§ 166.19 Commercial Specialized District Downtown Center (C-1s)

AND DESCRIPTION OF DISTRICT This district intends to facilitate opportunities for small-scale, pedestrian-oriented developments and the potential for mixed-use developments, including: retail, office, or second-story residential, in a manner that reinforces the character of existing uses in areas situated around the block to include U.S. Highway #6, Grant Street, 3rd Street, and Main Street. This district intends to encourage wide sidewalks, street trees, ornamental lighting, street furniture, and public meeting places to help create a community atmosphere. The types of uses encouraged in this District include retail trade, commercial services, offices, cultural events, recreational options governmental buildings, and possible second-story residential dwellings. The C-1S District intends to accomplish these goals through the regulation of uses, lot and bulk standards, development design guidelines, and environment standards conducive to select areas of the City.

USES AND STRUCTURES PERMITTED Permitted uses of land or buildings, as hereinafter enumerated, may be permitted in the CS-1 only in accordance with conditions specified. Only those uses specifically listed hereunder may be considered permitted uses, and no building or lot may be devoted to any use other than a use permitted hereunder, with the exception of:

A. Principal Uses and Structures Permitted as listed in the following Table C.

B. Second floor apartments subject to their compliance with Section 9.20.

USES & STRUCTURES Accessory and temporary uses or structures according to the provisions of Section 9.05.

EXCEPTION USES:

A. Special exception uses, as hereinafter listed, may be allowed subject to the issuance of special exception permits in accordance with the provisions of this section. Refer to Table C for a listing of the Special Exception Uses.

B. In addition to the exceptions set forth above as special exception uses, a proposed special exception use that contains any of the following characteristics is required to apply for a special exception use permit:

1. Any use containing more than 5,000 square feet of floor area.

2. Commercial establishments open 24 hour per day.

3. Non-residential uses incorporating a drive-through operation for pick-up or delivery of any item.

4. Commercial establishments using any kind of external speaker system to communicate with customers.

5. Commercial establishments having only one employee on the premises of the establishment after 10:00 pm and before 6:00 am.

6. Commercial establishments with outdoor overnight storage.

REQUIREMENTS AND LOCATION The C-1S District must apply to select parcels of land situated as defined by bordering roadways, U.S. Highway #6, Grant Street, 3rd Street, and Main Street.

The minimum area, setback, density and maximum height, must be as prescribed in the following Table C, under C-1S; provided however, the following requirements must be applied when applicable:

A. Any lot adjacent to U.S. Highway 6, in any way, must be required to have a 20-foot setback in addition to the minimum yard requirements stated herein, except those properties that are located adjacent to Highway 6 beginning at the east line of Main Street to a point 233 feet, more or less, west of the intersection with Roberts Ferry Road and Highway Six, which must be required to have a 32-foot setback, in addition to the minimum yard requirements state herein.

B. Any lot adjacent to a railroad right-of-way, in any way must be required to have a 50-foot setback in addition to the minimum yard requirement stated herein.

C. Minimum Size of Dwellings: Residences, other than single family units, within the C-1S, must provide the following minimum sizes of livable floor area:

1. One-bedroom units: 600 square feet

2. Two-bedroom units: 800 square feet

3. Three-bedrooms units: at least 1,000 square feet

REQUIREMENTS Signs are permitted according to the provisions of Section 6.

REGULATIONS Parking must be provided according to the provisions of Section 7.

REGULATIONS Exterior lighting is provided according to the provisions of Section 8.

At the time of application for a building permit all commercial zones, an applicant must supply a landscaping plan for review by the Planning and Zoning Commission or the city designee. The landscaping plan must be appropriate to the zone and must be submitted at the time of application for the building permit. It may be subject to review and approval of the city.

Applicants must provide in their landscaping plans for the placement of no less than one deciduous tree for each acre or less of zoned area. The City review may also request additional landscaping such as shrubs and border vegetation if it appears to be beneficial and conducive to a more esthetic, attractive and orderly development of the area.

REGULATIONS

A. Residential uses are not permitted on the same floor of the same building being used as a business.

B. All business establishments must be retail or service in use dealing directly with consumers. All goods produced on the premises must be sold at retail on the premises where produced.

C. All business, service, storage, and display of goods must be conducted within a completely enclosed structure, except for:

1. Agricultural uses

2. Parking and loading, as regulated by Section 7.

3. Automobile service stations

4. Outdoor sale of building and garden supply materials and goods

5. Sales or display of merchandise sold or offered for sale through vending machines, provided such machines do not occupy a ground area of more than 16 square feet

6. Temporary outdoor or sidewalk sales

7. Outdoor Tables or Seating Areas Accessory to Restaurants

D. Except for automobile laundries, automobile service stations, drive-in restaurants, and drive-in bank and savings and loan associations facilities, when authorized as special uses no business establishment must offer goods or service directly to customers waiting in parked motor vehicles, or sell beverages or food for consumption on the premises in parked motor vehicles.

STANDARDS All business establishments and activities must conform to the performance standards established for the M1-M2 District, provided that performance standards must in every case be applied at the boundaries of the zoning lot in which such activities take place.

AND PLAN REVIEW To insure compliance with the provisions of this Section, any construction, change in use, or increase in the intensity of an existing use, but excluding normal maintenance activity, in the C-1S district, a site plan must be required for review by the Planning and Zoning Commission and approval by the City of Tiffin City Council prior to the issuance of a building permit. This process intends to insure that all development proposals comply with applicable city codes, ordinances, standards, and policies. At the time of application for either a permitted use or special use, a Site Plan must be presented and must include the below listed requirements

A. Existing Conditions

1. Base Map: A base map of the subject site and all area within a minimum distance of 160 feet of the subject site must be prepared indicating either directly on the map or on accompanying tables:

2. Boundary lines and area in square feet of the subject site

3. Boundary lines and area, in square feet, of all other parcels of property within a minimum of 160 feet of the subject site

4. Street rights-of-way and improvements including pavement widths, parking areas, access drives; any obstructions to sight distance (topographic or other) and other related pertinent information.

5. Existing utilities and locations including sanitary and storm sewers, water mains, gas lines, and telephone or electric poles.

6. .Location of structural improvements and use designations.

7. Actual building setback lines in the area including front yards, rear yards, side yards, interior side yards or corner side yards.

8. Actual floor area ratios for the subject site and improvements and actual floor area ratios for each of the other parcels in the area and their related improvements.

9. Map data including scale, orientation, and date.

10. Environmental Statement: A statement must be prepared which identifies any pertinent natural conditions of the site and the area within a minimum distance of 160 feet of the subject site including, but not limited to, flood plains or floodways, drainage patterns, soils with server limitations for development or landscaping or natural vegetation amenities.

B. Proposed Conditions

1. Development Plan Map: Using the information from the Base Map of the Existing Conditions Survey, a Development Plan Map must be prepared at the same scale as the Survey Base Map. Some of the information requested herein is applicable only to redevelopment of existing developed areas. The applicant must provide the following information:

2. Any changes to the outside dimensions of the structures of the subject site

3. Any changes to the setback lines

4. Any changes to the floor area ratio

5. Proposed access and parking system

6. Any changes to the service system for utilities including sanitary and storm sewer, water mains, gas lines, and above ground or below ground service for telephone or electric service

7. Any proposed landscaping, fencing, lighting, signage or other development detailing associated with the proposed plan.

8. Development Plan Statement

9. A statement must be prepared that addresses each of the elements of the Development Plan Map and explains the relationship of these proposed improvements to the conditions of the area to include:

10. Any conditions, covenants, or other guarantees that are proposed to assure the implementation of the proposed Development Plan should also be included as part of the Development Plan Statement.

C. Major and Minor Changes

1. Changes that alter the concept of the special use in regards to use, site and structure provisions and architectural character, may be approved by submission and reconsideration of all the requirements for the Special Use Plan and Standards.

2. Changes that do not alter the concept of the use and architectural character may be submitted to the City of Tiffin City Council. This submission must include a Base Map and Development Plan Map, as set forth herein, and the applicable items for the Development Plan Statement. If the City of Tiffin City Council finds that the changes to the special use do not alter the concept of the special use in the opinion of the City Council, then in accordance with procedures established in their rules, the City Council may approve or deny the changes. If the City of Tiffin City Council finds that the changes do alter the concept of the special use, then the applicant should follow the procedures for submitting a change in concept of the special use with all required submissions to the Planning and Zoning Commission.

STANDARDS

A. FOR PERMITTED & SPECIAL EXCEPTIONS In considering development or redevelopment of property in the C-1S, the Planning and Zoning Commission will consider a range of issues, including the following general categories

1. Overall Site Planning

2. Building Design Elements

3. Parking

4. Landscaping

5. Signage

B. FOR SPECIAL EXCEPTION USES No special use will be recommended in the C-1S unless the Planning and Zoning Commission finds:

1. That the special use in consistent with the general intentions of the District as indicated in the description of the District.

2. That any divergence from the site and structure provisions of the Existing Conditions Survey relate to benefits for the development of the area.

3. That the proposed Architectural Improvements are consistent with the architectural observations of the area as indicated in the Architectural Statement of the Existing Conditions Survey and that these improvements are consistent with the intent of the District in providing small-scale pedestrian-oriented development

4. That the proposed improvements associated with the special use including, but not limited to, parking areas and drives, landscaping, fencing, lighting, sign or other development detail, are consistent with the intent of the District in providing small scale pedestrian-oriented development.

TABLE C – COMMERCIAL DISTRICTS (P=Permitted Uses; NP=Non Permitted Uses; SP (Special Uses) C-1B C-2B C-1O C-2O C-1S RETAIL BUSINESS USES Agricultural Implement Sales and Service NP P NP NP NP Antique Shops NP P NP NP P Apparel Stores P P NP NP P Appliance Sales and Service NP P NP NP P Art Galleries and Sales NP P NP NP P Art Supply Stores NP P NP NP P Automobile Accessory Stores NP P NP NP NP Automobile Sales and Service NP S NP NP NP Bait Shops NP P NP NP NP Bakeries; retail P P NP NP P Bicycle Sales and Repair Shops NP P NP NP P Boat Sales, Rentals, Storage, and Repairs NP S NP NP NP Book Stores P P NP NP P Building Material Sales, Supplies and Service NP P NP NP NP Business Machine Sales and Service NP P NP NP NP Camera and Photographic Supply Stores P P NP NP P Camper Sales and Service NP S NP NP NP Candy and Confectionery Stores P P NP NP NP Carpet and Rug Stores NP P NP NP NP Catalog Sales/Mail Order Stores NP S NP NP NP China and Glassware Stores NP P NP NP P Cigar, Cigarette and Tobacco Stores P P NP NP NP Coin, Philatelic, Stamp and Numismatic Stores NP P NP NP P Dairy Product Sales P P NP NP NP Delicatessens P P NP NP P Department Stores NP P NP NP NP Drapery Stores NP P NP NP NP Dressmaking Shops P P NP NP P Drug Stores and Pharmacies P P S S P Dry Goods Stores NP P NP NP NP Electrical Appliance and Equipment Stores NP P NP NP NP Farm Supply Stores NP P NP NP NP Fish Markets S P NP NP NP Flea Markets NP S NP NP NP Floor Covering Sales NP P NP NP NP Florists P P NP NP P Food and Grocery Stores P P NP NP NP Fruit and Vegetable Markets; retail S P NP NP NP Furnace Supplies and Service NP P NP NP NP Furniture Sales NP P NP NP NP Furriers NP P NP NP NP Garden Supply Stores NP P NP NP NP Gift Shops P P NP NP P Greenhouses; retail or wholesale sales NP P NP NP NP Haberdasheries P P NP NP NP Hardware Stores P P NP NP NP Hearing Aid Sales NP P NP NP P Hobby Shops NP P NP NP NP

TABLE C – COMMERCIAL DISTRICTS (P=Permitted Uses; NP=Non Permitted Uses; SP (Special Uses) C-1B C-2B C-1O C-2O C-1S RETAIL BUSINESS USES (cont.) Home Supply Centers NP P NP NP NP Ice of Ice Machine Sales S P NP NP NP Ice Cream Stores P P NP NP P Jewelry Stores P P NP NP P Lawnmower Sales and Service NP P NP NP NP Leather Goods and Luggage Stores NP P NP NP NP Linoleum and Tile Stores NP P NP NP NP Liquor Stores NP S NP NP NP Lumber Companies and/or Yards NP S NP NP NP Magazine and Newspaper Stores P P NP NP NP Meat Markets S P NP NP NP Medical Appliance Stores NP P S S NP Milk Machine Sales S P NP NP NP Millinerty Shops NP P NP NP NP Monument and Tombstone Sales NP P NP NP NP Newsstands P P NP NP P Notions Stores NP P NP NP P Nurseries; retail or wholesale sales NP P NP NP NP Office Equipment and Supplies; retail NP P NP NP NP Optician's Sales; retail NP P S S P Paint and Wallpaper Stores NP P NP NP NP Pet Shops NP P NP NP P Pet Stores S P NP NP P Phonograph, Record, Tape, and Sheet Mucic Stores NP P NP NP P Picture Framing Shops NP P NP NP P Radio and Television Sales and Service NP P NP NP NP Recreational Vehicle Sales NP S NP NP NP Restaurants; drive-in or carry-out NP S NP NP NP Restaurants; entertainment, dancing and serving of alcoholic beverages NP NP NP NP NP

Restaruants; the serving of alcoholic beverages permitted only when incidental to the serving of food and the principal activity NP P S S P Roadside Stands NP P NP NP NP School Supply Stores P P NP NP NP Sewing Machine Sales NP P NP NP P Shoe Stores P P NP NP P Souvenir and Curio Shops NP P NP NP P Sporting Good Stores P P NP NP P Stationery and Card Stores P P NP NP P Swimming Pool Sales and Service NP P NP NP NP Tailor Shops P P NP NP P Tire, Battery and Accessory Dealers NP P NP NP NP Trading Stamp Stores NP S NP NP P Truck Sales and Service NP S NP NP NP Typewriter Sales NP P NP NP P Water Softener Sales and Service NP P NP NP NP

TABLE C – COMMERCIAL DISTRICTS (P=Permitted Uses; NP=Non Permitted uses; SP= Special Uses) C-1B C-2B C-1O C-2O C-1S SERVICE USES Ambulance Service Garages NP S NP NP NP Artist's Studios NP P S S P Auction Rooms and Houses NP P NP NP NP Automobile Diagnostic Centers and Clinics NP S NP NP NP Automobile Driving Schools NP P NP NP NP Automobile Parking Lots or Garages, commercial S S S S NP Automobile Rentals NP S NP NP NP Automobile Repair Garages NP S NP NP NP Automobile Service Stations; for the retail sale and dispensing of fuel, lubricants, coolants, tires, batteries, minor accessories and supplies, including installation and services customarily incidental thereto S P NP NP NP Automobile (car) washes NP S NP NP NP Banks; drive-in facilities S P S S NP Banks; excluding drive-in facilities P P S S P Barber Shops P P S S P Beauty Parlors and Shops P P S S P Blueprinting and Photostatting Establishments NP P NP NP NP Catering Establishments NP P NP NP P Cleaners; drive-in S P NP NP P Cleaning and Dyeing; retail P P NP NP NP Clothes Pressing Establishments P P NP NP P Clothes Rental Agencies P P NP NP P Clothes Repair Stores P P NP NP P Contractors Offices & Accessory Equipment yards not exceeding two (2) acres in total land Area NP S NP NP NP Credit Unions NP P S S P Currency Exchanges P P NP NP P Dancing Schools NP P NP NP P Dental and/or Medical Laboratories NP P S S NP Dry Cleaners and Laundries; but not a central plant serving more than one retail outlet P P NP NP NP Dry Cleaners, Laundries and Launderettes; self-service only NP P NP NP P Equipment Rental and Leasing Service NP P NP NP NP Financial Institutions P P S S P Funeral Parlors and Undertaking Establishments S P S NP NP Furniture Cleaning, Upholstering and Repair NP P NP NP NP Hotel and Motels NP P NP S NP Loan Companies NP P S S P Locksmiths NP P NP NP P Music Schools NP P NP NP NP Orthopedic Brace and Limb Fitting and Assembly NP P S S NP Parking Lots; open and other than accessory NP P NP NP NP Photographic Studios NP P S S P Savings and Loan Associations; drive-in facilities S P S S NP Savings and Loan Associations; excluding drive-in facilities P P S S P

TABLE C – COMMERCIAL DISTRICTS (P=Permitted Uses; NP=Non Permitted uses; SP= Special Uses) C-1B C-2B C-1O C-2O C-1S SERVICE USES (cont.) Shoe or Hat Repair Shops P P NP NP P Ticket Agency Offices NP P S S P Travel Agencies P P S S P

OFFICE USES Accountant's Offices NP P P P P Advertising Agency Offices NP P P P P Animal Hospitals/Veterinary Clinics NP P S NP NP Architect's Offices NP P P P P Attorney's and Law Offices NP P P P P Auditor's Offices NP P P P P Bookkeeping Services NP P P P P Business and Professional Offices; miscellaneous NP P P P NP Chiropodist's Offices NP P P P P Chiropractor's Offices NP P P P P Dental and/or Medical Clinics NP P P P NP Dentist's Offices NP P P P P Detective Agency Offices NP P P P NP Doctors, Surgeons and Physician's Offices NP P P P NP Employment Agency Offices NP P P P P Engineer's Offices NP P P P NP Insurance Offices NP P P P NP Interior Decorator's Offices NP P P P NP Investment Companies NP P P P P Labor Union Offices NP P P P P Land Surveyor's Offices NP P P P NP Landscape Architect's Offices NP P P P NP Merchants' Association Offices NP P P P NP Newspaper Offices NP P P P NP Optician's Offices NP P P P NP Orthodontist's Offices NP P P P NP Osteopath's Offices NP P P P NP Political Organization Offices NP P P P NP Real Estate Offices NP P P P NP Secretarial and Stenographic Services NP P P P P Security and Commodity Brokers NP P P P P Title Company Offices NP P P P P

HEALTH, MEDICAL AND CARE FACILITES Child Care Centers, Children's Day Schools, Day Nurseries, Nursery Schools P P P NP NP

Geriatric Centers and Institutions for the Care of the Aged NP NP S S NP Hospitals and Sanitariums NP NP NP S NP Institutions for the care or treatment of insane, feeble-minded, retarded, alcoholic or drug-addict patients NP NP NP S NP Mental Health Clinics NP NP NP S NP Nursing Homes and Convalescent Centers NP NP P S NP

TABLE C – COMMERCIAL DISTRICTS (P=Permitted Uses; NP=Non Permitted uses; SP= Special Uses) C-1B C-2B C-1O C-2O C-1S AGRICULTURAL USES Agricultural Buildings and Structures P NP NP P NP Cultivation of Field and Garden Crops P NP NP P NP Farms P NP NP P NP

RECREATION AND SOCIAL FACILITIES Amusement Establishments; including shooting galleries, pinball machines, and similar amusement facilities NP S NP NP NP Arboretums and Botanical Gardens NP NP NP P NP Billiard and Pool Halls NP S NP NP NP Bowling Alleys NP P NP NP NP Clubs; indoors S P NP NP P Clubs; outdoors NP S NP NP NP Community Center Building, Clubhouses, Recreation Buildings, Swim Clubs and Indoor Pools, Tennis Clubs for Indoor Tennis; non-commercial, not-for-profit, and owned by the residents or owners or a development P P NP NP NP Dance Halls NP P NP NP NP Fairgrounds and Exhibition Grounds NP S NP NP NP Golf Courses; driving ranges NP S NP NP NP Golf Courses; par-three and miniature NP S NP NP NP Gymnasia; commercial NP S NP NP NP Health Clubs NP S NP NP P Lodges and Fraternal Organizations S P NP NP NP Skating, Ice, and Roller Rinks; indoor and private NP S NP NP NP Swim Clubs Swimming Pools, Buildings for Indoor Pools, private NP S NP NP NP Swim Clubs, Racquetball Clubs, Handball Clubs; with outdoor and indoor facilities NP S NP NP NP Tennis Clubs, Racquetball Clubs, Handball Clubs; with outdoor and indoor facilities private NP S NP NP Theaters; indoor NP P NP NP P

PUBLIC, EDUCATION, AND UTILITY USES Airports and/or Heliports NP NP NP S NP Bus Passenger's Stations non-public NP P NP NP NP Bus Terminals Turnarounds and Lots non-public NP P NP NP NP Business Colleges/Commercial Schools NP P S S NP Colleges, Universities, and Junior Colleges NP NP NP S NP

Dormitories and Housing accommodation and facilities NP NP NP S NP Fire Stations S P P P P Forest Preserves P P P P NP Garages and Parking Lots; public or non-public NP P S S NP Libraries P P P P P Office Buildings; public P P P P NP

TABLE C – COMMERCIAL DISTRICTS (P=Permitted Uses; NP=Non Permitted uses; SP= Special Uses

C-1B C-2B C-1O C-2O C-1S PUBLIC, EDUCATION, AND UTILITY USES (cont.) Parks and Playgrounds P P P P P Police Stations P P P P P Post Offices P P P P P Pumping Station, Water Towers, Water Works, or Wells; public P P P P P Railroad Passenger's Stations NP P NP NP NP

MISCELLANEOUS USE Exhibition Halls NP P NP P NP Meeting Halls S P NP NP NP Reading Rooms; religious NP P NP NP NP

COMMERCIAL SETBACKS C-1S Specialized District Downtown Center Major Category Minimum Minimum Front Interior Corner Rear Floor Maximum Lot Area Lot Yard Side Yard Yard Area Height of Width Setback Yard Setback Setback Ratio Principal Setback Use Retail Business Uses 6,000 sf 60’ 5’ 5’ 10’ 5’’ 0.4 35’ Service Uses 6,000 sf 60’ 5’ 5’ 10’ 5’ 0.4 35’ Office Uses 6,000 sf 60’ 5’ 5’ 10’ 5’ 0.4 40’ Health Medical & 6,000 sf 60’ 5’ 5’ 10’ 5’ 0.4 35’ Care Facilities Public, Education & 6,000 sf 60’ 5’ 5’ 10’ 5’ 0.4 35’ Utility Uses Recreation & Social 35 6,000 sf 60’ 5’ 5’ 10’ 5’ 0.4 Facilities Uses Miscellaneous Uses 6,000 sf 60’ 5’ 5’ 10’ 5’ 0.4 35’

COMMERCIAL SETBACKS C-1B Neighborhood Business District Major Category Minimum Minimum Front Interior Corner Rear Floor Maximum Lot Area Lot Yard Side Yard Yard Area Height of Width Setback Yard Setback Setback Ratio Principal Setback Use Retail Business Uses NA NA 30’ 15’ 30’ 30’ 0.4 35’ Service Uses NA NA 30’ 15’ 30’ 30’ 0.4 35’ Health Medical & Care 20,000 150’ 50’ 15’ 30’ 40’ 0.25 35’ Facilities SQ FT Agricultural Uses 5 Acres 300’ 50’ 15’ 30’ 40’ 0.15 35’ Public, Education & NA NA 30’ 15’ 30’ 30 0.4 35’ Utility Uses Recreation & Social NA NA 30’ 15’ 30’ 30’ 0.4 35’ Facilities Uses Miscellaneous Uses NA NA 30’ 15’ 30’ 40’ 0.4 35’ C-2B Community Business District Major Category Minimum Minimum Front Interior Corner Rear Floor Maximum Lot Area Lot Yard Side Yard Yard Area Height of Width Setback Yard Setback Setback Ratio Principal Setback Use Retail Business Uses NA NA 30’ 15’ 30’ 30’ 0.8 45’ Service Uses NA NA 30’ 15’ 30’ 30’ 0.8 45’ Office Uses NA NA 30’ 15’ 30’ 30’ 0.8 45’ Health Medical & 20,000 sf 150’ 50’ 15’ 30’ 40’ 0.25 45’ Care Facilities Agricultural Uses 5 Acres 300’ 50’ 15’ 30’ 40’ 0.15 35’ Public, Education & NA NA 30’ 15’ 30’ 30’ 0.8 35’ Utility Uses Recreation & Social NA NA 30’ 15’ 30’ 30’ 0.8 35’ Facilities Uses Senior Housing 1,090 sf 150’ 30’ 10’ 30’ 30’ 0.8 45’ Miscellaneous Uses NA NA 30’ 15’ 30’ 30’ 0.4 35’ C-1O Restricted Office District Major Category Minimum Minimum Front Interior Corner Rear Floor Maximum Lot Area Lot Yard Side Yard Yard Area Height of Width Setback Yard Setback Setback Ratio Principal Setback Use Retail Business 40,000 sf 150’ 30’ 10’ 30’ 20’ 0.5 35’ Uses Service Uses 40,000 sf 150’ 30’ 10’ 30’ 20’ 0.5 35’ Office Uses 10,000 sf 80’ 30’ 10 25’ 30 0.5 40’ Health Medical & 20,000 sf 150’ 50’ 15’ 30’ 40’ 0.25 35’ Care Facilities Public, Education & NA NA 30’ 15’ 30’ 30’ 0.4 35’ Utility Uses Recreation & Social NA NA 30’ 15’ 30’ 30’ 0.8 35’ Facilities Uses C-2O Office and Research District Major Category Minimum Minimum Front Interior Corner Rear Floor Maximum Lot Area Lot Yard Side Yard Yard Area Height of Width Setback Yard Setback Setback Ratio Principal Setback Use Retail Business Uses 40,000 sf 150’ 30’ 10’ 30’ 20’ 0.5 35’ Service Uses 40,000 sf 150’ 30’ 10’ 30’ 20’ 0.5 35’ Office Uses 10,000 sf 80’ 30’ 10 25’ 30 0.5 40’ Health Medical & 20,000 sf 150’ 50’ 15’ 30’ 40’ 0.25 35’ Care Facilities Public, Education & NA NA 30’ 15’ 30’ 30’ 0.4 35’ Utility Uses Recreation & Social 35 NA NA 30’ 50’ 75’ 75’ 0.5 Facilities Uses Miscellaneous Uses 5 acres 300’ 75’ 50’ 75’ 50’ 0.5 35’

INDUSTRIAL DISTRICTS RESTRICTED AND GENERAL INTENT AND DESCRIPTION OF DISTRICTS

This district intends to establish industrial districts and regulations that govern the location, intensity, and method of development of the industrial areas of the City. The regulations are designed to provide for the grouping together of industries that are compatible to one another and that are not objectionable to the community as a whole. The regulations are intended to preserve the lands for industrial and allied uses and prohibit the intrusion of residential and other non-compatible uses into the industrial area. The performance of the industrial uses is regulated by standards for the external effects of noise, smoke, vibration, and other potential nuisances.

Applicants for industrial zoning are encouraged to apply for such zoning only in areas designated for industrial usage on the official "Land Use Plan of the City of Tiffin." Industrial uses are grouped into two classifications:

M-1 = Restricted Industrial District M-2 = General Industrial District

For purposes of determining the restrictiveness of the two industrial zoning classifications, M-1 must be considered the most restrictive (light) industrial district, and M-2 must be considered the least restrictive (heavy) industrial district.

M-1 RESTRICTED (LIGHT) INDUSTRIAL DISTRICT

1. Description of District. This district intends to facilitate opportunities for small-scale, pedestrian-oriented developments and the potential for mixed-use developments, including: retail, office, or second and third-story residential, in a manner that reinforces the character of existing uses in areas situated around the block to include U.S. Highway 6, Grant Street, 2nd Street, and Summerhays Street. This district intends to encourage wide sidewalks, street trees, ornamental lighting, street furniture, and public meeting places to help create a community atmosphere. The types of uses encouraged in this district include retail trade, commercial services, offices, cultural events, recreational options, governmental buildings, and possible second and third-story residential dwellings. The C-1S District intends to accomplish these goals through the regulation of uses, lot, and bulk standards, development design guidelines, and environment standards conducive to select areas of the City.

2. Principal Uses and Structures Permitted.

A. As identified in Section 166.20.

B. Second story apartments.

C. Third story apartments.

D. Residential basement apartments provided they comply with the current building code.

3. Accessory and Temporary Buildings and Structures.

A. Accessory and temporary uses or structures according to the provisions of Section 165.11 and Section 165.25.

B. A retailer or community group as defined in Chapter 100 of the Code of Iowa, who possesses and complies with all requirements of a consumer fireworks seller license issued by the State Fire Marshal, may sell consumer fireworks from a temporary structure in this zoning district, but only during the dates and times as allowed under Chapter 100 of the Code of Iowa, and provided there is also compliance with the following:

(1) For purposes of Paragraph B, “temporary structure” means a tent, canopy, stand, or similar enclosure that is not permanently affixed to the land, which is not intended for permanent use, and is erected for the sole purpose of retail sales of consumer fireworks.

(2) The temporary structure and site plan for the temporary structure and its use must be approved by the Building Official.

(3) Proof of a valid and current license, and any additional requirements which are a part thereof, issued by the State Fire Marshal, shall be furnished to the Building Official, with a copy of any application for the license, and any attachments, provided to the State Fire Marshal.

(4) Proof of maintenance of commercial general liability insurance required by Chapter 100 of the Code of Iowa shall be furnished to the Building Official.

(5) If the retailer or community group does not own the land where the temporary structure is proposed to be located they shall provide proof of consent from all current property owners.

(6) The use of the temporary structure may not adversely impact the surrounding area and land uses, which must still comply with all City Code requirements.

(7) The temporary structure and its use must comply with all State, federal, and local laws, and regulations.

(8) The temporary structure must be removed by July 15 of each year.

4. Restricted Uses. Restricted uses, as hereinafter listed in Section 166.20, may be allowed subject to the issuance of a restricted use permit by the Zoning Administrator, as required by Section 165.30. Restricted uses may be required to meet more restrictive site and structural it is determined such requirements are necessary.

5. Special Exception Uses:

A. Special exception uses, as hereinafter listed, may be allowed subject to the issuance of special exception permits in accordance with the provisions of this section. Refer to Section 166.20 for a listing of the special exception uses.

B. In addition to the exceptions set forth above as special exception uses, a proposed use that contains any of the following characteristics is required to apply for a special exception use permit:

(1) Any use containing more than 5,000 square feet of floor area.

(2) Commercial establishments open 24 hours per day.

(3) Non-residential uses incorporating a drive-through operation for pick-up or delivery of any item.

(4) Commercial establishments using any kind of external speaker system to communicate with customers.

(5) Commercial establishments having only one employee on the premises of the establishment after 10:00 p.m. and before 6:00 a.m.

(6) Commercial establishments with outdoor overnight storage.

6. Area Requirements and Location. The C-1S District must apply to select parcels of land situated as defined by bordering roadways, U.S Highway 6, Grant Street, 2nd Street, and Summerhays Street. The minimum area, setback, density, and maximum height, shall be as prescribed in Section 166.20, under C-1S; provided however, the following requirements shall be applied when applicable:

A. Any lot adjacent to U.S. Highway 6, in any way, shall be required to have a 20-foot setback in addition to the minimum yard requirements stated herein, except those properties that are located adjacent to U.S. Highway 6 beginning at the east line of Main Street to a point 233 feet, more or less, west of the intersection with Roberts Ferry Road and U.S. Highway 6, which must be required to have a 32-foot setback, in addition to the minimum yard requirements stated herein.

B. Any lot adjacent to a railroad right-of-way, in any way, shall be required to have a 50-foot setback in addition to the minimum yard requirement stated herein.

C. Minimum Size of Dwellings. Residences, other than single-family units, within the C-1S, must provide the following minimum amount of livable floor area:

(1) One-bedroom units:....... 600 square feet

(2) Two-bedroom units: ...... 800 square feet

(3) Three-bedrooms units: .. at least 1,000 square feet

Commercial Setbacks C-1S Specialized District Downtown Center

Floor Area Lot Width

Rear Yard Minimum

Minimum Lot Area Category m Height

Principal Setback

Setback

Maximu Corner Setback

Setback Major

Interior

Ratio Yard Front Yard

Yard

Use Side of Retail Business 6,000 sf 60′ 5′ 5′ 10′ 5′′ 0.4 35′ Uses Service Uses 6,000 sf 60′ 5′ 5′ 10′ 5′ 0.4 35′ Office Uses 6,000 sf 60′ 5′ 5′ 10′ 5′ 0.4 40′ Health Medical and 6,000 sf 60′ 5′ 5′ 10′ 5′ 0.4 35′ Care Facilities Public, Education and 6,000 sf 60′ 5′ 5′ 10′ 5′ 0.4 35′ Utility Uses Recreation and Social 6,000 sf 60′ 5′ 5′ 10′ 5′ 0.4 35′ Facilities Uses Miscellaneous 6,000 sf 60′ 5′ 5′ 10′ 5′ 0.4 35′ Uses

7. Sign Requirements. Signs are permitted according to the provisions of Chapter 167.

8. Parking Regulations.

A. Parking areas shall consist of areas that are aesthetically pleasing, landscaped to screen public views, and located so as not to be the dominant feature along any street or within any development. The use of alternate materials to designate pedestrian areas within or adjacent to parking lots is encouraged, and pedestrian areas shall be separated from vehicular traffic with landscaping, decorative posts, special paving, or other measures to clearly define the pedestrian spaces. Property owners are encouraged to establish shared parking zones among uses on one or more lots.

B. Parking and loading must be provided according to the provisions of Section 165.06.

9. Lighting Regulations. Exterior lighting is provided according to the provisions of Section 165.07.

10. Site Plan Regulations

A. Prior to applying for a Building Permit, all commercial zones must supply a site plan for review by Planning and Zoning Commission, City designee and City Engineer. It is the intent of this section that site plans for the C1-S District are prepared by a designer having professional competence in urban planning. The Council shall require the applicant to engage a qualified designer. The site plan shall follow appropriate design standards.

B. A C-1S District plan shall include all of the following:

(1) Date, compass point, legend of symbols, and minimum scale 1” = 40′. (written and graphic)

(2) Legal description including total area of property.

(3) Address, if assigned.

(4) Landowner’s and applicant’s name, address, and contact information.

(5) Vicinity map that identifies the location of the property in relationship to the neighborhood or the rest of the City.

(6) Property boundary lines including bearing and distances, dimensions to the nearest one-tenth of one foot.

(7) Existing and proposed topography at contour intervals of not more than one foot, extending beyond the boundaries of the site to adjacent properties as necessary to address drainage issues.

(8) Location of any established floodways, floodway fringe, and floodplain overlay lines, if applicable.

(9) Location of existing trees; identify those that will be preserved.

(10) Location of existing and proposed utilities, public and private.

(11) Location of existing and proposed easements, public and private.

(12) Location, footprint, size, and use of all buildings and structures, existing and proposed with setback lines.

(13) Location of proposed public and private sidewalks.

(14) Location of parking and greenspaces.

(15) Colored elevations for all sides of the building and or structures including trash enclosures, illustrating architecture, materials, and color palette. The elevation drawings shall be sized appropriately showing architectural detail and shall include labels identifying all exterior materials. In addition, include percentage of masonry for each building and structure.

(16) Minimum low opening elevations, if applicable.

11. Landscaping Regulations. At the same time a site plan is submitted a landscaping plan must be submitted for review by the Zoning Administrator. The landscaping plan shall follow landscaping regulations as shown in Chapter 168, and shall be approved prior to Building Permit approval. Site plans in the C-1S District shall provide in their landscaping plan of no less than four deciduous trees for each acre or less of zoned area. The City review may also require additional landscaping such as shrubs and border vegetation if it should appear to be beneficial and conducive to a more esthetic, attractive, and orderly development of the area.

12. Screening and Buffering Regulations. Commercial zones shall supply a screening and buffering plan for review by the Planning and Zoning Commission, or other City designee, prior to application of a Building Permit. At a minimum the proposed plan shall show screening in compliance with the following:

A. Waste collection stations shall meet the Variable Height Screening (S2) requirements of Section 169.06(2).

B. Utility and mechanical equipment shall meet the High Screening (S3) requirements of Section 169.06(3).

13. Special Regulations.

A. Residential uses are not permitted on the same floor of the same building being used as a business.

B. All business establishments shall be retail or service in use dealing directly with consumers. All goods produced on the premises shall be sold at retail on the premises where produced.

C. All business, service, storage, and display of goods shall be conducted within a completely enclosed structure, except for:

(1) Existing agricultural uses.

(2) Parking and loading, as regulated by Section 165.06.

(3) Automobile service stations.

(4) Outdoor sale of building and garden supply materials and goods.

(5) Sales or display of merchandise sold or offered for sale through vending machines, provided such machines do not occupy a ground area of more than 16 square feet.

(6) Temporary outdoor or sidewalk sales.

(7) Outdoor tables or seating areas accessory to restaurants.

D. Except for automobile laundries, automobile service stations, drive-in restaurants, and drive-in bank and savings and loan associations facilities, when authorized as peSP, no business establishment shall offer goods or service directly to customers waiting in parked motor vehicles, or sell beverages or food for consumption on the premises in parked motor vehicles.

E. For special exception uses. No special use will be recommended in the C-1S District unless the Planning and Zoning Commission finds:

(1) That the special use is consistent with the general intentions of the district as indicated in the description of the district.

(2) That any divergence from the site and structure provisions of the existing conditions survey relate to benefits for the development of the area.

(3) That the proposed architectural improvements are consistent with the architectural observations of the area as indicated in the architectural statement of the existing conditions survey and that these improvements are consistent with the intent of the district in providing small-scale pedestrian-oriented development.

(4) That the proposed improvements associated with the special use including, but not limited to, parking areas and drives, landscaping, fencing, lighting, sign, or other development detail, are consistent with the intent of the district in providing small scale pedestrian-oriented development.

14. Performance Standards.

A. Performance standards regulating commercial development and activity within the City are intended to:

(1) Permit commercial land uses to be measured factually and objectively.

(2) Ensure that industries and businesses provide methods that protect the community from hazards that are preventable by legitimate processes of control and nuisance eliminations

(3) Protect industries from arbitrary exclusion or persecution based solely on subjective determinations of commercial performances made in the past.

B. Performance standard provisions of the C-1S District shall be applicable to any use established in the following instances:

(1) If any use, building, or other structure, established prior to the effective date of this Zoning Code, is extended, enlarged, moved, structurally altered, or reconstructed, the change in building or land use or configuration shall be in full compliance with this provision. Uses lawfully established prior to the effective date of this Zoning Code, and not being extended, enlarged, moved, structurally altered, or reconstructed, shall fully comply with applicable commercial performance standards existing at the time of use establishment or at the time of most recent structural alteration.

(2) Any use established, any building or structure constructed, or tract of land developed for any permitted, special, or accessory use in this district shall comply with all of the performance standards herein set forth.

C. Procedure. Uses, buildings, or structures required to comply with this provision shall make a showing of probable compliance with these performance standards prior to undertaking any alteration. The showing shall be in the form of a letter submitted with the zoning application (or building application if proper commercial zoning already exists) prepared by a professional engineer, licensed by the State, certifying that the use, building, or structure complies with all commercial performance standard requirements. The letter shall be based on the engineer’s personal scrutiny of the site and proposed use or alteration, and shall have analytical foundation in accepted engineering principles. In addition, the Planning and Zoning Commission may require the applicant to submit:

(1) A plot plan showing the location of all present and proposed structures, drives, parking lots, waste disposal areas, bulk storage areas, streets, streams, or other significant features on or within 200 feet of the proposed site.

(2) A description of the activity to be conducted regarding waste products, external effects, or other conditions that are regulated herein; provided, however, that the applicant shall not be required to reveal any trade secrets or sufficient detail with regard to a process that would cause any secret process or manufacturing procedure for a closely guarded proprietary compound or product to become public knowledge and be available to competitors.

(3) The type and location of abatement devices to control, or recording instruments to measure conformance with required standards, not including devices and instruments that are inherent in the manufacturing process.

(4) Such other data and certification as may reasonably be required by the Planning and Zoning Commission to reach a determination.

(5) All information and evidence submitted in applications to indicate conformity to performance standards shall constitute a certification and an agreement on the part of the applicant that the proposed use can and will conform to such standards at all times.

D. Administrative Options. The Planning and Zoning Commission may approve and authorize the establishment of the use, building, or structure if all pertinent provisions of this Zoning Code and other applicable ordinances are complied with. If, however, the Planning and Zoning Commission determines that the proposed use, building, or structure does not comply with performance standards, they shall inform the applicant that either more information is necessary or that an independent engineering analysis of the proposed use, building, or structure is required prior to final Council approval.

E. Need for Independent Engineering Analysis. If the Planning and Zoning Commission determines that reason exists to doubt the compliance with any applicable performance standard provision, a State licensed professional engineer of the City’s choosing (but acceptable to the petitioner) may be asked to analyze the prospects of compliance. Costs of such analysis shall be paid by the applicant.

F. Use of Independent Engineering Analysis. Upon submission of an independent engineering analysis authorized by the City, the Planning and Zoning Commission shall authorize establishment of the use, building, or structure if the independent analysis confirms probable compliance with this provision and if all other applicable provisions of this and other City ordinances are satisfied. If, however, the independent engineering analysis indicates that the proposed use, building, or structure is not likely to comply with this provision, then the application shall be denied until such time that the proposal is able to comply fully.

G. Failure to Act. The failure of the Planning and Zoning Commission to act on an application within 120 days following formal filing of the application may be appealed to the Board of Adjustment.

H. Appeal of Decision. Following the determination of the Council, based on the recommendation of the Planning and Zoning Commission, the applicant or any person aggrieved shall have the option of filing an appeal to the Board of Adjustment. An appeal shall be filed within 10 days of the Council’s decision.

I. Continued Enforcement.

(1) The Planning and Zoning Commission or Zoning Administrator must investigate any purported violation of performance standards. Uses, buildings, or structures lawfully established prior to the effective date† and subject to performance standards existing at that time, may be found to be in violation with those previously applicable standards. Alleged violations may be brought to the Council’s attention by City staff, a peace officer, health, or environmental employees, officials, or citizens. If a violation is alleged, the Zoning Administrator shall inform the suspected perpetrator and must initiate an independent engineering analysis consistent with the analysis procedure outlined in Paragraph

F. Administrative determinations made in conjunction with the analysis may be appealed according to Paragraph H.

J. Revocation of Permits. If an alleged violation is determined to be valid by the independent engineering analysis, any permits previously issued in conjunction with the established use, building, or structure are void and the operator shall cease operation until the violation is remedied. Failure to cease operation within two days of notice to do so by the City constitutes a violation of this Zoning Code and the penalty provision cited in Section 165.32 may be imposed.

K. Technical Provisions.

(1) Noise

a. To measure the intensity and frequency of sound, the sound level meter, the octave band analyzer, and the impact noise analyzer may be employed. The flat network and the fast meter response of the sound level meter may be used. Sounds of short duration that cannot be measured accurately with the sound level meter may be measured with the impact noise analyzer. Octave band analyzers calibrated in the preferred frequencies (American Standards Association S1 6-1960, Preferred Frequencies for Acoustical Measurements) must be used with the following tables. The suspected perpetrator will be required to hire, at the approval of the City, a consultant to measure, record, and report to the Council results about compliance with this Code. All costs shall be the responsibility of the property owner.

b. Maximum Permitted Sound Level. Octave Bank Frequency Cycles per Second Decibels 0-74 58 75-149 54 150-299 50 300-599 46 600-1,199 40 1,200-2,399 33 2,400-4,799 26 4,800-over 20

c. Exceptions. The following uses and activities shall be exempt from the noise level regulations in the C-1S District:

i. Noises not directly under control of the property user.

ii. Noises emanating from construction and maintenance activities between 7:00 a.m. and 10:00 p.m. Such activities are those that are non-routine operations accessory to the primary activities, and that are temporary in nature, or conducted infrequently.

iii. The noises of safety signals, warning devices, and emergency pressure relief valves.

iv. Transient noises of moving sources such as automobiles, trucks, airplanes, and railroads.

v. At no point along the boundary of a residential district or along an adjacent lot must the sound pressure level of any operation or plant exceed the decibel limits in the octave bands designated below.

(2) Vibration

a. Any commercial operation or activity that must cause at any time and at any point along the nearest adjacent lot line, earth borne vibrations in excess of the limits set forth in steady-state displacement as indicated in Column I* Section 168.18(14)(K)(2)(d) and Section 168.18(14)(K)(2)(e).

b. In addition, any commercial operation or activity that must cause at any time and at any point along a residential district boundary line, earth borne vibrations in excess of the limits set forth in steady-state displacement as indicated in Co Column II* Section 168.18(14)(K)(2)(d) and Section 168.18(14)(K)(2)(e) is prohibited.

c. Exceptions. The following uses and activities must be exempt from the vibration level regulations:

i. Vibrations not directly under the control of the property user.

ii. Vibrations emanating from construction and maintenance activities between 7:00 a.m. and 9:00 p.m. Such activities are those that are non-routine operations accessory to the primary activities and that are temporary in nature or conducted infrequently.

iii. Transient vibrations of moving sources such as automobiles, trucks, airplanes, and railroads.

iv. Vibrations shall be expressed as displacement in inches and must be measured with a three-component measuring system approved by the Zoning Administrator.

d. Maximum Permitted Steady-State Vibration Displacement Level. Frequency (Cycles Displacement (in)A Displacement (in)A per Column I* Column II* Second) 0-9 0.0008 0.0004 10-19 0.0005 0.0002 20-29 0.0003 0.0001 30-39 0.0002 0.0001 40-over 0.0001 0.0001 A Steady-state vibrations, for purposes of this Code, are vibrations that are continuous, or vibrations in discrete impulses more frequent than 100 per minute. Discrete impulses that do not exceed 100 per minute, shall be considered impact vibrations, and shall not cause in excess of twice the displacement stipulated.

e. Maximum Permitted Impact Vibration Displacement Level. Frequency (Cycles Displacement (in)A Displacement (in)A per Column I* Column II* Second) 0-9 0.0016 0.0004 10-19 0.0005 0.0002 20-29 0.0003 0.0001 30-39 0.0002 0.0001 40-over 0.0001 0.0001 A Impact vibrations, for purposes of this Code, are vibrations that occur in discrete impulses separated by an interval of at least one minute and numbering not more than eight in any 24-hour period

(3) Smoke and Particulate Matter. The emission, from all sources within any lot, or particulate matter containing more than five percent by weight of particles having a particle diameter larger than 44 microns is prohibited. Dust and other types of air pollution borne by the wind from such sources as storage areas, yards, and roads within the boundaries of any lot must be kept to a minimum by appropriate landscaping, paving, oiling, or other acceptable means. Emission of particulate matter from such sources in excess of the weight limitations specified herein is prohibited. The emission of smoke or particulate matter of a density or equivalent opacity equal to, or greater than, Ringelmann Chart No. 2, is prohibited at all times, except as otherwise provided herein. (The Ringelmann Chart is the chart published by the United States Bureau of Mines.)

a. Smoke Emission. In the C-1S District, the emission of more than 12 smoke units per stack in any one-hour period is prohibited. However, once during any six-hour period each stack shall be permitted up to 12 additional units in a 15-minute period for soot blowing and fire cleaning. Only during such 15-minute periods shall smoke of a density or equivalent opacity equal to, but not exceeding, Ringelmann Chart No. 3 be permitted, and then only for fire cleaning and for not more than four minutes per period.

b. Particulate Matter. The rate of emission of particulate matter from all sources within the boundaries of any lot shall not exceed the rate established in the following table: Maximum Permitted Particulate Matter Emission Rate Height of Emissions Pounds per Hour

(ft) (Per Acre) 0-49 1.00 50-99 1.01 100-149 1.06 150-199 1.10 200-299 1.16 300-399 1.30 400-over 1.50

c. Method of Measurement.

i. “Smoke.” To grade the density or equivalent opacity of emission of smoke, the Ringelmann Chart shall be employed. To determine smoke units, the Ringelmann reading shall be made at least every minute during the period of observation. Each reading (Ringelmann number) shall be multiplied by the time in minutes for which it is observed, and the products added together to determine the total number of smoke units observed during the total period of observation.

ii. “Particulate Matter.” The total net rate of emission of particulate matter within the boundaries of any lot shall be determined as follows: Determine the maximum emission in pounds per hour from each source of emission and divide this figure by the number of acres of lot area, thereby obtaining the hourly rate of emission in pounds per acre. Add together the individual rate of emission as derived above to obtain the total rate of emission from all sources of emission within the boundaries of the lot. This total shall not exceed the rate established in the table in Section 166.19(14)(K)(3)(b).

(4) Odors. No continuous, frequent, or repetitive emission of odors or odor-causing substances that would be offensive beyond any property line of any commercial use will be permitted. An odor emitted no more than 15 minutes in any one day shall not be deemed as continuous, frequent, or repetitive within the meaning of these regulations. The existence of an odor shall be presumed when analysis by a competent technician demonstrates that a discernible odor is being emitted. Any process that may involve the creation or emission of any odors shall be provided with a primary and a secondary safeguard system so that control will be maintained if the primary safeguard system fails. The rules and regulations of the Iowa Environmental Protection Agency shall be complied with.

(5) Radiation Hazards. The handling of radioactive materials, the discharge of such materials into air and water, and the disposal of radioactive wastes shall not be allowed in the C-1S District.

(6) Fire and Explosive Hazards

a. The provisions of Section 93.143-156 of the Code of Iowa shall be complied with, and no explosives may be stored, used, or manufactured without first requesting approval of the City, and the use must receive a certificate of compliance from both the State and the Tiffin Fire Association.

b. No gasoline, other inflammables, or explosives must be stored unless the location, plans, and construction conform to the laws and regulations of the State and have the approval of both the Department of Public Safety and the Tiffin Fire Association.

(7) Glare and Heat. Every use and activity shall be so operated that it does not emit heat or heated air beyond the boundary of the lot on which it is located. No direct or sky-reflected glare shall emanate from any use or activity that is visible at any point on or beyond the boundary of the lot on which such activity is located. This restriction does not apply to signs otherwise permitted by the provisions of the Zoning Code or other applicable ordinances, nor to activities of a temporary or of an emergency nature, nor to night lighting necessary for safety and the protection of property.

(8) Electromagnetic Interference. There shall be no electromagnetic interference that adversely affects the operation of any equipment other than that belonging to the creator of such interference, or that does not conform to the regulations of the Federal Communications Commission.

15. Design Standards. All business establishments and activities must conform to the design standards established for all commercial districts.

A. Buildings shall have color schemes that are based on earth tones or other compatible colors unless special permission is granted by the Zoning Administrator.

B. Building design shall be visually harmonious and compatible with the neighborhood character.

C. Buildings located on property with multiple frontages shall have similar design facing all streets.

D. Buildings shall have consistent architectural style throughout the development on each lot.

E. External mechanical equipment shall be incorporated into the design such that it does not detract from the aesthetics of the site and buildings.

F. All roof top equipment shall be screened pursuant to Chapter 169.

G. Reflective surfaces that may cause glare or traffic hazards are not acceptable.