Label
Intensity & Dimensional Standards
Ground Sign Standards TMC Text Amendment
Zoning & Planning Committee
Title
Amending Toledo Municipal Code (TMC), Part Eleven, Subsections 1106.0101 Intensity and Dimensional Standards-Residential Districts; and TMC 1103.0403 Ground Sign Standards; and declaring an emergency.
Body
SUMMARY & BACKGROUND:
Aligning the side setback standards with equal intensity and less intense zoning districts (i.e., RD6 & RS6) will allow the RM12 zoning district to be more compatible and conforming to the overall development standards. The development standards are intended to ensure that new development will be compatible with the City's character and provide certainty to property owners, developers, and neighbors about the limits of what is allowed.
The City of Toledo Sign Code was updated and adopted in April 2024 (Ord. 166-24) as an amendment to the Toledo Municipal Code Chapter Eleven - Planning & Zoning Code. As implementation of the new standards has progressed over the past six-months, staff has identified the omission of specific standards on the installation of ground signs within residential zoning districts. As stated within section TMC§1113.0304 (F), building signs that are located within any residential zoning classification are only permitted on a property with frontage on a Major Street, or to advertise a development with at least 5,000 square feet of total floor area. This regulation currently pertains only to building signs within residential districts and not listed within the ground sign standards of TMC§1113.0403. Including a similar standard to ground signs within residential districts will conform with other sign standards and be compatible with surrounding properties while ensuring the preservation of the residential character and reducing the negative impact on neighborhoods.
Forward Toledo
The Forward Toledo Comprehensive Land Use Plan was adopted in September 2024 (Ord. 430-24) and provides a vision for the future development of Toledo by identifying specific goals and strategies which guide planning policies. The plan is comprised of five (5) themes; Build, Move, Place, Play & Sustain, which help categorize the various ideas as goals within the plan. The plan has a total of 33 goals and over one-hundred strategies to help implement the goals.
Specifically, the proposed text amendment supports the goals; Promote Housing Variety and Addressing Housing Affordability, to allow RM12 Multi-Dwelling zoning districts an equivalent side yard setback standard as less intense zoning districts, therefore allowing more lots to be suitable for multi-dwelling residential structures and increasing housing density within the city. Additionally, the proposed text amendment which addresses ground signs in residential districts will support the goals; Quality Design, Strengthen Neighborhoods, and Business Creation, by providing specific criteria that supports economic development while preserving the character of neighborhoods. Staff recommends approval of the proposed text amendment(s) since it will provide clarification and correction to the residential zoning district standards and support the goals of Forward Toledo.
The Toledo City Plan Commission recommends approval of M-16-24, a text amendment modifying TMC§1106.0101 Intensity and Dimensional Standards - Residential Districts; and TMC§1103.0403 Ground Sign Standards, to Toledo City Council for the following two (2) reasons:
1. The proposed text amendment provides clarity and correction to residential zoning district standards and is in alignment with the stated purpose of the Zoning Code; and
2. The proposed text amendment supports the goals of the Forward Toledo Comprehensive Land Use Plan.
Summary
NOW THEREFORE Be it ordained by the Council of the City of Toledo:
SECTION 1. That Toledo Municipal Code, Part Eleven, Subsection 1106.0101, which read as follows:
1106.0101 Residential Districts
Unless otherwise expressly stated, all buildings in Residential (R) districts must comply with the following standards, as well as all other applicable standards of this Zoning Code.
|
Standard |
RS 12 |
RS 9 |
RS 6 |
RD 6 |
RM 12 |
RM 24 |
RM 36 |
RMH |
|
Minimum Lot Area (sq. ft. per unit) |
|
|
|
|
|
|
|
|
|
Detached House |
12,000 |
9,000 |
6,000 |
6,000 |
6,000 |
6,000 |
6,000 |
NA |
|
Attached House |
NA |
NA |
NA |
3,000 |
3,000 |
3,000 |
3,000 |
NA |
|
Duplex |
NA |
NA |
NA |
3,000 |
3,000 |
3,000 |
3,000 |
NA |
|
Multi-Dwelling [8] |
NA |
NA |
NA |
NA |
3,600 |
1,800 |
1,200 |
NA |
|
Manufactured Home [1] |
NA |
NA |
NA |
NA |
NA |
NA |
NA |
3,600 |
|
All Other Development |
12,000 |
9,000 |
6,000 |
6,000 |
6,000 |
6,000 |
6,000 |
NA |
|
Maximum Density (dwelling units per acre) [2] |
3 |
4 |
6 |
6 |
10 |
20 |
30 |
10 |
|
Minimum Lot Width (feet) |
75 |
60 |
50 |
50 |
50[3] |
50[3] |
50[3] |
40 |
|
Minimum Setbacks (feet) |
|
|
|
|
|
|
|
|
|
Front |
35 |
30 |
25 |
25 |
25 |
25 |
25 |
25[4] |
|
Side (one side/combined) |
7.5/16 |
6/14[5] |
5/12[5] |
5/12[5] |
10/20[5] |
5/12[5][6] |
5/12[5][6] |
10/20 |
|
Rear |
35 |
30 |
25 |
25 |
25 |
25 |
25 |
12[7] |
|
Maximum Height (feet) |
35 |
35 |
35 |
35 |
35 |
35 |
50 |
20 |
NA = Not Applicable
Table Notes
[1] The standards apply to manufactured homes in manufactured housing parks.
[2] These density standards apply only to cluster housing, Sec. 1104.0500, and to Multiple Buildings on Lot, Sec. 1106.0300, unless otherwise expressly stated.
[3] Minimum lot width for attached house: 25 feet.
[4] Where a lot in a manufactured housing park abuts a dedicated place, the minimum front setback is 7 feet.
[5] Combined total setbacks for attached houses, detached houses and duplexes may be reduced to 10 feet to accommodate an attached garage or carport.
[6] Minimum side setback is increased to 10 feet when adjacent to RS or RD district.
[7] Where a lot in a manufactured housing park abuts the periphery of the development, the minimum rear setback is 25 feet. No structure in a manufactured housing park may be located in the required rear setback.
[8] These density standards apply to single buildings, for multiple buildings on a lot see Max. Density Row and Table Note [2].
(Ord. 346-10. Passed 6-22-10; Ord. 229-13. Passed 04-30-13.)
Be amended to read as follows:
1106.0101 Residential Districts
Unless otherwise expressly stated, all buildings in Residential (R) districts must comply with the following standards, as well as all other applicable standards of this Zoning Code.
|
Standard |
RS 12 |
RS 9 |
RS 6 |
RD 6 |
RM 12 |
RM 24 |
RM 36 |
RMH |
|
Minimum Lot Area (sq. ft. per unit) |
|
|
|
|
|
|
|
|
|
Detached House |
12,000 |
9,000 |
6,000 |
6,000 |
6,000 |
6,000 |
6,000 |
NA |
|
Attached House |
NA |
NA |
NA |
3,000 |
3,000 |
3,000 |
3,000 |
NA |
|
Duplex |
NA |
NA |
NA |
3,000 |
3,000 |
3,000 |
3,000 |
NA |
|
Multi-Dwelling [8] |
NA |
NA |
NA |
NA |
3,600 |
1,800 |
1,200 |
NA |
|
Manufactured Home [1] |
NA |
NA |
NA |
NA |
NA |
NA |
NA |
3,600 |
|
All Other Development |
12,000 |
9,000 |
6,000 |
6,000 |
6,000 |
6,000 |
6,000 |
NA |
|
Maximum Density (dwelling units per acre) [2] |
3 |
4 |
6 |
6 |
10 |
20 |
30 |
10 |
|
Minimum Lot Width (feet) |
75 |
60 |
50 |
50 |
50[3] |
50[3] |
50[3] |
40 |
|
Minimum Setbacks (feet) |
|
|
|
|
|
|
|
|
|
Front |
35 |
30 |
25 |
25 |
25 |
25 |
25 |
25[4] |
|
Side (one side/combined) |
7.5/16 |
6/14[5] |
5/12[5] |
5/12[5] |
5/12[5] |
5/12[5][6] |
5/12[5][6] |
10/20 |
|
Rear |
35 |
30 |
25 |
25 |
25 |
25 |
25 |
12[7] |
|
Maximum Height (feet) |
35 |
35 |
35 |
35 |
35 |
35 |
50 |
20 |
NA = Not Applicable
Table Notes
[1] The standards apply to manufactured homes in manufactured housing parks.
[2] These density standards apply only to cluster housing, Sec. 1104.0500, and to Multiple Buildings on Lot, Sec. 1106.0300, unless otherwise expressly stated.
[3] Minimum lot width for attached house: 25 feet.
[4] Where a lot in a manufactured housing park abuts a dedicated place, the minimum front setback is 7 feet.
[5] Combined total setbacks for attached houses, detached houses and duplexes may be reduced to 10 feet to accommodate an
attached garage or carport.
[6] Minimum side setback is increased to 10 feet when adjacent to RS or RD district.
[7] Where a lot in a manufactured housing park abuts the periphery of the development, the minimum rear setback is 25 feet. No
structure in a manufactured housing park may be located in the required rear setback.
[8] These density standards apply to single buildings, for multiple buildings on a lot see Max. Density Row and Table Note [2].
(Ord. 346-10. Passed 6-22-10; Ord. 229-13. Passed 04-30-13.)
SECTION 2. That Toledo Municipal Code, Part Eleven, Subsection 1103.0403, which read as follows:
1113.0403 Ground Sign Standards
The following standards apply to all ground signs, including low profile, medium profile, high profile, and shopping center ground signs, as well as residential monument signs:
A. All ground sign braces or uprights shall be self-supporting structures permanently attached to concrete foundations in or upon the ground.
B. All ground signs shall be located on a premises with a principal building. Encroachment into the public right-of-way is only permitted with a Right-of-Way Encroachment Permit from the Division of Building Inspections.
C. One ground sign is permitted per premises, per right-of-way frontage. A premises with frontage along only one street is permitted a maximum of one permitted ground sign. A premises with two frontages, such as on a corner of two streets, is permitted a maximum of two permitted ground signs with one sign located along each right-of-way.
D. A ground sign may be included within a permitted wall or fence.
E. For permitted materials, see Sec. 1113.1001 Permitted Materials for Permanent Signs.
F. Any supporting structure beneath the element of the sign which contains copy shall be the same width or wider than the copy. Copy area may not extend beyond the width of the supporting structure.
be amended to read as follows:
1113.0403 Ground Sign Standards
The following standards apply to all ground signs, including low profile, medium profile, high profile, and shopping center ground signs, as well as residential monument signs:
A. All ground sign braces or uprights shall be self-supporting structures permanently attached to concrete foundations in or upon the ground.
B. All ground signs shall be located on a premises with a principal building. Encroachment into the public right-of-way is only permitted with a Right-of-Way Encroachment Permit from the Division of Building Inspections.
C. One ground sign is permitted per premises, per right-of-way frontage. A premises with frontage along only one street is permitted a maximum of one permitted ground sign. A premises with two frontages, such as on a corner of two streets, is permitted a maximum of two permitted ground signs with one sign located along each right-of-way.
D. A ground sign may be included within a permitted wall or fence.
E. For permitted materials, see Sec. 1113.1001 Permitted Materials for Permanent Signs.
F. Any supporting structure beneath the element of the sign which contains copy shall be the same width or wider than the copy. Copy area may not extend beyond the width of the supporting structure.
G. In any residential zoning classification, a ground sign is only permitted on a property with frontage on a Major Street, or to advertise a development with at least 5000 square feet of total floor area.
SECTION 2. That this Ordinance hereby is declared to be an emergency measure and shall be in force and effect from and after its passage. The reason for the emergency lies in the fact that same is necessary for the immediate preservation of the public peace, health, safety and property, and that this Ordinance must be immediately effective in order to provide for the orderly development of the area and to protect the land values in the area.
Vote on emergency clause: yeas 12, nays 0.
Adopted: October 23, 2024, as an emergency measure: yeas 12, nays 0.
Attest:
Julie A. Gibbons Carrie Hartman
Clerk of Council President of Council
Approved: October 24, 2024
Wade Kapszukiewicz
Mayor