§ C-1S.13 Design

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