Planning Commissioners' Procedures Manual - Hamilton County, Ohio

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21-9 EFFECT OF GRANT OF VARIANCE............................................................................................. 21-3 21-10 LIMITATIONS ON VARIANCES.................................................................................................... 21-3 22 APPEALS TO THE BOARD OF ZONING APPEALS ...............................................................22-1 22-1 PURPOSE. ......................................................................................................................................... 22-1 22-2 AUTHORITY. ................................................................................................................................... 22-1 22-3 PARTIES ENTITLED TO APPEAL................................................................................................. 22-1 22-4 PROCEDURE.................................................................................................................................... 22-1 22-4.1 Notice of Appeal.................................................................................................................. 22-1 22-4.2 Fees...................................................................................................................................... 22-1 22-4.3 Stay of Proceeding. .............................................................................................................. 22-1 22-4.4 Public Hearing Notice.......................................................................................................... 22-1 22-4.5 Action by Board of Zoning Appeals. ................................................................................... 22-2 22-5 RIGHT TO GRANT VARIANCE IN DECIDING APPEALS. ........................................................ 22-2 22-6 APPEAL OF DECISION................................................................................................................... 22-2 23 ADMINISTRATIVE INTERPRETATIONS ................................................................................23-1 23-1 AUTHORITY. ................................................................................................................................... 23-1 23-2 PURPOSE. ......................................................................................................................................... 23-1 23-3 PARTIES ENTITLED TO SEEK INTERPRETATIONS. ................................................................ 23-1 23-4 PROCEDURE.................................................................................................................................... 23-1 23-4.1 Application........................................................................................................................... 23-1 23-4.2 Action on Application.......................................................................................................... 23-1 23-4.3 Appeal.................................................................................................................................. 23-2 23-5 STANDARDS FOR USE INTERPRETATIONS.............................................................................. 23-2 23-6 EFFECT OF FAVORABLE USE INTERPRETATIONS................................................................. 23-2 23-7 LIMITATIONS ON FAVORABLE USE INTERPRETATIONS..................................................... 23-2 23-8 APPEALS FROM ADMINISTRATIVE DECISIONS. .................................................................... 23-2 23-8.1 Procedure. ............................................................................................................................ 23-2 24 ENFORCEMENT ...................................................................................................................24-1 24-1 COMPLAINTS REGARDING VIOLATIONS................................................................................. 24-1 24-2 PERSONS LIABLE........................................................................................................................... 24-1 24-3 PROCEDURES UPON DISCOVERY OF VIOLATIONS. .............................................................. 24-1 24-3.1 Initial Written Notice ........................................................................................................... 24-1 24-3.2 Final Written Notice ............................................................................................................24-1 24-3.3 Citation ................................................................................................................................ 24-1 24-3.4 Emergency Enforcement...................................................................................................... 24-1 24-4 PENALTIES AND REMEDIES FOR VIOLATIONS. ..................................................................... 24-2 24-4.1 Civil Penalty and Appeals.................................................................................................... 24-2 24-4.2 Other Enforcement Actions ................................................................................................. 24-2 24-4.3 Multiple Citations ................................................................................................................ 24-2 24-4.4 Multiple Remedies...............................................................................................................24-2 24-5 ZONING CERTIFICATE REVOCATION. ...................................................................................... 24-2 24-5.1 Grounds for Revocation....................................................................................................... 24-2 24-5.2 Procedure. ............................................................................................................................ 24-2 24-5.3 Notice................................................................................................................................... 24-2 24-5.4 Effect of Revocation. ...........................................................................................................24-3 24-6 JUDICIAL REVIEW. ........................................................................................................................ 24-3 A APPENDIX.............................................................................................................................. A-1 A-1 Illustration of Lot, Yard and building Requirements .......................................................................... A-1 A-2 Recommended Plant List .................................................................................................................... A-2 A-2.1 Recommended Canopy Trees ............................................................................................... A-2 A-2.2 Recommended Understory Trees.......................................................................................... A-2 A-2.3 Recommended Evergreen Trees ........................................................................................... A-2 A-2.4 Recommended Deciduous Shrubs ........................................................................................ A-2 A-2.5 Recommended Evergreen Shrubs ......................................................................................... A-2 A-3 Guidelines ........................................................................................................................................... A-3 A-3.1 AUTOMATIC TELLER MACHINES (ATM’S)................................................................. A-3 A-3.2 MONUMENT SIGNS IDENTIFYING FREESTANDING BUILDINGS........................... A-3 Contents Page 12 Hamilton County Zoning Resolution
A-3.3 OUTSIDE LIGHTING ......................................................................................................... A-3 A-3.4 CONTINUOUS OUTSIDE STORAGE OF MERCHANDISE AT SELF-SERVICE GASOLINE/CONVENIENCE STORE FACILITIES ......................................................... A-4 A-3.5 SEASONAL OUTSIDE STORAGE OF MERCHANDISE................................................. A-5 A-4 PETITION FOR ZONING REFERENDUM (see Ohio Revised Code Section 3501) ...................... A-6 A-5 APPLICATION FORMS .................................................................................................................... A-7 A-5.1 REGIONAL PLANNING COMMISSION .......................................................................... A-7 A-5-2 RURAL ZONING COMMISSION ...................................................................................... A-7 A-5.3 BOARD OF ZONING APPEALS........................................................................................ A-7 A-6 FEE SCHEDULE................................................................................................................................ A-8 A-6.1 ZONING MAP AMENDMENTS ........................................................................................ A-8 A-6.2 PLANNED UNIT DEVELOPMENTS................................................................................. A-8 A-6.3 LOCAL ALTERNATIVE SIGN REGULATIONS ............................................................. A-9 A-6.4 CONDITIONAL USES ........................................................................................................ A-9 A-6.5 VARIANCES AND APPEALS THROUGH THE BOARD OF ZONING APPEALS ..... A-10 A-6.6 NONCONFORMING USE AND COMPATIBLE NONCONFORMING USE APPLICATIONS................................................................................................................ A-11 A-6-7 ZONING CERTIFICATES ................................................................................................ A-12 A-6-8 ADMINISTRATIVE INTERPRETATIONA AND GENERAL MODIFICATIONS BY THE RURAL ZONING COMMISSION .................................................................................... A-13 A-7 GENERAL STANDARDS FOR PLANNED DISTRICTS ADOPTED PRIOR TO OCTOBER 25, 1996................................................................................................................................................... A-14 A-7.1 Community Unit Plan Overlay District............................................................................... A-14 A-7.2 "DD" Planned Multiple Residence District......................................................................... A-14 A-7.3 "OO" Planned Office District ............................................................................................. A-14 A-7.4 "EE" Planned Business District .......................................................................................... A-15 A-7.5 "FF" Planned Light Industrial District ................................................................................ A-16 A-7.6 "GG" Planned Heavy Industrial District ............................................................................. A-16 A-8: VARIANCE APPLICATION REQUIREMENTS ............................................................................... A-18 A-8.1 LETTER ............................................................................................................................. A-18 A-8.2 SITE PLAN (Provide 14 copies) ........................................................................................ A-18 A-8.3 LANDSCAPE AND LIGHTING PLAN – When applicable – (Provide 14 copies) .......... A-18 A-8.4 STRUCTURAL DRAWING (Provide 7 sets of Elevation Drawings) ............................... A-18 A-8.5 APPLICATIONS (Complete 1 copy of the blue and buff applications)............................. A-18 A-8.6 LIST OF OWNERS............................................................................................................ A-19 A-8.7 FEE ..................................................................................................................................... A-19 Hamilton County Zoning Resolution • Contents Page 13
Page 1 and 2:
Planning Commissioners’ Procedure
Page 3 and 4:
I. Jurisdiction Map Table of Conten
Page 5 and 6:
I. Jurisdiction Map
Page 7 and 8:
HARRISON TOWNSHIP SPRINGFIELD SPRIN
Page 9 and 10:
II. Organizational Chart
Page 11 and 12:
Revised 9-21-02 APPOINTING AUTHORIT
Page 13 and 14:
III. Planning Commission Annual Rep
Page 15 and 16:
Page 1
Page 17 and 18:
TABLE OF CONTENTS RPC Summary .....
Page 19 and 20:
RPC MISSION AND VISION VISION To as
Page 21 and 22:
RPC PROGRAMS Subdivision Compliance
Page 23 and 24:
RPC PROGRAMS Management and Cross-F
Page 25 and 26:
HISTORICAL PERSPECTIVE Decade Exter
Page 27 and 28:
RZC MISSION & VISION VISION To have
Page 29 and 30: RZC PROGRAMS ZONING COMPLIANCE REVI
Page 31 and 32: RPC/RZC ACCOMPLISHMENTS WESTERN HAM
Page 33 and 34: RPC/RZC ACCOMPLISHMENTS CAGIS UPDAT
Page 35 and 36: RPC/RZC ACCOMPLISHMENTS DATA CENTER
Page 37 and 38: RPC/RZC ACCOMPLISHMENTS ZONING COMP
Page 39 and 40: RPC/RZC AWARDS NACIO AWARD The Nati
Page 41 and 42: RPC/RZC FINANCIAL REPORTS RPC FINAN
Page 43 and 44: REACHING US IN 2000 We are located
Page 45 and 46: IV. Sequence of Regular Meetings an
Page 47 and 48: SEQUENCE OF REGULAR MEETINGS & PUBL
Page 49 and 50: V. Rules and Regulations for the Re
Page 51 and 52: RULES AND REGULATIONS FOR THE HAMIL
Page 53 and 54: RULES AND REGULATIONS FOR HAMILTON
Page 55 and 56: ARTICLE III OFFICERS Section 1. Sec
Page 57 and 58: Section 3. Section 4. The time and
Page 59 and 60: thereof, the Regional Planning Comm
Page 61 and 62: (c) (d) the spatial boundaries or g
Page 63 and 64: VI. Major Subdivision Activity in U
Page 65 and 66: "A "A "A "A "A "A "A "A "A "A "A "A
Page 67 and 68: VII. Table of Contents of the Hamil
Page 69 and 70: C TABLE OF CONTENTS 1 PURPOSE, TITL
Page 71 and 72: 6-1.4 Conditional Uses.............
Page 73 and 74: 9-6.4 Buffer Yards. ...............
Page 75 and 76: 12-7.3 Shielding...................
Page 77 and 78: 14-11 RIPARIAN BUFFER AREA.........
Page 79: 18-8 ZONING COMPLIANCE PLAN -- CERT
Page 83 and 84: VIII. Table of Contents of the Hami
Page 85 and 86: RULES AND REGULATIONS OF THE HAMILT
Page 87 and 88: 12.7 Sanitary Sewers ..............
Page 89 and 90: IX. Example of Adopted Land Use Pla
Page 92 and 93: ANDERSON TOWNSHIP OHIO RIVERFRONT A
Page 94 and 95: CONTENTS PAGE I. The Mission II. In
Page 96 and 97: INTRODUCTION Anderson Township’s
Page 98 and 99: Slope The slopes within the study a
Page 100 and 101: Near the intersection of Kellogg an
Page 102 and 103: Scenic River Commercial Areas desig
Page 104 and 105: IMPLEMENTATION STRATEGY OPTIONS The
Page 107 and 108: X. List of Other Adopted Plans that
Page 109 and 110: Zone amendment applications submitt
Page 111 and 112: XI. Procedures for Zoning Amendment
Page 113 and 114: ZONE AMENDMENT PROCEDURE 16-1 PURPO
Page 115 and 116: 16-5.5 Regional Planning Commission
Page 117 and 118: 16-8 APPEAL OF DECISION. Any party
Page 119 and 120: XII. Procedures of Subdivision Appr
Page 121 and 122: PROCEDURES 5.1 GENERAL PROCEDURES F
Page 123 and 124: eceiving offices and agencies, cert
Page 125 and 126: proposed subdivision is, in fact, a
Page 127 and 128: (12) All parcels of land intended t
Page 129 and 130: Regulations. (2) The conformity of
Page 131 and 132:
located on the approved Preliminary
Page 133 and 134:
wherever such setbacks are greater
Page 135 and 136:
5.8.5 Submission to State Director
Page 137 and 138:
XIII. Procedures for Zoning Appeals
Page 139 and 140:
PROCEDURE FOR BZA APPLICATION PURPO
Page 141 and 142:
XIV. Applications for Zoning Amendm
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HAMILTON COUNTY RURAL ZONING COMMIS
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____ 2.2 Application Letter Submit
Page 147 and 148:
____ i. ____ j. ____ k. ____ l. ___
Page 149 and 150:
____ 4.3 Review of Preliminary Fire
Page 151 and 152:
ZONING AMENDMENT MEETING/HEARING PR
Page 153 and 154:
APPLICATION FOR ZONING AMENDMENT TH
Page 155 and 156:
Attachment 1 HAMILTON COUNTY RURAL
Page 157 and 158:
Attachment 2 IMPERVIOUS SURFACE RAT
Page 159 and 160:
Attachment 3 PARKING/LANDSCAPING CA
Page 161 and 162:
Attachment 4 (Public Works Filing R
Page 163 and 164:
Attachment 5 WHERE TO OBTAIN INFORM
Page 165 and 166:
Attachment 6 ADDRESSES OF COUNTY DE
Page 167 and 168:
RESIDENTIAL Attachment 7 FEE SCHEDU
Page 169 and 170:
XV. Applications for Subdivisions
Page 171 and 172:
APPLICATION FOR APPROVAL OF PRELIMI
Page 173 and 174:
XVI. Applications for Zoning Varian
Page 175 and 176:
County of Hamilton OFFICE OF BOARD
Page 177 and 178:
Page 179 and 180:
Reference Forms: HAMILTON COUNTY ZO
Page 181 and 182:
• How do I Apply for a Conditiona
Page 183 and 184:
Page 185 and 186:
Page 187 and 188:
Page 189 and 190:
Page 191 and 192:
Page 193 and 194:
XVII. Additional Reading A. Red Pen
Page 195:
The Red Penciler's Guide to Site Pl
Page 203 and 204:
Selected Readings Ohio Local Govern
Page 205 and 206:
Zoning - The Relationship of Planni
Page 207 and 208:
evidence of an anticipated gross in
Page 209 and 210:
Ordinances must be uniform for each
Page 211 and 212:
What Zoning Can Not Do At its best,
Page 213 and 214:
PLOT /SITE PLANS Hamilton County De
Page 215 and 216:
[THIS P AGE INTENTIONALLY LEFT B LA
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Planning Commissioners' Procedures Manual - Hamilton County, Ohio

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