Wooster City Zoning Code
CHAPTER 1107
Zoning Districts
1107.01 ESTABLISHMENT OF ZONING DISTRICTS.
(a) Districts Established. In order to carry out the purpose of this code, the City is hereby divided into the zoning districts established in Table 1107-1, all of which are designated on the Official Zoning Map by boundaries, symbols, and abbreviations.
Abbreviation | District Name |
Residential Zoning Districts | |
R-1 | Suburban Single-Family Residential District |
R-2 | Single-Family Residential District |
R-T | Traditional Residential District |
R-3 | Attached Residential District |
R-4 | Multi-Family Residential District |
R-5 | Manufactured Home Park District |
Nonresidential Zoning Districts | |
C-1 | Office/Institutional District |
C-2 | Community Commercial District |
C-3 | General Commercial District |
C-4 | Central Business District |
I-1 | Office/Limited Industrial District |
I-2 | General Industrial District |
I-3 | Urban Industrial District |
Special Zoning Districts | |
AG | Agricultural District |
CF | Community Facilities District |
PD | Planned Development District |
(b) References to Previous Zoning Districts. Some of the district classification and names established within this code differ from previous versions of this code. In instances where there may be references to the previous zoning district nomenclature, Table 1107-2 identifies how each of the previous district classifications were renamed for this code. This section shall only be used for comparison purposes.
Zoning Districts in the Planning and Zoning Code Effective Prior to <> | Zoning Districts in the Planning and Zoning Code Effective After <> | ||
Abbrev | District Name | Abbrev | District Name |
Residential Zoning Districts | |||
R-1 | Suburban Single-Family Residential District | R-1 | Suburban Single-Family Residential District |
R-2 | Single-Family Residential District | R-2 | Single-Family Residential DIstrict |
R-T | Traditional Residential District | R-T | Traditional Residential District |
R-3 | Attached Single-Family/ Townhouse District | R-3 | Attached Residential District |
R-4 | Multi-Family Residential District | R-4 | Multi-Family Residential District |
R-5 | Manufactured Home Park District | R-5 | Manufactured Home Park District (Discontinued) |
Nonresidential Zoning Districts | |||
C-1 | Office/Institutional District | C-1 | Office/Institutional District |
C-2 | Neighborhood Commercial District | C-2 | Community Commercial District |
C-3 | Community Commercial District | ||
C-4 | Central Business District | C-4 | Central Business District |
C-5 | General Commercial District | C-3 | General Commercial District |
CPRO | Campus, Professional, Research, Office District | District Eliminated | |
M-1 | Office/Limited Manufacturing District | I-1 | Office/Limited Industrial District |
M-2 | General Manufacturing District | I-2 | General Industrial District |
M-4 | Open Space/Heavy Manufacturing District | ||
M-3 | Urban Manufacturing District | I-3 | Urban Industrial District |
Special Zoning Districts | |||
AG | Agricultural District | AG | Agricultural District |
CF | Community Facilities District | CF | Community Facilities District |
PDOD | Planned Development Overlay District | PD | Planned Development District |
(Ord. 2018-009. Passed 5-7-18.)
1107.02 OFFICIAL ZONING MAP AND DISTRICT BOUNDARIES.
(a) The boundaries of the zoning districts are shown upon the map designated as the Official Zoning Map. The Official Zoning Map and all of the notations, references, and other information shown thereon, are established as a part of this code and have the same force and effect as if the Official Zoning Map and all the notations, references, and other information shown thereon were all fully set forth or described herein, the original of which is properly attested to and is on file with the Zoning Administrator.
(b) No changes of any nature shall be made in the Official Zoning Map or matter shown thereon except in conformity with the procedures set forth in this code.
(c) In the event that the Official Zoning Map becomes damaged, destroyed, or lost, City Council may, by ordinance, adopt a new Official Zoning Map, which shall supersede the prior Official Zoning Map. The new Official Zoning Map may correct drafting or other errors or omissions in the prior Official Zoning Map.
(Ord. 2018-009. Passed 5-7-18.)
1107.03 INTERPRETATION OF ZONING DISTRICT BOUNDARIES.
Where uncertainty exists with respect to the boundaries of any of the aforesaid districts as shown on the Official Zoning Map, the following rules shall apply:
(a) Where the designation of a boundary line on the zoning map coincides with the location of a street or alley, the centerline of such street or alley shall be construed to be the boundary of such district.
(b) Where the district boundaries do not coincide with the location of streets or alleys, but do coincide with lot lines, such lot lines shall be construed to be the boundary of such district.
(c) Where the district boundaries do not coincide with the location of streets, alleys, or lot lines, the district boundaries shall be determined by the use of the scale shown on the Official Zoning Map described in Section 1107.02.
(d) All streets, alleys, public ways, waterways, and railroad rights-of-way, if not otherwise specifically designated, shall be deemed to be in the same zoning district as the property immediately abutting upon such streets, alleys, public ways, waterways, and railroad rights-of-way.
(e) Where the centerline of a street, alley, public way, waterway, or railroad right-of-way serves as a zoning district boundary, the zoning district of such areas, unless otherwise specifically designated, shall be deemed to be the same as that of the abutting property up to the centerline.
(f) Whenever any street, alley, or other public way is vacated by official action as provided by law, the zoning district adjoining each side of such public way shall be automatically extended to the center of such vacation and all areas included in the vacation shall then and henceforth be subject to all regulations of the extended.
(g) All uncertainties and disputes concerning the exact location of zoning district boundaries shall be resolved by the BZA according to the rules and regulations that it may adopt.
(Ord. 2018-009. Passed 5-7-18.)
(Ord. 2018-009. Passed 5-7-18.)
1107.04 ANNEXATION.
(a) Unless otherwise stated in the conditions of annexation, territory annexed to or otherwise becoming a part of the City shall be zoned by City Council upon recommendation of the Planning Commission as per Section 1105.08. The Planning Commission shall recommend a zoning classification to City Council prior to the time City Council accepts an annexation.
(b) The Clerk of Council shall notify the Planning Commission immediately upon receiving a certified transcript of the proceedings for an annexation from the Board of County Commissioners.
(c) If City Council does not simultaneously accept an annexation and designate a zoning district, the territory annexed shall become an R-1 Suburban Single-Family Residential District until otherwise classified.
(Ord. 2021-10. Passed 2-16-21.)
1107.05 DISTRICT-SPECIFIC PURPOSE STATEMENTS AND REGULATIONS.
(a) General Requirements. The following subsection establishes the purpose statement for each of the base zoning districts as well as any district specific requirements.
(1) The purpose statement and district-specific standards for Planned Development (PD) Districts are located in Chapter 1111: Planned Developments.
(2) In addition to all standards established within this chapter, development within the zoning districts shall also be subject to any other applicable standards of this code including, but not limited to, site development standards, architectural standards, open space requirements, landscaping, parking, signs, etc.
(b) Single-Family Residential Zoning Districts (R-1, R-2, and R-T). The single- family residential zoning districts are established in order to achieve, among other things, the following purposes:
(1) To regulate the bulk and location of dwellings, accessory buildings and other structures to obtain proper privacy and useable open spaces on each lot appropriate for the various districts;
(2) To regulate the density and distribution of population to avoid congestion and the overburdening of existing and proposed community facilities and public services;
(3) To foster a variety of residential living unit types while protecting the character of the City;
(4) To provide for proper location of dwellings in relationship to multi- family, commercial and industrial uses so as to increase the general convenience, safety and amenities within the community and to protect residents from nuisances;
(5) To provide for limited small-scale community facilities when such uses are designed and located to be compatible with the residential neighborhood;
(6) To provide proper spacing between buildings to ensure adequate access for fire and other emergency vehicles and equipment;
(7) To protect the desirable characteristics and promote the stability of existing residential development;
(8) To promote the most desirable and beneficial use of the land in accordance with the objectives of the City of Wooster's Comprehensive Plan; and
(9) To carry out the following specific district purposes:
A. The R-1 Suburban Single-Family Residential District is established to encourage the creation and preservation of low-density single-family residential neighborhoods and to limit the establishment of nonresidential uses to those that are compatible with the intended low-density neighborhood character. The stipulated density is intended to provide for areas of suburban character in the community. Suburban areas are typically located at the outer periphery of the city and are characterized by curvilinear streets, cul-de-sacs, and attached garages.
B. The R-2 Single-Family Residential District is established to promote, preserve and protect medium-low density predominantly single-family neighborhoods in the City. Two-family dwellings are restricted to locations where they are designed and located in a manner that is compatible with the existing or proposed residential neighborhood.
C. The R-T Traditional Residential District is established to preserve and protect neighborhoods with traditional urban character. Traditional residential areas are the oldest, close-to-downtown residential areas in the City. Small, dense lots were generally developed before 1940 in a regular grid street pattern, with houses constructed with detached garages. As set forth in the Wooster Comprehensive Plan, traditional residential development will encourage historic preservation and construction/reconstruction that is single-family development and conversions of multi-family dwellings back to the original single-family uses.
(c) Multi-Family Residential Zoning Districts (R-3 and R-4). The multi-family residential zoning districts regulations are established in order to achieve, among other things, the following purposes:
(1) To regulate the bulk and location of dwellings to obtain proper privacy and useable open spaces appropriate for the various districts;
(2) To regulate the density and distribution of population to avoid congestion and the overburdening of existing and proposed community facilities and public services;
(3) To preserve the character of differing neighborhoods by providing different districts with different densities and development standards;
(4) To enable the development of attached single-family and multi-family dwellings in appropriate locations and with a minimum project size to ensure the creation of sustainable higher density neighborhoods;
(5) To promote the most desirable and beneficial use of the land in accordance with the objectives of the City of Wooster's Comprehensive Plan; and
(6) To carry out the following specific purposes:
A. The R-3 Attached Residential District is established to provide, preserve and protect medium density residential areas for small-scale attached dwellings arranged to provide good building site design and effective open space in areas adequately served by City sewer, water and streets.
B. The R-4 Multi-Family Residential District is established to provide, preserve and protect locations for high density apartment development in areas with appropriate levels of service.
(d) Manufactured Home Park District (R-5).
(1) Purpose. The Manufactured Home Park District and its regulations are established in order to achieve the following purposes:
A. To provide for orderly growth and development in the City of Wooster;
B. To preserve the character of differing neighborhoods by providing for the location of mobile homes and manufactured homes in manufactured home communities;
C. To regulate the bulk and location of dwellings to maintain privacy, safety and open spaces for each unit appropriate for the district; and
D. To provide certainty to property owners, developers and neighbors about the limits of what is allowed in a manufactured home park zoning district.
(2) Discontinued District. The R-5 District is a discontinued district and is maintained in this code to minimize the creation of nonconformities. Applications for amendments to the zoning map to create additional R-5 Districts shall be prohibited after the effective date of this code, or amendment thereto.
(3) R-5 District Standards. While new R-5 Districts may not be established after the effective date of this code, existing manufactured home parks may continue without being subject to the nonconformity standards of Chapter 1131: Nonconformities provided the existing uses comply with the following standards:
A. All manufactured homes, mobile homes, or accessory buildings shall be set back a minimum of 50 feet from any lot or right-of-way line bounding the manufactured home community. See Section 1115.01 for permitted obstructions within required setbacks.
B. The existing number of lots within any manufactured home park may be maintained and expanded in conformity with the requirements of this code within existing R-5 Districts unless a reduction is required by Wayne County or State of Ohio officials for the purposes of health and safety. Review shall be in compliance with Section 1105.07.
C. Existing manufactured homes or mobile homes may be replaced with new homes provided such homes comply with any applicable standard of this section. Additional manufactured homes and mobile homes shall be allowed on any additional lots created pursuant to Section 1107.05(d)(3)B. Such replacement or addition shall require a zoning certificate approval. The maximum density shall not exceed eleven (11) manufactured or mobile homes per acre.
D. Streets may be maintained and new streets or drives, other than driveways accessing individual lots, may be created within a manufactured home park to serve new lots created pursuant to Section 1107.05(d)(3)B.. No street, including associated drainage facilities, shall be located closer than ten (10) feet to any property boundary of a manufactured home community. Private access drives built to the following specifications shall be permitted, provided they are constructed to conform to the City's street construction specifications:
1. One-way private access drive:
a. Twelve (12) foot minimum width with no parking allowed; or,
b. Eighteen (18) foot minimum width with parking allowed on one side.
2. Two-way private access drive:
a. Twenty-foot (20) minimum width with no parking allowed; or,
b. Twenty-eight (28) foot minimum width with parking allowed on one side of the private access drive.
c. Thirty-four (34) foot minimum width with parking allowed on both sides of the private access drive.
All manufactured home communities shall have paved sidewalks at least three (3) feet in width on one side of interior streets. A private sidewalk, with a minimum width of two (2) feet, that provides a walkway from the manufactured home to a roadway or the common sidewalk system, shall be required. Additional sidewalks that connect service buildings and recreational areas to the common sidewalk system shall be provided.
E. Existing permitted commercial, office, and recreational accessory uses may be maintained provided the uses and buildings are designed and located to protect the character of the district and surrounding residential uses and additional such uses may be created to serve new lots created pursuant to Section 1107.05(d)(3)B.. Such facilities shall be screened and landscaped so as to be compatible with adjoining manufactured home lots.
F. Not less than two (2) off-street parking spaces shall be provided for each dwelling unit on the same lot as the manufactured/mobile home. A minimum of fifteen percent (15%) of the total number of required parking spaces for any manufactured home park shall be maintained for guest parking.
G. All existing open spaces and recreational areas shall be maintained for such uses as long as the manufactured home park continues to operate and additional such spaces and areas may shall be created to serve new lots created pursuant to Section 1107.05(d)(3)B.
1. A safe, usable recreation area of at least ten percent (10%) of the gross land area of the manufactured home community, shall be reserved for recreational and open space uses. This figure is in addition to any other open areas required by minimum setback requirements or other sections of this Planning and Zoning Code. The recreation area(s) shall conform to the regulations set forth below:
a. At least one-half of the required recreation and open space shall be developed as one recreation area. This recreation area shall be of a location, condition, size, and shape to be usable for a specific recreation activity. Safety buffers shall be provided for users of recreational facilities using recognized engineering and recreation standards.
H. All individual home lots/pads shall maintain a minimum area of 3,600 square feet and a minimum width of 35 feet. Such width shall be increased to 50 feet for any individual home lots that are classified as corner lots.
I. There shall be a minimum clearance of 20 feet between individual manufactured or mobile homes.
J. All principal buildings shall have a maximum height of 35 feet. Any accessory structure shall be subject to the standards of Section 1113.01.
K. All manufactured and mobile homes shall meet or exceed federal and state manufactured and mobile home codes, including OAC Ch-3701-27 inclusive, Ohio Sanitary Code, and any amendments or changes thereof.
L. All mobile homes within the park shall be served by the City water supply system and City sanitary sewer system. These utilities shall conform to all City, County, and State Health Department requirements.
M. Each manufactured or mobile home shall be securely skirted, entirely enclosing the bottom section at the time of occupancy. The skirting shall be of an impervious material and consistent with the characteristics of the manufactured home.
N. The outer boundaries of the manufactured home park shall contain a buffer zone planted and maintained by the park operator. The buffer zone shall be composed of a green strip, not less than 10 feet in width, planted and maintained with a continuous, evergreen hedge of densely planted evergreen trees and shrubs not less than six feet in height, located along all park boundaries, including the boundaries abutting a public right-of-way. This densely planted buffer zone shall completely obscure the manufactured home parking community within two years of its planting.
O. All uses and operations, except off-street parking, shall be performed wholly within enclosed buildings, unless specifically permitted otherwise.
P. Within each manufactured home community, storm drainage shall be provided in accordance with the City's applicable codes.
Q. The storage and collection of garbage and refuse within each manufactured home community shall be conducted as to create no health hazards, rodent harborage, insect breeding areas, fire hazards, or air pollution. All garbage shall be stored in fly-tight, rodent-proof containers. Any building, container, or dumpster used to dispose of garbage or refuse shall be screened in accordance with the provisions set forth in Section 1123.07.
R. Within each manufactured home community, adequate water mains, fire hydrants, gaited connections, and other fire prevention and fire safety facilities shall be installed. Standard fire hydrants shall be located in accordance with the City's applicable codes. Portable fire extinguishers, smoke detectors, and carbon monoxide detectors shall be required in each manufactured home by the park management.
(Ord. 2023-17. Passed 5-15-23.)