) Electrical Disturbances.
No activity shall emit electrical disturbances adversely affecting the operation of any equipment at any point other than that of the creator of such disturbance.
(c) Air Pollution.
Air pollution shall be subject to the requirements and regulations established by the Director of the Ohio Environmental Protection Agency.
(d) Glare.
Any operation producing intense light or heat, including high temperature processes such as combustion or welding shall not be visible beyond any lot line bounding the property wherein the use is conducted. All exterior lighting shall be positioned as to extend glare away from adjacent properties or right-of-way. Furthermore, no activity on private property shall generate light that creates a nuisance to surrounding properties, as determined by the Zoning Inspector.
(e) Hazardous Materials.
The storage, utilization and manufacture of solid, liquid and gaseous chemicals and other materials shall be permitted, subject to the standards and regulations of any local, state or federal agency having jurisdiction in this matter.
(f) Enforcement Provisions.
The Zoning Inspector, prior to the issuance of a zoning permit, may require the submission of statements and plans indicating the manner in which dangerous and objectionable elements involved in processing and in equipment operations are to be eliminated or reduced to acceptable limits and tolerances.
(g) Measurement Procedures.
Methods and procedures for the determination of the existence of any dangerous and objectionable elements shall conform to the standards and regulations of any local, state or federal agency having jurisdiction in this matter.
(Ord. 4623-25. Passed 4-22-25.)
1129.08 DRAINAGE PLAN.
Properties to be developed or redeveloped in any district are subject to the following conditions:
(a) Prior to issuance of a zoning permit, the Zoning Inspector shall require any builder, owner or developer proposing to develop or redevelop a lot or parcel by building a structure or otherwise improving a lot or parcel, to submit, for the approval of the City Engineer, a drainage and site plan adequate to protect adjoining properties from adverse water runoff and consistent with any existing water runoff control plan applicable to the area.
(b) All buildings and structures containing a floor area of 576 square feet or less are exempt from the provisions of this section.
(Ord. 4623-25. Passed 4-22-25.)
1129.09 HOME OCCUPATIONS.
Home occupations shall be subject to the following conditions in addition to use regulations in various districts:
(a) Said home occupation shall be clearly incidental and subordinate to the use of the property for residential purposes. All home occupations must occur within the primary dwelling.
(b) Not more than the equivalent of twenty-five (25) percent of the gross floor area of the dwelling shall be for a home occupational use.
(c) The external appearance of the structure in which the use is conducted shall not be altered. Furthermore, no external alteration, construction or reconstruction of premises to accommodate the use shall be permitted.
(d) There shall be no outside storage of any kind related to the home occupational use.
(e) No expansion of existing off-street parking shall be permitted. Furthermore, no additional parking burden, due to the home occupational use, shall be created.
(f) No equipment, process, materials or chemicals shall be used which create offensive noises, vibration, smoke, dust, odor, heat, glare, x-rays, radiation or electrical disturbances.
(g) No retail sales of any products shall occur on the premises.
(h) Not more than one (1) person, who is not a resident of the premises, may participate in the home occupation as an employee or volunteer.
(Ord. 4623-25. Passed 4-22-25.)
1129.10 FENCES, WALLS AND HEDGES.
Fences, walls and hedges are permitted in any yard but are subject to the standards and conditions in this Section 1129.10.
(a) Purpose.
(1) Fence, wall or hedge location/purpose is defined as: perimeter; garden; kennel; pool/recreational; screening; privacy; protective and other.
(2) No fence, wall, or hedge shall be closer than three (3) feet to any right-of-way line.
(3) Fences, walls or hedges extending beyond the front of a principal building shall not exceed four (4) feet in height and shall not obscure the view from adjacent properties, except in M-1 Districts, where the maximum height shall be eight (8) feet.
(4) Any fence built on a property line shall be agreed upon in writing by both property owners and shall accompany the zoning permit application. Posts are to be placed on the applicant’s side on any fence erected or installed.
(b) Height.
(1) No fence or wall shall be erected to a height exceeding six (6) feet, except in B-2 and M-1 Districts, where the maximum height shall be eight (8) feet.
(2) When placed closer to the street than the front of the main building on any lot, the maximum height of such fence or wall shall be four (4) feet, except in M-1 Districts, where the maximum height shall be eight (8) feet.
(3) Adjustments to fence, wall or hedge height regulations under specific circumstances may be approved by the Director of Administration, Zoning Officer, or City Engineer.
(4) Fences or walls shall follow the natural topography of the land without any harsh angles or stepping of panels, unless otherwise approved by the Director of Administration, Zoning Officer, or City Engineer.
(c) Materials.
(1) Approved fence and wall materials (may) include stone, brick, wood, vinyl, chain-link and iron; synthetic products or other material shall be approved by the Director of Administration, Zoning Officer, or City Engineer. The smooth finished side of the fence or wall shall be the side of the fence that faces outward from the location being fenced. All framing or support members shall face inward of the location being fenced.
(2) Fences shall not contain an electric charge.
(3) Fences shall not contain barbed wire, except in the M-1 Manufacturing District and then only on the top of a perimeter fence.
(4) During construction, no fence or wall shall contain spikes, broken glass, or any other sharp objects protruding that can cause injury and/or any material used that causes a health or safety concern. Once completed, no fence or wall shall contain spikes, broken glass, or any other sharp objects that can cause injury and/or any material used that causes a health or safety concern.
(d) Site Distance Requirement.
(1) No fence, wall, or hedge shall violate the sight distance requirements found in Section 1129.06(b) and Engineering Standard 1167.18.
(e) Zoning Permit.
(1) A fence zoning permit is required from the City for the erection or installation of all fences and walls.
(2) A fence zoning permit shall expire if the work is not completed within six (6) months of the issuance of an approved permit. A one-time six (6) month extension can be granted by the Director of Administration, Zoning Officer, or City Engineer with an adjusted completion date being final.
(3) If the approval of a fence zoning permit is not reached, and property owner disputes the finding, property owner may appeal to the Board of Zoning Appeals.
(f) Construction and Maintenance.
(1) A fence or wall permitted pursuant to this section shall be maintained in good condition, shall be structurally sound and installed in a workmanlike manner of materials normally used in fence construction and acceptable to the City Engineer, and shall be acceptably finished on both sides at all times. The ground between such fence and the property line shall be maintained at all times.
(Ord. 4623-25. Passed 4-22-25.)
1129.11 SATELLITE DISH.
1129.12 MOBILE HOME PARKS.
Mobile home parks, where permitted, are subject to the following conditions:
(a) Intent.
It is the intent of this section to regulate the location of, and to encourage, stabilize and protect the development of well planned mobile home parks.
(b) Approval Procedures.
Mobile home parks shall be permitted only as a conditional use in the R-3 District and shall be developed according to the general standards and regulations stated and referenced in this chapter.
(c) General Standards.
Mobile Home Parks shall:
(1) Be designed, constructed, operated and maintained so as to be harmonious and appropriate in appearance with the existing or intended character of the general vicinity and that the use will not change the essential character of the area.
(2) Not be hazardous or detrimental to existing or future neighboring uses.
(3) Be served adequately by essential public facilities and services such as highways, streets, police and fire protection, drainage, refuse disposal and schools; or that the persons or agencies responsible for the establishment of the proposed park shall be able to provide adequately any services.
(4) Be consistent with the intent and purpose of this Part and the Comprehensive Plan.
(5) Have vehicular approaches to the property which shall be so designed as not to create an interference with traffic on surrounding public streets or roads.
(6) Not result in the destruction, loss or damage of natural features of major importance.
(7) Have a minimum size of not less than five acres.
(8) Have skirting installed within sixty days after the mobile home is placed on the lot.
(d) Requirements.
Mobile home parks shall meet all local and state requirements having jurisdiction in this matter.
(e) Minimum Floor Area.
Individual mobile homes located within the park shall have a minimum floor area of 900 square feet.
(Ord. 4623-25. Passed 4-22-25.)
1129.13 FAMILY CARE HOMES, CONVALESCENT CARE FACILITIES AND GROUP HOMES.
Family care homes, convalescent care facilities and group homes, where permitted, are subject to the following conditions:
(a) General Provisions.
A convalescent care facility is permitted as a conditional use in the R-3 and BR-1 Residential Districts. Group homes are permitted as a conditional use in the R-3 and BR-1 Residential Districts. Family care homes are permitted as a conditional use in the R-1, R-2, R-3 and BR-1 Residential Districts.
(b) Dispersal.
(1) To prevent the creation of a de facto social service district, the Zoning Inspector in the case of permitted uses, and the Board of Building and Zoning Appeals in the case of conditional uses, shall exercise care that proposed homes and facilities do not violate the provisions of subsections (b)(2) and (3) hereof. These provisions are intended to assure that such homes and facilities do not exceed the limited capacity of a neighborhood's existing social structure to accommodate them. These provisions are also intended to avoid an overconcentration of such homes and facilities which may inadvertently create an institutional setting, and thus impede successful functioning of the homes and facilities.
(2) No more than a total of three homes or facilities shall be permitted on the same block face in a Single-Family Residential District. No more than a total of three family, convalescent care facilities or group homes shall be permitted on the same block face in a Multi-Family Residential District.
(3) No home or facility shall be permitted if it is shown that such home or facility would increase the number of persons living in such homes beyond thirty-two persons, living within a radius of one-fourth mile of the applicant.
(c) Home Appearance.
The outside appearance of a family care home, convalescent care facility or group home shall be designed and maintained to reflect a residential character within the neighborhood. There shall be no outside evidence of the residential nature of the home other than one sign not exceeding four inches by twelve inches, non- illuminated and mounted flat against the wall near the entrance door to the home, stating the owner's name. (Ord. 4623-25. Passed 4-22-25.)
1129.14 PARKING AND STORAGE OF CERTAIN VEHICLES.
(a) The following provisions and requirements shall pertain to the parking and storage of certain vehicles:
(1) The parking or storage, within any district, of automotive vehicles without current license plates, for a period of more than thirty days shall be prohibited unless such vehicle is stored in an enclosed garage or other accessory building.
(2) The parking or storage, within any district, of a disabled automotive vehicle for a period of more than thirty days shall be prohibited unless such vehicle is stored in an enclosed garage or other accessory building.
(3) The parking or storage, within any district, of a junked, dismantled or wrecked automotive vehicle or parts thereof which is in public view of any public thoroughfare for a period of more than thirty days shall be prohibited.
(4) However, one boat and one recreational vehicle may be stored in the rear or side yard if they have a current license and are sufficiently screened from view from surrounding residential properties. Such screen shall not be less than four feet or more than six feet in height and shall be maintained in good condition.
(b) For purposes of this section, a junked, dismantled or wrecked automotive vehicle shall be one which is damaged, or no longer serviceable, to the extent that it is inoperable or is unsafe to operate upon the public highways.
(c) This section shall not apply to properly licensed junk yards and motor vehicle salvage facilities which are regulated by appropriate sections of the Ohio Revised Code. Also subsection (a)(1) hereof shall not apply to licensed motor vehicle dealers and licensed motor vehicle repair and service businesses. “Licensed” as used herein refers to vendors licensed for making retail sales.
(d) Violation of this section shall constitute a public nuisance.
(Ord. 4623-25. Passed 4-22-25.)
1129.15 MOTOR VEHICLE SERVICE PROHIBITED.
(a) No person shall engage in or permit others to engage in auto repair or service work on any residential lot or in any building thereon.
(b) Subsection (a) hereof shall not apply to repair or service work on a motor vehicle licensed to the occupant of the lot.
(c) Violation of this section shall constitute a public nuisance. (Ord. 4623-25. Passed 4-22-25.)
1129.16 SUPPLEMENTAL REGULATIONS TO ADULT ENTERTAINMENT FACILITY.
(a) No adult entertainment facility shall be established within 500 feet of any residence.
(b) No adult entertainment facility shall be established within a radius of 1,000 feet of any school, library, or teaching facility that is attended by persons under the age of eighteen years of age.
(c) No adult entertainment facility shall be established within a radius of 1,000 feet of any park or recreation facility attended by persons under eighteen years of age.
(d) No adult entertainment facility shall be established within a radius of 1,000 feet of any permanently established place of religious services, which is attended by persons under eighteen years of age or day care center or Type A or B family day care home as defined by the Ohio Revised Code.
(e) No adult entertainment facility shall be established within a radius of 1,000 feet of any other adult entertainment facility or within a radius of 1,000 feet of the following establishments:
(1) Cabarets, clubs, or other establishments which feature topless or bottomless dancers, go-go dancers, exotic dancers, strippers, male or female impersonators or similar entertainers.
(2) Establishments for the sale of beer or intoxicating liquor for consumption on the premises.
(3) Pawn shops.
(4) Pool or billiard halls.
(5) Pinball palaces or halls.
(6) Dance halls or discotheques.
(7) Massage parlors.
(8) Video arcades or establishments known by other descriptions but which include, or which are operated or used in connection with a building in which an adult entertainment facility is located or in which any activity described or referred to in this section is located.
(f) Distances shall be measured from the property lines of any lot or parcel of land which includes, or which is operated or used in connection with a building in which an adult entertainment facility is located or in which any activity described or referred to in this section is located.
(g) No advertisements, displays, or other promotional materials shall be shown or exhibited so as to be visible to the public from pedestrian sidewalks or walkways, or from other public areas, semi-public areas, or quasi-public areas.
(h) All building openings, entries, windows, etc. for adult uses shall be located, covered, or serviced in such a manner as to prevent a view into the interior from any public areas, semi-public areas, quasi-public areas, any sidewalk, or any street.
(i) No screens, speakers, or sound equipment shall be used for adult motion picture theaters (enclosed or drive-in) that can be seen or discerned by the public for any public areas, semi-public areas, quasi-public areas, any sidewalk or any street.
(Ord. 4623-25. Passed 4-22-25.)
1129.17 MAXIMUM NUMBER OF ACCESSORY BUILDINGS ALLOWED.
(a) Unless otherwise prohibited by lot occupancy requirements, a maximum of two (2) accessory buildings shall be permitted on any lot located in the R-1 Low Density Residential District, R-2 Medium Density Residential District, or R-3 High Density Residential District.
(b) All other zoning districts shall have no limitation on the number of accessory buildings permitted on a lot, provided the aggregate square footage does not exceed the lot occupancy requirements set forth by the property’s zoning district.
(Ord. 4623-25. Passed 4-22-25.)
1133.01 GENERAL REQUIREMENTS.
Any building, structure or use of land, when erected or enlarged, shall provide for street parking spaces for automobiles in accordance with the following provisions of this chapter. A parking plan shall be required for all uses except single family detached dwellings and two family dwellings. The parking plan shall be submitted to the City as part of the application for the zoning permit. The plan shall show the boundaries of the property, parking spaces, access driveways, circulation patterns, drainage and construction plans, boundary walls, fences and a screening plan, as appropriate.
Whenever a building or use constructed or established after the effective date of this Zoning Code is changed or enlarged in floor area, number of employees, number of dwelling units, seating capacity or otherwise to create a need for an increase of ten (10) percent or more in the number of existing parking spaces, such spaces shall be provided on the basis of the enlargement or change. Whenever a building or use existing prior to the effective date of this Zoning Code is enlarged to the extent of fifty (50) percent or more in floor area or in the area used, such building or use shall then comply with the parking requirements set forth herein. (Ord. 4624-25. Passed 4-22-25.)
1133.02 OFF-STREET PARKING AND DESIGN STANDARDS.
All off-street parking facilities including entrances, exits, circulation areas and parking spaces shall be in accordance with the following specifications:
(a) Parking Space Dimensions. A parking space shall have a minimum rectangular dimension of not less than nine feet in width and nineteen feet in length for any ninety degree parking, nine feet in width and twenty-three feet in length for parallel parking, ten feet in width and nineteen feet in length for sixty degree parking, and twelve feet in width and nineteen feet in length for forty-five degree parking. All dimensions shall be exclusive of driveways, aisles and other circulation areas.
(b) Access. There shall be adequate provisions for ingress and egress to all parking spaces. Where the lot or parking spaces do not provide direct access to a public street or alley, an access drive shall be provided, with a dedicated easement of access as follows:
(1) For single family detached dwellings or two family dwellings, the access drive shall be a minimum of eight (8) feet in width.
(2) Driveways serving individual parking spaces shall not be less than twenty- five feet for ninety degree parking, twelve feet wide for parallel parking, seventeen and one-half feet wide for sixty degree parking and thirteen feet wide for forty-five degree parking.
(3) All parking spaces, except those required for single family detached dwellings and two family dwellings, shall have access to a public street or alley in such a manner that any vehicle leaving or entering the parking area from or into a public street or alley shall be travelling in a forward motion.
(4) Parking for uses not permitted in a residential zone shall not be permitted in a residential zone, nor shall any residential district property be utilized as access for uses not permitted in that residential district.
(c) Minimum Distance and Setbacks. No part of any parking area for more than ten vehicles shall be closer than twenty feet to any dwelling unit, school, hospital or other institution for human care located on an adjoining lot, unless separated by an acceptably designed screen. If on the same lot with a one-family residence, the parking area shall not be located within the front yard required for such building. In no case shall any part of a parking area be closer than four feet to any established street or alley right-of-way.
(d) Screening and/or Landscaping. Whenever a parking area is located in or adjacent to a residential district, it shall be effectively screened on all sides which adjoin or face any property used for residential purposes, by an acceptably designed fence or planting screen. Such fence or planting screen shall be not less than four feet nor more than six feet in height and shall be maintained in good condition. In the event that terrain or other natural features are such that the erection of such fence or planting screen will not serve the intended purpose, then no such fence or planting screen and landscaping shall be required.
(e) Paving. Any required off-street parking area and its driveway shall be surfaced with a pavement having an asphalt or concrete binder of sufficient strength to support vehicular loads imposed on it while providing a durable, dustless surface.
(f) Drainage. All parking spaces, together with driveways, aisles and other circulation areas shall be graded and drained so as to dispose of surface water which might accumulate within or upon such area, and shall be designed to prevent the excess drainage of surface water onto adjacent properties, walkways or onto public streets. Adequate arrangements shall be made to insure acceptable diversion to an adequate storm water drainage system.
(g) Barriers. Wherever a parking lot extends to a property line, fencing, wheelstops, curbs or other suitable barriers shall be provided in order to prevent any part of a parked vehicle from extending beyond the property line and from destroying the screening materials.
(h) Visibility. Access of driveways for parking areas shall be located in such a way that any vehicle entering or leaving such parking area shall be clearly visible by any pedestrian or motorist approaching the access or driveway from a public street, private street or alley.
(i) Striping. All parking areas with a capacity over twelve vehicles shall be striped with painted lines five inches wide between stalls to facilitate the movement into and out of the parking stalls. Lines shall be maintained in a good, visible condition.
(j) Maintenance. Any owner of property used for parking areas shall maintain such areas in good condition without holes and free from all dust, trash, weeds and other debris.
(k) Lighting. Parking lots shall be lighted and can be illuminated by pole-mounted fixtures or by building-mounted fixtures. All light sources shall be concealed (100% cutoff). Parking lot lighting shall be appropriate to illuminate parking and building entrances with minimal glare or light trespass on neighboring properties or public roadway. A maximum of one-foot candle is permissible at all property lines.
(Ord. 4624-25. Passed 4-22-25.)
1133.03 LOCATION OF PARKING SPACES.
The following regulations shall govern the location of off-street parking spaces and areas:
(a) Parking spaces for all detached residential uses shall be located on the same lot as the use which they are intended to serve;
(b) Parking spaces for commercial, industrial or institutional uses shall be located not more than 700 feet from the principal use;
(c) Parking spaces for apartments or similar residential uses shall be located not more than 300 feet from the principal use.
(Ord. 4624-25. Passed 4-22-25.)
1133.04 JOINT USE.
Two or more non-residential uses may jointly provide and use parking spaces when their hours of operation do not normally overlap, provided that a written agreement approved by the Zoning Inspector shall be filed with the application for a zoning permit.
(Ord. 4624-25. Passed 4-22-25.)
1133.05 COLLECTIVE PARKING FACILITIES.
The collective parking provision of required off-street parking areas shall comply with the following standards and requirements:
(a) All required parking spaces shall be located on the same lot with the building or use served, except that where an increase in the number of spaces is required by a change or enlargement of use, or where such spaces are provided collectively or jointly by two (2) or more buildings or establishments, the required spaces may be located not farther than 700 feet from the building served.
(b) The total of such off-street parking spaces supplied collectively shall be not less than the sum of the requirements for the various uses computed separately.
(c) In any case where the required parking spaces are not located on the same lot with the building or use served, or where such spaces are collectively or jointly provided and used, a written agreement thereby assuring their retention for such purposes shall be properly drawn and executed by the parties concerned, approved as to form by legal counsel of the City and filed with the application for a zoning permit.
(Ord. 4624-25. Passed 4-22-25.)
1133.06 HANDICAPPED PARKING REQUIREMENTS.
Parking facilities serving buildings and facilities required to be accessible to the physically disabled shall have conveniently located designated parking spaces to be provided as follows:
TOTAL SPACES IN PARKING AREA | # OF DESIGNATED ACCESSIBLE SPACES |
1-100 | 1 space, plus 1 space per 25 parking spaces |
101-200 | 5 spaces, plus 1 space per each 50 spaces over 100 |
Over 200 | 6 spaces, plus 1 space per each 75 spaces over 200 parking spaces |
(Ord. 4624-25. Passed 4-22-25.)
1133.07 DETERMINATION OF REQUIRED SPACES.
In computing the number of parking spaces required by this Zoning Code, the following shall apply:
(a) Where floor area is designated as the standard for determining parking space requirements, floor area shall be the sum of the gross leasable horizontal area of all floors of a non-residential building.
(b) Where seating capacity is designated as the standard for determining parking space requirements, the capacity shall mean the number of seating units installed or indicated for each twenty (20) lineal inches of seating facilities.
(c) Fractional numbers shall be increased to the next highest whole number.
(d) Parking space requirements for a use not specifically mentioned in this Zoning Code shall be determined by using the most similar and restrictive parking space requirement as specified by the Planning Commission.
(e) When the building floor area is designated as the standard for determining parking space requirements and that number is less than the minimum standard, at least one parking space shall be provided on the premises.
(Ord. 4624-25. Passed 4-22-25.)
1133.08 PARKING SPACE REQUIREMENTS.
For the purpose of this Part, the following parking space requirements shall apply:
(a) Auditoriums, theaters and similar uses. | One space for each four seats. |
(b) Automotive filling station. | One space for each two pumps. |
(c) Automotive repair. | Two spaces for each service bay. |
(d) Automotive sales. | One space for each 800 square feet of floor area. |
(e) Bed and breakfast establishments. | One space for each guest room plus two spaces for the permanent residence. |
(f) Club. | Four spaces for each 1,000 square feet of floor area. |
(g) Convalescent care facility. | One space for each two beds. |
(h) Convenience store. | One space for each 100 square feet of floor area. |
(i) Day care facility (child). | One space for each staff member plus one space for each five children at design capacity. |
(j) Eating and drinking establishments. | One space for each 100 square feet of floor area plus sufficient stacking space for five vehicles at each drive thru window. |
(k) Educational institutions. | Two spaces for each classroom plus one space for each four seats in the auditorium. High schools shall also include one space for each ten students at design capacity. |
(l) Financial Institutions. | One space for each 250 square feet of floor area plus sufficient stacking space to accommodate the number of automobiles equal to five times the number of teller windows. |
(m) Funeral Home | One space for each 50 square feet of floor area plus one reserved space for each hearse or company vehicle. |
(n) Group home | One space for each four beds |
(o) Hospital | One space for each two beds. |
(p) Hotel/motel. | One space for each sleeping room plus one space for each 400 square feet of public meeting area and/or restaurant space. |
(q) Industrial/ manufacturing. | 1.1 spaces for each employee based on the working period when the maximum number of employees are employed on the premises. |
(r) Medical or dental clinic. | One space for each 250 square feet of floor area of examination room, treatment room and waiting room. |
(s) Office. | One space for each 200 square feet of floor area. |
(t) Personal services. | One space for each 200 square feet of floor area. |
(u) Public assembly hall. | One space for each 50 square feet of floor area. |
(v) Public buildings. | One space for each 200 square feet of floor area. |
(w) Recreation, commercial. | One space for each three seats or one space for each 100 square feet, whichever is greater. |
(x) Recreation, non-commercial. | One space for each participant at maximum utilization. |
(y) Religious places of worship. | One space for each five seats in the place of assembly. |
(z) Residential, mobile home | Two spaces for each dwelling unit. |
(aa) Residential, multi-family. | Two spaces for each dwelling unit, except in the central business district (B-2) where one parking space per unit is required. |
(bb) Residential, single family. | Two spaces for each dwelling unit. |
(cc) Residential, two family. | Two spaces for each dwelling unit. |
(dd) Restaurants | One (1) space for every 4 customer seats plus one (1) space for each employee based on the working period when the maximum number of employees are employed on the premises. |
(ee) Restaurants, fast-food. | One (1) space for every 4 customer seats plus one (1) space for each employee based on the working period when the maximum number of employees are employed on the premises plus sufficient stacking space for eight (8) vehicles at each drive thru window. |
(ff) Restaurant, drive-in | Five spaces for each 1,000 square feet of floor area. |
(gg) Restaurant, Carryout | One (1) space for every 4 customer seats plus one (1) space for each employee based on the working period when the maximum number of employees are employed on the premises or one (1) space for every 200 square feet plus one (1) space for each employee based on the working period when the maximum number of employees are employed on the premises. One space for each 300 square feet of pool and promenade area. |
(hh) Retail business. | One space for each 250 square feet of floor area. |
(ii) Swimming club. | One space for each 300 square feet of pool and promenade area. |
(jj) Warehousing. | 1.1 spaces for each employee based on the working period when the maximum number of employees are employed on the premises. |
(kk) Computing infrastructure providers, data processing, web hosting, and related services. | 1.1 spaces for each employee based on the working period when the maximum number of employees are employed on the premises. |
(Ord. 4624-25. Passed 4-22-25.)
1133.09 LOADING SPACE REQUIREMENTS AND DIMENSIONS.
At least one off-street loading space shall be provided and maintained on the same lot requiring delivery of goods.
All off-street loading spaces shall be in accordance with the following standards and specifications:
(a) Dimensions - Each loading space shall have a minimum dimension of not less than twelve (12) feet in width, fifty (50) feet in length and a vertical clearance of not less than fifteen (15) feet in height.
(b) Setbacks - Notwithstanding other provisions of this requirement and other setback requirements, off-street loading spaces may be located in the required rear or side yard of any B-1, B-2 or M-1 District provided that not more than eighty percent (80%) of the required rear or side yard is occupied and no part of any loading space shall be permitted closer than fifty (50) feet from any right-of-way or residential district.
(c) Screening - In addition to the setback requirements specified above, screening shall be provided on each side of an off-street loading space that abuts any residential district. Such screen shall not be less than four (4) feet or more than six (6) feet in height and shall be maintained in good condition.
(d) Access - All required off-street loading spaces shall have access from a public street or alley in such a manner that any vehicle leaving the premises shall be traveling in a forward motion.
(e) Paving - Any required off-street loading spaces, together with appurtenant driveways, aisles and other circulation areas, shall be surfaced with a pavement having an asphalt or concrete binder of sufficient strength to support vehicular loads imposed on it while providing a durable, dustless surface.
(f) Drainage - All loading spaces, together with driveways, aisles and other circulation areas shall be graded and drained so as to dispose of surface water which might accumulate within or upon such area, and shall be designed to prevent the excess drainage of surface water onto adjacent properties, walkways or onto public streets. Adequate arrangements shall be made to insure acceptable diversion to an adequate storm water drainage system.
(g) Lighting - Any lights used to illuminate a loading area shall be so arranged as to reflect the light away from any adjacent properties or right-of-way. (Ord. 4624-25. Passed 4-22-25.)
1133.10 GENERAL INTERPRETATIONS.
In the interpretation of this chapter, the following rules shall govern:
(a) Parking spaces for other permitted or conditional uses not listed in this chapter shall be determined by the Building and Zoning Appeals Board upon an appeal from a decision of the Zoning Inspector.
(b) Fractional numbers shall be increased to the next whole number.
(c) When a reason for parking demand is unusually low, then the parking space provisions cited above may be reduced proportionately by the Board upon an appeal from a decision of the Zoning Inspector.
(Ord. 4624-25. Passed 4-22-25.)
1133.11 RESIDENTIAL AND COMMERCIAL PARKING PROHIBITED.
(a) All commercial, recreational and motor vehicles msut be parked on:
(b) All campers, recreational trailers, utility trailers and commercial trailers must be parked on:
(c) Semi-trailers and commercial trailers shall not be parked, kept or stored in residentially zoned areas, on residential property in other zoning districts.
(d) No occupancy shall be allowed for greater than seventy-two (72) hours in any calendar year for any motor home, travel trailer, camper or other recreational vehicle on any premises unless the vehicle is located in a manufactured home park or RV park where permitted recreational vehicle spaces are provided and where such occupancy does not violate any other city, state or federal regulation.
(Ord. 4624-25. Passed 4-22-25.)
1137.00 TITLE.
These regulations shall be known as the "Urbana Sign Code," may be cited as such and is referred to herein as "this chapter."
(Ord. 4312. Passed 11-10-09.)
(Ord. 4312. Passed 11-10-09.)
1137.01 PURPOSE AND SCOPE.
The purpose of this chapter is to provide minimum standards to safeguard life, health, property and the general welfare as well as to encourage the effective use of signs as a means of communication in the City; to maintain and enhance the aesthetic environment and the City's ability to attract sources of economic development and growth; to improve pedestrian and traffic safety; to minimize the possible adverse effect of signs on nearby public and private property; and to enable the fair and consistent enforcement of this Sign Code. These purposes shall be accomplished by the regulation of display, erection, use and maintenance of signs. The use of signs is regulated according to zone. No sign shall be permitted as a main or accessory use except in accordance with the provisions of this chapter or any corridor overlay or Planned Unit Development standard in effect.
The scope of this chapter shall not regulate official traffic or governmental signs; the copy and message of signs; window displays; point of purchase displays; scoreboards on athletic fields; flags of any nation, government or noncommercial organizations; gravestones; religious symbols; commemorative plaques; the display of street numbers; or any display or construction not defined herein as a sign. Thus, the primary intent of this chapter shall be to regulate signs of a commercial nature viewed from any vehicular public right of way.
(Ord. 4312. Passed 11-10-09.)
1137.02 APPLICABILITY; EFFECT.
A sign may be erected, placed, established, painted, created, or maintained in the City only in conformance with the standards, procedures, exemptions, and other requirements of this chapter. In addition, any standards, procedures, exemptions, and other requirements specified in any overlay district or Planned Unit Developments in regards to signage shall be in effect. Where these ordinances conflict with any other ordinances, the most restrictive shall apply.
(Ord. 4312. Passed 11-10-09.)
1137.03 DEFINITIONS.
For the purpose of this chapter, the following definitions shall apply unless the context clearly indicates or requires a different meaning.
(1) ADMINISTRATOR. The administrator shall be the Director of Administration or his or her authorized representative.
(2) BALLOON. An inflatable bag filled with any gas, or sometimes filled with a gas to cause the balloon to rise into the atmosphere.
(3) BANNER. Any sign of lightweight fabric or similar material which is mounted to a pole, a building, a vehicle, or a tree at one or more edges. All banners shall be considered temporary signage. Flags of governmental jurisdiction and flags carrying the emblem of a business or institution are not to be considered a banner for the purpose of this chapter.
(4) BEACON or SEARCHLIGHT. Any light with one or more beams directed into the atmosphere or directed at one or more points not on the same lot as the light source; also, any light with one or more beams that rotate or move. Beacons are not permitted by this chapter.
(5) BILLBOARD. A sign, of any size, directing attention to specific business, product, service, entertainment or other activity sold, offered or conducted elsewhere than upon the lot on which the sign is located for public service and information or for political advertising.
(6) DECORATIVE BANNER. A banner attached to a light pole or similar fixture that is meant purely for decorative purposes or the promotion of the City of Urbana or nonprofit institutions and events. The placement of this type of banner shall be approved by the Director of Administration or his or her designee.
(7) CUT-OUT LETTERS. Any molded, shaped, formed, or fabricated letters.
(8) ERECT. To build, construct, attach, hang, place, suspend or affix, and shall also include the painting of signs directly upon a wall or other surfaces.
(9) FACE. Any viewable side of a sign. One sign may have multiple faces.
(10) FESTIVAL BANNER. A banner displayed by public or quasi-public organizations for special purposes (such as County Fair, special school event, etc.) that shall be approved by the Director of Administration or his or her designee for a period not to exceed 30 days.
(11) FLAG. An ensign, standard, colors, or emblem of a government body, association, group, business, or corporation. This definition shall include flags with the wording "OPEN," "SALE," and flags that depict a commercial logo or branding symbol. Flags of governmental jurisdiction and flags carrying the emblem of a business or institution are not to be considered a flag for the purpose of this chapter.
(12) LOT. A portion or parcel of land considered as a unit, the boundaries of which have been established by a legal instrument of record, and which is recognized and intended as a unit for the purpose of transfer of ownership.
(13) NONCOMBUSTIBLE MATERIAL. Any material which meets the combustibility requirements of the Ohio Basic Building Code (OBBC) for the specific application as tested in accordance with ASTM E-136.
(14) PENNANT/FESTOON/STREAMER/SPINNER. Any lightweight plastic, fabric, or other material, suspended from a rope, wire, or string, usually in series, designed to move in the wind. A pennant/festoon/streamer/spinner is a temporary sign.
(15) PERSON. Any individual, association, company, corporation, firm, organization, or partnership, singular or plural.
(16) SETBACK. An open space on a lot which is unoccupied and unobstructed from the ground upward. Setback shall be further defined as a line parallel to the front, side or rear lot line extending across the full width of the lot, set a horizontal distance from the respective lot line equal to that specified in Appendix A, 2 of this chapter.
(17) SINGLE USE BUILDING. A building designed and intended to be occupied by only one business.
(18) SIGN. Any device, fixture, placard, or structure that uses any color, form, graphic, illumination, symbol, or writing to advertise, draw attention to, announce the purpose of, or identify the purpose of a person or entity, or to communicate information of any kind to the public.
(19) SIGN, ANIMATED. Any sign that uses movement of change or lighting to depict action or create a special effort or scene. With the exception of electronic message signs, animated signs are not permitted by this chapter.
(20) SIGN, CANOPY. Any sign that is part of or attached to an awning, canopy, or other fabric, plastic, or structural protective cover over a door, entrance, window, or outdoor service area, except a marquee. (See sign, marquee)
(21) SIGN, CHANGEABLE COPY. A sign or portion thereof with characters, letters, or illustration that can be changed or rearranged without altering the face or the surface of the sign, except electronic message boards. A sign on which the only copy that changes is an electronic or mechanical indication of time or temperature shall be considered a "time and temperature" portion of a sign and not a changeable copy sign for the purposes of this chapter. Changeable copy signs must be a part of and integral to a ground, pylon or wall sign.
(22) SIGN, DIRECTIONAL. An on-premise sign indicating a direction or location to which pedestrian or vehicular traffic is requested to move.
(23) SIGN, ELECTRONIC MESSAGE BOARD. Any sign that incorporates the use of lights, neon, LED, Liquid Crystal Display, TV Screen, or other lighting device that displays a message or pattern to be viewed by groups of people.
(24) SIGN, EXEMPTED. Any sign which falls within the definition of Section 1137.08
of this chapter. (Signs conforming with this chapter).
(25) SIGN, GROUND. Any freestanding sign, other than a pylon/pole/post sign independently supported by the ground, or on poles not more than two feet in height, and not attached to any portion of a building.
(26) SIGN, ILLUMINATED. Any sign which has characters, letters, figures, designs or outlines illuminated by electric lights or luminous tubes as a part of the sign proper.
(27) SIGN, MANSARD. See SIGN, ROOF, INTEGRAL.
(28) SIGN, MARQUEE. Any sign attached to, or in any manner made a part of a marquee, defined as: Any permanent roof structure projecting beyond a building or extending along and projecting from the front of a building, and supported entirely by the building.
(29) SIGN, MOBILE. See SIGN, PORTABLE.
(30) SIGN, MURAL. A mural is a work of decorative art applied on or attached to an exterior wall within public view that does not include graphics or text that can be interpreted as commercial advertising. Embellishments to or decoration of architectural elements are not considered a mural. Notwithstanding the above definition, a mural may contain bona fide historic recreations of vintage advertising.
(31) SIGN, NONCONFORMING. A sign existing at the time this chapter is enacted and which does not conform to this chapter.
(32) SIGN, OFF PREMISE. See definition of “Billboard”.
(33) SIGN, POLITICAL. A sign concerning candidates for elective office, public issues, and similar matters to be decided by the public at an election.
(34) SIGN, PERMANENT. Any sign that is permanently mounted or constructed in a permanent way, and intended to be used on a continuing basis in relationship to any lot or structures upon any lot within the City.
(35) SIGN, PORTABLE. Any sign not permanently attached to the ground or other permanent structure, or a sign designed to be transported, including, but not limited to, signs designed to be transported by means of wheels; signs converted to A- or T-frames; menu and sandwich board signs; balloons used as signs; and signs attached to or painted on vehicles parked and visible from the public right of way, unless said vehicle is used in the normal day-to-day operations of the business.
(36) SIGN, PROJECTING. Any sign affixed to a building or wall in such a manner that its leading edge extends more than six inches beyond the surface of such building or wall.
(37) SIGN, PYLON/POLE/POST. Any elevated sign that is supported by one or more poles or pylons placed in, or anchored in the ground independent of any other structure.
(38) SIGN, REAL ESTATE. Any temporary sign promoting the development, construction, rental, sale or lease of property.
(39) SIGN, ROOF. Any sign erected and constructed wholly on or above the roof of a building, and supported by the roof structure, and extending vertically above the highest portion of the roof. Roof signs are not permitted by this chapter.
(40) SIGN, ROOF, INTEGRAL. Any sign erected or constructed as an integral or essentially integral part of a normal roof structure of any design, such that no part of the sign extends vertically above the highest portion. This definition includes signs erected on the mansard area of a roof.
(41) SIGN, SNIPE. Illegal posting of handbills, leaflets, posters, flyers, announcements or any other advertising and informational materials without permits that are tacked, nailed, posted, pasted, glued or otherwise attached to trees, pole stakes, fences, buildings, or other objects, and the advertising matter appearing thereon is not applicable to the present use of the premises where the snipe sign is located.
(42) SIGN, SUSPENDED. A sign that is suspended from the underside of a horizontal plane surface and is supported by such surface.
(43) SIGN SURFACE or SIGN FACE. All of the surfaces or faces upon, against, or through which the message, information, or other distinguishing component or device is displayed or illuminated on the sign.
(44) SIGN SURFACE or SIGN AREA. The computation of the sign face area per face shall be counted as part of the total sign surface area except as otherwise provided in this chapter. When letters or devices are mounted directly upon the building surface, the sign surface area shall mean the smallest polygon (maximum of six sides) necessary to enclose the surface area upon which the actual letters or devices are mounted. For individual letters or devices more than 18 inches in height, the sign surface area shall be determined by the area of the smallest polygon (maximum of six sides) enclosing the individual letters or device.
(45) SIGN, SANDWICH BOARD/A-FRAME. Sandwich board or A-Frame signs mean a temporary and/or portable sign constructed with two (2) sides attached at the top allowing the sign to stand in an upright position without any other measures to secure the sign. These signs are generally pedestrian-oriented in use.
(46) SIGN, TEMPORARY. Any sign that is used only temporarily and is not permanently mounted to a structure or the ground through an approved Ohio Basic Building Code (OBBC) method.
(47) SIGN, WALL. Any sign attached parallel to and protruding not more than ten inches from a wall, painted on the wall surface or attached to and wholly supported by an outside wall of any building or structure, and which displays only one sign surface.
(48) SIGN, WINDOW. A sign painted, attached or affixed to the interior or exterior surface of windows or doors of a building or suspended on the inside or outside of the windows or doors.
(49) STRUCTURAL TRIM. The molding, battens, cappings, nailing strips, latticing and platforms which are attached to the sign structure.
(Ord. 4312. Passed 11-10-09.)
GENERAL REQUIREMENTS
1137.04 NUMBER OF PERMANENT FREESTANDING SIGNS PERMITTED.
Other than those signs specifically exempted pursuant to Section 1137.08, only one permanent freestanding sign shall be permitted per lot, parcel, or building except as otherwise permitted in this chapter. See also, Comprehensive and Master Signage Plan (Sections 1137.12 and 1137.13). (Ord. 4312. Passed 11-10-09.)
1137.05 SIGNS WITHIN THE RIGHT-OF-WAY.
No sign shall be erected within the public right of way except as provided for in Section 1137.10.
(Ord. 4312. Passed 11-10-09.)
(Ord. 4312. Passed 11-10-09.)
1137.06 NONCONFORMING SIGNS.
(a) Any sign nonconforming to this chapter, which becomes damaged more than fifty percent (50%) shall be brought into conformance with this chapter or orders for removal shall be issued by the Administrator. Any nonconforming sign(s) may be relocated or taken down and re-erected. Structural repairs and repainting with identical copy is permitted at all times and such work shall not affect a sign status under this chapter.
(b) If any new or amended Comprehensive Signage Plan as described in Section 1137.13, is filed for a property on which existing signs are located, it shall include a schedule for bringing into conformance, within one year, all signs not conforming to the proposed amended plan or to the requirements of this chapter in effect on the date of submission.
(Ord. 4312. Passed 11-10-09.)
1137.07 SIGNS PROHIBITED.
Any sign not expressly permitted by this chapter shall be prohibited including, but not limited to: abandoned signs; banners, pennants, festoons, streamers, spinners; searchlights; signs imitating or resembling official traffic or government signs/signals; snipe signs. In addition, the following signs are prohibited: signs attached to trees, telephone poles, public benches, streetlights or placed on any public property or public right of way. Signs placed on vehicles or trailers which are parked or located for the primary purpose of displaying such sign are prohibited. Off premise signs or billboards are also prohibited under this chapter. Violations of this part shall be declared a nuisance under Chapter 1339 and subject to provisions set forth in Section 1137.99 Penalty. (Ord. 4312. Passed 11-10-09.)
1137.08 SIGNS EXEMPTED.
(a) The following types of signs are exempted from permit requirements but shall be in conformance with all other requirements of this chapter except those signs that require approval or permit as required by the Ohio Basic Building Code (OBBC) or approval or permit that requires electrical inspection:
(1) Permanent signs used by civic organizations, places of worship, schools, and universities.
(2) Construction signs (as permitted by zones).
(3) Holiday decorations.
(4) Nameplates of one square foot or less.
(5) Political signs.
(6) Public signs or notices, or any sign relating to an emergency.
(7) Real estate signs (as permitted by zones).
(8) Window signs (as permitted by zones).
(b) Freestanding signs that are exempted must not be greater than six feet in height from ground surface to top of the sign and must be set back a minimum of eight feet from any right of way. Public signs and notices or any sign relating to an emergency shall be exempt from the requirements in this subsection.
(c) Signs within the interior of an enclosed building are not regulated by this chapter, but are required to comply with the applicable requirements of the Ohio Basic Building Code (OBBC). Permits are required in accordance with the Building Code.
(Ord. 4312. Passed 11-10-09.)
1137.09 TEMPORARY SIGNS; SPECIAL EVENTS PERMIT.
A permit for a temporary or special events sign, not exempted pursuant to Section 1137.08, shall be issued with the approval of the Administrator only for signs meeting the following conditions:
(a) Canvas, light fabric, corrugated plastic, signboard, or other light material with or without frames, including portable changeable copy signs provided they are not on wheels and contain no flashing lights.
(b) Such signs may not exceed 32 square feet per face, except banners that may be 60 square feet per face, and signs permitted pursuant to Section 1137.05
.
(c) Only one temporary sign permit may be issued at any given time for each place of business or organization. Temporary signs will be limited to one 30 (thirty) day period within 180 days (two thirty - day periods within one calendar year).
(d) A deposit, in an amount determined by the Board of Control is required at the time of the permit. The deposit shall be refunded in full to the applicant if the permitted sign is removed within seven days of the expiration of the permit. In the event a permitted temporary sign is not removed within seven days of the expiration of the permit, the sign becomes illegal and the deposit shall be forfeited to the City.
(e) Whoever fails to comply with the provisions of this chapter shall be subject to an administrative fine of up to one hundred dollars ($100.00) for each day that the violation continues. (Ord. 4312. Passed 11-10-09.)
1137.10 REGULATORY SIGNAGE; COMMUNITY EVENTS.
The following shall be permitted in the right of way upon the authorization of Director of Administration:
(a) All official government regulatory identification, and public notice signs, including, but not limited to: signage announcing construction projects, establishing routes, detours or landmarks, and traffic safety or warning signs.
(b) Festival banners on public property are permitted in certain designated areas without fee by any group or individual complying with the following conditions:
(1) The banner may be displayed within a commercially zoned district.
(2) The banner may remain in place for thirty days with a renewal period available no sooner than 180 days after the expiration of the applicant's most recent banner permit.
(3) Banner requirements are as follows:
A. Maximum size of the banner is 60 square feet.
B. Banner material must be such that it will not fade, tear, or become un-presentable or aesthetically displeasing.
C. Placement of banner shall be coordinated with the Director of Administration prior to installation.
(4) By accepting a permit for a banner, an applicant must submit an agreement or permit to be solely and exclusively responsible for the banner. The applicant agrees to hold the City harmless from any and all risks, liability costs, claims or causes of action that may arise from the placement of any banner. Such assumption of risk and hold harmless is a material condition of the use of the public property for banner placement.
(c) Ground mounted temporary signs may be permitted at the discretion of the Director of Administration.
(d) The use of temporary signs promoting a community event in private yards is allowed, provided only one sign per parcel, not to exceed the maximum square footage per zoning district is followed. These signs may be placed not more than thirty (30) days in advance, and must be removed within seven (7) days following the event.
(Ord. 4312. Passed 11-10-09.)
SPECIFIC SIGN REQUIREMENTS
1137.11 SIGNS PERMITTED IN OVERLAY DISTRICTS AND PLANNED UNIT DEVELOPMENTS (PUD).
(a) Signage permitted within Overlay Zoning Districts and PUD Zoning Districts shall be in accordance with the corresponding standards as outlined in the corresponding overlay or PUD development text. Where a conflict exists, the more restrictive of the codes shall apply.
(b) Corridor Overlay District--Sandwich Board or A-Frame Signs. Sandwich Board or A-Frame Signs are permitted in the Corridor Overlay District, provided only the business name and the word "Open" appear on the sign and shall not exceed six (6) square feet in area and no more than forty-two inches high. Sandwich boards shall be located no further than ten (10) feet from either the front door of the establishment advertising or from an attached patio area utilized by the establishment advertising; shall not impede pedestrian or vehicular traffic in any way; and shall be posted only during the operating hours, for a maximum of twelve (12) hours, of the establishment advertising.
(1) This sign shall require approval of the Director of Administration or his or her designee prior to the receipt of a temporary sign permit. A temporary sign permit shall be required prior to the installation of the sign. Only one temporary sign permit for a sandwich board sign shall be allowed per business and such permit shall not be transferable. If a sign is displayed prior to obtaining a sandwich board sign permit, application shall be denied. Permits are valid for one calendar year beginning January 1 and ending December 31. A renewal permit shall be approved at the discretion of the Director of Administration, provided the sign has not been altered in any way.
(2) A site sketch including dimensions, content, materials, and location of the sandwich board sign shall be attached to the permit application. Acceptable primary sandwich board sign materials include the following: steel, iron, metal, and wood. Synthetic materials such as chalkboard and whiteboard shall be acceptable accent materials but are limited to 50 percent of sign area on each side. Sandwich board signs shall not be illuminated, nor shall they contain moving parts or have balloons, streamers, pennants, spinners, or similar adornment attached to them.
(3) Signs shall not be erected or maintained in a manner that prevents free ingress or egress from any door, window or fire escape. Attaching sandwich board signs to structures, poles, objects, signs, etc. by means of chains, cords, rope, wire, cable, etc. shall be prohibited.
(4) Sandwich board signs placed in violation of this section shall result in immediate removal of the sign and the temporary sign permit privileges for that business shall be denied for the remainder of that year. Sandwich board signs displayed without approved permits shall be disposed of at owner's expense. Sandwich board signs within the public right-of-way may be moved/removed by the City for municipal purposes (i.e. code enforcement, snow removal, traffic issues, maintenance, etc.).
(c) City Center Heritage Overlay District--Sandwich board or A-Frame Signs. Sandwich board or A-Frame signs shall be permitted in the City Center Heritage Overlay District as outlined in Section 1137.11
(b) during operating hours.
(d) Murals. Murals shall be permitted in Overlay Districts according to the following procedures:
(1) Purpose. The purpose of the mural regulations is to provide a method for reviewing proposed murals to ensure they comply with the standards outlined herein and the purpose and intent of the Sign Code. Permits for murals shall not be issued unless approved by the Governing Board.
(2) Review and Approval. After receipt of an application for a permit to install a mural on property within the City Center Heritage Overlay District (CCHOD), the Design Review Board shall conduct at least one public meeting within 30 days of the submission of the application and make a decision on approval of the mural permit. Applications for murals to be located in the Corridor Overlay District shall be heard by the Planning Commission. The Planning Commission shall conduct at least one public meeting within 30 days of the submission of the application and make a decision on approval of the mural permit. By reviewing and acting on mural permit applications, the City is not considered, assessing, and shall not be responsible for copyright or related matters.
(3) Criteria. City staff shall recommend approval of a mural permit if the mural meets all the following criteria:
A. The mural meets the following definition: A mural is a work of decorative art applied on or attached to an exterior wall within public view that does not include graphics or text that can be interpreted as commercial advertising. Embellishments to or decoration of architectural elements are not considered a mural. Notwithstanding the above definition, a mural may contain bona fide historic recreations of vintage advertising.
B. The mural shall not be placed on the front of the building.
C. If located in the CCHOD, the mural shall not negatively impact the historic resources within the CCHOD, nor cause these resources to lose their local, state and national register eligibility.
(4) Terms of permit. The mural permit may include the following terms, in addition to any other special conditions:
A. If the proposed mural materials are not compatible with the surface mounting, the mural shall be placed on its own substrate, set off from the mounting surface.
B. Sand or high-pressure water blasting that would damage a historic building's facade shall be prohibited.
C. If a mural becomes marked with graffiti, the property owner shall be responsible for the prompt removal of the graffiti and repair to the mural.
D. The mural shall be maintained and shall not be allowed to fade or lose its integrity. The City shall not be responsible for maintaining a mural. If the mural is not maintained, the City shall require that the mural be covered with opaque paint or other appropriate material. The City shall not be responsible for contacting the artist or sponsor in the event a mural needs to be removed.
(Ord. 4312. Passed 11-10-09.)
1137.12 MASTER SIGNAGE PLAN.
(a) A Master Signage Plan shall be required for the development of any single-use building on individual lots which requires more than one sign permit. A Master Signage Plan is not required if the lot is included under a Comprehensive Signage Plan (Section 1137.13). The owner shall submit to the Planning and Zoning Department the Master Signage Plan along with any development plan or site plan required by the City for review and approval by Planning Commission. A Master Signage Plan shall include the following:
(1) An accurate plot plan of the lot, at a scale which clearly shows detail and design plans on the lot;
(2) Location of buildings, parking lots, driveways, and landscaped areas on the lot;
(3) Elevation drawings of the proposed signage indicating all dimensions;
(4) Computation of the maximum total sign area, the maximum area for individual signs, the height of signs and the number of freestanding signs permitted on the lot by the Sign Code;
(5) An accurate indication on the site plan of any existing signs and each proposed sign for the site. Incidental signs need not to be shown on the site plan.
(6) Only one freestanding sign shall be permitted per lot;
(7) Consent. The Master Signage Plan shall be signed by all owners or their authorized agents in such form as the City Administrator shall require.
(8) Procedure. A Master Signage Plan shall be included in any development plan, site plan, planned unit development, or other official plan required by the City for the proposed development and shall be processed simultaneously with such plan.
(b) Amendment. A Master Signage Plan may be amended by filing a new Master Signage Plan that conforms with all requirements of this chapter.
(c) Binding Effect. After approval of a Master Signage Plan, no sign shall be erected, placed, painted, or maintained, except in conformance with such plan, and such plan may be enforced in the same way as any provision of this chapter.
(Ord. 4312. Passed 11-10-09.)
(Ord. 4312. Passed 11-10-09.)
1137.13 COMPREHENSIVE SIGNAGE PLANS.
(a) A comprehensive signage plan shall be required for any development which proposes more than one building, multiple tenant buildings, and/or the proposed subdivision and sale of outlots. The comprehensive signage plan is designed to address all tenants who will be using a common private drive and/or shared parking. A comprehensive signage plan must be submitted to the Community Development Department along with any development plan or site plan required by the City for review and approval by Planning Commission. A comprehensive signage plan shall contain the following:
(1) An accurate plot plan of the lot, at a scale which clearly shows detail and design plans on the lot.
(2) Elevation drawings of the proposed signage to be used indicating all dimensions;
(3) Location of buildings, parking lots, driveways, and landscaped areas on such lot;
(4) Computation of the total sign area, the maximum area for individual signs, the height of signs and the number of freestanding signs allowed on the lots included in the plan under this chapter;
(5) An accurate indication on the site plan of any existing signs and all proposed signs for the site.
(6) The comprehensive signage plan shall be signed by all owners or their authorization agents in such form as the City Administrator shall require.
(b) Maintenance. The initial owner is responsible for signage plan approval and subsequent owners are responsible for the maintenance of the signs in accordance with approved plan. Exposed surfaces shall be clean and painted; defective parts shall be replaced. The Administrator shall have the right under Section 1137.21
to order the repair or removal of any sign which is defective, damaged or substantially deteriorated.
(c) Procedures. A comprehensive signage plan shall be included in any development plan or site plan required by the City for the proposed development and shall be processed simultaneously with such other plan.
(d) Amendment. A comprehensive signage plan may be amended by filing a new comprehensive signage plan which conforms with all requirements of the ordinance then in effect.
(e) Binding Effect. After approval of a comprehensive signage plan, no sign shall be erected, placed, painted, or maintained, except in conformance with such plan. Such plan may be enforced in the same way as any provision of this chapter.
(Ord. 4312. Passed 11-10-09.)
1137.14 CONSTRUCTION REQUIREMENTS FOR ALL SIGNS.
(a) Ohio Basic Building Code (OBBC). All signs, except those exempted pursuant to Section 1137.08
, or erected pursuant to Section 1137.10
, shall be designed and constructed in conformance to the provisions for materials, loads, and stresses of OBBC and in accordance with the requirements of this chapter.
(b) Reflectors. Reflectors and lights are permitted provided they concentrate the illumination upon the area of the sign to prevent glare upon the street or adjacent property, and are protected against breakage.
(c) Glass Used on Sign. It shall be unlawful to erect signs which are wholly or partially made of glass, except illuminating devices.
(d) Sign Contractor Requirements. No person may engage in the business of erecting, altering, relocating or constructing signs without all local, state and federal requirements. All persons involved in the maintenance, installation, alteration or relocation of signs within the city corporation limits shall:
(1) Agree to hold harmless and indemnify the City, County, State, their officers, agents and employees, against any and all claims of negligence resulting from such work insofar as this chapter has not specifically directed the placement of a sign and
(2) All contractors and subcontractors shall maintain current and active status via registration with Champaign County Building Regulations, providing proof of insurance against any form of liability as required by said agency.
(Ord. 4312. Passed 11-10-09.)
ADMINISTRATIVE REQUIREMENTS
1137.15 PERMITS REQUIRED.
(a) General. All signs shall require permits and a payment of fees. As part of the required application, plans and specifications shall be filed with the Planning and Zoning Department showing the dimensions, materials, and required details of construction, including loads, stresses, and anchorage.
(b) New Signs. A new sign shall not hereafter be erected, constructed, altered, or maintained except as herein provided and until after a permit, if required, has been issued by the Planning and Zoning Department.
(c) Alterations. A sign shall not be enlarged or relocated except in conformity to the provisions of this chapter for new signs, nor until a proper permit has been secured. The changing of movable parts of an approved sign that is designed for such changes, or the repainting or reposting of display matter, shall not be deemed an alteration, provided the conditions of the original approval and the requirements of this chapter are not violated.
(d) Permit Fees. All applications for permits filed with the Administrator shall be accompanied by a payment of the initial permit fee for each sign as determined by the Board of Control. A schedule of fees is available at the Planning and Zoning Department.
(e) Permit Conditions, Refunds, and Penalties. A permit issued by the Administrator becomes null and void if work is not commenced within ninety (90) days of issuance. If work is suspended or abandoned for thirty days, the permit shall be renewed with an additional payment of one-half of the permit fee. (Ord. 4312. Passed 11-10-09.)
1137.16 APPLICATION FOR MASTER PLAN AND COMPREHENSIVE SIGNAGE PLANS.
(a) Application for a sign permit required this chapter shall be made in writing on forms provided by the City. The application shall include such information as may be required for a complete understanding of the proposed work. Only those applications for sign permits signed by the land owner or occupant or authorized agent shall be accepted, and the application shall contain or have attached thereto the following information:
(1) Name, address and telephone number of the land owner or occupant and sign owner.
(2) Location of building, or lot to which, or upon which, the sign or other advertising structure is to be attached.
(3) Drawing or blueprint of the plans and specifications and method of construction and erection.
(4) Such other information as the City shall require for full compliance with this chapter.
(b) A sign permit will not be issued for any sign that is part of a master or comprehensive signage plan until such plan is approved by Planning Commission.
(Ord. 4312. Passed 11-10-09.)
1137.17 INSPECTION.
City staff or the City's authorized designee shall have the right to inspect at such times as is deemed necessary each sign and appurtenant structures covered by this chapter for the purpose of ascertaining whether the sign is in need of removal, repair or alteration in accordance with this chapter. (Ord. 4312. Passed 11-10-09.)
1137.18 APPROVAL BY ELECTRICAL INSPECTION AGENCY.
The application for a permit for erection of a sign or other advertising structure in which electrical wiring and connections are to be used shall be submitted to the electrical inspection agency of the City. This agency shall examine the plans and specifications as to all electrical work to determine if the same complies with the National Electrical Code (N.E.C.) published by the National Fire Protection Association and issue the required electrical permit. All internal and external sign wiring shall be field inspected, except that internal wiring bearing the label of the Underwriters Laboratories or other approved testing agency need not be re-inspected.
(Ord. 4312. Passed 11-10-09.)
1137.19 VARIANCE.
In the case of special circumstances or conditions where the strict application of the requirements of this chapter would deprive a property owner of a reasonable right to have signage, the Planning Commission shall have the power to vary or adapt the requirements of this chapter. In granting a variance the Planning Commission may prescribe appropriate conditions and safeguards to ensure conformity with the surrounding neighborhood. A variance may only be granted if the Commission finds the following:
(a) Special Circumstances and Conditions. There are special circumstances or conditions, fully documented in the findings that are peculiar to the land and/or building and do not generally apply to land and buildings in the surrounding neighborhood.
(b) Minimum variance. The variance granted by the Planning Commission shall be the minimum variance needed to accomplish the purpose.
(c) Absence of Detriment. The granting of the variance will be in harmony with the general purpose and intent of the chapter, and will not be injurious to the neighborhood or otherwise detrimental to the public welfare.
(d) Not of a General Nature. The condition or situation of the specific piece of property is not so general as to make reasonably practical the formulation of a general regulation for the condition or situation.
(e) Action of Applicants. That the special conditions or circumstances did not result from the actions of the applicant.
(Ord. 4312. Passed 11-10-09.)
(Ord. 4312. Passed 11-10-09.)
1137.20 APPEALS.
The Board of Zoning Appeals shall hear and rule on appeals filed in relationship to this chapter.
(a) Administrative Review. The Board of Zoning Appeals shall have the power to hear and decide appeals where it is alleged by the appellant that there is error in any order, requirement, decision, grant or refusal made by the administrative official in the interpretation of the provisions of this chapter. A hearing shall occur within 30 days after the Board of Zoning Appeals receives the written appeal. A written decision by the Board of Zoning Appeals shall be made within 14 days after close of the appeal hearing. Any further appeal shall be to the Champaign County Court of Common Pleas, and shall be filed with that court within 14 days after the date of the Board's decision.
(b) All applications and appeals to the Board of Zoning Appeals shall be made on forms provided by the Administrator and shall be accompanied by such data and information as will assure the fullest practicable presentation of the facts for the permanent record. (Ord. 4312. Passed 11-10-09.)
1137.21 SIGNS IN VIOLATION.
All signs shall be subject to the inspection and approval of the Administrator and all permits are mere licenses subject to revocation by the Administrator. When the Administrator finds that a sign for which a permit has been issued is in violation of the permit conditions or a sign has been installed without a permit, he or she shall proceed per Section 1137.99.
(a) Signs, Current. Any sign advertising or identifying a bonafide business or product no longer being conducted or sold, shall be removed within a reasonable time period established by the Administrator. When there is failure to comply with such notice within the time specified, the Administrator shall cause the removal of the sign and the owner of record or lessee of property shall pay any expense incurred.
(b) Signs, Hazardous. The Administrator may cause any sign which is an imminent hazard or immediate peril to the safety, health, and welfare of persons or property to be removed summarily and without notice. This section shall not be construed to prevent the repair or restoration to a safe condition as directed by the building official or any part of an existing sign when damaged by storm or other accidental emergency.
(c) Signs, Relocated. Any sign that is moved to another location either on the same or to other premises shall be considered a new sign and a permit shall be secured for any work performed in connection therewith when required by this chapter.
(d) Signs, Removing or Reconstructing. A sign heretofore approved and erected shall not be repaired, altered, or removed, reconstructed, rebuilt, or relocated unless it is made to comply with all applicable requirements of this chapter.
(e) Signs, Maintenance. All signs for which approval is required, together with all their supports and anchors, shall be kept in repair in accordance with the provisions of this chapter, and when not galvanized or constructed of approved corrosion-resistive, noncombustible materials shall be painted when necessary to prevent corrosion, deterioration, or a disorderly appearance.
(f) Signs, Lighting. Unless otherwise specified by this chapter, all signs may be illuminated. However, no sign may utilize the following:
(1) An exposed lighting source with or without an external reflector and without a sunscreen or comparable diffusion.
(2) Any revolving beacon light.
(Ord. 4312. Passed 11-19-09.)
1137.99 PENALTY.
(a) Improper Display. Except for signs within the scope of Sections 1137.05
, 1137.08
and 1137.09
any person, firm, or organization erecting or displaying signs or causing signs to be erected or displayed or failing to remove or repair any sign found to be in violation of any provision of this chapter within seven days after receiving written notice of said violation shall be subject to an administrative fine as outlined in Section 1137.99
. Receipt of such written notice together with a copy of an applicable section of this chapter shall serve to put the recipient on notice with respect to the requirement of this chapter and shall obviate the need for additional notice of the same or similar sign. Each day's violation shall be a separate offense.
(b) Violation. With respect to signs within the scope of Sections 1137.05
and 1137.08
, any person, firm, or organization erecting or displaying any sign found to be in violation of these provisions shall be subject to an administrative fine as outlined in Section 1137.99
for each day that the violation continues. Each day's violation shall be a separate offense.
(c) Notice to Abate. The notice to abate shall describe the activity, circumstance, or condition constituting the violation, designate the section being violated, describe the steps necessary to be taken to abate the violation, state the time limits within which abatement shall take place, and advise the recipient of the right of appeal.
(1) The notice to abate may be served upon either the owner, the tenant, or other person or legal entity in charge of or possession of the property.
(2) Service of the notice to abate shall be by one of the following methods:
A. By delivering a copy of the notice to the person or legal entity to be served;
B. By posting the notice in a conspicuous place upon such property in a form approved by the Director of Administration upon such property for a period of five days.
C. By certified mail, addressed to such person at his/her usual place of residence or legal entity at its usual place of business with instruction to forward, return receipt requested, provided that the certified envelope is not returned with an endorsement showing failure of delivery; or
D. By ordinary mail addressed as in subsection (c)(2)C. hereof after a certified mail envelope is returned with an endorsement showing either that the certified mail envelope was refused or unclaimed and the ordinary mail envelope is not returned with an endorsement showing failure of delivery;
E. By publication once each week for three consecutive weeks in a newspaper of general circulation in Champaign County when the name, usual place of residence or business or existence of such person or legal entity is unknown and cannot with reasonable diligence be ascertained or in the event all of the other methods in subsections (c)(2)A. through D. hereof fail to effect delivery of the notice.
(d) Signs in Public Right-of-way. Other than signs in compliance with Section 1137.10
the Administrator shall cause the removal of signs located in public rights-of-way without prior notice to the violator. The cost of the removal shall be charged to the violator in addition to other penalties imposed by this section.
(e) Failure to Remove or Alter. If the owner or occupant fails to remove or alter a sign found by the City not to comply with the standards herein set forth within five days after such notice from the Administrator, the City Administrator may have such sign moved or altered at the expense of the owner or occupant of the property.
(f) Failure to Obtain Permits. Failure to obtain permits before starting work. Any person who shall commence any installation of a sign for which a permit is required by this chapter without first having obtained a permit therefore shall, if legally authorized and subsequently allowed to obtain a permit, pay double permit fee.
(Ord. 4312. Passed 11-10-09.)
APPENDIX A: SIGNS
Section
1. Maximum total sign area
2. Signs; number, dimension, area and location
1. MAXIMUM TOTAL SIGN AREA.
The maximum total sign area permitted per lot shall be limited to the amount of area as listed in Table 1137.98 A(1) below. A bonus of 50 square feet of sign area shall be granted in cases where a ground sign is used in lieu of a pylon sign.
TABLE 1137.98(A)(1)
MAXIMUM TOTAL PERMANENT SIGN AREA | ||
Zone | Maximum Total Area Permitted Per Site | Bonus** |
R1, R2, R3, BR1 B2 M1 | 12 sq. ft. 100 sq. ft. 100 sq. ft. | N/A 50 50 |
* Enclosed Shopping Malls and Strip Retail Centers are exempt from the Maximum Total Signage Area requirements. Such signage must be in accordance with an approved Comprehensive Signage Plan.
** The bonus shall only apply in cases when a ground sign is substituted for a pylon sign. The bonus shall not apply in cases where only wall signs are utilized.
(Ord. 4312. Passed 11-10-09.)
APPENDIX A: SIGNS
2. SCHEDULE OF SIGNS; NUMBER, DIMENSION, AREA AND LOCATION.
SIGNAGE LIMITS PER SIZE | ||||||
SIGN | DISTRICTS PERMITTED | MAXIMUM HEIGHT | MAXIMUM AREA | MINIMUM SETBACK (ft.) | OTHER | |
R-O-W | OTHER PARTY LINE | |||||
Pole/Pylon Ground Total Site Signage | All--Corridor Overlay and other zones as approved by Planning Commission All-As approved by Planning Commission | 15 ft. 10 ft. | 100 sq. ft. 90 sq. ft. | 8 ft. 8 ft. | 20 ft. 20 ft. | Maximum of two faces Maximum of two faces Not to exceed 100 sq. ft. on any one parcel or premises |
SIGNAGE LIMITS PER SIZE | ||||||
SIGN | DISTRICTS PERMITTED | MAXIMUM HEIGHT | MAXIMUM AREA | MINIMUM SETBACK (ft.) | OTHER | |
R-O-W | OTHER PARTY LINE | |||||
Canopy Marquee Roof Integral Projecting Suspended Wall Window | All B3, B2 None B2, B3, M1 B2, B3, M1, BR1, B2, B3, M1 B2, B3, M1 All | na na na na na na na | 10% of bldg. ele. 10% of bldg. ele. 10% of bldg. ele. 20 sq ft/face 3 sq ft/face 25% of window coverage | na na na na na na na | na na na na na na na | Minimum 7.5 ft. above grade |
SIGNAGE LIMITS PER SIZE | ||||||
SIGN | DISTRICTS PERMITTED | MAXIMUM HEIGHT | MAXIMUM AREA | MINIMUM SETBACK (ft.) | OTHER | |
R-O-W | OTHER PARTY LINE | |||||
Real Estate Real Estate Construction Signs Construction Signs Political Signs Neighborhood Identification Signs, apartment complex, condominium complex | R1, R2, R3, BR1 M1, B2 R1, R2, R3, BR1 B2, M1 All R1, R2, R3, BR1 | 6 ft 6 ft 6 ft 6 ft 6 ft. 4 ft | 12 sq ft 32 sq ft 2 sq ft 32 sq ft 24 sq. ft | 8 8 8 8 8 8 | 20 ft. 20 ft. 20 ft 20 ft 20 ft. 12 ft | All real estate: One non- illuminated per lot per premise. Shall be removed within fifteen days following sale, rental, or lease. All Construction: One non- illuminated sign per lot per premise. Shall be erected no more than thirty days prior to beginning of construction and shall be removed within fifteen days following completion of construction Shall be removed within fifteen days following election (if endorsing particular candidate) |
SIGNAGE LIMITS PER SIZE | ||||||
SIGN | DISTRICTS PERMITTED | MAXIMUM HEIGHT | MAXIMUM AREA | MINIMUM SETBACK (ft.) | OTHER | |
R-O-W | OTHER PARTY LINE | |||||
All temporary signs, except Banners. Banners | All All | 6 ft | 32 sq ft/face 60 sq. ft. | 8 ft. 8 ft. | 20 ft. 20 ft. | All temps, including banners: Requires permit. Allowed by the Director of Administration for special events, grand openings, or holidays. Such signs/decorations may be erected no more than thirty (30) days, unless otherwise noted in this chapter, prior to the special event or holiday and shall be removed fifteen days following the event or holiday. |
Bldg. Ele. - Area being the total area of the building elevation or the tenant space.
na - Not applicable
ROW - Public right-of-way.
(Ord. 4312. Passed 11-10-09.)
1141.01 INTENT.
The purpose of the Planned Unit Development Regulations is to encourage and allow more creative and imaginative design for land development than is possible under the more conventional zoning regulations. The Planned Unit Development also provides for more efficient use of the land and thus may result in more economical land development. Preservation of natural site qualities, better urban amenities, more open spaces, and a higher quality project may also be intended results of the Planned Unit Development process.
The process is intended to be an alternative to the conventional subdivision of land and lot by lot development contemplated by Title Five - Subdivision Regulations, Codified Ordinances of the City of Urbana and the district regulations of this Chapter. The following objectives may be attained though the use of the Planned Unit Development process:
(a) To encourage renewal of older areas where new development and restoration are needed to revitalize the areas.
(b) Permanent preservation of common open space and recreation areas and facilities.
(c) A pattern of development to preserve natural vegetation, topographic and geologic features.
(d) The prevention and/or control of soil erosion and surface flooding.
(e) A creative approach to the use of land and related physical facilities that results in better development and design and the construction of aesthetic amenities.
(f) An efficient use of the land resulting in more economic networks of utilities, streets, schools, public grounds and buildings and other facilities.
(g) A combination and coordination of architectural styles, building forms, and building relationships with a possible mixing of different urban uses in an innovative overall design.
(h) Innovations in residential, commercial and industrial development, and/or a combination of these uses, so that growing demands of the population may be met by greater variety in type, design and layout of buildings and by the conservation and more efficient use of open space ancillary to said buildings.
(i) The combination of a number of review and approval procedures into a single plan review and approval process.
(j) The use of public input and participation in the design and development of innovative and creative land use proposals.
(k) A land use which promotes the public health, safety, comfort, and welfare.
The Planned Unit Development is intended to provide for projects incorporating a single type of a variety of related uses which are planned, developed and maintained as a unit. The Planned Unit Development should provide amenities not otherwise required by law. Such development may consist of conventionally subdivided lots, provided that the requirements of the City's Subdivision Ordinance are met with respect to each lot included and provided further that the platted lots are maintained in unified control, unsubdivided property maintained in separate ownership but unified control.
The Planned Unit Development may permit the transfer (where applicable) of dwelling units from one portion of the tract to another and will permit the clustering of dwelling units in one or more locations upon the tract. The unique and substantially different character of Planned Unit Developments requires that they be processed under a special plan review procedure. Planned Unit Developments are of a different character than conventional subdivisions or other projects requiring site plan review, requiring the establishment herein of specific and additional procedures, standards and exceptions to govern the recommendations of the Planning Commission and the action by the City Council.
A person, by choosing to develop property as a planned unit development, elects to submit a contemplated development proposal to a legislative and discretionary review by the Planning Commission and City Council.
(Ord. 4243. Passed 6-12-07.)
1141.02 DESIGNATION.
It is the intent of this Code that the Planned Unit Development review procedure be conducted as a substitute for subdivision review as under Chapters 1155, 1159, and 1161, Subdivision Regulations of the Codified Ordinances of the City of Urbana, and site plan review required under the Conditional Use Permit procedure, or procedure for obtaining a zoning variation. Planned Unit Development Districts may be established or removed from the Zoning Map upon the application of a property owner or owners, or upon the initiative of the City Council or Planning Commission, in accordance with the procedures set forth in Chapter 1113 of the Codified Ordinances.
(Ord. 4243. Passed 6-12-07.)
1141.03 CONFORMANCE WITH CITY PLANS.
All planned unit developments shall be designed in such a manner as to conform to the provisions of the City of Urbana major street plans, sewer extension plans, water distribution system plans, and storm drainage plans.
(Ord. 4243. Passed 6-12-07.)
1141.04 PLANNED UNIT DEVELOPMENT REVIEW PROCESS.
(a) Procedure. Before developing a tract of land within the corporate limits of the City as a planned unit development, the owner or developer shall comply with the following Planned Unit Development Review Process consisting of: the Pre-Application Conference, the Preliminary Development Plan, and the Final Development Plan. Upon inquiry, the Zoning Administrator shall give the owner the requirements for the application, City policies, and procedures to follow throughout the PUD process.
(1) Pre-application conference. Prior to the submission of a Preliminary Development Plan, the owner or developer of a Planned Unit Development shall request and participate in a Pre-Application Conference with the Planning Commission and City staff. Prior to the Pre-Application Conference, the owner shall prepare and submit to the City Planning and Zoning staff a sketch plan drawn to scale of the proposed planned development. This sketch plan may then be reviewed by appropriate staff members, including, but not limited to the Public Works Departments, Public Safety Departments, Engineering Department, Planning Department, and Zoning Department for technical review.
The general outline of the proposed Planned Unit Development, as evidenced schematically by the sketch plan, is to be considered at this meeting. Thereafter, the Zoning Administrator shall furnish the applicant with written comments regarding the proposed development including recommendations to inform and assist the applicant prior to the preparation and submission of an application for approval of a Preliminary Development Plan.
Additional Pre-Application Conferences may be held with the mutual consent of the applicant and the Zoning Administrator or other City staff and/or Planning Commission members. lt is intended that the proposal submitted will be in preliminary conceptual form and that following the anticipated review and comments, the developer will proceed with preparing detailed plans for all of the site for submission as a Preliminary Development Plan.
There are not particular requirements for submission of materials, other than the sketch plan at a pre-application conference. However, the more information--sketch plans, site information, adjacent land uses, and proposed density--the developer has, the more feedback he may get from the conference. In addition, the more formalized the nature of the information the City staff has available to them at such a conference, the further both parties can proceed from this stage.
(2) Preliminary Development Plan.
A. Submission. The owner or developer shall submit to the City Zoning and Planning Department, ten (10) copies of a Preliminary Development Plan in the form and content required in Chapters 1161 and 1163. The filing fee established by the Board of Control, Chapter 1161.51, shall accompany the application.
B. Review. City Planning Commission shall review the proposed Preliminary Development Plan at a regular session or at a special session. Applicant is required to attend to answer questions posed by Planning Commission. Planning Commission shall vote on a recommendation to City Council for the approval of the Preliminary Development Plan.
C. Scheduling and Notification of Public Hearing. Upon receipt of the recommendation of a Preliminary Development Plan by Planning Commission to City Council, and receipt of the required filing fee, the City Council Clerk shall give notice of a scheduled legislative public hearing in one or more newspapers of general circulation in the City at least ten days before the date of the hearing and a general description of the planned unit development. The legislative public hearing shall be scheduled not later than at the first regularly scheduled City Council meeting occurring within thirty (30) days after the recommendation by Planning Commission is received by City Council regarding the Preliminary Development Plan.
D. Distribution of Preliminary Development Plan to Council. The Council Clerk shall route one copy of the plan to each member of the City Council prior to their respective consideration and review of the plan.
E. Legislative Public Hearing. City Council shall conduct a legislative public hearing on the Preliminary Development Plan not later than thirty (30) days after the receipt of Planning Commission recommendation of the Preliminary Development Plan.
F. Council Approval or Rejection of a Proposed Preliminary Development Plan. Within thirty (30) days after receipt of the Planning Commission recommendation or within 180 days from the filing date of the Preliminary Development Plan, whichever occurs first, the City Council shall approve or reject the proposed Preliminary Development Plan, or return the proposed Preliminary Development Plan to Planning Commission for reconsideration. Failure of City Council to act within the prescribed time period shall constitute approva1 of the Preliminary Plan.
G. Extension of Time Period by Mutual Consent. Time periods for review by the Planning Commission or City Council may be extended by mutual consent of the owner or developer and the Planning Commission or Council. Any such extension shall stay the running of all subsequent time periods.
H. Extension of Preliminary Development Plans. Approved Preliminary Development Plans or portions thereof on which no Final Development Plan has been submitted for review and approval shall expire and be of no force or effect two (2) years after this approval, except:
1. The filing of a Final Development Plan and necessary supporting documents pursuant to subsection (a)(3) hereof shall extend the life of a remaining valid preliminary development plan for one year; or
2. If the life of a Preliminary Development Plan is extended by action of City Council.
(3) Final Development Plan.
A. Submission. Within two (2) years from the approval of a Preliminary Development Plan or one (1) year from the most recent Council action extending the life of an approved Preliminary Development Plan, the owner or developer shall submit to the City Council Clerk twenty (20) copies of a Final Development Plan, in a form and providing all the information, data, and supporting material required by Section 1161.04
of the Subdivision Code and retaining the design characteristics of the approved Preliminary Development Plan. Some of this process may be waived based on changes made to the preliminary development plan at the discretion of staff, Planning Commission, or a combination thereof.
B. Distribution of Final Development Plan for Review and Comment. The City Clerk shall route one or more copies of the Final Development Plan to City staff members for review and comment. One copy of the Final Development Plan shall be provided to each member of the City Council and Planning Commission prior to their consideration of the plan.
C. Recommendation and Criteria for Recommendation by Planning Commission. Within thirty (30) days from the submission of a Final Development Plan and supporting materials, the Planning Commission shall recommend that the final development plan be approved as presented, approved with supplementary conditions or disapproved. Before making its recommendation, the Planning Commission shall find that the facts submitted with the application and presented at the public hearing establish that:
1. The proposed development can be initiated within two years of the date of approval.
2. Each individual unit of the development, as well as the total development, can exist as an independent unit capable of creating an environment of sustained desirability and stability or that adequate assurance will be provided that the objective will be attained; the uses proposed will not be detrimental to present and potential surrounding uses, but will have a beneficial effect which could not be achieved under standard district regulations.
3. The streets and thoroughfares proposed (where applicable) are suitable and adequate to carry anticipated traffic, and increased densities will not generate traffic in the amounts as to overload the street network outside the planned unit development.
4. Proposed commercial development can be justified at the locations proposed.
5. Any exception from standard district requirements is warranted by the design and other amenities incorporated in the final development plan in accord with the planned unit development and the adopted policy of the Commission and Council.
6. The area surrounding the development can be planned and zoned in coordination and substantial compatibility with the proposed development.
7. The planned unit development is in general conformance with the Comprehensive Plan of the City.
8. The existing and proposed utility services are adequate for the population densities and nonresidential uses proposed.
(4) City Council review, referral and approval or disapproval. The City Council shall review the final development plan to determine the extent to which it conforms to the approved Preliminary Plan and approved public improvement plans and specifications and shall further review the supporting material to determine its conformance with the requirements of this Code. If the final development plan substantially conforms to the approved preliminary development plan and public improvement plans and specifications and if the supporting material meets all Code requirements, then the Council shall approve the Fina1 Development Plan by ordinance within thirty (30) days from the date of its review. If the Final Development Plan does not in some way substantially conform with the approved preliminary development plan or if the supporting material does not conform with all Code requirements, then the Council, within thirty (30) days from the date of its review, shall take one of the following actions:
A. By ordinance, approve the Final Development Plan;
B. By ordinance, approve the Final Development Plan, with conditions;
C. By ordinance, disapprove the Final Development Plan;
D. Refer the Final Development Plan to the Planning Commission for reconsideration, at which time and place the Planning Commission shall determine the extent to which the revised final development plan conforms or fails to conform with the standards of this Code. The Planning Commission shall, not later than ninety (90) days after the adjournment of the public meeting, transmit its recommendation on the revised Final Development Plan to the City Council. Within sixty (60) days from the receipt of the Planning Commission's recommendation with respect to the revised final development plan, the City Council shall, by ordinance, approve or disapprove the plan.
(b) Recording. Within seven (7) days from the date of adoption of an ordinance approving the Final Development Plan, or within seven (7) days from the date on which the last event referred to in this Code or characterized in the ordinance as a pre-requisite to recording of the Final Development Plan occurs, whichever is later, the City Clerk shall record a Notice of Approval of the Final Plan together with the legal description of the property subject to the Final Plan in the office of the Recorder of Champaign County, Ohio.
(c) Changes in the Final Development Plan.
(1) Minor changes. Minor changes in the location, setting, height or character of the buildings and structures may be authorized by the Zoning Administrator, if required by engineering or other circumstances not foreseen at the time of adoption of the ordinance approving the Final Development Plan.
(2) No change authorized by this subsection may cause any of the following:
A. A change in the use or character of the development;
B. An increase in overall coverage of structures;
C. An increase in the intensity of use of over ten (10%) percent;
D. An increase in any dimension of a building or structure by more than five percent (5%) in any direction;
E. A reduction in approved open space of five percent (5%) or more;
F. A reduction in off-street parking and loading space of five percent (5%) or more; or
G. A reduction in required pavement widths of five (5%) percent or more.
(3) Non-minor changes. Decisions concerning approval or disapproval or modifications of proposed non-minor changes in a Final Development Plan shall be by the City Council after conducting an additional legislative public hearing and submitted recommendation from the Planning Commission on such proposed change.
(d) Revocation of Approved Planned Unit Development.
(1) The City Council may consider an approved final planned unit development plan subject to revocation if construction falls more than two (2) years behind the schedule filed with the final development plan or if development exceeds five (5) years, unless otherwise mutually agreed upon expiration date.
(2) The owner of property in a planned unit development plan or the owner of any portion thereof may petition for revocation of such planned unit development plan in whole or in part.
(3) Upon initiation by City Council or the owner of property in an approved planned unit development requesting vacation of such planned unit development in whole or in part, Council shall refer such item to the Planning Commission for a recommendation and shall set a public hearing. Notice of such hearing shall be provided by the Clerk of Council in the manner set forth for legislative public hearings by the City Council. Additionally, the Clerk of Council shall provide personal notice to all persons having an ownership interest in such planned unit development. Such personal notice shall be provided based on ownership recorded with the Recorder of Deeds of Champaign County. Personal notice shall be by regular U.S. mail or personal delivery at least ten (10) days prior to the public hearing on revocation.
(4) The Planning Commission shall conduct a public meeting and make a recommendation to the City Council regarding revocation of the planned unit development.
(5) Upon receipt of the Planning Commission recommendation, the City Council shall take up and consider the petition to revoke in whole or in part the subject planned unit development. The City Council may approve, deny, in whole or in part, revocation of the subject planned unit development. The City Council may impose reasonable conditions on such revocation in order to advance the health, safety, and welfare of the citizens.
(6) In the event City Council revokes an approved planned unit development plan, in whole or in part, then the City Clerk shall file a notice of such revocation with the Champaign County Recorder.
(7) Revocation of an approved planned unit development plan shall preclude any additional construction pursuant to such revoked plan, except construction determined necessary by the City to wind up the development and put the same in a safe and sanitary condition. Any security posted to guarantee installation of required public improvements shall continue in effect until all approved public improvements are completed, all wind up construction is completed, and all claims against such security are resolved.
(8) Upon revocation of an approved planned unit development plan, the property for which such plan is revoked shall retain its zoning district classification absent such plan.
(Ord. 4243. Passed 6-12-07.)
1141.05 SPECIFIC REGULATIONS FOR RESIDENTIAL PLANNED UNIT DEVELOPMENTS.
(a) Intent. It is the intent of this section to provide specific additional regulations for Planned Unit Developments located in residential zoning districts.
(b) Permitted Uses in a Residential Planned Unit Development. In addition to the lawfully authorized uses permitted in each zoning district, the following additional uses are permitted in a Residential Planned Development:
(1) Residential Planned Unit Developments in the R-1 Zoning District:
A. Semi-detached single family dwelling units (one (1) dwelling unit joined to one (1) other dwelling unit by a party wall);
B. Attached single-family dwelling units, townhouses and row house groups of no more than four (4) dwelling units per building;
C. Uses authorized in the underlying zoning district by special use permit or after site plan review.
(2) Residential Planned Unit Developments in the R-2 District. Same as in the R-1 District.
(3) Residential Planned Unit Developments in the R-3 Districts.
A. Semi-detached single-family dwelling units (one (1) dwelling unit joined to one (1) other dwelling unit by a party wall);
B. Single-family detached dwelling units;
C. Attached single-family dwelling units, townhouses and row houses in groups of no more than four (4) dwelling units per building;
D. Multi-family dwellings or apartment dwellings;
E. Uses authorized in the underlying zoning district by special use permit or after site plan review.
(4) Detached single-family mobile homes (R-3 Zoning District only, conditional use for mobile home park must be approved).
(5) Detached single-family manufactured units (R-3 Zoning District only, if dwelling approved through residential building code).
(c) Minimum Land Area Requirement for a Residential Planned Unit Development.
(1) R-1 Planned Unit Developments - three (3) acres. Smaller parcels may be considered on the basis of their potential to satisfy the objectives of this chapter as stated in Section 1141.01.
(2) In R-2 Planned Unit Developments - three (3) acres. Smaller parcels may be considered on the basis of their potentia1 to satisfy the objectives of this chapter as stated in Section 1141.01.
(3) In R-3 Planned Unit Developments - one (1) acre.
(d) Minimum Dwelling Unit Requirement. No Residential Planned Unit Development shall contain less than five (5) dwelling units.
(e) Density, Floor Area and Common Recreation Requirements for Residential Planned Unit Developments. In accordance with the following table:
Zoning District | Maximum Net Density (Dwelling Units/Acre) | Maximum Floor Area (% of Land Area) | Minimum Common Recreation Space (% of Floor Area) |
R-1 | 6.00 | 30.0% | 25% |
R-2 | 8.00 | 25.0% | 20% |
R-3 | 12.00 | 25.0% | 15% |
(f) Minimum Off-Street Parking Requirements. Two (2) parking spaces for each dwelling unit.
(g) Architectural Plans. Residential Planned Unit Developments in the R-1, R-2, and R-3 Districts, building elevations and architectural renderings shall be required with submission of the preliminary development plan.
(Ord. 4243. Passed 6-12-07.)
1141.06 SPECIFIC REGULATIONS FOR COMMERCIAL PLANNED UNIT DEVELOPMENTS.
(a) Intent. It is the intent of these requirements to provide additional specific regulations for Planned Unit Developments located in commercial or business districts.
(b) Permitted Uses. Uses authorized in the underlying zoning district (BR1, B2, B3) by special use permit or site plan review.
(c) Minimum Land Area Requirement for a Commercial Planned Unit Development. One (1) acre.
(d) Minimum Use Requirement. No Commercial Planned Unit Development shall contain less than three (3) commercial uses.
(e) Maximum Floor Area Requirement. Forty percent (40%) of the gross land area in the Planned Unit Development.
(f) Minimum Landscaped Open Space Requirement. Fifteen percent (15%) of the gross land area in the Planned Unit Development. Open recreational spaces are encouraged for walking/bike paths, outdoor common seating, picnic areas, etc. to increase quality of life among employees and visitors. Interconnectivity with existing multi-use paths is also encouraged for alternate transportation to and from the planned unit development site.
(g) Minimum Off-Street Parking Requirement. Four and one-half (4.5) parking spaces for every one thousand (1,000) square feet of gross floor area.
(Ord. 4243. Passed 6-12-07.)
1141.07 SPECIFIC REGULATIONS FOR INDUSTRIAL PLANNED UNIT DEVELOPMENT.
(a) Intent. It is the intent of these requirements to provide additional specific regulations for Planned Unit Developments located in the Industrial or Manufacturing Zoning Districts.
(b) Permitted Uses. Uses authorized in the underlying zoning district by special use permit or after site plan review.
(c) Minimum Land Area Requirement for an Industrial Planned Unit Development. Two (2) acres.
(d) Minimum Use Requirement. No Industrial Planned Unit Development shall contain less than three (3) industrial uses.
(e) Maximum Floor Area Requirement. Fifty percent (50%) of the gross land area in the Planned Unit Development.
(f) Minimum Landscaped Open Space Requirement. Ten percent (10%) of the gross land area in the Planned Unit Development. Open recreational spaces are encouraged for walking/bike paths, outdoor common seating, picnic areas, etc. to increase quality of life among employees and visitors. Interconnectivity with existing multi-use paths is also encouraged for alternate transportation to and from the planned unit development site.
(g) Minimum Off-Street Parking Requirement. One (1) parking space for every six hundred (600) square feet of gross floor area.
(Ord. 4243. Passed 6-12-07.)
1141.08 SPECIFIC REGULATIONS FOR A B-2 MULTI-USE OFFICE PARK.
(a) Purpose. The purpose of the B-2, Multi-Use Office Park Planned Unit Development is to accommodate new development and/or encourage the redevelopment of or the re-use of an existing set of structures on a site that has been vacated by the previous tenant and/or owner. The multi-use office park has a controlled environment; it is not merely a free-standing office building, but a cluster of structures having characteristics of the planned unit development. In some respects the multi-use office park may be similar to the shopping center and the industrial park. Like the shopping center, the multi-use office park calls for unified control continuing management and services to tenants, on-site parking for tenant-employees and for tenant-callers. Like the industrial park, other features include on-site traffic circulation, extensive landscaping, sign control and other covenants. Depending on its size and level of employment, the multi-use office park may include corollary uses such as a retail store, bank, restaurant, conference center and residential uses. Flexibility is a factor in multi-use office park design. The grouping and use of buildings may be designed to meet special requirements for a single tenant or to provide for multiple tenants.
(b) Permitted Uses. Permitted Uses and Special Uses in the BR-1, B-2, and R-2 Districts, except: correctional institutions, criminal rehabilitation centers, farms, fraternities, sororities, gas company plants and facilities, industrial centers, rooming houses, sanitary landfill and zoos. The application or preliminary development plan for multi-use office park shall specify the proposed use or uses and the location thereof during the Planned Unit Development review and approval process, consideration of a proposed use or development proposal which would otherwise be authorized by a special use permit or after site plan review shall replace and be a substitute for the special use permit review process or site plan review process.
(c) Minimum Land Area Requirement for a Multi-Use Office Park Planned Unit Development. Five (5) acres. Smaller parcels may be considered on the basis of their potential to satisfy the objectives of this chapter as stated in Section 1141.01
.
(d) Minimum Use Requirement. No multi-use office park shall contain less than three (3) principal uses.
(e) Maximum Floor Area Requirement. Forty percent (40%) of the gross land area in the planned unit development.
(f) Minimum Landscaped Open Space Requirement. Fifteen percent (15%) of the gross land area in the planned unit development. Open recreational spaces are encouraged for walking/bike paths, outdoor common seating, picnic areas, etc. to increase quality of life among employees and visitors. Interconnectivity with existing multi-use paths is also encouraged for alternate transportation to and from the planned unit development site.
(g) Minimum Off-Street Parking Requirement. Parking provisions for existing buildings in multi-use office parks have no standards. Each multi-use office park is unique in its environment and characteristics and it is not accurate to utilize generalized planning factors for these traffic and parking generators. All uses within multi-use office parks are traffic generators, however, they must accommodate the needs of those who use vehicles to visit them. The multi-use office park must accommodate needs of a variety of parker types; parking space needs must be considered in relation to use characteristics, building layout and site constraints. Parking demand will vary with the size of the multi-use office park and its activities. Parking facilities should be large enough to accommodate worker shift changes, if any, which is the peak time for parking. Because of differing uses located in a multi-use office park, planning ratios of total employee or gross floor area are unreliable for estimating parking needs. In order to evaluate parking space needs, number of employees and building use should be accounted for on a site specific basis. A definitive parking space needs estimate for each use in a multi-use office park can be derived using four variables:
(1) Typical daily tenant-employee population;
(2) Typical daily tenant-caller population;
(3) Percent of tenant-employees being auto drivers; and
(4) Percent of tenant-callers being auto drivers.
(h) Based on the above guidelines, the final development plan for the multi-use office park shall reflect parking adequate to handle proposed uses:
(1) Any new construction that takes place within a B-2 Multi-Use Office Park Planned Unit Development shall meet all applicable regulations and standards contained in other sections of this chapter of the Municipal Code.
(2) The City Council may waive any portion of the standards, requirements or procedures for this section of the Code, provided that such waivers are not contrary to the spirit, purpose and intent of this Code and in accordance with all applicable Federal and State laws.
(Ord. 4243. Passed 6-12-07.)
1149.01 VIOLATION.
Any building that is or is proposed to be located, erected, constructed, reconstructed, enlarged, changed, maintained or used or any land that is proposed to be used or is used in violation of this chapter or any amendment or supplement thereto, the Zoning Inspector or any adjacent or neighboring property owner who would be specifically damaged by such violation may, in addition to other remedies provided by law, institute appropriate action or proceedings to prevent such unlawful location, erection, construction, reconstruction, alteration, conversion, maintenance or use; to restrain, correct or abate such violation to prevent the occupancy of said building, structure or land or to prevent any illegal act, conduct, business or use in or about, such premises.
1149.02 NOTICE OF VIOLATION.
The notice of any violation of this Part shall be as follows:
(a) Whenever the Zoning Inspector determines that there is a violation of any provision of this Part, a notice of such violation shall be issued. Such notice shall:
(1) Be in writing;
(2) Identify the violation; and
(3) State the time by which the violation shall be corrected.
(b) Service of notice of the violation shall be as follows:
(1) By personal delivery to the owner, tenant or other person or legal entity in charge or possession of the property, or by leaving the notice at the usual place of residence of such persons with a person of sixteen (16) years or older; or
(2) By certified mail, addressed to any of these persons at a last known address. Service shall be deemed complete when the fact of the mailing is posted, provided that the first class mail envelope is not returned by the postal authorities with an endorsement showing failure of delivery.
1149.03 REMEDIES.
(a) Prohibitions. No person shall fail or refuse to comply with an order issued by the Zoning Inspector. A separate offense shall be deemed committed each day upon which a violation occurs or continues. No person shall construct, modify, alter, use or occupy any structure or land in violation of this Part. A separate offense shall be deemed committed each day upon which a violation occurs or continues.
(b) Penalties. Any violation of the Zoning Code is punishable by any or all of the following:
(1) Criminal Penalties. A first violation of the Zoning Code is a minor misdemeanor, punishable by a fine of up to one hundred fifty dollars ($150.00), not including court costs. Any subsequent violations within one (1) year of the date of any conviction is a misdemeanor of the third degree. A third-degree misdemeanor is punishable by a fine of up to five hundred dollars ($500.00), sixty (60) days in jail, or both, not including court costs. In addition, any money spent by the City to remove unsafe or unsanitary conditions from a cited property may be added to the fine.
(2) Civil Remedies. The Director of Administration, on behalf of the City of Urbana, or any officer designated by the Director of Administration on behalf of the City of Urbana may file suit for injunction against any violation of the Zoning Code or, if the violation has caused damages to the City of Urbana, file suit for a judgment for damages. Any other person, property owner, or occupant of a property who can show that he or she has suffered harm or whose property has suffered harm as a result of the violations of the Zoning Code may also file suit for injunction or damages to the fullest extent provided by law.
(3) Fines. After the expiration of any time allotted for compliance, for the filing of an appeal, or after an unsuccessful appeal, any continuing violation is subject to a fine of twenty-five dollars ($25.00) per day, until the property comes into compliance. These fines may be collected by an action at law brought in the name of the City against the owner, occupant or person having charge or lawful possession of the premises on which the violation occurred, by certifying the costs to the County Auditor for placement on the real estate tax duplicate of the premises on which the violation occurred, and collection in the same manner as other taxes, or both, in the sole discretion of the Director of Administration or any officer designated by the Director of Administration on behalf of the City of Urbana.
(Ord. 4606-24. Passed 4-16-24.)
1149.04 FEES.
The fees for all applicant costs incurred in this Part shall be established by the Board of Control. Furthermore, no plan shall be accepted for filing and processing, as provided in this chapter, unless and until a filing fee is paid to the City.
The applicant shall be responsible for the expenses incurred by the City in reviewing the plan or any modifications to the plan. Such expenses may include items such as the cost of professional services including expenses and legal fees in connection with reviewing the plan, prepared reports, the publication and mailing of public notice in connection therewith, and any other reasonable expenses directly attributable thereon.
At the time of submitting a site plan to the Planning Commission for consideration, the applicant shall make a monetary deposit in the office of the Zoning Inspector in the amount equal to the estimated cost of the City's expenses.