Zoning Diagnostic Report
An evaluation of the current land development code’s support of community objectives and recommendations for future amendments Colerain Township, OH 11.10.2022
Executive Summary
The Zoning Resolution is a critical tool for supporting and encouraging the built environment that Colerain Township desires � Relatively little of the Colerain Township Zoning Resolution supports or directly addresses the objectives of the Comprehensive Plan – 20 sections out of 105 total or 19%� Yet a significant amount of time, energy, and effort from community members and public officials was spent on the creation and adoption of recent community planning documents like Imagine Colerain; Northbrook Now: A Community Re-Investment Plan (2019); Hamilton County Thoroughfare Plan (2017); Energy Element Plan (2019); Connect Colerain – A Plan for Sidewalk/Pedestrian Connectivity (2019); and Colerain Avenue Corridor Study (2019)�
Although Imagine Colerain focuses on expanding opportunities to retain current community members and businesses while attracting future community members and businesses, the current Zoning Resolution authorizes and requires unproductive use of significant amounts of urban and suburban land in Colerain Township�
Requirements for (1) wide lots, (2) low lot coverage rates, and (3) a high ratio of off-street parking, among other requirements, have expensive and long-lasting effects on quality of place and drastically limit who can participate in living, working, playing, and owning property in Colerain Township� These effects include:
• Limiting infill development and adaptive reuse (Objective A) in established areas – with the added effects of inefficiently using existing public infrastructure, reducing the public’s return on investment, and artificially requiring higher property tax rates;
• Undercutting efforts (by making it significantly more expensive) to connect commercial and residential uses (Objective B) by pedestrian, wheelchair, bicycle, and vehicular access;
• Separating complementary uses or prohibiting their development at an economically feasible scale (Objective C); and
• Pushing accessible housing options (Objective D) further out of reach for individuals and families who may not be able to afford all the land required around each housing unit �
Colerain Township has a finite amount of land that could host tax-paying jobs and moneyspending families – especially considering the environmentally sensitive terrain of Western Colerain (northwest of I-275) which comprises approximately 53% of the Township’s 27,520 acres �
Most established neighborhoods in Colerain Township are ready for incremental changes that implement the vision of Imagine Colerain� Some select areas – including Northgate Mall, the Springdale Transitional Neighborhood Corridor, and the Cheviot/Blue Rock Neighborhood Center – are primed for more significant changes �
Chapter01 Introduction
Chapter 1: Introduction
INTRODUCTION AND PURPOSE OF THIS REPORT
A zoning resolution is essential in promoting sensitive investment and appropriately guiding development � Zoning determines and shapes land uses, densities, walkability infrastructure liabilities, and economic resilience� With a clear, consistent, user-friendly, equitable, and defensible zoning resolution, Colerain Township has an opportunity to shape its future and emerge as a model of equity, sustainability, and prosperity�
This report evaluates Colerain Township’s existing zoning resolution as a primary tool for implementing the vision adopted in Imagine Colerain�
GENERAL PRINCIPLES APPLIED
The rationale for conducting this analysis is based on three general principles:
Principle 1: Zoning should regulate only what needs to be regulated�
First and foremost, zoning regulations should place limits on the use of land only when necessary to promote the general welfare� Regulations that do not relate to public interests, such as health and safety, may overstep the police power granted to governments and may not be legally defensible�
Principle 2: Zoning should respect both existing and desired development patterns �
Zoning regulations should relate to a community’s existing and desired development patterns � When regulations are out of context with existing or desired development patterns, land owners may need to apply for numerous administrative approvals and variances for typical development projects, which increase the cost of investment in a community� Furthermore, processing such administrative approvals and variances can burden government departments �
Principle 3: Zoning should be the implementation of a plan, not a barrier to achieving the vision�
Zoning should be a tool to implement a community’s vision as expressed in its comprehensive plan� In many instances, a community invests time, funds, and energy into the development of a comprehensive plan, but zoning regulations are overlooked or revised over time in a disjointed manner� This scenario leads to outdated, inconsistent, and disorganized zoning regulations that are cumbersome, intimidating, and costly for property owners and administrators alike, impeding planning goals and economic development � On the other hand, a comprehensive update to the zoning resolution within the long-term
planning process allows for clear, usable, defensible, and consistent regulations that operate efficiently to protect the public interests and encourage desired outcomes �
IMAGINE COLERAIN OBJECTIVES
The ZoneCo team completed a critical analysis of Imagine Colerain and distilled the comprehensive plan’s eleven sections into four core development-regulationrelated objectives:
A Promote Redevelopment and Adaptive Reuse
B Promote Connections between Commercial and Residential Uses C Provide a Complementary Mixture
METHODOLOGY
Each provision in Colerain Township’s zoning resolution was evaluated and marked as either:
X = Addressing/supporting the objective(s)
[blank] = Not addressing nor supporting the objective(s)
The results of each analysis were recorded and summarized below� A list of recommendations follows that provides guidance for future amendments to Colerain Township’s zoning resolution� Lastly, the scoring of each provision is included in the Consistency Matrix of this report �
02 Analysis
Chapter 2: Analysis
There are 16 articles with a combined 105 sections across the Zoning Resolution for Colerain Township� Of those, only 20 sections (19%) address or support at least one of the objectives of Imagine Colerain� We provide our analysis of each objective and related provisions of the Zoning Resolution below�
OBJECTIVE A: BACKGROUND
Promote Redevelopment and Adaptive Reuse.
This objective relates to priorities in the Housing element and the Land Use element of Imagine Colerain, but also summarizes many priorities of the Economic Development element �
Outside of Western Colerain (northwest of I-275), relatively little land in Colerain Township would be considered “greenfields” – areas with little or no public utilities and little or no private improvements to land� New investment
opportunities into Colerain’s physical development will largely come from infill development within the (relatively small) gaps between previously developed areas, and adaptive reuse of existing, aging structures �
Imagine Colerain prioritizes the redevelopment of Northgate Mall, the former Duke Energy Site, and the Rumpke Industrial Park � For these areas and others, one strategy within the Economic Development analysis of Imagine Colerain specifically lists:
“Use incentives and regulations to direct growth to areas consistent with the proposed Land Use Map [of Imagine Colerain] that have existing infrastructure capacity including roads, water, wastewater, drainage, and schools.”
The purpose and objective of [the Economic Development] element is to strengthen the economic base of the community through well planned development of all sectors ��� [with a focus on] the necessary infrastructure to serve existing and planned future development� (Imagine Colerain, Economic Development element)
OBJECTIVE A: SUPPORTIVE ZONING RESOLUTION PROVISIONS
Section 2.8 (Transitional Rules) and Section 11.2 (Nonconforming Uses –Existing Buildings and Uses) allow legally established nonconformities to continue operating� Zoning ordinances often prohibit or severely limit pre-automobiledependent built environments � These environments may be neighborhoodserving commercial nodes at intersections, naturally affordable (as opposed to incentivized or subsidized) housing, and mixed uses that provide a supportive environment for connections between residences and businesses � Provisions like Section 2.8 and Section 11.2 allow these uses to continue legally operating – with limitations on their expansion� Likewise, Section 11�8 (Expansion of a Nonconforming Use) establishes a process for the Board of Zoning Appeals to grant the expansion of a legally established nonconforming use or building�
Section 2.10 (Restoration of Unsafe Building) and Section 11.10 (Nonconformities – Repair and Maintenance) allows for strengthening, restoring, and conducting maintenance on buildings that are declared unsafe (by the Hamilton County Department of Building Inspections) or that are considered nonconformities � While some jurisdictions prevent the rebuild or repair of certain types of buildings, Colerain’s Section 2.10 and Section 11.10 may help retain structures that are connected to existing public infrastructure and provide yet another means of investing within the Township�
Section 4.3.4 (Text and Map Amendments – Review Criteria) specifies that the goals of the Imagine Colerain plan are criteria to be considered by the Zoning Administrator, the Zoning Commission, and the Board of Trustees in specific types of applications � If these authorities consistently support the goals of Imagine Colerain and give them weight in consideration of an application, then this provision of the Zoning Resolution ties future development decisions closely to the vision of the Comprehensive Plan� Likewise, Section 4.5.3 (Planned Development District Review – Criteria); Section 7.1.1 (Residential Zoning Districts – Districts and Purpose Statements); Section 8.1.1 (Business Zoning Districts – Districts and Purpose Statements); and Section 9.3.1 (Special Zoning Districts – Planned Development District); explicitly reference the Colerain Township Comprehensive Plan (Imagine Colerain) within the criteria of review or the purpose statements of those districts and review processes �
Section 10.1.1 (Use Regulations – Similar Use Provision) allows the Zoning Commission to determine where a currently undefined use may be permitted – through a public hearing process � There are many ways to apply this authority� One such way could promote redevelopment and adaptive reuse if, during these decisions, the Zoning Commission consistently gives weight to the goals of the Comprehensive Plan�
Section 12.3.4 (Yard/Setback Measurement and Requirements) provides critical flexibility to the frontyard setback of infill development on
residential lots by establishing the minimum as the average of the adjacent developed properties on both sides of the subject property within 100 feet � This type of regulation makes it significantly easier for infill development to consider the character of its surrounding context and provide certainty for investment without the expense and unknowns of a public hearing for a variance�
OBJECTIVE B: BACKGROUND
Promote Connections between Commercial and Residential Uses.
This objective relates to the Housing, Energy, Public Health, and Mobility elements of Imagine Colerain, but also summarizes many priorities of the Land Use element �
Standard zoning regulations tend to overemphasize automobile infrastructure and connectivity over (and often to the detriment of) the safety and experience of pedestrians � Promoting connections in this context means increasing access for pedestrians, wheelchair and scooter users, and bicyclists – among other types of non-vehicular traffic – and improving
the safety, enjoyment, and ease of use of those modes of transportation between housing, food, healthcare, shopping, and employment �
From the Public Health element of Imagine Colerain:
“Communities improve health by encouraging healthy lifestyle choices through land use decisions, community design standards, the availability of multi-modal transportation options, recreation facilities, accessible healthy food, and healthcare resources.”
From the Housing element of Imagine Colerain:
“Seek out ways to connect housing to jobs, child care, schools, retail, [and other] services needed on a daily basis, by strategies such as: Directing housing and employment growth to sites appropriate for transitoriented styles of development; [and] Coordinating and planning for housing near public transportation networks and employment centers to reduce household transportation costs ... .”
1� Overall, apply land use designations within Colerain to enhance and connect assets both within the Township’s borders and beyond, such as significant public and open spaces, commercial nodes, and unique character areas� 2� Prioritize land uses along Colerain Avenue that will position it as an ‘urban connector,’ specifically at major intersections and nodes of activity� (Imagine Colerain, Land Use element)
OBJECTIVE B: SUPPORTIVE ZONING RESOLUTION PROVISIONS
Section 4.3.4 (Text and Map Amendments – Review Criteria) specifies that the goals of the Imagine Colerain plan are criteria to be considered by the Zoning Administrator, the Zoning Commission, and the Board of Trustees in specific types of applications � If these authorities consistently support the goals of Imagine Colerain and give them weight in consideration of an application, then this provision of the zoning resolution ties future development decisions closely to the vision of the comprehensive plan� Likewise, Section 4.5.3 (Planned Development District Review – Criteria); Section 7.1.1 (Residential Zoning Districts – Districts and Purpose Statements); Section 8.1.1 (Business Zoning Districts – Districts and Purpose Statements); and Section 9.3.1 (Special Zoning Districts –Planned Development District); explicitly reference Imagine Colerain within the criteria of review or the purpose statements of those districts and review processes �
Section 10.3.2 (Home Occupations) provides a very limited set of opportunities for small home-based occupations that require less new public infrastructure (where a dwelling is already served by such infrastructure) and that could help transition between exclusively commercial or residential uses � Where such a home occupation is permitted as a personal service use, and where the home is located within the neighborhood of someone seeking the service, these home occupations can provide greater access of these services to people who
do not have a personal vehicle or who are unable to drive�
Although Article 13 (Off-Street Parking and Loading) requires a large proportion of Colerain Township’s land to be reserved for the storage of personal automobiles, Section 13.4 (Design of Parking Spaces and Aisles) includes a few provisions that emphasize the safety and experience of the pedestrian and other traffic on sidewalks � These provisions include encouraging parking lots to be in a rear or side yard; requiring a 4-foot-wide sidewalk along public streets for the length of the street frontage; and requiring paved pedestrian connections between the development and adjacent public sidewalks �
Section 14.6 (Parking Area Landscaping) requires landscaping which may improve the pedestrian experience when such a parking area abuts a sidewalk �
OBJECTIVE C: BACKGROUND
Provide a Complementary Mixture of Use and Density Levels.
This objective relates to the Economic Development , Housing, Public Facilities & Services , Energy, Public Health, and Mobility elements of Imagine Colerain, but summarizes several priorities and strategies of the Land Use element:
“Within each character area, strive for a mixture of uses and density levels that complement each other and the Township as a whole – identify and prioritize Special Neighborhood Centers and Neighborhood Transitional Corridors ...”
The strategies and initiatives within the Land Use element were developed to set a vision for Colerain Township’s future land use patterns based on the current needs and projected changes to the population, the Township’s natural resources, the existing land uses, and the opportunities for development � The following table summarizes the efforts in Imagine Colerain to define major development areas and nodes of activity, and recommend land uses that support the population while providing complementary transitions between varying densities and character of development:
Northern Colerain Avenue (Struble to Compton)
Northgate Mall
Greater Northbrook
Springdale Neighborhood Transitional Corridor
Permit and encourage multi-family residential uses along this corridor� Higher residential densities are necessary to provide a wider variety of housing options to attract new residents and to retain existing residents who wish to transition to new housing choices within their community�
This site represents a prime opportunity for larger scale, mixed-use redevelopment � The existing parking garage could easily support higher density residential development � There are multiple currently closed connections to the surrounding neighborhoods that could be reestablished to develop a walkable environment with strong connections between living, shopping, and employment � Such an environment could also foster “missing middle” housing options �
Encourage the creation of neighborhood centers and support these commercial and cultural nodes with a mix of uses and related amenities �
This underutilized commercial strip center is in a prime location to serve much of the population of Greater Northbrook � Encourage the establishment of local amenities, including a mix of uses �
This area lacks a neighborhood center but contains a large land area of the Township and significant amounts of public infrastructure� There are opportunities within this neighborhood for urban and regional multi-modal connectors � Light industrial, office, and employment center uses should be located along Civic Center Drive and Hamilton Avenue�
Western Colerain
Discourage sewers to serve new residential development in this area� Preserve the rural charm and protect environmental sensitive lands in this area, including floodplains and steep slopes � The intersection of Yeatman and US-27 is a prime location within this geography of providing small-scale commercial and retail services for this rural area�
Bevis/Pleasant Run
Area Name
Peach Grove/ Daleview
Harrison
Groesbeck/White Oak
Adopted Strategy/Initiative (Imagine Colerain)
Locate commercial uses between I-275 and the Blue Rock Connector� Maintain Springdale Road’s primarily residential character� Encourage higher densities of development in areas abutting I-275 and near the Northgate Mall�
General commercial uses and light industrial uses can be appropriate for this area provided they are outside of floodplains and utilize nearby access to I-74 and I-275� Commercial uses that complement employment centers and recreational uses should be encouraged along the Harrison Avenue Corridor�
Retain and enhance the pedestrian scale, local retail function of the Cheviot/Blue Rock neighborhood commercial node� Discourage large-scale structures associated with major national businesses (such as “big box” commercial uses)� Encourage additional smaller-scale development �
Southern Colerain Avenue
Reserve this area for amenities that serve the adjacent neighborhoods of this stretch of Colerain Avenue� Discourage large-scale structures associated with major national businesses (such as “big box” commercial uses)�
Density levels directly correlate to the efficiency of public dollars that are spent on building and maintaining infrastructure: parks and recreation, solid waste, fire department, police, transportation, libraries, government administration facilities, school bussing and buildings, roads, sidewalks and curbs, potable water, and storm/wastewater� Mixed uses directly correlate to the strength of a community’s economic base and to non-automobiledependent access between people with money to spend and the businesses and services where they could spend their money� For that reason, mixed uses have a critical impact on the mobility of people who cannot drive a car or who choose not to drive a car�
To provide opportunities for residents to age-in-place while also maintaining a steady growth rate in the Township, we must explore strategies to increase density, such as regulations that permit Accessory Dwelling Units (ADUs) or multi-family development, while also enforcing quality standards�
(Imagine Colerain, Housing element)
OBJECTIVE C: SUPPORTIVE ZONING RESOLUTION PROVISIONS
Section 2.8 (Transitional Rules) and Section 11.2 (Nonconforming Uses – Existing Buildings and Uses) allow legally established nonconformities to continue operating� Modern zoning ordinances often prohibit or severely limit pre-automobile-dependent built environments � These environments may be neighborhood-serving commercial nodes at intersections, naturally affordable (as opposed to incentivized or subsidized) housing, and mixed uses that provide a supportive environment for connections between residences and businesses � Provisions like Section 2.8 and Section 11.2 allow these uses to continue legally operating –with limitations on their expansion� Likewise, Section 11.8 (Expansion of a Nonconforming Use) establishes a process for the Board of Zoning Appeals to grant the expansion of a legally established nonconforming use or building�
Section 3.3.2 permits the Board of Zoning Appeals to extend a building or use up to 25 feet into an adjacent but more restrictive district � Where the use being extending is complementary to the uses and density levels of its context, this authority could support Objective C�
Section 4.3.4 (Text and Map Amendments – Review Criteria) specifies that the goals of the Imagine Colerain plan are criteria to be considered by the Zoning Administrator, the Zoning Commission, and the Board of Trustees in specific types of applications � If these authorities consistently support the goals
of Imagine Colerain and give them weight in consideration of an application, then this provision of the Zoning Resolution ties future development decisions closely to the vision of the comprehensive plan� Likewise, Section 4.5.3 (Planned Development District Review – Criteria);
Section 7.1.1 (Residential Zoning Districts – Districts and Purpose Statements);
Section 8.1.1 (Business Zoning Districts – Districts and Purpose Statements); and
Section 9.3.1 (Special Zoning Districts – Planned Development District); explicitly reference the Colerain Township Comprehensive Plan (Imagine Colerain) within the criteria of review or the purpose statements of those districts and review processes �
Section 9.3.3 creates the PD-M (Mixed Use Planned Development) district, which may be approved by the Zoning Commission� Section 9.3.5 specifies that the PD-M district could potentially permit uses listed as permitted within the residential, business, and office districts – but may not permit uses within the industrial district � Although this provision lacks requirements for a complementary mixture of uses and density levels, it does provide the opportunity to establish such development �
Section 10.2 provides for accessory dwelling units (albeit very limited by Section 10.2.3)� This provision can help Colerain Township provide a complementary mixture of uses and incrementally increase density levels �
Section 10.3.2 (Home Occupations) provides a very limited set of opportunities for small home-based occupations that require less new public
infrastructure (where a dwelling is already served by such infrastructure) and that could help transition between exclusively commercial or residential uses � Home occupations can help Colerain Township provide a complementary mixture of uses by permitting these small-scale occupational uses across otherwise exclusively residential areas �
OBJECTIVE D: BACKGROUND
Provide a Diversity of Accessible Housing Options.
This objective relates to the Economic Development , Energy, Public Health, and Land Use elements of Imagine Colerain, but also summarizes several priorities and strategies of the Housing element �
A person’s or family’s housing will often shape much of their quality of life and quality of place� Housing can determine which jobs are available, what food options and healthcare are within reach, which public schools a child can attend, what cultural institutions are accessible, who shows up in an emergency, what is the quality of drinking water, and the availability of cellphone and internet service, among other measures � Communities that wish to retain
their residents, help them safely and successfully age in place, and attract new people and families, are also working to implement goals like those of the Housing element of Imagine Colerain�
OBJECTIVE D: SUPPORTIVE ZONING RESOLUTION PROVISIONS
Section 4.3.4 (Text and Map Amendments – Review Criteria) specifies that the goals of the Imagine Colerain plan are criteria to be considered by the Zoning Administrator, the Zoning Commission, and the Board of Trustees in specific types of applications � If these authorities consistently support the goals of Imagine Colerain and give them weight in consideration of an application, then this provision of the Zoning Resolution ties future development decisions closely to the vision of the comprehensive plan� Likewise, Section 4.5.3 (Planned Development District Review – Criteria); Section 7.1.1 (Residential Zoning Districts – Districts and Purpose Statements); and Section 9.3.1 (Special Zoning Districts – Planned Development District); explicitly reference the Colerain Township Comprehensive Plan (Imagine Colerain) within the criteria of review or the purpose statements of those districts and review processes �
The purpose of the Housing Element is to provide guidance in the development of housing units so that everyone has access to a spectrum of quality, affordable housing within their neighborhood of choice�
Colerain, Housing element)
Section 7.4 (Agricultural and Residential Use-Specific Regulations): considering the permitted uses across all the residential districts combined, there is a mostly complete offering of housing options � It is notable that “high density” is explicitly excluded while “moderate density” is explicitly included� However, the setback and minimum lot size requirements seem to require expansive (and expensive) amounts of unproductive real estate�
Section 9.2.2 (Riverfront District) conditionally permits select residential uses within special flood hazard/flood fringe areas �
Section 10.2 provides for accessory dwelling units (albeit very limited by
Section 10.2.3)� This provision can help Colerain Township provide additional, accessible housing options �
Section 11.2 (Nonconforming Uses –Existing Buildings and Uses) allows legally established nonconformities to continue operating� Where these nonconformities are “missing middle” housing, this Section provides critical relief for maintaining a variety of housing options in Colerain Township�
Section 11.3.1 (Nonconforming Uses – New Construction on Single Nonconforming Lots of Record) provides some additional relief for singlefamily dwellings to be constructed on nonconforming lots of record by reducing select setback standards �
03 Recommended Changes
Chapter 3: Recommended Changes
Based on the analysis of the previous chapter, we recommend incorporating the notes listed below into the Zoning Resolution�
Note to Incorporate
Purpose/Result In Support of Objective A - Promote Redevelopment and Adaptive Reuse
Deregulate vehicular parking space minimums.
Allow property owners to construct the parking they need as and when they need it without forcing these added construction costs – it creates an expensive barrier for infill development and adaptive reuse and likely prevents small business startups from coming to Colerain Township� This barrier can also efficiently block affordable housing and multi-family development by requiring additional construction expenses while taking up a high ratio of a property’s surface area� Note: deregulating parking minimums does not prevent a property owner from constructing parking�
Prohibit vehicular parking as a permitted primary use of a property.
Permitting parking as a primary use can incentivize demolition of structures that could otherwise be put to productive use� More of the Township’s land that is reserved exclusively for the storage of personal vehicles means less land that is available for productive uses like living, employment, and recreation, among others � Note: prohibiting parking as a primary use would not prohibit parking as an accessory use�
Note to Incorporate
Should vehicular parking space minimums remain: relax or remove minimums specifically for adaptive reuse of buildings that are over 25 years old or that are legally nonconforming.
Purpose/Result
Buildings that were constructed over a generation ago or that are legally nonconforming typically provide the best incubators for small businesses and affordable housing� Construction of parking can be very expensive in terms of the land area required and the costs � Relaxing or removing parking minimums for these structures will make adaptive reuse more affordable� Note: deregulating parking minimums does not prevent a property owner from constructing parking�
Add additional standards like Section 12.3.4: allowing infill new construction within previously developed areas –residential and commercial alike – to have setbacks (front, side, and rear) and heights that are within 20% of the respective average of neighboring/ nearby developed properties. This provision should exclude statistical outliers (any measurement greater than 1.5 times the median measurement).
This encourages or requires new construction within established blocks to consider its surrounding context � This also permits gradual changes to a neighborhood (by 20% of a measurement)� This also prevents conflicts between a static setback requirement that may be applied to an area developed with different setbacks �
Replace one-size-fits-all Euclidean zoning districts with geographic-based character districts.
Euclidean zoning districts focus on excluding and segregating specific uses � These districts are ill-suited for infill development and adaptive reuse of previously developed areas � Geographicbased character districts permit categories of uses while focusing on contextsensitive provisions for infill development – essentially prioritizing the built environment over the separation of uses �
Note to Incorporate
Purpose/Result
In Support of Objective B - Promote Connections between Commercial and Residential Uses
Prohibit new dead-end streets, discourage new cul-de-sacs, and require that new subdivisions provide small blocks (no greater than 600 feet or approximately 1/10th of a mile) with multiple connections at intersections.
Dead-end streets and cul-de-sacs can severely limit connectivity and access between residences, jobs, and shopping, by requiring automobile usage (and all the associated private and public costs)� Although 600 feet is on the long end of a block size that is considered “walkable,” setting up any new subdivisions with this standard can increase the opportunity in the future for neighborhood-serving nodes and pedestrian-scaled environments to be developed�
Where a new cul-de-sac is necessary in a proposed development due to topography or the presence of a natural feature, require a paved pedestrian access easement between the end of the cul-de-sac and the street beyond (typically through a “pedestrian access easement”).
Incentivize previous suburban developments and private property owners to construct paved pedestrian connections between the end of a culde-sac or dead-end street and the street beyond (typically through a “pedestrian access easement”). The incentive could include increased development rights such as reduced setback requirements and increased heights.
This can help residents age in place, walk to work, walk to shopping, access food options, reduce vehicles on the roads, and connect residents to public amenities (including transit)�
This can help residents age in place if they can then walk to a business that is 600 feet away (as measured with a straight line from an aerial view) rather than drive 2 or more miles – using gas, adding to vehicular traffic on the street, or depending on a ride from someone else, among other situations � This can increase foot traffic to a nearby local business and provide additional opportunities for someone to live within walking distance of where they work or prefer to shop� This can also reduce dependency on automobiles to access food�
Note to Incorporate
Deregulate or significantly reduce the minimum parking standards required by Article 13 (Off-Street Parking and Loading).
Purpose/Result
The ratios of vehicular parking spaces to productive use in these provisions require significant amounts of Colerain Township’s most finite resource: developable land� This has a direct effect on the distances between places where people are and where they want to be by spreading them further apart from each other� Note: removing parking minimums does not prevent a property owner from constructing parking�
Replace one-size-fits-all Euclidean zoning districts with geographic-based character districts.
Euclidean zoning districts focus on excluding and segregating specific uses � These districts are ill-suited for infill development and adaptive reuse of previously developed areas � Geographicbased character districts permit categories of uses while focusing on contextsensitive provisions for infill development – essentially prioritizing the built environment over the separation of uses �
Permit and encourage mixed-use buildings in all commercial areas.
Mixed-use buildings can provide supportive opportunities for living within walking distance to food, shopping, and work – allowing people to age in place, choose to live without the expenses of a personal vehicle, and access amenities without adding vehicular traffic to a road� Commercial nodes along Pippin Road and Colerain Avenue are prime locations for mixed-use buildings that capitalize on existing public infrastructure�
In Support of Objective C - Provide a Complementary Mixture of Use and Density Levels
Deregulate maximum building size standards.
These provisions artificially cap the number of jobs that can be established in Colerain Township� Where these provisions relate to encouraging development of small businesses and discouragement of “big box” stores, consider implementing maximum lot sizes �
Note to Incorporate
Deregulate or significantly increase provisions for maximum lot coverage by structures.
Add additional standards like Section 12.3.4: allowing infill new construction within previously developed areas to have setbacks (front, side, and rear) and heights that are within 20% of the respective average of neighboring/ nearby developed properties. This provision should exclude statistical outliers (any measurement greater than 1.5 times the median measurement).
Where standards for maximum lot coverage by impervious surfaces exists, permit green roofs and similar measures to not be counted against lot coverage.
Purpose/Result
These limitations require property owners to leave 60% (B-3 and O-1 districts), 65% (B-1 district), and 75% (B-2 and I-1 districts) of their properties as unproductive spaces � These figures represent a supermajority of lands zoned for business, office, and industrial uses �
This encourages or requires new construction within established blocks to consider its surrounding context � This also permits gradual changes to a neighborhood (by 20% of a measurement)� This also prevents conflicts between a static setback requirement that may be applied to an area developed with different setbacks �
This opens additional areas of privately owned property to be developed while reducing (or not adding to) the heat island effect �
Replace one-size-fits-all Euclidean zoning districts with geographic-based character districts.
Euclidean zoning districts focus on excluding and segregating specific uses � These districts are ill-suited for infill development and adaptive reuse of previously developed areas � Geographicbased character districts permit categories of uses while focusing on contextsensitive provisions for infill development – essentially prioritizing the built environment over the separation of uses �
Permit and encourage mixed-use buildings in all commercial areas.
Mixed-use buildings can provide supportive opportunities for living within walking distance to food, shopping, and work – allowing people to age in place, choose to live without the expenses of a personal vehicle, and access amenities without adding vehicular traffic to a road� Commercial nodes along Pippin Road and Colerain Avenue are prime locations for mixed-use buildings that capitalize on existing public infrastructure�
Note to Incorporate
Purpose/Result
In Support of Objective D - Provide a Diversity of Accessible Housing Options
Should parking minimums remain: relax or remove minimums specifically for adaptive reuse or rehabilitation of residential structures that are over 25 years old or that are legally nonconforming.
Dwellings that were constructed over a generation ago or that are legally nonconforming typically provide the highest volume of affordable housing� Construction of parking can be very expensive in terms of the land area required and the costs � Relaxing or removing parking minimums for these dwellings will make adaptive reuse and rehabilitation more affordable� Note: removing parking minimums does not prevent a property owner from constructing parking�
Expand Section 10.2 to permit Accessory Dwelling Units in accessory structures on a property (where it is currently only permitted within a primary dwelling without a separate entrance). This will also require updating the definition of “Accessory Dwelling Unit” in Section 16.2.
Where Colerain Township may be concerned about creating dramatic shifts between single-family and multi-family uses, accessory dwelling units can provide small-scale, fine-grained opportunities to increase housing options in ways that blend with the character of previously developed single-family neighborhoods � Accessory dwelling units can also help homeowners increase their household income and/or afford to age in place�
Allow two-family development by-right in any geography that allows singlefamily development.
For the same reasons as expanding Section 10� 2, allowing two-family development throughout Colerain Township can provide incremental changes to a neighborhood that help families afford to stay, expand the tax base of the Township, provide additional customers to local businesses, and require little additional public infrastructure (while more efficiently using the existing infrastructure)� Note: permitting twofamily development does not require a single-family homeowner to change their property�
Note to Incorporate
Allow 3+ family development in the geographies referenced in the Housing and Land Use elements of Imagine Colerain.
Purpose/Result
Multi-family is a largely missing housing option in Colerain Township that can be attractive to people and families who may be moving for work, who cannot afford to own a single-family property, who are considering purchasing property but wish to rent first, or who may not wish to individually own a property, among other situations � A unit in a multi-family development can provide access to amenities that a single-family development may not have, thereby increasing the diversity of options that can attract people to live, work, and play in Colerain Township�
Deregulate minimum dwelling sizes and minimum lengths and widths of dwellings.
Provisions like this are very efficient at raising the entry fee for owning property in Colerain Township; effectively pushing ownership out of reach for more families and individuals � The Ohio Residential Code establishes minimum standards (including minimum square footage requirements) for the safety of dwellings that apply statewide and that are enforced through the issuance of construction permits � The minimum size provisions of Colerain’s Zoning Resolution greatly exceed the requirements of state law and add an unnecessary layer of administrative burden for regulating development within the Township�
Expand Section 11.3.1 to include relaxed setback requirements for any permitted residential uses on a legal nonconforming lot.
While Section 11�3�1 currently extends favor to proposed single-family residences on legal nonconforming lots, expanding this provision to cover any other permitted types of residential development within the zoning classification could provide critical flexibility for infill development in areas where such residential uses are permitted�
Note to Incorporate
Require new commercial, residential, and mixed-use buildings to have an ADA-accessible entrance. Require adaptively reused commercial and mixed-use buildings that undergo a substantial alteration to construct or alter an existing entrance into ADA compliance.
Purpose/Result
As residents age in place, their mobility will shift � If places to live, work (volunteer), and play have ADA-inclusive design incorporated upfront, then their future adaptive reuse or continued use by aging residents becomes significantly less expensive, allowing aging residents and their families to choose more readily to remain in Colerain Township�
Replace one-size-fits-all Euclidean zoning districts with geographic-based character districts.
Euclidean zoning districts focus on excluding and segregating specific uses � These districts are ill-suited for infill development and adaptive reuse of previously developed areas � Geographicbased character districts permit categories of uses while focusing on contextsensitive provisions for infill development – essentially prioritizing the built environment over the separation of uses �
Permit and encourage mixed-use buildings in all commercial areas.
Mixed-use buildings can provide supportive opportunities for living within walking distance to food, shopping, and work – allowing people to age in place, choose to live without the expenses of a personal vehicle, and access amenities without adding vehicular traffic to a road� Commercial nodes along Pippin Road and Colerain Avenue are prime locations for mixed-use buildings that capitalize on existing public infrastructure�
In Support of the Comprehensive Plan, Generally
Remove provisions in the Zoning Resolution that do not directly or indirectly support the objectives of Imagine Colerain.
This reduces the costs (time and money) of administering the Zoning Resolution, simplifies the user experience, and makes the regulations more competitive for attracting investors, jobs, and development �
RECOMMENDED ZONES AND DISTRICTS MAP
Proposed Categories
Recommended Zones
Rural-Estate Residential
Single- and Two-Unit Residential
Single- and Two-Unit Residential
Multi-Unit Residential
Neighborhood
Neighborhood Mixed Commercial
Light Intensity Industry
Light Intensity Industry
Greenspace, Open Space, and Recreational
Greenspace, Open Space, and Recreation
Heavy Industrial
Heavy Industrial
Recommended Districts
Proposed Districts
Avenue
Avenue
Recommended Table of Contents 04
Chapter 4: Recommended Table of Contents
ARTICLE 1. GENERAL PROVISIONS
1.1 Title
1.2 Authority, Purpose, Jurisdiction, and Applicability
1.3 Effect of This Zoning Resolution
1.4 How to Use This Zoning Resolution
1.5 Construction of Language
1.6 Calculations and Measurements
ARTICLE 2. ZONES, DISTRICTS, AND OVERLAYS
2.1 General Provisions
2.2 Zones
A. Rural-Estate Residential
B. Single- and Two-Unit Residential
C. Multi-Unit Residential
D. Neighborhood Mixed
E. Light Intensity Industry
F. Greenspace, Open Space, and Recreational
2.3 Districts
A. Avenue Mixed – North
B. Avenue Mixed – Central
C. Avenue Mixed – South
D. Sanitary Landfill District
2.4 Overlay Districts
A. Flood Hazard Overlay (FHO)
B. Hillside Development Overlay (HDO)
ARTICLE 3. LAND USE STANDARDS
3.1 Comprehensive Use Table
3.2 Permitted, Conditional, Limited, and Prohibited Uses
3.3 Use-Specific Standards
ARTICLE 4. DEVELOPMENT DESIGN STANDARDS
4.1 General Provisions
4.2 Building Design
A. Architectural Standards
B. Setback Requirements
C. Height Requirements
D. Permitted Setback and Height Encroachments
4.3 Landscaping, Fencing, and Buffering
4.4 Lighting
4.5 Lots
4.6 Parking, Loading, and Circulation
4.7 Signs
4.8 Waste Receptacles
ARTICLE 5. NONCONFORMITIES
5.1 General Provisions
5.2 Nonconforming Uses and Elements
5.3 Conversion of Minor Nonconformities
ARTICLE 6. ADMINISTRATION
6.1 General Provisions
6.2 Administrative Bodies
A. Board of Township Trustees
B. Board of Zoning Appeals
C. Zoning Commission
D. Zoning Inspector/Zoning Administrator
6.3 Administrative Applications
A. Zoning Certificate
B. Legal Nonconformity Certificate
6.4 Legislative Applications
A. Text Amendment
B. Map Amendment
6.5 Quasi-Judicial Applications
A. Appeal of Administrative Decision
B. Conditional Use
C. Variance
6.6 Enforcement, Penalties, and Remedies
A. General Provisions
B. Violations
C. Penalties and Remedies
ARTICLE 7. GLOSSARY OF TERMS
Analysis Matrix Appendix A
Appendix A: Analysis Matrix
In the table below, each provision of Colerain Township’s Zoning Resolution was evaluated and marked as either:
X = Addressing/supporting the objective(s)
[blank] = Not addressing nor supporting the objective(s)
Section Name
Article 1: Purpose
1.1 Purpose Statement
Article 2: General Provisions
2.1 Title
2.2 Applicability
2.3 Jurisdiction
2.4 Interpretation and Conflicts
2.5 Relationship with PrivateParty Agreements
2.6 Zoning Certificate Required
2.7 Severability
Objective A : Promote redevelopment and adaptive reuses.
Objective B: Promote connections between commercial and residential uses.
Objective C: Provide a complementary mixture of uses and density levels.
Objective D: Provide a diversity of accessible housing options.
Notes
2.8 Transitional Rules X X
2.9 Approved Water Supply and Sewage Disposal Facilities
Allows nonconformities to continue operating
Objective A : Promote redevelopment and adaptive reuses.
Objective B: Promote connections between commercial and residential uses.
Objective C: Provide a complementary mixture of uses and density levels.
Objective D: Provide a diversity of accessible housing options.
Explicitly allows for restoration of a
deemed unsafe
3.3.2(E) allows extension of a use or building into a more restrictive district immediately adjacent thereto but not more than 25 feet beyond the dividing line of the 2 districts
See 4.3.4 (Review Criteria): This section addresses the objectives of Imagine Colerain, if the Zoning Administrator, the Zoning Commission, and the Board of Trustees consistently use this criteria to strongly support those objectives
Section Name
Objective A : Promote redevelopment and adaptive reuses.
Objective B: Promote connections between commercial and residential uses.
Objective C: Provide a complementary mixture of uses and density levels.
Objective D: Provide a diversity of accessible housing options.
4.5 Planned Development (PD) District Review X X X X
Article 5: Violations and Penalties
5.1 Violations
5.2 Failure to Acquire a Zoning Certificate
5.3 Penalties
5.4 Remedies
Article 6: Establishment of Zoning Districts
6.1 Purpose
6.2 Establishment of Zoning Districts
6.3 Official Zoning District Map
6.4 Interpretation of District Boundaries
Notes
Section 4.5.3(A)(1) lists the following as an approval criterion for a Preliminary Development Plan: “The PD District and preliminary development plan are consistent with the adopted Colerain Township Land Use Plan and Colerain Township Comprehensive Plan.”
Section 4.5.3(B)(2) likewise: “The proposed detailed final development plan ... is consistent in contents ... with the approved preliminary development plan, the Colerain Township Land Use Plan, and the Colerain Township Comprehensive Plan.”
Section Name
6.5 Vacation of Public Ways
6.6 Relationship to Overlay Districts
6.7 References to Previous Zoning Districts
Article 7: Residential Zoning Districts
Objective A : Promote redevelopment and adaptive reuses.
Objective B: Promote connections between commercial and residential uses.
Objective C: Provide a complementary mixture of uses and density levels.
Objective D: Provide a diversity of accessible housing options.
Notes
7.1 Districts and Purpose
Statements X
7.2 Permitted Uses
7.3 Site Development Standards
7.4 Agricultural and Residential Use-Specific Regulations X
Section 7.1.1(A): The districts contained in this section (Residential Zoning Districts) are created to “provide appropriately located areas for residential development that are consistent with the Colerain Township Comprehensive Plan, the Colerain Township Land Use Plan, ...”
This objective is somewhat addressed. Combining all the residential districts together, there is a mostly complete offering of housing options. Note that “high density” is explicitly excluded while “moderate density” is explicitly included across this combined view. The setbacks and minimum lot sizes seem to require very expensive amounts of unproductive real estate
Section Name
Article 8: Business Zoning Districts
Objective A : Promote redevelopment and adaptive reuses.
Objective B: Promote connections between commercial and residential uses.
Objective C: Provide a complementary mixture of uses and density levels.
Objective D: Provide a diversity of accessible housing options.
8.1 Districts and Purpose Statements X X X
8.2 Permitted Uses
8.3 Site Development Standards
Notes
8.1.1(A) references the Colerain Township Comp Plan. 8.1.1(C ) specifically mentions “provide employment opportunities close to home for residents of the Township and surrounding communities.” Yet 8.1.1(E ) seemingly conflicts: “minimize to the maximum extent feasible the impact of business development on abutting residential districts.”
Table 8-2 (Business Site Development Standards) lists the B-1 district as requiring a maximum building size of 5,000 sq.ft. and a minimum lot area of 20,000 sq.ft. So at least 75% of a lot cannot be occupied by a building. The maximum lot coverages by structures across all business districts does not exceed 40%.
8.3.2 prohibits access a lot in a business zoning district through a residential zoning district. We assume this is for vehicular traffic (although this is not specified). This is problematic for the stated purpose of the B-1 district and the Comp Plan benchmark of promoting connections between commercial and residential uses.
Section Name
8.4 Business Use-Specific Regulations
Objective A : Promote redevelopment and adaptive reuses.
Objective B: Promote connections between commercial and residential uses.
Objective C: Provide a complementary mixture of uses and density levels.
Objective D: Provide a diversity of accessible housing options.
Notes
8.4.3 requires Bars and Taverns in the B-1 District to have a 50-foot setback from an adjacent residential zoning district. If the minimum lot width is 60 feet, then your smaller lots are made impractical to develop this business on. Is that the goal?
8.4.6 (in combination with the Business Districts Use Table) seems to permit drivethroughs in all but the Industrial district of this section; albeit requiring Zoning Commission approval first. Does this promote connections between commercial and residential uses? Particularly in the B-1 district?
8.4.13 Seems overly specific on Vendor Markets.
8.4.15 Seems overly specific on Mobile Food Services.
9.1.1 references the Colerain Township Comprehensive Plan- possibly addressing the benchmarks. It is unclear why 9.1.2 references a natural slope of 20% or greater, but 9.1.3 references a natural slope of 30% or greater.
9.2.2 permits select residential uses within special flood hazard/flood fringe areas with conditions.
Article 9: Special Zoning Districts
9.1 “HDO” Hillside Development Overlay District
9.2 “RF” Riverfront District X
Section Name
Objective A : Promote redevelopment and adaptive reuses.
Objective B: Promote connections between commercial and residential uses.
Objective C: Provide a complementary mixture of uses and density levels.
Objective D: Provide a diversity of accessible housing options.
9.3
District X X X X
Notes
9.3.1(E ) references the Comp Plan - possibly addressing benchmarks.
9.3.3 establishes the PD-M - Mixed Use Planned Development district, which may be approved by the Zoning Commission. This Zoning Resolution has referenced “mixeduse” as exclusively a mix of commercial uses - instead of a mixture of residential, commercial, and industrial uses as is more common.
9.3.4 Requires approved planned developments to comply with the Comp Plan. And “Any variation from the Comprehensive Plan and Land Use Plan shall require an amendment to the applicable plans through review and approval by the Zoning Commission and Trustees.”
9.3.5 Clarifies that the PD-M district could potentially permit uses in the residential, business, and office districts (but not the industrial district).
Regarding 9.6.3: Does the separation requirement of 1300 feet from residential+ uses/lots and the currently mapped SOB overlay render this type of business effectively not permitted in Colerain Township?
“PD” Planned Development
9.4 “SWD” Solid Waste Disposal District
9.5 “ME” Mineral Extraction District
9.6 “SOB” Sexually-Oriented Business Overlay District
Section Name
Article 10: Use Regulations
Objective A : Promote redevelopment and adaptive reuses.
Objective B: Promote connections between commercial and residential uses.
Objective C: Provide a complementary mixture of uses and density levels.
Objective D: Provide a diversity of accessible housing options. Notes
10.1.1 allows the Zoning Commission (a public hearing process) to determine where a proposed use (that is not currently defined) may be permitted. There are many ways to wield this authority; one way could promote redevelopment and adaptive reuse. 10.2
10.2.3 seems to only permit accessory dwelling units as part of the principal structure without a separate entrance or address.
10.2.4 a literal read of 10.2.4(A)(1) suggests that across all the geography zoned B-2, B-3, or I-1, only one accessory dwelling unit is permitted. Does this instead mean on a property zoned B-2, B-3, or I-1?
Somewhat addressed. 10.3.2 spells out an interesting mix of prohibited home occupations that may overly limit smallscale startups with low impact on residential areas.
Section Name
Objective A : Promote redevelopment and adaptive reuses.
Objective B: Promote connections between commercial and residential uses.
Objective C: Provide a complementary mixture of uses and density levels.
Objective D: Provide a diversity of accessible housing options.
11.2 Existing Buildings and Uses X X X
11.3 New Construction on Single Nonconforming Lots of Record X
11.4 Nonconforming Lots of Record in Combination
11.5 Nonconforming Uses and Variances
11.6 Nonconforming Uses of Land
11.7 Nonconforming Uses of Structures
11.8 Expansion of a Nonconforming Use X
11.9 Termination of Nonconforming Uses
11.10 Repair and Maintenance X
11.11 Burden of Proof
Notes
This section permits the continued use of nonconforming buildings, structures, and uses which may include residential/ commercial uses, and buildings that do not comply with current standards (relating to adaptive reuse).
11.3.1 loosens restrictions on single-family dwellings on nonconforming lots of recordreduced setback standards.
11.4 - Has this provision been interpreted to restrict the sale of privately owned land based on lot sizes?
11.8.2 established the process for the Board of Zoning Appeals to grant the extension of a legal nonconforming use or building
11.10 permits ordinary maintenance and repair of nonconforming structures.
Section Name
Objective A : Promote redevelopment and adaptive reuses.
Objective B: Promote connections between commercial and residential uses.
Objective C: Provide a complementary mixture of uses and density levels.
Objective D: Provide a diversity of accessible housing options. Notes
12.1.3 runs in conflict with the common convention of rounding numbers. Is that intentional?
12.1.5(D)&(E ) seem to have a significant effects on corner lots, but here it seems like a buried provision. This type of provision can be very impactful, affecting highly visible real estate.
12.3.4 addresses the front yard setback of infill development on residential lots as meeting the average of the adjacent development properties on both sides and within 100 feet of such lot.
Section Name
12.11 Architectural Design Standards
12.12 Pets
12.13 Small Cellular Telecommunication Facilities
Article 13: Off-Street Parking and Loading
Objective A : Promote redevelopment and adaptive reuses.
Objective B: Promote connections between commercial and residential uses.
Objective C: Provide a complementary mixture of uses and density levels.
Objective D: Provide a diversity of accessible housing options.
Notes
13.1 Purpose
13.2 Applicability
13.3 Required Parking Spaces
13.1 (Purpose) does not address the Comp Plan, even though these provisions for parking address/require a significant amount of land across the township.
13.2.4 requires a plan for an off-street parking area with 5 or more spaces to illustrate provisions for pedestrian circulation (among other items)
While parking minimums are problematic for any geographies that aim to reduce autodependency and fragility, section 13.3.1(D)(2) is interesting: up to 15 percent of the gross floor area (for calculating square-footagebased parking standards) may be excluded if the area is used for storage, loading, unloading, or for mechanical equipmentthough this seems difficult to enforce.
Section Name
13.3 Required Parking Spaces (cont.)
Objective A : Promote redevelopment and adaptive reuses.
Objective B: Promote connections between commercial and residential uses.
Objective C: Provide a complementary mixture of uses and density levels.
Objective D: Provide a diversity of accessible housing options.
13.3 Required Parking Spaces (cont.)
Notes
Table 13-1 is a value statement that land in Colerain Township should prioritize cars: requiring 1.5 spaces per efficiency unit in multi-family dwellings. If the average size of an efficiency is 500 sq.ft., and a parking space is 200 square feet (10’ x 20’), then this provision is requiring over 1/3rd of the construction for efficiencies to focus on vehicular infrastructure (300sq.ft. of parking area / 800sq.ft. of efficiency+parking land area). The parking space calculation does not include the area for drive aisles and driveways. “Automotive, truck, boat, or other vehicle sales or rental” use requires 10 spaces per 1,000 sq.ft. of indoor floor area plus 2 spaces per service bay. If each space is 200sq.ft., then you need 2,000 sq.ft. of parking area per 1,000 sq.ft. of indoor floor area. Why require (by zoning resolution) this much parking?
“Bars and taverns” require 15 spaces per 1,000 square feet or 3,000 sq.ft. of parking area per 1,000 sq.ft. of a taxable use. “Funeral homes” require 1 space per 50 square feet which is 200 sq.ft. of parking area (not including drive aisles) per 50 sq.ft. of productive use.
See also “Restaurant” “Theater” “Bowling alley” “Tennis courts” “Skating rinks” “Swimming pool” (20 spaces or 4,000 sq.ft. of parking area per 1,000 sq.ft. of pool area)
Section Name
13.3 Required Parking Spaces (cont.)
Objective A : Promote redevelopment and adaptive reuses.
Objective B: Promote connections between commercial and residential uses.
Objective C: Provide a complementary mixture of uses and density levels.
Objective D: Provide a diversity of accessible housing options.
13.4 Design of Parking Spaces and Aisles X
13.5 Stacking Space Requirements
13.6 Parking and Storage of Recreational Vehicles & Utility Trailers
13.7 Vehicles Permitted in a Residential District
Notes
13.3.4 permits reductions of parking spaces - some by right and some with a determination by the Zoning Administrator (up to 50%). If that much discretion is permitted, should the Zoning Resolution require that many spaces? How long this provision has been in effect and how frequently it is used (and by whom)?
13.4.1(B) “Parking lots shall be located, to the maximum extent feasible, to the rear and side of buildings.”
13.4.2(B)(1) “Any use or building subject to ... shall be required to provide a 4-foot wide sidewalk along all public streets for the full length of street frontage.”
13.4.2(C)(1) “Where a sidewalk exists in a public right-of-way adjacent to the site, or is required to be constructed as part of the development approval, a pedestrian connection shall be constructed from the building to the sidewalk.”
13.4.2(F) requires “concrete or paved pedestrian linkages to existing trail systems, parks, schools, adjacent developments, and mass transit stations or stops.”
Section Name
Objective A : Promote redevelopment and adaptive reuses.
Objective B: Promote connections between commercial and residential uses.
Objective C: Provide a complementary mixture of uses and density levels.
Objective D: Provide a diversity of accessible housing options.
Somewhat addressed: landscaping can improve the pedestrian experience and make walking more enjoyable/encourage walking - on the reverse, this does require additional land area of a property to be tied to the parking area.
Section Name
15.7 Signs Not Requiring a Zoning Certificate
15.8 Permanent On-Premises Signs
15.9 Off-Premises Signs (Billboards)
15.10 Temporary Signs
15.11 Maintenance
15.12 Nonconforming Signs
Article 16: Rules of Construction and Definitions
16.1 Rules of Construction and Interpretation
16.2 Definitions
Appendix A - District Name Change Comparison Chart
Objective A : Promote redevelopment and adaptive reuses.
Objective B: Promote connections between commercial and residential uses.
Objective C: Provide a complementary mixture of uses and density levels.
Objective D: Provide a diversity of accessible housing options.
Notes
Definition of “Accessory Dwelling Unit” seems to conflict with the typical/common definition
