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Section 1205.09    District 6: Western Hudson Gateway

  1. Purpose
    District 6, together with District 8, is intended to provide key development
    opportunities for future employment growth in the City of Hudson. Permitted uses
    encourage the development of high-quality planned office and industrial business
    park developments. District 6 also serves as the key western gateway to the City of
    Hudson and district regulations, including heightened landscaping standards and
    application of industrial design/architectural guidelines, are intended to create
    attractive entryways into the City along Route 303 (Streetsboro Road) and Boston
    Mills Road. In addition, in order to better manage traffic generation patterns in the
    City, District 6 is intended to encourage relatively more intense traffic-generating
    uses to concentrate at the western edge of Hudson in order to benefit from easy
    access to Route 8.

    District 6 also contains significant natural wetlands and features. Accordingly, a
    primary purpose of these District 6 regulations is to preserve and protect the district's
    critical environmental and wetlands features, while integrating them into planned
    projects as valuable open space amenities. New development is encouraged to
    respect existing land forms and to limit grading and site disturbance adjacent to
    wetlands.

    In addition, with large land areas that fall within the boundaries of the City's
    designated wellhead protection area, the District 6 regulations are intended to
    advance the goals of the Hudson Wellhead Protection Study (dated February 13,
    1997), the Ohio EPA Wellhead Protection Program (dated May 1992), and the Spill
    Prevention Plan.

  2. Uses By-Right, except as limited by subsection (d) below:
    1. Commercial/Retail:
      1. Banks, subject to the conditions set forth in subsection (d) below;.
      2. Office business parks.
      3. Offices, business or professional, not located in a business park;
      4. Recording, radio, or television studios;
      5. Restaurant, subject to the conditions set forth in subsection (d) below;
      6. Retail uses, subject to the conditions set forth in subsection (d) below;
      7. Services, business personal or repair, subject to the conditions set forth
        in subsection (d) below;
      8. Showrooms and salesrooms for wholesale distribution;
      9. Wholesale trade.

    2. Industrial Uses:
      1. Industrial business parks.
      2. Industrial use, light
      3. Research laboratories, including but not limited to:
        1. Theoretical and applied research in all the sciences;
        2. Product development and testing;
        3. Product engineering development; or
        4. Market development.
      4. Warehousing, distribution, and/or storage;
      5. Workshop and custom small industry uses.

    3. Institutional/Civic/Public Uses:
      1. Public park or recreation areas, including multipurpose trails.
      2. Public recreational facilities, indoor or outdoor.
      3. Essential public utility and public services installations, including bus
        shelters and bus stops, but not including water towers, power
        generating stations or transfer stations.

    4. Planned Developments:
      1. Commercial planned developments, subject to the standards and
        procedures set forth in Sections 1203.04 and 1204.02 of this Code.
      2. Industrial planned developments, subject to the standards and
        procedures set forth in Sections 1203.04 and 1204.02 of this Code.

    5. Accessory Uses:
      1. Storage of goods, non-hazardous materials and equipment is
        permitted in the side and rear yard. Storage shall be screened from
        view on the front by Bufferyard B and shall be screened from view of
        the side lot lines by Bufferyard A as described in Section 1207.04(g).
      2. See Section 1206.03, “Accessory Uses”.

  3. Conditional Uses
    The following uses shall be conditionally permitted in District 6 subject to meeting
    all applicable requirements set forth in this section and Section 1206.02, "Conditional
    Uses."
    1. Residential
      1. Assisted Living

    2. Commercial:
      1. Day care centers, child or adult.
      2. Lodging
      3. Medical clinics.
      4. Recreational or sports training facilities, commercial.
      5. Vehicle and equipment rentals.
      6. Vehicle repair and service
      7. Wireless telecommunications facility.

    3. Institutional/Civic/Public Uses:
      1. Continuing care retirement community.
      2. Convention or conference center.
      3. Government facilities, administrative offices, and services, including
        but not limited to police or fire stations, emergency medical service
        facilities, post office, library, or similar uses.
      4. Hospitals, including heliports as an accessory use.
      5. Institutional residential for the elderly and handicapped (for 9 or
        More people).

  4. Special Conditions for Permitted Uses in District 6
    As applicable, all by-right or conditional uses shall satisfy the following conditions:
    1. Wholesale uses or warehousing, distribution, and/or storage uses shall not
      occupy more than 60% of the gross floor area of any structure located on any
      parcel or lot with frontage on Route 303 or Boston Mills Road.

    2. Only office, office business park, day care center, medical clinic or research
      laboratory uses shall be permitted as the principal use of each building on
      parcels or lots located north of Boston Mills Road.

    3. Only office or office business park uses shall be permitted uses by right on
      parcels or lots that front Route 303 and that are located 600 or more feet east
      of the intersection of Route 303 and Hudson Crossing Parkway. All other
      uses shall be allowed conditional uses.

    4. Commercial and retail uses permitted by right or conditionally and that reference this subsection, whether the use is one or more than one business establishment, shall be permitted in Districts 6 and 8 only if one of the following conditions is met:
      1. The commercial or retail activity is part of a Planned Development
        and the total commercial or retail uses does not exceed 10,000 gross square feet in any one building and the total commercial and/or retail uses does not exceed 10,000 gross square feet in any one building and the total commercial and/or retail uses does not exceed 40,000 gross square feet within any Planned Developmemnt; or
      2. The total commercial or retail uses does not exceed the lesser of 10,000 gross square feet or 25% of the gross floor area of any one building used or designed for office or industrial uses and does not exceed 40,000 gross square feet of the existing combined building gross floor area on the same parcel; or
      3. Commercial or retail uses may occupy a building separate from an office or industrially-used building, provided there exists at least 30,000 gross square feet of building space used or designed for
        office or industrial use on the same parcel. The total commercial or retail uses shall not exceed 10,000 gross square feet in any one building, shall not exceed 25% of the gross floor area of the total buildilng gross floor area on the parcel, and shall not exceed a total of 40,000 gross square feet on the same parcel.
  5. Property Development/Design Standards
    In addition to compliance with all applicable standards set forth in Chapter 1207.18 "Zoning Development and Site Plan Standards –for Districts 6 and 8", development in District 6 shall comply with all of the following development/design standards (all standards are minimums unless otherwise noted).
    1. Maximum Floor Area-to-Lot Area Ratio:
      1. Office Uses:
        1. Stand-Alone: .40 to 1.0
        2. As Part of a Business Park: 1.0 to 1.0
      2.  Industrial and Warehouse Uses:
        1. Stand-Alone: .40 to 1.0
        2. As Part of a Business Park: 1.0 to 1.0
      3. Mixed Office and Industrial Uses: 1.0 to 1.0

    2. Minimum Parcel Size:
      1. Office Uses: 2 acres.
      2. Office or Industrial Park: 5 acres.
      3. Industrial Uses: 2 acres.

    3. Minimum Setbacks: Setbacks in District 6 shall be:
      1. Determined on Case-by-Case Basis. Because of the pervasiveness of
        sensitive environmental areas within District 6, building setbacks and
        yard requirements for development shall be determined on a case-bycase
        basis by the City Manager or Planning Commission either
        during the subdivision approval process or during the site plan
        approval process. All determinations of setbacks and yard
        requirements shall use as a starting point the setbacks set forth in
        paragraphs (B)-(C) below, which may be modified pursuant to the
        criteria set forth in Section 1207.18(B)(3). The determination shall
        also be based on setbacks of existing buildings on adjacent lots and
        parcels and protection of any adjacent residential uses.
      2. Minimum Front Yard Setbacks: 50 feet for principal and accessory
        buildings and 25 feet for parking areas/lots, except the minimum
        setback for principal and accessory buildings and parking lots shall
        be 100 feet on the south side of State Route 303 and on Boston Mills
        Road.
      3. Minimum Side and Rear Yard Setbacks: 25 feet
      4. Setbacks from Adjacent Residential Uses: Notwithstanding the
        provisions above,
        1. all buildings and structures, shall be located at least onehundred
          (100) feet from the lot line of any adjacent
          residentially zoned property.
        2. all materials, and vehicles, whether such vehicle is parked or
          stored, shall be located at least fifty (50) feet from the lot line
          of any adjacent residentially zoned property.
        3. all buildings and structures shall be located at least fifty (50)
          feet from the lot line of any adjacent residentially used
          property.
        4. all materials, and vehicles, whether such vehicle is parked or
          stored, shall be located at least twenty-five (25) feet from the
          lot line of any adjacent residentially used property.

    4. Route 303 Western Gateway: Landscaped Front Yard Setbacks.
      Notwithstanding subsection (3)(B) above, the following front yard setback
      areas shall be established and maintained:
      1. Route 303 From Terex Road Extension west to the city boundary: A
        front yard setback with a minimum width of 300 feet shall be
        required on the north side only of Route 303;
      2. Route 303 From Terex Road Extension east for 600 feet: A front
        yard setback with a minimum width of 200 feet shall be required on
        the north side only of Route 303; and
      3. Route 303 from 600 feet east of Terex Road Extension east to the
        eastern District 6 boundary: A front yard setback with a minimum
        width of 100 feet shall be required on the north side only of Route
        303.

        All the front yard setback areas set forth above shall be landscaped to meet, at
        a minimum, the planting requirements set forth in Section 1207.18.
        Landscaping plans for these setback areas may incorporate treatments ranging
        from natural and undisturbed to a highly formalized landscaped design; in all
        cases, however, existing topography shall be respected to the maximum
        extent feasible through limited site grading.

    5. Maximum Structure Height: 50 feet.

    6. Architecture and Design Standards: All uses in District 6 shall
      comply with the design standards set forth in Section 1207.18 of this Code.
      All other uses shall comply with the Architectural Design Standards.

    7. Underground Storage: No underground storage shall be permitted in District 6.

    8. Vehicular Access:
      1. Through Access. Hudson Crossing Parkway shall be extended as a
        public street to connect Terex Road through to either Boston Mills
        Road directly or indirectly using Chittenden Road. If this street
        extension turns west to intersect with Chittenden Road, the right-ofway
        shall be dedicated with 60 feet of width and constructed to City
        standards.
      2. Local Access. Notwithstanding provisions set forth in Section
        1207.18(f) cul-de-sac access drives in District 6 shall have a 60-foot
        right-of-way with a minimum 120-foot diameter turnaround.
      3. Driveway Curb Cuts. To the maximum extent feasible, the number
        of curb cuts shall be minimized by consolidation, shared driveways,
        or other means. Notwithstanding the policies of Section 1207.18(f)
        regarding curb cuts to arterial and collector streets shall remain the
        basic policy but may be altered within this District through a
        Development Agreement.

    9. Location of Parking: Off-street parking should be located at the rear or side
      of buildings. Parking may be located in the building front yard if limited to
      25% of the required off-street parking, or a one aisle parking bay across the
      front of the building. There is no maximum amount of parking in the
      building front yard if the parking is screened with trees and/or mounding in
      addition to parking lot perimeter landscaping.

    10. Loading Areas: Loading docks and other loading areas shall be sited at the
      rear or to the side of buildings, except that this standard may be modified or
      waived to preserve sensitive environmental features in unusual
      circumstances. All loading areas shall be screened in compliance with
      Section 1207.18 of this Code.

    11. Pedestrian Amenities/Linkages:
      1. Sidewalks:
        1. Sidewalks or paved paths at least five (5) feet wide shall be
          provided on one side of an abutting public street unless the
          Planning Commission, based upon the prior approval of an
          industrial park or for environmental reasons, determines to
          waive this requirement.
        2. Sidewalks at least five (5) feet wide shall be provided along
          the full length of a building facade that features a customer
          entrance and along any building facade abutting a public
          parking area.
        3. All internal pedestrian walkways shall be designed to be
          visually attractive and distinguishable from driving surfaces
          through use of durable, low-maintenance surface materials
          such as pavers, brick, or scored concrete to enhance
          pedestrian safety and comfort.
        4. The Planning Commission, based upon site specific
          circumstances including but not limited to, topography, storm
          water management, and the effect on utility systems may
          waive these requirements.
      2. Linkages: To the maximum extent feasible, provision shall be made
        in the design of developments for connections with existing or future
        pedestrian systems on adjoining properties, including but not limited
        to connections to existing or planned future sidewalks, bikeways,
        walkways, or trail systems. To the maximum extent practicable, a
        multi-purpose trail connector shall provide north-south access south
        of Boston Mills Road.