The North Olmsted Planning and Development Commission discusses the draft of Chapter 1135, which outlines the purposes, uses, and requirements for various residential districts, including single-family, two-family, and specialized housing for seniors, emphasizing the protection of lower-density neighborhoods and the preservation of natural features.
Jul 23, 2026, 12:37 AM · manual-curation
[CHAPTER 1135 - Residence Districts WORKIONG DARFT v1.pdf]
DRAFT FOR DISCUSSION AT PDC 7/22/2026
CHAPTER 1135
Residence Districts
1135.01 Resident District Purposes.
1135.02 Uses.
1135.03 Spatial Requirements.
1135.04 Accessory Uses and Structures.
1135.02 RESIDENCE DISTRICT PURPOSES.
A. A - One Family Residence
The A-One Family Residence District is designated as North Olmsted’s most restrictive
residential zone, primarily intended to foster and protect lower-density neighborhoods
consisting of single-family detached dwellings. Building heights are limited to two and one-
half stories to preserve a consistent suburban scale.
B. B - One Family Residence
The B-One Family Residence District is designated as North Olmsted’s second most
restrictive residential zone, primarily intended to establish and protect neighborhoods
comprised of single-family detached dwellings. Building heights are limited to two and one-
half stories to preserve a consistent suburban scale.
C. C - One Family Residence
The C-One Family Residence District is designated as North Olmsted’s third most
restrictive residential zone, primarily intended to establish and protect neighborhoods
composed of single-family detached dwellings. Building heights are limited to two and one-
half stories to preserve a consistent suburban scale.
D. Two Family Residence
The Two Family Residence District is established to provide for neighborhoods that
accommodate a mixture of one-family and two-family dwellings. A two-family dwelling in
this district is defined as a single building containing two units arranged either side-by-side
or one above the other.
E. Residential Cluster
The Residential Cluster (RC) District is established to provide a more flexible and creative
approach to residential development than is possible under standard one- and two-family
zoning, specifically to encourage the conservation of natural site features like woodlands,
steep slopes, and wetlands. By allowing dwelling units to be grouped or "clustered" on
smaller individual lots, the district facilitates the preservation of significant common open
space.
F. Multiple Residence (Apartment)
DRAFT FOR DISCUSSION AT PDC 7/22/2026
The Multiple Residence (Apartment) District is intended to create a balanced residential
community by providing a variety of dwelling types that meet the housing needs of North
Olmsted’s present and future population in specifically designated areas. The district
seeks to ensure adequate privacy, attractive arrangements, and the preservation of open
spaces.
G. Senior Residence
The Senior Residence (SR) District is established to recognize the specialized housing
needs of residents aged 55 and older, focusing on the provision of suitable, safe, and
decent housing that promotes neighborly relations and reduces feelings of alienation. The
district accommodates a variety of housing options, including independent and assisted
living centers, residential nursing homes, and single-family cluster units.
1135.03 USES.
Residential Uses
A-1F
B-1F
C-1F 2F
RC MR SR
Single-family dwelling, detached
P
P
P
P
P
P
Townhome or Single-family dwelling.
Attached, Not more than 3 in a group
P
P
P
Townhome or Single-family dwelling.
Attached, More than 3 in a group
P
P
Two-family dwelling
P
P
Multi-family buildings
P
P
P
P
P
P
Bed and breakfast inns
C
C
C
C
Recreational Uses
A-1F
B-1F
C-1F 2F
RC MR SR
Parks and public gardens
C
C
C
P
Recreation fields and playgrounds
C
C
C
C
Public and private lakes and pools
C
C
C
Golf courses
C
C
C
Governmental and Civic Uses
A-1F
B-1F
C-1F 2F
RC MR SR
Municipal, County, State and Federal
buildings and uses
C
C
C
Cemetery, monuments and memorials
C
C
C
Churches and places of worship
C
C
C
Fraternal organization and private clubs
C
C
C
Educational Uses
A-1F
B-1F
C-1F 2F
RC MR SR
Primary public, private or parochial schools
C
C
C
Secondary public, private or parochial
schools
C
C
C
Welfare Use
A-1F
B-1F
C-1F 2F
RC MR SR
Hospital and health center
C
C
C
Nursing homes, independent and assisted
dwelling units
C
C
C
P
P
DRAFT FOR DISCUSSION AT PDC 7/22/2026
Group homes
C
C
C
Institutions for Children and for the Elderly
C
C
C
Day Care Centers
C
C
C
1135.04 SPATIAL REQUIREMENTS.
Spatial Requirements
A-1F
B-1F
C-1F
2F
RC
MR
SR
Minimum Lot Area
10,000 8,000 7,500 7,500 4,000
Residential Units Per Acre
5
20
20
Minimum Lot Width
80
70
60
60
60
50
Front Yard Setback
50
50
50
50
40
20
20
Side Yard Setback
15
10
10
10
20
20
20
Rear Yard Setback
50
50
50
50
20
20
20
Lot Coverage
25%
25%
25%
35%
25%
50%
30%
Maximum Height
35
35
35
35
35
35
45
Open Space Requirement
30%
1135.05 ACCESSORY USES AND STRUCTURES.
Accessory Uses and Structures
A-1F
B-1F
C-1F 2F
RC
MR
SR
Home Occupations
P
P
P
P
Private Garage and Driveway
P
P
P
P
Accessory Structures
P
P
P
P
Animal Shelters
P
P
P
P
Detached Accessory Dwelling Unit
C
C
C
C
C
C
C
Any principal structures and accessory structures shall not exceed the maximum
allowable lot coverage.
Any principal structures and accessory structures shall not be located in the front yard.
Any principal structures and accessory structures under 500 sq ft shall be set back at least
5 feet from any property line. Any principal structures and accessory structures over 500 sq
ft shall meet setback requirements for the district.
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[CHAPTER 1165- Landscaping WORKING DRAFT v1.pdf]
DRAFT FOR DISCUSSION AT PDC 7/22/2026
CHAPTER 1165
Landscaping
1165.01 Purposes.
1165.02 General Standards
1165.03 Plant Location Guidelines
1165.04 Plant Selection Requirements
1165.05 Minimum Plant Size.
1165.06 Tree Lawns.
1165.07 Buffer Zones.
1165.08 Parking Area Landscaping.
1165.09 Alternative Landscaping Plan.
1165.01 PURPOSES.
The purposes of the landscaping requirements set forth in this Chapter are to:
• Enhance Community Aesthetics: Promote high-quality development that improves
the visual character of the City, frames views, enhances building facades, and
maintain a coordinated, year-round color palette.
• Provide Functional Buffering: Mitigate potential land-use conflicts by requiring
effective visual and acoustic screening between different zoning districts and along
public rights-of-way.
• Improve Site Functionality: Define vehicular and pedestrian circulation systems,
provide shade for large paved surfaces, and screen service areas, utilities, and
loading zones from public view.
1165.02 GENERAL STANDARDS
All required buffers, screens, berms and street lawns shall comply with the following
standards in addition to all other applicable requirements of this section:
1) All plant materials shall be hardy to Cuyahoga County and free of disease and
insects.
2) Artificial plant material shall not be used within any required landscaped area. This
shall not preclude the use of stone, shredded bark, wood chips, pine needles or
similar accent materials within planting beds.
3) All plant material, screens and berms shall not to alter drainage patterns on the site
or adjacent properties or to obstruct vision for safety of ingress or egress.
4) All plant material shall not cause damage to utility lines (above and below ground)
and public roadways.
5) The overall landscape plan shall not contain more than 33% of any one plant
species.
1165.03 PLANTING LOCATION GUIDELINES
DRAFT FOR DISCUSSION AT PDC 7/22/2026
Any front or side yard area visible from a public right-of-way shall incorporate an
appropriate combination of canopy trees, shrubs or ornamental trees, planting beds, and
living ground cover. Landscaping layouts shall be customized to meet the following distinct
planning objectives based on their specific land-use setting:
1. Industrial settings: Focus on framing views, defining site boundaries, providing clear
visual cues within circulation systems, and screening utilities, on-site storage,
loading zones, and mechanical areas. Designs should prioritize providing shade and
spatial definition to large, paved surfaces.
2. Commercial and Mixed-Use settings: Focus on framing views, defining site
boundaries, providing intentional visual cues within vehicular and pedestrian
circulation systems, and screening utilities and service areas from public view.
3. Suburban Residential settings: Enhance building facades and parking areas, define
primary property entrances, demarcate usable outdoor private spaces, and provide
soft, natural screening from adjacent residences where appropriate.
4. Rural Residential settings: Prioritize the preservation and enhancement of existing
natural vegetation and wildlife habitats, while protecting unique, native site
features.
1165.04 PLANT SELECTION REQUIREMENTS
To ensure successful establishment, minimal maintenance, and maximum environmental
value, all proposed landscaping plans must adhere to the following selection criteria:
1. Invasive Species Prohibition: Any invasive species is prohibited. Refer to the Ohio
Dept of Agriculture Invasive Plants list and the Ohio Invasive Plants Council plant
list to ensure compliance.
2. Natives are preferred. Goal of up to 50% native species must be utilized within each
of the following groups: Shade Trees, Ornamental Trees, Shrubs, and Flowering
Plants. The count is by species type, not plant quantity.
3. Grasses Exemption: Grasses and ornamental grasses need not be native.
4. Environmental Tolerance: Landscape plans should prioritize salt-tolerant, drought-
resistant, and deer-resistant species.
5. Coordinated Color Palette: High priority is placed on a coordinated color palette
that can produce colors throughout the year. Preferred colors being Orange, Yellow,
and Red. Species should be mixed together so those colors can be continuously
represented across changing seasons
Season Color Guidelines
These tables outline exactly when each species contributes color, whether through
blossoms, fruit, or changing foliage, across the four seasons. Other species can be
considered for a project if they meet the Plant Selection Guidelines
Orange
Spring Color
Summer Color
Fall Color
Winter Color
Shade Trees
Sassafras (Sassafras albidum)
White Oak (Quercus alba)
Sassafras (Sassafras albidum)
Black Gum (Nyssa sylvatica)
Sugar Maple (Acer saccharum)
Sassafras (Sassafras albidum)
Black Gum (Nyssa sylvatica)
American Sycamore
(Platanus occidentalis)
DRAFT FOR DISCUSSION AT PDC 7/22/2026
*Japanese Zelkova (Zelkova
serrata)
Sassafras (Sassafras
albidum)
Ornamental
Trees
Downy Serviceberry (Amelanchier
arborea)
Eastern Redbud (Cercis
canadensis)
Cockspur Hawthorn (Crataegus
crus-galli)
Allegheny Serviceberry (Amelanchier
laevis)
Allegheny Serviceberry
(Amelanchier laevis)
American Hornbeam (Carpinus
caroliniana)
Downy Serviceberry (Amelanchier
arborea)
*Kousa Dogwood (Cornus kousa)
River Birch (Betula nigra)
American Hornbeam
(Carpinus caroliniana)
*Jelena Hybrid Witch Hazel
(Hamamelis x intermedia)
*Kousa Dogwood (Cornus
kousa)
Shrubs
Flame Azalea (Rhododendron
calendulaceum)
Roseshell Azalea (Rhododendron
prinophyllum)
*Flowering Quince (Chaenomeles
speciosa)
Flame Azalea (Rhododendron
calendulaceum)
Ninebark (Physocarpus opulifolius)
Smooth Sumac (Rhus glabra)
Staghorn Sumac (Rhus typhina)
Common Witch Hazel
(Hamamelis virginiana)
Winterberry (Ilex verticillata)
Red Osier Dogwood (Cornus
sericea 'Flaviramea')
Flowering
Plants/
Vines
Eastern Red Columbine(Aquilegia
canadensis)
Hoary Puccoon(Lithospermum
canescens)
American Bittersweet(Celastrus
scandens)
Butterfly Weed (Asclepias tuberosa)
Yellow Fringed Orchid (Platanthera
ciliaris)
Trumpet Creeper (Campsis radicans)
Orange Coneflower (Rudbeckia
fulgida)
Wood Lily (Lilium philadelphicum)
Michigan Lily (Lilium michiganense)
Spotted Touch-Me-Not (Impatiens
capensis)
Trumpet Creeper (Campsis
radicans)
Orange Coneflower (Rudbeckia
fulgida)
Spotted Touch-Me-Not (Impatiens
capensis)
American Bittersweet
(Celastrus scandens)
Wild Senna (Senna
hebecarpa)
Yellow
Spring Color
Summer Color
Fall Color
Winter Color
Shade Trees
Sugar Maple (Acer saccharum)
Tulip Tree (Liriodendron tulipifera)
American Linden (Tilia americana)
Tulip Tree (Liriodendron tulipifera)
Sugar Maple (Acer saccharum)
Tulip Tree (Liriodendron tulipifera)
Yellow Birch (Betula
alleghaniensis)
*Princeton Sentry Ginkgo (Ginkgo
biloba 'Princeton Sentry')
American Sycamore
(Platanus occidentalis)
Yellow Birch (Betula
alleghaniensis)
Ornamental
Trees
Pagoda Dogwood (Cornus
alternifolia)
Pawpaw (Asimina triloba)
Cucumber Tree (Magnolia
acuminata)
Pagoda Dogwood (Cornus
alternifolia)
Allegheny Serviceberry
(Amelanchier laevis)
Pagoda Dogwood (Cornus
alternifolia)
Pawpaw (Asimina triloba)
Common Witch Hazel
(Hamamelis virginiana)
Striped Maple (Acer
pensylvanicum)
*Arnold Promise Hybrid
Witch Hazel (Hamamelis x
intermedia)
Shrubs
Spicebush (Lindera benzoin)
Leatherwood (Dirca palustris)
*Forsythia (Forsythia x intermedia)
Smooth Sumac(Rhus glabra)
Shrubby St. John's Wort(Hypericum
prolificum)
Northern Bush
Honeysuckle(Diervilla lonicera)
Spicebush(Lindera benzoin)
Common Witch Hazel(Hamamelis
virginiana)
Leatherwood(Dirca palustris)
Spicebush(Lindera benzoin)
Common Witch
Hazel(Hamamelis virginiana)
Flowering
Plants/
Vines
Oxeye Sunflower (Heliopsis
helianthoides)
Large Yellow Lady's Slipper
(Cypripedium parviflorum)
Yellow Trout Lily (Erythronium
americanum)
Golden Alexanders (Zizia aurea)
Black-eyed Susan (Rudbeckia hirta)
Oxeye Sunflower (Heliopsis
helianthoides)
Eastern Prickly Pear (Opuntia
cespitosa)
Partridge Pea (Chamaecrista
fasciculata)
Canada Lily (Lilium canadense)
Sneezeweed (Helenium autumnale)
Pale Touch-Me-Not (Impatiens
pallida)
Large Yellow Lady's Slipper
(Cypripedium parviflorum)
Black-eyed Susan (Rudbeckia
hirta)
Oxeye Sunflower (Heliopsis
helianthoides)
Partridge Pea (Chamaecrista
fasciculata)
Sneezeweed (Helenium
autumnale)
Pale Touch-Me-Not (Impatiens
pallida)
Wild Senna (Senna
hebecarpa)
Cup Plant(Silphium
perfoliatum)
Red
Spring Color
Summer Color
Fall Color
Winter Color
Shade Trees
Red Maple (Acer rubrum)
Pin Oak(Quercus palustris)
Red Maple (Acer rubrum)
Sweetgum (Liquidambar styraciflua)
Sugar Maple(Acer saccharum)
Red Maple(Acer rubrum)
Red Maple (Acer rubrum)
Pin Oak (Quercus palustris)
DRAFT FOR DISCUSSION AT PDC 7/22/2026
Northern Red Oak(Quercus rubra)
Ornamental
Trees
Eastern Redbud (Cercis
canadensis)
Cockspur Hawthorn (Crataegus
crus-galli)
* Okaname Flowering Cherry
(Prunus x 'Okaname')
Allegheny Serviceberry (Amelanchier
laevis)
Chokecherry (Prunus virginiana)
Allegheny Serviceberry
(Amelanchier laevis)
Flowering Dogwood (Cornus
florida)
Washington Hawthorn (Crataegus
phaenopyrum)
Flowering Dogwood (Cornus
florida)
Cockspur Hawthorn
(Crataegus crus-galli)
*Diane Hybrid Witch Hazel
(Hamamelis x intermedia)
*Coral Bark Japanese Maple
(Acer palmatum 'Sango-
kaku')
Shrubs
Wild Red Currant (Ribes triste)
Silky Dogwood (Cornus amomum)
Summer Wine Ninebark
(Physocarpus opulifolius
Spicebush(Lindera benzoin)
Purple Flowering Raspberry(Rubus
odoratus)
Buttonbush(Cephalanthus
occidentalis)
Summer Wine Ninebark
(Physocarpus opulifolius
Red Osier Dogwood(Cornus
sericea)
Eastern Wahoo(Euonymus
atropurpureus)
Staghorn Sumac(Rhus typhina)
Summer Wine Ninebark
(Physocarpus opulifolius
Eastern Wahoo(Euonymus
atropurpureus)
Red Osier Dogwood(Cornus
sericea)
Winterberry(Ilex verticillata)
*Siberian Dogwood (Cornus
alba 'Sibirica')
Flowering
Plants/
Vines
Indian Paintbrush (Castilleja
coccinea)
Eastern Red Columbine (Aquilegia
canadensis)
Fire Pink (Silene virginica)
Cardinal Flower (Lobelia cardinalis)
Indian Paintbrush (Castilleja
coccinea)
Scarlet Bee Balm (Monarda didyma)
Cardinal Flower (Lobelia
cardinalis)
Trumpet Honeysuckle (Lonicera
sempervirens)
Red Baneberry (Actaea rubra)
Partridgeberry (Mitchella
repens)
Trumpet Honeysuckle
(Lonicera sempervirens)
1165.05 MINIMUM PLANTS SIZE.
Plant Type
Minimum Size
Deciduous canopy tree caliper
2.5 inch caliper
Deciduous ornamental tree
2.5 inch caliper
Evergreen tree
7 feet in height
Deciduous shrub
24 inches in height
Upright evergreen shrub
24 inches in height
Spreading evergreen shrub
24 inch spread
1165.06 STREET LAWN.
B1
B2
B3
B4
Limited Industry
Mixed A, C, D
Depth
10 ft
20 ft
10 ft
10 ft
10 ft
Setback Depth
Canopy Tree
1 tree + 1 per 75 feet
1 tree + 1 per 50 feet
1 tree + 1 per 75 feet
Shrubs
6 per 50 feet
6 per 50 feet
Design
Street lawn landscaping need not be evenly spaced.
Clustering of trees and planting beds is encouraged to provide a more aesthetic and natural appearance.
Landscaping shall be located so it does not obstruct the vision of drivers entering or exiting a site.
1165.07 BUFFERS.
When a parcel abuts and different zoning district, that parcel shall provide landscaped
buffering meeting the requirements of Table 1165.04-1 and 1165.04-2.
Zoning
District
Buffers Required Adjacent To:
One or Two
Family District
Multiple
Residence
District
Residential
Cluster
District
Senior
Residence
District
All Other
Districts
DRAFT FOR DISCUSSION AT PDC 7/22/2026
B1
B
C
B
B
D
B2
B
C
B
B
D
B3
A
A
A
A
D
B4
A
B
B
B
D
LI
E
E
E
E
C
Requirements (Plant quantities
required per 100 linear feet of
property line)
Buffer Zones
A
B
C
D
E
Minimum depth
30 ft
20 ft
10 ft
10 ft
30 ft
Canopy trees
1
2
2
May vary based
upon existing
conditions and
abutting land
use.
3
Ornamental trees
3
3
2
3
Evergreen trees
5
3
2
5
Shrubs
10
6
4
10
Buffering Modifications
Existing Vegetation
The planting quantities may be reduce to preserve existing healthy vegetation that exists
within the buffer area, subject to the approval of the reviewing authority.
Fencing
Where a property is required to provide a buffer as set forth in Table 1165.04-1, the Planning
Director may approve the installation of a solid privacy fence in lieu of a portion of the
required landscape buffer, subject to the following criteria:
1. The fence shall be a permanent, opaque six-foot privacy fence;
2. The fence shall be located no less than five (5) feet from the property line; and
3. Upon the approval of a six-foot privacy fence, the required depth of the buffer zone
may be reduced by up to 50% of the requirement set forth in Table 1165.04-2.
Alternative Design
The reviewing authority may authorize a modification to the requirements of Table 1165.04-
2 upon a finding that:
1. The modification is necessary due to unique site conditions, such as existing
topography or utilities;
2. The proposed modification maintains the intended visual and acoustic screening; or
3. The applicant provides documentation that the modification provides equal or
superior screening compared to the standard requirement.
1165.08 PARKING AREA LANDSCAPING REQUIREMENTS.
Requirement Type
Standards
Perimeter screening trees
1 tree per 30 feet
Perimeter screening shrubs
15 shrubs per 30 feet.
DRAFT FOR DISCUSSION AT PDC 7/22/2026
Interior parking area landscaping
For every 20 spaces, area equal to 1 space
Interior parking area shade trees
1 per 16 spaces
1165.09 ALTERNATIVE LANDSCAPING PLAN.
The reviewing authority may approve an Alternative Landscape Plan for any site subject to
the requirements of Chapter 1165, provided the plan is prepared and sealed by a registered
Landscape Architect.
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[CHAPTER 1161- Basic Standards WORKING DRAFT v1.pdf]
DRAFT FOR DISCUSSION AT PDC 7/22/2026
CHAPTER 1161
Basic Standards
1161.01 Building Lots
1161.02 Dimensional Standards
1161.03 Building Design and Materials
1161.04 Alternative Energy
1161.05 Accessory Structures
1161.06 Accessory Uses
1161.01 BUILDING LOTS.
1161.02 DIMENSIONAL STANDARDS.
Purpose.
The purpose of these standards is to establish a uniformity of scale for development within
each zoning district.
Applicability.
Dimensional standards for lot area and lot width shall apply to building lots. Setbacks and
height, lot coverage and building frontage width, shall apply to development and other
activities.
Lot Area and Lot Width.
1. Each building lot shall have at least the minimum area required for the zone in which it is
located.
2. Each lot shall have the minimum width along the frontage on a street required for the
zone in which it is located.
Setback.
No structure shall extend within less than the minimum distances from any street line, rear
or side property line, or any other property line or Residence District boundary line as
specified by the setback distances for the zone in which it is located, subject to the
following exceptions and additional limitations:
1. Signs: Certain permitted signs, as specified in Section 6.6, may extend within lesser
distances from a property or street line.
2. Projections: Pilasters, belt courses, sills, cornices, marquees, canopies, eaves and
similar architectural features and fire escapes may project two (2) feet into the area
required for setback from a property or street line.
3. Corner Lots
4. Fences and Walls
Setback Modification
DRAFT FOR DISCUSSION AT PDC 7/22/2026
Height.
No structure shall exceed the maximum height as specified by the dimensional standards
for the zone in which it is located. This limitation, however, shall not apply to the following
when not for human occupancy: spires, ornamental cupolas, towers, chimneys, flagpoles
and silos, as well as features such as tanks and heating, ventilating, air conditioning,
railings, and elevator equipment, that are located on the roof of a building and do not
occupy more than 25 percent of the area of the roof.
Height Modifications
Lot Coverage.
The aggregate lot coverage of all structures, primary and accessory, on any lot shall not
exceed the ratio of coverage to the lot area as specified for the zone in which the structures
are located.
1161.03 BUILDING DESIGN AND MATERIALS.
All non-residential buildings shall be composed of high quality materials and, at a minimum, shall be
comprised of:
Primary
Materials
brick, stone (natural or cultured), architectural pre-cast concrete, glass, high-
density stratified wood board, fiber reinforced concrete panels, stucco, or
architectural metal panels
75%
Secondary
Materials
split face block, scored block, exterior insulation finish system (EIFS), wood, vinyl,
metal and other similar quality materials
25%
Walls
Use recesses, projections, and wall relief (like columns or piers) to divide the
building's length and width.
Form / Function
The internal function of the building shall provide the rationale for the division of
massing.
Visual Interest
Use window patterns (fenestration) and architectural details to create a "rhythm"
instead of a flat surface.
Fenestration
Transparent fenestration is required on the public façade on each floor of the
building.
Windows shall be recessed from the exterior wall plane
Ground- Min. 50%
Upper- Min. 20%
Horizontal
The building design shall incorporate a distinct base, middle and top.
Top
Features to clearly define the top of a structure may be accomplished via a defined
parapet or cornice elements; distinct eaves; corbeled brick, masonry or stone;
architectural roof forms and other elements
Human Scale
The articulation of a building shall reduce its perceived height by dividing the
building into smaller scale elements to provide a "human scale" based on its
location.
Entrances
Each building shall have a clear, highly visible customer entrance(s) defining the
major entry points to the building. Corner lot- angled entrance permitted
1 Every 70 ft
Screening
Buildings shall have architectural features to fully conceal rooftop equipment, such
as HVAC units, exhaust, vents, transformers, roof access, etc. from public view
1161.04 DRIVEWAY.
Purpose
DRAFT FOR DISCUSSION AT PDC 7/22/2026
The purpose of this section is to provide for safe vehicular access from the street into all
developed properties, minimize disruption of traffic on adjacent roadways, and control
drainage and sedimentation into and out of all driveways.
Applicability and Permit Requirements
The provisions of this Section shall apply to all driveways within the City of North Olmsted.
Minimum Design Standards for All Zoning Districts
1. Driveways shall be constructed to provide year-round access for emergency and service
vehicles and shall have an all-weather passable surface not less than ten feet in width
when serving one lot and not less than sixteen feet when serving more than one lot.
Residential district driveways shall not exceed twenty-four feet in width at the street line
and shall not exceed thirty-feet at the edge of pavement of the street. Other (commercial,
industrial, etc.) shall not exceed thirty feet. A greater width may be allowed by the
Commission upon recommendation of the City Engineer.
2. The maximum number of driveways permitted from any lot to a street shall be as follows:
Length of Lot Width
Maximum Number of Driveways
0 to 99 feet
1
100 to 299 feet
2
300 to 599 feet
3
600 to 899 feet
4
900 feet or more
5
3. Whenever practical, a driveway shall intersect a street at 90 degrees. In no case shall a
driveway intersect a street at an angle of less than 60 degrees.
1161.05 ALTERNATIVE ENERGY.
1161.06 ACCESSORY STRUCTURES.
1161.07 ACCESSORY USES.
Outside Storage.
Outside storage is hereby defined to be the outside storage or display of merchandise,
supplies, building materials, landscaping materials, machinery and other materials and/or
the outside manufacture, processing or assembling of goods. Note, however, that vehicles
parked in parking spaces approved as such by the reviewing authority are not considered
outdoor storage.
Outside storage in business and industrial districts shall not extend into the area required
for setback from a street line or Residence District boundary line.
DRAFT FOR DISCUSSION AT PDC 7/22/2026
Outdoor Dining.
---
[CHAPTER 1137- Business and Industrial Districts WORKING DRAFT v1.pdf]
DRAFT FOR DISCUSSION AT PDC 7/22/2026
CHAPTER 1137
Commercial and Industrial Districts
1137.01 Commercial and Industrial District Purposes.
1137.02 District-Specific Performance Standards
1137.03 Uses.
1137.04 Spatial Requirements.
1137.05 Accessory Uses and Structures.
1137.01 COMMERCIAL AND INDUSTRIAL DISTRICT PURPOSES.
A. B1 Local Business Zone (B1)
The B-1 Local Business District is established to provide a convenient location for essential
goods and services catering to residents of nearby neighborhoods. This district is typically
characterized by mature, smaller-scale business uses situated on narrow lots with varied
setbacks. To ensure harmony with the surrounding community, the code mandates that
development remains low-intensity and aesthetically compatible with the abutting
residential character, specifically limiting building height to a maximum of 25 feet or two
stories. The district promotes pedestrian accessibility and a "human scale" environment.
B. B2 Office Service Zone (B2)
The B-2 Office/Service District is applied to areas in transition, primarily shifting from
residential to office and service uses while maintaining compatibility with the surrounding
residential character. This district is characterized by a mixture of low-to-mid density
residential (including single-family homes converted for office use), low-intensity retail,
and institutional uses.
C. B3 General Business Zone (B3)
The B-3 General Business District is established to accommodate a diverse range of retail
and service uses that serve the broader needs of the community, the region, and the
motoring public. This district is specifically designed for larger-scale operations that may
not be appropriate in other business zones, such as large-format retailers and auto-related
businesses. Because B-3 districts are typically situated along high-traffic corridors, the
zoning code emphasizes strict access management standards to ensure vehicular and
pedestrian safety. To maintain harmony with nearby neighborhoods, the district mandates
significant buffering and screening. Development standards in this zone allow for a more
intense scale than other business districts, permitting building heights up to 60 feet or five
stories.
D. B4 Mixed Use Business (B4)
The B-4 Mixed-use Business District is a Town Center scale development district,
established to promote the redevelopment of North Olmsted’s core into a compact,
walkable town center that aligns with the city’s vision for a vibrant and sustainable
DRAFT FOR DISCUSSION AT PDC 7/22/2026
neighborhood. This district is intended to foster a harmonious blend of moderate-density
housing and small-scale non-residential uses, such as offices and retail, while ensuring
the scale and character remain compatible with nearby residential areas
E. Mixed Use A (MUA)
The Mixed Use District A is a Regional Commercial scale development district established
to promote high-intensity commercial activity with the city's general welfare and aesthetic
character. Development standards within this zone permit a more intensive scale than
standard business districts, allowing for office buildings and hotels up to seven stories in
height and accommodating a wide range of permitted uses such as professional offices,
hospitals, restaurants, and health clubs. While primarily focused on commercial and
service-oriented sectors, the district also allows for the conditional integration of multiple-
family and senior housing, fostering a physically and functionally integrated environment
that supports diverse economic and social needs.
F. Mixed Use C (MUC)
The Mixed Use District C is an institutional and residential district, established to regulate
the location and design of buildings. Its overarching purpose is to promote high standards
of exterior appearance. This district permits a variety of public, institutional, and residential
uses by right, including community centers, cultural facilities, libraries, parks, and one- and
two-family dwellings. Additionally, more intensive uses, such as business and professional
offices, hospitals, and primary schools, are allowed as conditional uses to ensure they are
compatible with the specific site design and the general welfare of the community. To
maintain neighborhood compatibility, the district requires appropriate setback when
abutting standard residence districts, and mandates that all utilities be installed
underground.
G. Mixed Use D (MUD)
The Mixed Use District D is a commercial and residential district established to regulate the
design and promote high standards of exterior appearance. To accomplish this intent, each
development area within the district is specifically required to include uses from at least
two principal categories, fostering a functional integration of activities. Permitted uses
include a wide variety of sectors such as multiple-family and senior housing, professional
offices, hospitals, and retail establishments up to 10,000 square feet.
H. Residential Office (RO)
The Residential Office District is established to create areas where residential uses and
small-scale office or professional service establishments can coexist, primarily serving as
a transition zone between established neighborhoods and more intensive non-residential
uses. The district's purpose is to maintain a residential appearance, scale, and density,
ensuring that permitted activities do not generate noise or traffic that would negatively
impact adjoining residential properties. To uphold this character, the code requires that all
structures be designed to a residential scale and proportion, incorporating features such
as natural construction materials (brick or stone), roof lines with vertical elements like
DRAFT FOR DISCUSSION AT PDC 7/22/2026
chimneys or gables, and residential-quality windows. Furthermore, to protect local streets,
any building used for non-residential purposes must have access from or front onto a
collector or arterial street. Restricted dimensional standards further define the district,
including a maximum building height of 35 feet
I. Limited Industry (LI)
The Limited Industry District is established to provide a dedicated location for light
industrial activities that benefit from proximity to the interstate highway system, ensuring
accessibility for a large regional labor force and consumers. Its primary objectives are to
promote the city's economic development by offering convenient and sufficient districts for
industrial operations while simultaneously protecting nearby residential areas. To maintain
harmony with the surrounding community, the district restricts the types of permitted uses,
mandates significant buffering, and enforces strict performance standards designed to
prohibit or minimize noise, vibrations, and other objectionable environmental influences.
J. Mall Area Mixed-Use Overlay (MAMU)
The Mall Area Mixed Use Overlay District is established to promote the redevelopment of
the area within and around the Great Northern Mall into a compact, mixed-use, and
walkable neighborhood that functions as a vibrant community hub. Its overarching purpose
to encourage the reuse of existing buildings and underutilized parking areas for more
efficient land use patterns. By increasing the density of residential and commercial
activities, the district seeks to increase retail, restaurant, entertainment activity, while
providing a variety of housing types for residents at different stages of life and income
levels. Additionally, the overlay mandates high standards for building quality and
streetscape design to foster a unique sense of identity, improves multi-modal
transportation safety to increase transit use, and incorporates sustainable, green
infrastructure practices.
1137.02 DISTRICT-SPECIFIC PERFORMANCE STANDARDS
Ground Floor Uses.
The front half of the ground floor usable floor area of buildings in the B3, B4 and MAMU
districts shall be restricted to the following permitted uses: General retail, Banks and
financial institutions, Bars, taverns, lounges and night clubs, Restaurant, Table Service,
Restaurant, Fast food (without drive-through), Microbreweries, Indoor commercial
recreation, Theaters and assembly halls, Cultural facilities such as museums and art
centers. Other allowed uses in the district may be considered in the front half of the ground
floor usable floor area by Conditional Use permit.
Mall Area Mixed Use Overlay Applicability
The regulations and standards set forth in the MAMU shall apply to all new construction,
site development, and redevelopment of existing structures within the overlay boundary.
For the purpose of this section, 'redevelopment' shall include any expansion, renovation, or
DRAFT FOR DISCUSSION AT PDC 7/22/2026
alteration that affects 50 percent or more of the gross floor area, as determined by the
review authority.
1137.03 USES.
Retail Uses
Standards
B1
B2
B3
B4
MUA MUC
MUD
RO LI
MAMU
General retail less than 5,000 sqft
per business unit
P
P
P
P
P
P
General retail 5,000 sqft to 50,000
sqft per business unit
P
P
P
C
P
General retail more than 50,000 sqft
per business unit
C
C
C
P
Thrift stores
C
C
Smoke shops, hookah shops, drug
paraphernalia and electronic
cigarette shops
C
C
C
Cannabis dispensary
C
Automotive-Related Uses
Standards
B1
B2
B3
B4
MUA MUC
MUD
RO LI
MAMU
Sales of new automobiles and
motorcycles
P
P
Sales of new and used commercial
trucks, recreational vehicles,
construction equipment, farm
implements and similar vehicles
and equipment
C
C
Vehicle, truck and trailer rental
C
C
Vehicle repair, major
C
C
C
Vehicle repair minor
C
C
C
C
Vehicle service station, gasoline
C
C
P
P
Vehicle service station, electric
C
C
P
P
Vehicle towing facilities
C
Vehicle wash facilities
C
C
C
Service-Related Uses
Standards
B1
B2
B3
B4
MUA MUC
MUD
RO LI
MAMU
Personal service establishments
P
P
P
P
P
P
Professional service establishments
P
P
P
P
P
P
Pharmacies*
P
P
P
P
P
C
Health and fitness center
C
P
P
P
School, commercial and studios
including art, dance, martial arts
and music
P
P
P
P
P
C
P
Mortuaries, crematoriums and
funeral homes
C
P
P
P
Dry cleaning and laundromats*
P
C
P
P
P
Massage establishments
P
P
P
Body branding, piercing and tattoo
C
P
P
Animal services, veterinary
office/clinic, animal hospital,
C
C
P
P
P
DRAFT FOR DISCUSSION AT PDC 7/22/2026
grooming, boarding, training, day
care
Short-term lending establishments,
check cashing, title loan companies
and similar
C
C
C
Radio, Television and recording
studio
C
P
P
P
Daycares, nursey schools and child
care establishments
P
P
P
P
P
C
P
Office-Related Uses
Standards
B1
B2
B3
B4
MUA MUC
MUD
RO LI
MAMU
General office and co-working
facilities
P
P
P
P
P
C
P
P
Medical or dental office, clinic or
laboratory*
P
P
P
P
P
C
P
P
Contractor office
P
P
C
C
Banks and financial institutions*
P
P
P
P
P
C
Research, development and testing
laboratories
P
P
P
Food /Hospitality-Related
Uses
Standards
B1
B2
B3
B4
MUA MUC
MUD
RO LI
MAMU
Bars, taverns, lounges and night
clubs
C
C
P
P
P
P
Convention, banquet and meeting
facilities
C
P
C
P
Restaurant, Table Service
P
P
P
P
P
P
P
Restaurant, Fast food*
P
P
P
P
P
P
P
Microbreweries
C
C
C
C
P
Lodging-Related Uses
Standards
B1
B2
B3
B4
MUA MUC
MUD
RO LI
MAMU
Hotels and motels
C
P
P
P
Bed and Breakfast Inn
C
C
Recreation and Amusement-
Related Uses
Standards
B1
B2
B3
B4
MUA MUC
MUD
RO LI
MAMU
High ceiling indoor commercial
recreation
C
P
P
P
C
P
Indoor commercial recreation
C
C
P
P
P
P
Outdoor commercial recreation
C
C
C
C
C
Theaters and assembly halls
P
P
C
P
Cultural facilities such as museums
and art centers
C
P
P
C
P
P
Parks, playground, pools or
recreation areas
P
P
P
P
P
P
Golf courses
Institutional Uses
Standards
B1
B2
B3
B4
MUA MUC
MUD
RO LI
MAMU
DRAFT FOR DISCUSSION AT PDC 7/22/2026
Government offices, buildings and
facilities
P
P
P
P
P
P
Churches and places of worship
P
P
P
P
C
C
P
Fraternal organization and private
clubs
P
P
P
P
P
C
Hospital and health center
P
C
C
C
P
C
P
C
C
Schools, K-12
C
C
C
C
C
C
C
Schools, specialized/training
C
C
C
C
C
P
Community centers and senior
centers
P
P
P
P
P
P
Libraries*
P
P
P
P
P
Colleges and universities
C
C
C
Sale and Consumption of
Unregulated Psychoactive
substances on premises
C
C
Residential Uses
Standards
B1
B2
B3
B4
MUA MUC
MUD
RO LI
MAMU
Single-family dwelling, detached
P
P
Townhome or Single-family
dwelling. Attached, not more than 3
in a group
C
P
Townhome or Single-family
dwelling. Attached, more than 3 in a
group
C
P
P
Two-family dwelling
P
P
Upper story dwelling units
C
C
P
P
P
Multi-family buildings
C
P
P
Assisted living facility, congregate
housing, continuing care retirement
community, or a nursing facility
C
C
C
C
C
C
Age restricted housing
C
C
C
P
C
Group home
C
C
C
C
C
Planned Development
Industrial Uses
Standards
B1
B2
B3
B4
MUA MUC
MUD
RO LI
MAMU
Freight terminals
P
Artisan workshop
C
C
P
P
P
P
Assembling, manufacturing and
processing
C
P
Contractor yard for vehicles,
equipment, materials and/or
supplies
P
P
Warehousing and wholesale
business (not retail)
P
Warehousing distribution, e-
commerce and fulfillment centers
P
Cannabis cultivation
C
Datacenters
C
Self-storage facilities
C
DRAFT FOR DISCUSSION AT PDC 7/22/2026
Non-intrusive industrial use
C
Utility-Related Uses
Standards
B1
B2
B3
B4
MUA MUC
MUD
RO LI
MAMU
Public utility buildings, substations
and subinstallations
C
C
C
C
C
P
C
Recycling collection centers
C
P
Wireless Telecommunications
C
C
C
C
C
C
C
C
P
C
Solar Energy Systems
C
C
C
C
C
C
C
C
P
C
Transportation Related Uses
Standards
B1
B2
B3
B4
MUA MUC
MUD
RO LI
MAMU
Transit stations, passenger bus
station, repairs and storage garages
C
C
C
C
C
P
Commercial Parking Lot or
Structure
C
C
C
Agricultural Uses
Standards
B1
B2
B3
B4
MUA MUC
MUD
RO LI
MAMU
Adaptive Uses
Standards
B1
B2
B3
B4
MUA MUC
MUD
RO LI
MAMU
Adaptive Historic Reuse
Adaptive Commercial Reuse
Adaptive Residential Reuse
1137.04 SPATIAL REQUIREMENTS.
Spatial Requirements
B1
B2
B3
B4
MUA
MUC
MUD
RO
LI
MAMU
Min. Lot Area (sq ft)
5,000
25,000
5,000
5,000
15,000
15,000
15,000
10,000
15,000
5,000
Max. Residential Units Per Acre
Min. Lot Width (ft)
80
100
50
50
50
50
50
100
80
50
Min. Front Yard Setback (ft)
10
50
0
0
25
25
25
50
10
0
Max. Front Yard Setback (ft)
65
100
20
20
100
100
100
100
50
20
Min. Side Yard Setback (ft)
10
10
10
10
25
25
25
10
10
10
Min. Rear Yard Setback (ft)
20
20
25
25
50
50
50
10
20
25
Min. Building Frontage Width
60%
60%
60%
Min. Lot Coverage
40%
40%
60%
Max. Lot Coverage
65%
50%
90%
90%
40%
50%
30%
25%
65%
90%
Min. Height (ft)
60
20
75
Max. Height (ft)
35
35
60
75
75
45
60
35
45
75
1137.05 ACCESSORY USES AND STRUCTURES.
Accessory Uses and
Structures
Standards B1
B2 B3
B4 MUA MUC MUD RO LI
MAMU
Home Occupations
Private Garage and Driveway
Accessory Structures
DRAFT FOR DISCUSSION AT PDC 7/22/2026
Animal Shelters
Detached Accessory Dwelling Unit
Drive-through facilities
C
C
C
P
C
C
C
Electric Vehicle Charging Stations
Outdoor dining
Accessory Outdoor Display or
Storage
Contractor’s Yard or Outdoor Storage
Used Car Sales
Any principal structures and accessory structures shall not exceed the maximum
allowable lot coverage.
Any principal structures and accessory structures shall not be located in the front yard.
Any principal structures and accessory structures under 500 sq ft shall be set back at least
5 feet from any property line. Any principal structures and accessory structures over 500 sq
ft shall meet setback requirements for the district.
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[CHAPTER 1126 - Plan Review Types and Procedures WORKING DRAFT v1.pdf]
DRAFT FOR PDC DISCUSSION 7/22/2026
CHAPTER 1126
Plan Review Types and Procedures
1126.01
Purpose
1126.02
Review Criteria
1126.03
General Submittal Requirements
1126.04
Pre-Application.
1126.05
Letter of Zoning Verification.
1126.06
Minor Development Plan Review.
1126.07
Major Development Plan Review.
1126.08
Development Plan Review Amendment.
1126.09
Variance.
1126.10
Zoning Text or Map Amendment.
1126.11
Building Permit.
1126.12
Certificate of Occupancy.
1126.13
Expiration and Extensions.
1126.14
Compliance with Approved Plans.
1126.01
Purpose
The purpose of this chapter is to establish a uniform set of requirements for the planning
and design of developments within the community in order to achieve the following
objectives:
A. To protect the health, safety, morals and general welfare of the City;
B. To ensure compliance with the provisions of this ordinance;
C. To achieve the purposes of the City of North Olmsted Master Plan;
D. To promote the orderly and harmonious development of the City;
E. To prevent depreciation of land values;
F. To ensure a consistent level of quality throughout the community;
G. To protect the natural and built environment; and
H. To promote consultation and cooperation between applicants and the City so that
applicants may accomplish their objectives in the utilization of land, consistent with
the public purposes of this ordinance and the Master Plan.
1126.02
Review Criteria
Approval of a development plan, Variances, Zoning Amendments shall be granted only if
the development plan meets all applicable requirements outlined below. Unless a more
specific standard is provided in this ordinance, all uses, and structures subject to
development plan review shall comply with the following standards:
A. Consistency with the Comprehensive Plan. All development shall be designed,
constructed and maintained in conformance with the applicable guidelines and
standards established by the City of North Olmsted Master Plan.
DRAFT FOR PDC DISCUSSION 7/22/2026
B. Harmonious and Compatible Design. The development must be designed in a
manner that is harmonious and compatible to the greatest extent reasonably
possible, with the character of the surrounding area.
C. Compatibility of Uses and Structures. The development is planned so land uses and
densities create an appropriate transition to existing or planned uses and densities
on adjoining properties.
D. Minimize Hazards. The development must be designed so as to reasonably
minimize hazards to adjacent property and to reasonably reduce the negative
effects of traffic, noise, smoke, fumes and glare to the maximum extent possible.
E. Traffic Circulation. The number, location, size of access and entry points, and
internal vehicular and pedestrian circulation routes shall be designed to promote
safe and efficient access to and from the development, and circulation within the
development. In reviewing traffic features, the number, spacing and alignment of
existing and proposed access points shall be considered relative to their impact on
traffic movement on abutting streets and adjacent properties.
F. Integration with Transportation System. Mixed use developments shall be designed
to integrate into the adjacent transportation system relative to:
1. Pedestrian connections to ensure accessibility to current or planned transit
service, if applicable;
2. Connectivity to existing and planned roadways, sidewalks and pathways;
3. Compatibility with the regional transportation system of arterial and collector
streets; Complete streets roadway design that accommodates multiple
transportation modes;
4. Strategic locations of parking lots and structures; and
5. Access management to provide internal connections between uses and
prohibit individual driveway access to perimeter roads.
G. Storm Water. Storm water detention and drainage systems shall be designed so the
removal of surface waters will not have adverse effects on neighboring properties or
public storm water drainage systems.
H. Landscaping. The landscape shall be preserved in its natural state, insofar as
practicable, by minimizing unnecessary tree and soil removal, and any grade
changes shall be in keeping with the general appearance of neighboring developed
areas. Protection or preservation of existing landscaping, buffers or street lawns
may be required to ensure that the proposed uses will be adequately buffered from
one another and from surrounding property.
I. Buffers. Where non-residential uses abut residential uses, appropriate buffering and
screening shall be provided, so as to shield residential properties from noise,
headlights and glare.
J. Lighting. Lighting shall be designed to minimize glare on adjacent properties and
public streets. As a condition of development plan approval, reduction of lighting
during non-business hours may be required.
K. Utility Service. All interior utility service shall be underground.
L. Exterior Uses. Exposed storage areas, machinery, heating and cooling units, service
areas, loading areas, utility buildings and structures, and similar accessory areas
DRAFT FOR PDC DISCUSSION 7/22/2026
shall be located to have a minimum negative effect on adjacent properties and shall
be screened as reasonably necessary to ensure compatibility with surrounding
properties.
M. Emergency Access. All buildings and structures shall be readily accessible to
emergency vehicles.
N. Water and Sewer. Water and sewer installations shall comply with all City
specifications and requirements.
O. Impact on Infrastructure. The development is staged in a manner that allows for and
facilitates the timely provision of public utilities, facilities and services.
P. Signs. Permitted signs shall be located to avoid creating distractions and visual
clutter.
1126.03 GENERAL SUBMITTAL REQUIREMENTS.
A. COMPLETE SUBMISSION REQUIREMENTS
In order for the reviewing authority to process an application it shall be substantially
complete and contain the necessary information sufficient to meet submittal standards.
Table 1126.01-1 provides the minimum required documentation required to determine if an
application is substantially complete.
Table 1126.03- 1
Pre-Application
Letter of Zoning Verification
Minor Development Plan Review
Major Development Plan Review
Development Plan Review Amendment
Variance
Zoning Text Amendment
Zoning Map Amendment
Signage Permit
Building Permit
Online Application
X
X
X
X
X
X
X
X
X
X
Required Fee
X
X
X
X
X
X
X
X
X
Pre-Application Number
X
X
X
X
X
Approved Development Plan Review
Number
X
Property Owner Consent Letter
X
X
X
X
X
X
A-2 Survey- Existing Conditions
X
X
Simple Site Plan(s)
X
X
X
DRAFT FOR PDC DISCUSSION 7/22/2026
Detailed Site Plan(s) with Professional Seal
X
Building Elevations and Footprint
X
Building Construction Documents with
Professional Seal
X
Information on Building Materials
X
Landscaping Plan(s)
X
Lighting Plan(s)
X
Utility Plan(s)
X
Signage Plan(s)
X
Development Plan Amendment
X
Hardship Statement
X
Existing and Proposed Zoning Text
X
Existing and Proposed Zoning Map
X
Minimum Standards for Submittals
1. Property Owner Consent Letter
a. Online Application Form bearing electronic signature(s) of the owner(s) of
record, or letter of authorization from the owner to a designated agent.
2. A-2 Survey- Existing Conditions
a. A-2 boundary survey of the premises or parcel of land prepared, stamped
with an embossed seal and signed by a Ohio-licensed land surveyor
3. Simple Site Plan(s)- A electronic document in pdf format shall include:
a. The location of the property in relation to surrounding areas;
b. Existing and/or proposed buildings, structures, and appurtenances
thereof,
c. Existing and/or proposed parking and loading accommodations,
d. Existing and proposed landscape plan
e. Site data chart showing total and net lot area, proposed coverage,
impervious surface, floor area, height, setbacks and parking calculations.
4. Detailed Site Plan(s) with Professional Seal-
a. key map showing the location of the property in relation to surrounding
areas,
b. Existing and proposed contour elevations with two (2) foot contour
intervals;
c. Site data chart showing total and net lot area, proposed coverage,
impervious surface, floor area, height, setbacks and parking calculations.
d. Existing and/or proposed buildings, structures, and appurtenances
thereof, on the site and within 100 feet of the site
e. Existing and/or proposed parking and loading accommodations,
f. Access and egress details for pedestrian and vehicular traffic,
g. Location of existing and proposed signs,
h. Location of adjacent roads, curb cuts, and width of rights-of-way and
travel way;
DRAFT FOR PDC DISCUSSION 7/22/2026
i. Site drainage plans and details;
j. Location of soil types, including identified wetlands;
k. Location of watercourses and flood boundaries;
l. Provisions for refuse disposal;
m. Limits of vegetation coverage and location of any significant trees to be
retained and/or to be removed;
n. Zoning classification of applicant's parcel and all abutting parcels.
5. Building Elevations and Footprint
a. preliminary architectural plans at acceptable scale showing floor plans
and exterior elevations of buildings and indicating building materials,
textures and color of all building façades, fenestration, roofs and other
appurtenances.
6. Building Construction Documents with Professional Seal
7. Information on Building Materials
8. Landscaping Plan(s)
a. General location and canopy outline of all existing woodlands, with an
identification of trees to be removed and trees to be preserved.
b. Description of methods to preserve existing trees.
c. Location of existing and proposed lawns and landscaped areas, including
percentage of lot area.
d. Planting plan, including number, location and type of all proposed
shrubs, trees and other live plant material with planting details.
e. Notation of required tree lawns, buffers and screening and calculation of
required plants.
9. Lighting Plan(s)
a. Site lighting details including an iso-footcandle plan and manufacturer’s
cut sheets
10. Utility Plan(s)
a. Location of existing and proposed sanitary sewers.
b. Location of underground storm sewers and drains.
c. Location and size of existing and proposed water service and fire
suppression systems.
d. Fire service features on site, including fire hydrants and fire connections
mounted on buildings.
e. Storm water retention and detention ponds.
f. Location of above and below ground gas, electric and telephone lines,
existing and proposed.
g. Location of transformers and utility boxes.
11. Signage Plan(s)
12. Development Plan Amendment
a. A list of all proposed amendments and changes
b. Site Plans with the proposed change identified
13. Hardship Statement
a. Does the land itself, not the owner's plans, create the problem?
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b. Would denying the variance take away a real property right?
c. Would granting the variance still honor the intent of the Zoning Code?
14. Existing and Proposed Zoning Text
15. Existing and Proposed Zoning Map
a. a map at an appropriate scale showing:
b. the property proposed to be rezoned indicating the existing zoning district
designation, the proposed boundary line(s), and the proposed zoning
district designation.
c. a key map showing the location of the property in relation to surrounding
areas,
d. properties within 500 feet in all directions of the premises proposed to be
rezoned
Notwithstanding the requirements of Section 1126.03 and Table 1126.03-1, the Director
may request additional information as may be required to determine compliance with the
applicable regulations.
Upon written request, the Director of Economic and Community Development may reduce
the submittal requirements, provided sufficient documentation is submitted to determine
compliance with the applicable regulations.
1126.04 PRE-APPLICATION.
A. Applicability
All Development Plan Reviews (Minor, Major and Amendment), Variances, Zoning
Amendments (Text and Map) shall require a pre-application.
B. Submittal Requirements
Minimum submittal requirements for a Pre-Application shall be as set forth in Section
1126.03 and Table 1126.03-1.
C. Proceedings
a. Upon submission, the Department of Planning shall transmit materials to
other departments for review and written comments from the following
Departments:
i. Planning Department
ii. Engineering Department
iii. Fire Department
iv. Police Department
v. Building Department
vi. Law Department- Variances, Zoning Text Amendment and Zoning Map
Amendment proposals only.
b. Departments shall have 7 days to submit written comments and questions.
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c. The Department of Economic and Community Development will prepare a
report summarizing to the extent possible:
D. Pre-Application Guidance
The pre-application review is a preliminary overview of the proposal with guidance on a
potential approval process. The guidance may consist of:
1. Recommendations regarding proposal compliance or lack of compliance with
the regulation of North Olmsted;
2. Recommended approval process
3. Missing information
4. Comments and questions from Departments
1126.05 LETTER OF ZONING VERIFICATION.
A. Applicability
Upon written request the Department of Economic and Community Development
may issue a Letter of Zoning Verification to confirm, to the extent possible, the
current zoning status of a property. The letter of zoning verification is not an approval
of existing or proposed uses or improvements.
B. Submittal Requirements
Minimum submittal requirements for a Letter of Zoning Verification shall be as set forth in
Section 1126.03 and Table 1126.03-1.
C. Proceedings
a. Upon submission, the Department of Planning determine the current zoning
status of the property; and
b. The Letter of Zoning Verification shall be issued within 30 days of the receipt
of a complete application.
D. Review Criteria
i. Determine the zoning district;
ii. Current known use of the property;
iii. Current known nonconformities.
1126.06 MINOR DEVELOPMENT PLAN REVIEW
A.
Applicability
The Director of Economic and Community Development shall review development plans in
connection with the creation of a use or the erection of a building or structure in any of the
following circumstances:
1. In MAMU, B3, B4, MUC districts, Principal and accessory buildings less than 50,000
square feet that will accommodate a use permitted by right;
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2. All other district, Principal and accessory buildings less than 3,000 square feet that
will accommodate a use permitted by right;
3. Additions to existing buildings less than 3,000 square feet;
4. Alterations to existing buildings;
5. Changes in the use of any existing building in any zoning district, provided the use is
a permitted use in that zoning district;
6. Expansion of existing off-street parking areas, provided no change is proposed to
the number or location of existing driveways and such parking expansion does not
encroach into any required buffer yard; or
7. When, in the opinion of the Planning and Development Director, a project which
otherwise qualifies for minor development plan review may have an impact on
surrounding properties, he/she may, in their sole discretion, submit the
development plan to City Council for review.
B. Exceptions
Minor Development Plan Review shall not apply to permitted as of right one-family or
two-family residential dwelling, residential accessory building(s) or home occupations.
C. Submittal Requirements
Minimum submittal requirements for a Minor Development Plan Review shall be as set
forth in Section 1126.03 and Table 1126.03-1.
D.
Proceedings
1. Application Submittal. The applicant shall submit the development plan application
and all required submittals as set forth in Section 1126.03, in a format and number
specified by the City on the application form. The application shall include the
required fees and deposits as determined by City Council. The Director of Economic
and Community Development shall distribute the plans to obtain comments from
City staff and consultants, as necessary.
2. Staff Review. The Planning and Development Director may require the applicant
attend a staff review meeting based on the nature of the development being
proposed. The purpose of this meeting will be to discuss the proposed development
project, zoning requirements and review standards. The applicant may be required
to submit revised exhibits, as determined in the staff review meeting.
3. Decision. Upon receipt of a final submittal, the Director of Economic and
Community Development shall review the development plan for completeness
based on the requirements set forth in Section 1126.03.
a. The Director of Economic and Community Development shall consider the
development plan, comments received and the applicable standards of this
ordinance and shall either approve the development plan as submitted if all
applicable requirements and standards have been met; approve the
development plan with conditions; or deny approval of the development
plan, if applicable requirements and standards have not been met. The
Director of Economic and Community Development 's review shall be based
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on the requirements of this chapter and, specifically, the review standards of
Section 1126.02.
b. The reasons for the Director of Economic and Community Development 's
action, along with any conditions that may be attached, shall be stated in
writing and provided to the applicant within ten (10) business days of receipt
of the final submittal. Conditions which are designed to ensure compliance
with the intent of this ordinance and other regulations of the City may be
imposed during development plan approval. Conditions imposed shall be
based on the Review Criteria in 1126.02
c. If approved, a Development Plan Review Approval shall be issued by the
Director of Economic and Community Development.
4. Appeals. Any request to appeal a decision made by the Director of Economic and
Community Development shall be provided to the City in writing within ten (10)
business days of the date of the decision. Appeals of administrative reviews shall be
made by application to the Planning and Design Commission.
1126.07 MAJOR DEVELOPMENT PLAN REVIEW.
A.
Applicability
Any development plans not considered a Minor Development Plan Review, Section 1126.06
and any Conditional Use or Conditional Accessory Use review. Major Development Plan
Review shall not apply to permitted as of right one-family or two-family residential dwelling,
residential accessory building(s) or home occupations.
B.
Submittal Requirements
Minimum submittal requirements for a Major Development Plan Review shall be as set
forth in Section 1126.03 and Table 1126.03-1.
C.
Proceedings
1. Application Submittal. The applicant shall submit the development plan application
and all required submittals as set forth in Section 1126.03, in a format and number
specified by the City on the application form. The application shall include the
required fees and deposits as determined by City Council.
2. Staff Review. Upon receipt of an application, the Director of Economic and
Community Development shall review the development plan for completeness
against the required application materials as set forth in Section 1126.03 for
development plan review. The Director of Economic and Community Development
and all applicable reviewing authorities, including but not limited to the Law
Director, City Engineer, Fire Marshal and Building Commissioner, shall review the
application and associated materials. The Director of Economic and Community
Development may require the applicant attend a staff review meeting based on the
nature and complexity of the development being proposed.
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a. If, following staff review, the application is deemed complete, it shall be
placed on the next available Planning and Design Commission agenda.
b. If, following staff review, the application is deemed incomplete, the applicant
shall be informed of the outstanding submittal requirements that resulted in
the determination. If a complete application is not submitted at least two (2)
weeks prior to the Planning and Design Commission meeting in which the
application is to be considered, the application will be held until all required
documentation has been provided.
3. Variances. Should the development necessitate a variance, the variance must be
approved prior to the development plan review by the Planning and Design
Commission.
4. Planning and Design Commission Review. If a variance is not requested, a public
meeting shall be held in accordance with the notice provisions of Chapter 149 of the
Codified Ordinances.
5. The Director of Economic and Community Development shall prepare a report for
the Planning and Design Commission's review. The staff report and application
materials shall be distributed to the Planning and Design Commission prior to the
public hearing.
6. The Planning and Design Commission shall consider the development plan against
the requirements of this ordinance, the review standards of this chapter and the
standards for conditional use permits, if applicable. The Planning and Design
Commission shall make a recommendation to City Council on the application.
7. City Council Action. City Council shall review the application, staff report and
comments by members of the Planning and Design Commission and public and
make a final decision on the application. City Council shall consider the
development plan against the requirements of this ordinance, the review standards
of this chapter and the standards for conditional use permits, if applicable.
8. If approved, a Development Plan Review Approval shall be issued by the Director of
Economic and Community Development.
9. If the plan is approved with conditions, a Development Plan Review Approval shall
be issued by the Director of Economic and Community Development prior to the
issuance of any permits.
10. Appeals. The decision of City Council shall be final and may only be reviewed by a
Court of Common Pleas, pursuant to the provisions of Chapter 2506 of the Ohio
Revised Code.
1126.08 DEVELOPMENT PLAN REVIEW AMENDMENT.
A. Applicability.
Amendments to an approved development plan shall be permitted only where the holder of
an approved development plan notifies the Director of Economic and Community
Development of any proposed changes.
B. Submittal Requirements
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Minimum submittal requirements for a Development Plan Review Amendment shall be as
set forth in Section 1126.03 and Table 1126.03-1.
C. Proceedings
A. Changes to an Minor Development Review Plan. Proposed changes to a
development plan approved administratively may be approved by the Planning and
Development Director.
B. Changes to a Major Development Review Review Plan. Proposed changes to a
development plan approved by City Council shall be reviewed as follows:
Minor Changes. Minor changes may be approved by the Director of Economic
and Community Development upon determining that the proposed revision(s)
will not alter the basic design and character of the development plan, nor any
specified conditions imposed as part of the original approval. Minor changes
shall include the following:
i.
Reduction in size of any building and/or other structures.
ii.
Movement of buildings or other structures by no more than ten
(10) feet.
iii.
Landscaping approved on the development plan that is replaced
by similar landscaping to an equal or greater extent.
iv.
Changes in building materials to a comparable or higher quality
material.
v.
Internal re-arrangement of a parking lot that does not affect the
number of parking spaces or alter access locations or design.
vi.
Changes related to required or requested by the City or County,
State, or federal regulatory agency in order to conform to other
laws or regulations, provided such changes do not alter the
basic design and character of the plan, nor any specified
conditions imposed as part of the original approval.
Major Changes. Major changes are changes that fall outside the scope of minor
changes as defined in this section as determined by the Director of Economic
and Community Development. Major changes shall be reviewed in the same
manner as the original application, including review by the Planning and Design
Commission.
1126.09 VARIANCE.
A. Applicability
Where there are practical difficulties or unnecessary hardships in the way of carrying out
the strict letter of the provisions of this Zoning Code, on appeal from the decision of the
Building Official, the Building and Zoning Board of Appeals shall have the power in a
specific case to vary or modify the application of any such provision in harmony with the
general purpose and intent of the Zoning Code so that the public health, safety, morals,
general welfare and convenience may be secured and substantial justice done.
B. Submittal Requirements
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Minimum submittal requirements for a Variance shall be as set forth in Section 1126.03
and Table 1126.03-1.
C. Proceedings
(a) Where there are practical difficulties or unnecessary hardships in the way of carrying
out the strict letter of the provisions of this Zoning Code, on appeal from the decision of the
Building Official, the Building and Zoning Board of Appeals shall have the power in a
specific case to vary or modify the application of any such provision in harmony with the
general purpose and intent of the Zoning Code so that the public health, safety, morals,
general welfare and convenience may be secured and substantial justice done. Such
variance shall be limited to specific cases where the following conditions, also, exist:
(1) The practical difficulty or unnecessary hardship, which is inherent in and is peculiar
to the premises sought to be used because of physical size, shape or other characteristics
of such premises, or adjoining premises, which differentiate such premises sought to be
used from other premises in the same district, and as to such premises sought to be used,
shall create a difficulty or hardship caused by a strict application of the provisions of the
Zoning Code not generally shared by other lands or structures in the same district;
(2) The refusal of the variance or modification appealed from shall deprive the owner of
premises sought to be used of substantial property rights; and
(3) The granting of the variance or modification appealed from shall not be contrary to
the purposes and intents of the provisions of the Zoning Code.
(b) In order to be entitled to relief under this section the appellant shall substantiate his
claim that each of the three conditions hereinbefore listed exist, and the Board shall make
a finding on each of such three conditions as they apply in each specific case as a
prerequisite of the granting of the variance or modification.
(c) When a variance is granted by the Building and Zoning Board of Appeals in
conjunction with a Development Plan submittal required by Chapter 1126, the variance
shall be final and conditional and shall expire, be void and of no effect after the expiration
of one (1) year from the date of final City Council approval of the Development Plan unless
(1) building permits have been applied for and issued by the Building Department; or (2) the
Director of Planning and Development, upon timely application, administratively extends
the approval rendered by the Building and Zoning Board of Appeals for a period of up to one
(1) year. The failure of the Director to grant such request is final and not subject to review.
1126.10 ZONING TEXT OR MAP AMENDMENT.
A. Applicability
A proposed amendment to the Zoning Code or the Zone Map may be initiated either by the
Planning and Design Commission or by introduction as an ordinance in Council.
B. Submittal Requirements
Minimum submittal requirements for a Zoning Text or Map Amendment shall be as set forth
in Section 1126.03 and Table 1126.03-1.
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C. Proceedings
1. If the amendment is initiated by action of the Commission, and upon its
introduction as an ordinance in Council, Council shall set the same for public
hearing and provide for the proper notice thereof, all as provided by the Charter and
in this chapter. If the amendment is initiated by its introduction as an ordinance in
Council, the ordinance shall forthwith be referred to the Commission.
2. Any ordinance amending this Zoning Code or the Zone Map referred by Council to
the Planning and Design Commission shall receive the consideration and be the
subject of approval or disapproval by the Commission, which shall report its action
and recommendation to Council in regard to such proposed ordinance within thirty
days from the date of the referral unless Council extends such period at the time of
the referral or before the expiration of such thirty day period or as established by
Council. In the event the Commission does not act on such proposed ordinance
within the time in this section specified, it shall be deemed to have approved such
ordinance.
3. Public Hearing
(a) Date. Upon receipt of a notice of an action from the Planning and Design
Commission regarding a proposed ordinance amending this Zoning Code or
the Zone Map, or upon the introduction of such an ordinance when initiated
by the Commission, Council shall establish a date for a public hearing of
such ordinance. The date of such public hearing shall be not less than thirty
days after the date of hearing is established.
(b) Notice. The Clerk of Council shall give notice of such public hearing as
required by the Charter and such additional notice as may be directed by
Council at the time the date of the public hearing is established. Any notice
given shall set forth the time and place of public hearing and a summary of
the proposed amendment.
(c) File Copy For Inspection. A copy of the proposed ordinance or amended
Zone Map and all reports in connection therewith shall be on file for public
inspection in the office of the Clerk of Council.
(d) Procedure; Recess. At a public hearing established by subsection (a) hereof,
any interested person shall be heard who desires to present reasons for or
against the adoption of a proposed amendment, subject, however, to
reasonable regulations of Council or rulings from the presiding officer.
Council may, by motion, recess the public hearing from time to time, but no
further notice by mail or advertisement shall be given for the time and place
of any subsequent recessed public hearing of that proposed amendment.
Council need not take final action on such proposed amendment at the time
of such public hearing.
4. At any time after the conclusion of the public hearing required by this chapter,
Council may adopt the proposed ordinance by the affirmative vote of at least a
majority of the members of Council eligible to vote, provided the proposed
ordinance was initiated by the Planning and Design Commission or had received the
prior approval of the Commission. If the proposed ordinance or any part thereof has
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been disapproved by the Commission, it shall be adopted only if it receives the
affirmative vote of two-thirds of all members of Council eligible to vote.
1126.11 BUILDING PERMITS.
A. Applicability
No excavation for a foundation, nor the erection, construction or alteration of any structure
or part of a structure, nor occupancy of any street with the building materials, nor erection
of temporary structures for construction purposes, nor any other improvement to real
property for which a building permit is required, shall be undertaken until a building permit
therefor has been issued by the Building Commissioner.
B. Submittal Requirements
Minimum submittal requirements for a Building Permit shall be as set forth in Section
1126.03 and Table 1126.03-1.
C. Proceedings
The Building Commissioner shall approve or disapprove a complete application for a
Building Permit within thirty (30) days of its filing. Failure to approve or disapprove the
application within this period, or the disapproval of the application, shall constitute an
adjudication order denying the issuance of a license under Section 3791.04 of the Ohio
Revised Code, and the applicant shall be entitled to an adjudication hearing in accordance
with Sections 119.07 through 119.13 of the Ohio Revised Code, as modified by Sections
3781.031 and 3781.19 of the Ohio Revised Code. Any order denying the issuance of a
Building Permit shall specify the reasons for such denial.
1126.12 CERTIFICATE OF OCCUPANCY
A. Applicability
Upon completion of construction, all alterations, additions and new construction including
development projects requiring approval under Chapter 1126 must be reviewed and issued
a Certificate of Occupancy as required by the Ohio Building Code.
B. Submittal Requirements
The application for building permit filed with the Building Commissioner shall constitute
the application for a Certificate of Occupancy.
C. Proceedings
A Certificate of Occupancy or Conditional Certificate of Occupancy shall be issued within
ten (10) days after the erection or alteration of such buildings has been completed in
conformity with the building permit.
1126.13 EXPIRATION AND EXTENSIONS.
A. Expiration. Building permits must be obtained within one (1) year of the date of final
plan approval or the approval expires, along with the approval of any related
variances. Upon expiration, no person shall acquire any vested property interest in
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or upon the land whatsoever, nor otherwise acquire any vested right to proceed with
construction based upon such expired final development plan approval. Upon
expiration, any variances from this Code that may have been issued in support
thereof shall likewise expire, shall not vest any property right, and shall not run with
the land.
B. Extensions. Upon request from the developer or approval holder, the Director of
Economic and Community Development may grant one (1) extension of up to twelve
(12) additional months provided that:
i. The applicant provides the Planning and Development Department
with a written request for an extension prior to the date of expiration of
the original development plan approval;
ii. There are no changes in the project; and
iii. The zoning of the property is the same as when the project was
approved.
1126.14 COMPLIANCE WITH APPROVED PLANS.
A. No site development, improvement or construction activities shall be commenced
or permitted that fail to comply with approved development plans, including all
conditions imposed or variances issued, except upon amendment authorized and
issued pursuant to Section 1126.08. Any such deviation from final approved
development plans shall be subject to an immediate Stop Work Order and penalties
provided by Chapter 1121.
B. For purposes of this section, "final approved development plan" means the finally
approved building, site and signage plans for the property, the landscaping and
lighting plans for the property, and all statements concerning the use and/or
development of the property appearing affirmatively on the face of the record of the
proceedings of the owner's application for a development plan which were
expressly made a condition of Administrative approval or City Council's approval
pursuant to the provisions of Section 1126.05.