ZONING ORDINANCE
For
VILLAGE OF SPENCERVILLE
ALLEN COUNTY, OHIO
TABLE OF CONTENTS
ARTICLE PAGE
1.0 Title.................................................................................................................... 1-1
1.1 Purpose............................................................................................................. 1-1
1.2 Interpretation..................................................................................................... 1-1
1.3 Separability....................................................................................................... 1-1
1.4 Repeal of Conflicting Resolutions............................................................... 1-1
1.5 Effective Date................................................................................................... 1-1
2 - INTERPRETATION AND DEFINITION OF TERMS & WORDS
2.0 Purpose............................................................................................................. 2-1
2.1 Interpretation of Terms or Words.................................................................... 2-1
2.2 Definition of Terms or Words.......................................................................... 2-1
3 - ESTABLISHMENT OF DISTRICTS
3.0 Purpose............................................................................................................. 3-1
3.1 Establishment of Districts................................................................................ 3-1
3.2 Zoning District Map.......................................................................................... 3-1
3.3 Zoning Map Legend......................................................................................... 3-1
3.4 Identification of Official Zoning Map............................................................... 3-2
3.5 Zoning Upon Annexation................................................................................. 3-2
3.6 Zoning Map Amendments............................................................................... 3-3
4.0 Purpose............................................................................................................. 4-1
4.1 Uses Permitted in the R-1 Residential District............................................. 4-1
4.2 Conditional Uses - With Approval by the Board of Zoning
Appeals after a Public Hearing....................................................................... 4-1
4.3 Maximum Height Regulations within the R-1 Residential
District............................................................................................................... 4-2
4.4 Required Floor Area in the R-1 Residential District..................................... 4-2
4.5 Required Lot Size Regulations and Frontage Within the
R-1 Residential District................................................................................... 4-2
4.6 Required Yard Regulations within the R-1 Residential District................... 4-2
4.7 Required Setback Regulations within the R-1 Residential District............. 4-2
5.0 Purpose............................................................................................................. 5-1
5.1 Uses Permitted in the R-2 Residential District............................................. 5-1
5.2 Conditional Uses - with Approval by the Board of Zoning
Appeals after a Public Hearing...................................................................... 5-1
5.3 Maximum Height Regulations within the R-2 Residential District............... 5-2
5.4 Required Floor Area within the R-2 Residential District.............................. 5-2
5.5 Required Lot Size and Frontage Regulation within the
R-2 Residential District................................................................................... 5-2
5.6 Required Yard Regulations within the R-2 Residential District................... 5-2
5.7 Required Setback Regulations within the R-2 Residential District............ 5-2
6.0 Purpose............................................................................................................. 6-1
6.1 Uses Permitted in the R-3 Residential District............................................... 6-1
6.2 Conditional Uses - with Approval by the Board of
Zoning Appeals after a Public Hearing.......................................................... 6-1
6.3 Maximum Height Regulations within the R-3 Residential District............... 6-2
6.4 Required Floor Area in the R-3 Residential District..................................... 6-2
6.5 Required Lot Size Regulations and Frontage within the
R-3 Residential District................................................................................... 6-2
6.6 Required Yard Regulations within the R-3 Residential District................... 6-2
6.7 Required Setback Regulations within the R-3 Residential District............ 6-2
6.8 Landscaping or Screening Provisions.......................................................... 6-2
6.9 Landscaping or Screening Provisions within the R-3 District..................... 6-2
7 - PBO PROFESSIONAL AND BUSINESS OFFICE DISTRICT
7.0 Purpose............................................................................................................. 7-1
7.1 Uses Permitted in the PBO Professional and Business
Office Districts.................................................................................................. 7-1
7.2 Conditional Uses with Approval by the Board of Zoning
Appeals after a Public Hearing...................................................................... 7-1
7.3 Maximum Height Regulations within the PBO District................................. 7-2
7.4 Required Floor Area in the PBO District....................................................... 7-2
7.5 Required Lot Size Regulations within the PBO District............................... 7-2
7.6 Required Yard Regulations within the PBO District..................................... 7-2
7.7 Required Setback Regulations within the PBO District............................... 7-2
7.8 Landscaping or Screening Provisions.......................................................... 7-2
8 - B-1 LOCAL BUSINESS DISTRICT
8.0 Purpose............................................................................................................. 8-1
8.1 Uses Permitted in the B-1 Business District................................................. 8-1
8.2 Conditional Uses with Approval by the Board of
Zoning Appeals after a Public Hearing.......................................................... 8-2
8.3 Maximum Height Regulations within the
B-1 Business District....................................................................................... 8-2
8.4 Required Floor Area within the B-1 Business District................................. 8-2
8.5 Required Lot Size and Frontage Regulations
Within the B-1 Business District..................................................................... 8-2
8.6 Required Yard Regulation within the B-1 Business District........................ 8-2
8.7 Required Setback Regulations within the B-1 District................................. 8-2
8.8 Required Landscaping or Screening Provisions.......................................... 8-2
8.9 Other Required Conditions............................................................................. 8-3
9 - B-2 GENERAL BUSINESS DISTRICT
9.0 Purpose............................................................................................................. 9-1
9.1 Uses Permitted in the B-2 Business District................................................. 9-1
9.2 Conditional Uses - with Approval by the Board of
Zoning Appeals after a Public Hearing.......................................................... 9-1
9.3 Building Height Regulation in the B-2 Business District.............................. 9-2
9.4 Required Floor Area within the B-2 District................................................... 9-2
9.5 Required Lot Area and Frontage within the B-2 Business District............. 9-2
9.6 Required Yard Regulations within the B-2 Business District....................... 9-2
9.7 Required Setback Regulation within the B-2 Business District.................. 9-2
9.8 Landscaping or Screening Provisions........................................................... 9-2
9.9 Other Required Conditions............................................................................. 9-3
10 - M-1 LIGHT MANUFACTURING DISTRICT
10.0 Purpose............................................................................................................. 10-1
10.1 Uses Permitted in the M-1 Manufacturing District........................................ 10-1
10.2 Conditional Uses - with Approval by the Board of Zoning
Appeals after a Public Hearing....................................................................... 10-2
10.3 Accessory Uses in the M-1 Manufacturing District....................................... 10-2
10.4 Building Height Regulation within the M-1 Manufacturing District............... 10-2
10.5 Required Floor Area Within the M-1 Manufacturing..................................... 10-2
10.6 Required Lot Area within the M-1 Manufacturing District............................ 10-2
10.7 Required Yard Regulations within the
M-1 Manufacturing District.............................................................................. 10-2
10.8 Required Setback Regulation within the
M-1 Manufacturing District.............................................................................. 10-3
10.9 Landscaping and Screening Provisions........................................................ 10-3
10.10 Other Required Conditions............................................................................. 10-3
11 - M-2 GENERAL MANUFACTURING DISTRICT
11.0 Purpose............................................................................................................. 11-1
11.1 Uses Permitted in the M-2 Manufacturing District........................................ 11-1
11.2 Conditional Uses - with Approval by the Board of Zoning
Appeals after a Public Hearing....................................................................... 11-1
11.3 Accessory Uses in the M-2 Manufacturing District....................................... 11-1
11.4 Required Lot Area within the M-2 Manufacturing District............................ 11-2
11.5 Building Height Regulation within the M-2 District........................................ 11-2
11.6 Required Yard Regulations within the M-2 District....................................... 11-2
11.7 Required Setback Regulation within the M-2 District................................... 11-2
11.8 Landscaping and Screening Provisions........................................................ 11-2
11.9 Other Required Conditions............................................................................. 11-2
12 - REGULATIONS FOR SPECIFIC OVERLAY DISTRICTS. ACTIVITIES,
USES AND STRUCTURES
12.0 Purpose............................................................................................................. 12-1
12.1 Regulation of Manufactured Home Parks..................................................... 12-1
12.2 Compliance with the Official Schedule of District Regulations................... 12-3
12.3 Regulation of Amusement Arcades............................................................... 12-4
12.4 Regulation of Adult Entertainment Business................................................. 12-10
12.5 Regulation of Massage Establishments........................................................ 12-13
12.6 Regulation of Customary Home Occupations............................................... 12-15
12.7 Regulation of Composting Activities.............................................................. 12-17
12.8 Regulation of Swimming Pools as Accessory Uses.................................... 12-17
12.9 Regulation of Group Residential Facilities.................................................... 12-18
12.10 Regulation of Factory-Built Housing; Design and
Appearance Standards................................................................................... 12-21
13 - SUPPLEMENTARY DISTRICT REGULATIONS
13.0 Purpose............................................................................................................. 13-1
13.1 Conversion of Dwelling To More Than One Unit........................................... 13-1
13.2 Principal Building Per Lot............................................................................... 13-1
13.3 Reduction of Area or Space........................................................................... 13-1
13.4 Construction is Easements............................................................................. 13-2
13.5 Parking and Storage of Vehicles and Trailers.............................................. 13-2
13.6 Junk................................................................................................................... 13-2
13.7 Supplemental Yard and Height Regulations................................................. 13-2
13.8 Setback Requirements for Buildings on Corner Lots.................................. 13-3
13.9 Fence and Wall Restrictions in Front Yards.................................................. 13-3
13.10 Yard Requirements for Multi-Family Dwellings............................................. 13-3
13.11 Exceptions to Height Regulations.................................................................. 13-3
13.12 Architectural Projections................................................................................. 13-4
13.13 Obstructions to Roadway Visibility................................................................. 13-4
13.14 Required Refuse Collection Areas................................................................ 13-4
13.15 Objectionable, Noxious, or Dangerous Uses, Practices, or
Conditions......................................................................................................... 13-5
13.16 Assurance Requirements and Plans............................................................. 13-6
13.17 Enforcement Provisions.................................................................................. 13-6
13.18 Temporary Uses............................................................................................... 13-6
13.19 Landscaping and Screening Provisions....................................................... 13-7
13.20 Landscaping Mounds, Raised Beds and
Other Earth Works........................................................................................... 13-9
13.21 Drainage........................................................................................................... 13-9
14 - OFF-STREET PARKING AND LOADING FACILITIES
14.0 General.............................................................................................................. 14-1
14.1 Off-Street Parking Design Standards............................................................ 14-1
14.2 Determination of Required Spaces............................................................... 14-3
14.3 Joint or Collective Parking Facilities............................................................. 14-3
14.4 Off-Street Storage Areas for Drive-In Services............................................ 14-4
14.5 Parking of Disabled Vehicles......................................................................... 14-4
14.6 Parking Space Requirements........................................................................ 14-5
14.7 Parking and Passenger Loading for Persons with Disabilities.................. 14-8
14.8 Elderly Housing Parking.................................................................................. 14-9
14.9 Off-Street Loading Space Requirements...................................................... 14-9
14.10 Off-Street Loading Design Standards........................................................... 14-9
15.0 Purpose............................................................................................................. 15-1
15.1 Governmental Sign Excluded.......................................................................... 15-1
15.2 General Requirements..................................................................................... 15-1
15.3 Permit Required............................................................................................... 15-3
15.4 Measurement of Sign Area............................................................................. 15-3
15.5 Signs Which are Permitted in all Districts and Which Do Not
Require a Permit.............................................................................................. 15-3
15.6 Signs Permitted in all Districts Which Require a Permit............................. 15-4
15.7 Limitation........................................................................................................... 15-4
15.8 Signs Permitted in Commercial and Manufacturing Districts
Requiring Permit.............................................................................................. 15-4
15.9 Temporary Signs.............................................................................................. 15-5
15.10 Freestanding Signs.......................................................................................... 15-5
15.11 Directional Signs.............................................................................................. 15-6
15.12 Wall Signs Pertaining to Non-Conforming Uses........................................... 15-6
15.13 Political Signs................................................................................................... 15-6
15.14 Sign Setback Requirements........................................................................... 15-6
15.15 Increased Setback........................................................................................... 15-6
15.16 Setbacks for Off-Premises Signs................................................................... 15-6
15.17 Setbacks for Public and Quasipublic Signs.................................................. 15-7
15.18 Special Yard Provisions.................................................................................. 15-7
15.19 Maintenance..................................................................................................... 15-7
15.20 Non-Conforming Signs and Structures.......................................................... 15-7
15.21 Loss of Legal Non-Conforming Status........................................................... 15-7
15.22 Violations.......................................................................................................... 15-8
16.0 Purpose............................................................................................................. 16-1
16.1 Uses Under Conditional Use Provisions not
Non-Conforming Uses..................................................................................... 16-1
16.2 Incompatibility of Nonconformities.................................................................. 16-1
16.3 Avoidance of Undue Hardship........................................................................ 16-1
16.4 Certificates for Nonconforming Uses............................................................. 16-2
16.5 Substitution of Nonconforming Uses.............................................................. 16-2
16.6 Single Non-Conforming Lots of Record........................................................ 16-3
16.7 Non-Conforming Lots of Record in Combination......................................... 16-3
16.8 Nonconforming Uses of Structures
or of Structures and Land in Combination..................................................... 16-3
16.9 Termination of Nonconforming Uses............................................................. 16-4
16.10 Termination of Use By Damage or Destruction............................................ 16-4
16.11 Repairs and Maintenance............................................................................... 16-5
17 - PROCEDURES & REQUIREMENTS FOR CONDITIONAL USE PERMITS;
SUBSTANTIALLY SIMILAR USES: AND ACCESSORY USES
17.0 General.............................................................................................................. 17-1
17.1 Purpose............................................................................................................. 17-1
17.2 Contents of Conditional Use Permit Application.......................................... 17-1
17.3 General Standards for All Conditional Uses................................................. 17-2
17.4 Specific Criteria for Conditional Uses........................................................... 17-3
17.5 Public Hearing.................................................................................................. 17-6
17.6 Notice of Public Hearing................................................................................. 17-6
17.7 Notice to Parties of Interest............................................................................. 17-6
17.8 Action by the Board of Zoning Appeals......................................................... 17-6
17.9 Supplementary Conditions and Safeguards................................................. 17-7
17.10 Expiration of Conditional Use Permit............................................................ 17-7
17.11 Procedure & Requirements to Determine That a
Use is Substantially Similar............................................................................ 17-7
17.12 Remedy by Application for Amendment........................................................ 17-7
17.13 Standards for Consideration of Substantially Similar Uses........................ 17-8
17.14 Effect of Determination that A Use is Substantially Similar......................... 17-8
17.15 Record of Substantially Similar Uses............................................................ 17-8
17.16 Regulation of Accessory Uses....................................................................... 17-8
17.17 Purpose............................................................................................................. 17-8
17.18 Definition........................................................................................................... 17-9
17.19 General Requirements.................................................................................... 17-9
17.20 Dwellings as Accessory Uses........................................................................ 17-9
17.21 Accessory Elderly Dwelling Unit..................................................................... 17-9
17.22 Retail Sales and Services as Accessory Uses............................................ 17-10
18 - PROCEDURES AND REQUIREMENTS FOR APPEALS AND VARIANCES
18.0 General.............................................................................................................. 18-1
18.1 Appeals............................................................................................................. 18-1
18.2 Stay of Proceedings........................................................................................ 18-1
18.3 Variances.......................................................................................................... 18-1
18.4 Application and Standards for Variances..................................................... 18-2
18.5 Additional Conditions and Safeguards......................................................... 18-3
18.6 Public Hearing by the Board of Zoning Appeals.......................................... 18-3
18.7 Notice of Public Hearing in Newspaper........................................................ 18-3
18.8 Notice to Parties in Interest............................................................................. 18-3
18.9 Action by Board of Zoning Appeals............................................................... 18-3
18.10 Term of Variance............................................................................................. 18-4
18.11 Authorized Variances...................................................................................... 18-4
19 - AMENDMENTS TO THE ZONING RESOLUTION AND/OR THE ZONING MAP
19.0 General.............................................................................................................. 19-1
19.1 Purpose............................................................................................................. 19-1
19.2 Initiation of Zoning Amendments.................................................................... 19-1
19.3 Contents of Application for Zoning Map Amendment.................................. 19-1
19.4 Contents of Application for Zoning Text Amendment................................... 19-2
19.5 Transmittal to Zoning Commission................................................................ 19-2
19.6 Submission to Director of Transportation..................................................... 19-2
19.7 Recommendation of Planning Commission................................................. 19-3
19.8 Public Hearing by Village Council.................................................................. 19-3
19.9 Notice of Public Hearing in Newspaper........................................................ 19-3
19.10 Notice to Property Owners by Village Council.............................................. 19-3
19.11 Action by the Village Council.......................................................................... 19-4
19.12 Effective Date and Referendum..................................................................... 19-4
19.13 Annexation........................................................................................................ 19-4
20.0 Purpose............................................................................................................. 20-1
20.1 General Provisions.......................................................................................... 20-1
20.2 Zoning Administrator....................................................................................... 20-1
20.3 Responsibilities of Zoning Administrator...................................................... 20-1
20.4 Village Planning Commission........................................................................ 20-2
20.5 Proceedings of Planning Commission.......................................................... 20-3
20.6 Duties of Planning Commission..................................................................... 20-3
20.7 Board of Zoning Appeals................................................................................ 20-3
20.8 Proceedings of the Board of Zoning Appeals.............................................. 20-4
20.9 Duties of the Board of Zoning......................................................................... 20-4
20.10 Duties of the Zoning Administrator, Board of Zoning Appeals
Legislative Authority and Courts on Matters of Appeal................................ 20-4
20.11 Duties of Village Council................................................................................. 20-5
20.12 Schedule of Fees............................................................................................. 20-5
21.0 General.............................................................................................................. 21-1
21.1 Building Permits Required.............................................................................. 21-1
21.2 Contents of Application for Building Permit.................................................. 21-1
21.3 Approval of Building Permit............................................................................ 21-2
21.4 Submission to Director of Transportation..................................................... 21-2
21.5 Expiration of Building Permit.......................................................................... 21-2
21.6 Record of Building Permits and Certificates of Occupancy........................ 21-3
21.7 Failure to Obtain A Building Permit............................................................... 21-3
21.8 Construction and use to be as provided in Applications, Plans,
Permits, and Certificates................................................................................ 21-3
21.9 Complaints Regarding Violation.................................................................... 21-3
21.10 Entry and Inspection of Property..................................................................... 21-3
21.11 Stop Work Order.............................................................................................. 21-3
21.12 Building Permit Revocation............................................................................ 21-4
21.13 Notice of Violation............................................................................................ 21-4
21.14 Ticketing Procedure........................................................................................ 21-4
21.15 Prosecution of Violation.................................................................................. 21-5
21.16 Penalties and Fines......................................................................................... 21-5
21.17 Additional Remedies....................................................................................... 21-5