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Zoning Code Assessment

The intent of this document is to provide an assessment of the Canton Zoning Code as part of the
Comprehensive Plan update and the comprehensive rewrite of the Canton Zoning Code. The aim
of the Zoning Code rewrite is threefold. 1. To rework the Canton Zoning Code into a user-
friendly. 2. To modernize the regulatory provisions of the Zoning Code to better facility
investment, development, and the quality of development. 3. To implement the future land use
recommendations of the Comprehensive Plan. The following are preliminary thoughts, findings,
and recommendations resulting from the assessment of the Zoning Code.
Canton Zone Code as its Own Document: Title Five, Chapter 1121 1169.11 should
be established and referenced in the City Code as the Zoning Code. However, these
specific chaptersthe Zoning Codeshould be removed from the City Code and
managed as its own document.
o The Zoning Code, unlike most other City Codes, is a user intensive document that
is continually accessed and utilized by city staff, residents, businesses, attorneys,
developers, and investors. Therefore, it should easily accessible and available for
download.
o Maintaining the Zoning Code as part of the City Code restricts the Zoning Code
from being designed in a user friendly fashion and limits accessibility to the
Zoning Code.
o Therefore, it is recommended that the Zoning Code become its own document and
maintained separate from the City Code.

Reorganization of the Canton Zone Code as its Own Document: The Canton Zoning
Code is reasonably organized. However, aspects of the organization are cumbersome and
illogical as to where specific provisions will be found in the Zoning Code. This results in
the Zoning Code not being a user-friendly document that layman citizen can easily
navigate and understand. Therefore, the document should be reorganized into a more
logical, intentional, and user friendly format.
o It is recommended that the Zoning Code be reorganized into a chapter or section
format that groups related provisions together, allowing the end users to easily
navigate and understand the Zoning Code.
o A general outline and format for the reorganization of the Zoning Code would
include the following Chapters:
! 1. Power and Authority
! 2. Interpretation (How to interpret the Regulations and Definitions)
! 3. General Regulations (Applying to all Zones)
! 4. Residential Regulations (All provisions related to residential uses)
! 5. Commercial and Industrial Regulations (All provisions related to
commercial and industrial uses)
! 6. Site Development Standards (Site design and aesthetics)
! 7. Supplemental Regulations (Requirements for specific uses)
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! 8. Administration and Enforcement (Roles, process, permitting,
procedures, and enforcement)

Modernization of Site Design Standards: The area of the Zoning Code that could
benefit the most from updating and modernization is the site design standards. While the
Zoning Code provides general site design standards, the existing standards are dated and
by todays standards incomplete.
o Site design standards are a powerful tool for a community shape the quality and
design of development, especially in regards to improving expectations,
aesthetics, and the quality of property appearance. Therefore, incorporating
modern and high quality site design standards will not only improve the Zoning
Code, but also improve the aesthetic quality of development and redevelopment in
Canton.
o New and modern site design standards should include, at a minimum, the
following:
! Sustainable Development Standards
! Performance Standards
! Landscape Design and Buffers
! Outdoor Illumination
! Off-Street Parking and Loading
! Infrastructure and Utilities
! Signage Regulations
! Outdoor Merchandise Display
! Outdoor Storage
! Refuse Storage
! Accesses Management and Consolidated Parcels

Pyramid Approach to Zoning Uses: The Canton Zoning Code employees a pyramid
approach to uses by zoning district. This approach common decades ago, but had become
less common over time as a result of the less than desirable outcomes that sometimes
result. The Pyramid approach allows more restrictive uses zones to also be allowed in
less restrictive zoneseach zone allowing the uses in prior zones along with additional
uses for the specific zone. For example, light industrial uses allow in the heavy industrial
zone.
o The pyramid approach often results in zoning districts with a hodgepodge of uses
and to some extent, the mixing or proximity of incompatible uses.
o Euclidian zoninguses segregated by zoning districtwhile at time criticized for
the segregation of uses, provides predictability and stability within zoning
districts. From a real estate market perspective, this segregation of use is positive
since it provides both predictability and stability within zoning districts.
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o The Euclidian approach to specific zones for specific uses can better
accommodate a desirable mix of usesincluding mixed usethan the Pyramid
approach.
o Removing the pyramid approach and clarifying uses by zoning districts will
provide greater order, stability, and predictability within zoning districts and
neighborhoods. Therefore, as part of the comprehensive rewrite of the Zoning
Code, it is recommend that pyramid approach abandoned and uses be permitted
by zoning district based the existing character, future land use recommendations,
and desired outcomes for each zoning district.

The Number of Zoning Districts: The Zoning Code and Map are divided into a total of
22 zoning districts (note, there are conflicts between the zone designations within the
Zoning Code and designations on the Map Legend). The district designations generally
include six Business Districts, two Industrial Districts, nine Residential Districts, and five
specific or special use districts.
o A total of 22 zoning districts appears to be excessive and efforts should be made
through the Future Land Use Plan process and Zoning Code rewrite process to
combine and reduce the total number districts.
! The potential to combine and reduce districts will be determined based on
the compatibility of existing uses and similarities in the existing density,
bulk, and area requirements for each district.
! The decision to combine and reduce districts will be driven by the future
land use recommendations that result from the comprehensive planning
process.
! Therefore, final decision on the consolidation and reduction in zoning
districts should be reserved as one of the last steps in the comprehensive
rewrite of the Zoning Code.

Use of Tables and Diagrams: In regards to the aim of creating a user-friendly Zoning
Code, the utilization of tables and diagrams is an effective means of simplifying the
Zoning Code.
o As part of the comprehensive rewrite of the Zoning Code, it is recommended that
tables be used to simply, clarify, and reduce the repetitiveness of regulatory
language and provisions. Tables can be used for:
! Bulk and Area Requirements
! Uses by Zoning District
! Parking Requirements
o As part of the comprehensive rewrite of the Zoning Code, it is recommended that
diagrams used to demonstrate regulatory definitions and requirements. Diagrams
can be used for:
! Lot definitions
! Yard Requirements and Setbacks
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! Parking Lot Design and Configuration
! Building Location and Placement
! Signage

Administration and Enforcement: The land use permitting process in Canton appears
to function reasonable well in regards to process and length of time for permits to be
issued. However, improvement can be made that will improve the process and make the
process more user friendly. Therefore, the comprehensive rewrite of the Zoning Code
will seek to improve the regulatory provisions related to Zoning Code Administration and
Enforcement. This will include:
o An Administration and Enforcement Chapter
o Clarification of Permits Issued by Staff versus Commission
o Emphasis on Permitting Requirements
o Related Forms and Handouts for the Public

Comprehensive Plan and Future Land Use Plan: The Comprehensive Plan process
and the Future Land Use Plan recommendation will drive the final decisions changes to
the Zoning Code regarding land use and desired outcomes of the Comprehensive Plan.
Therefore, it is not possible at this time to make specific recommendation regarding
zoning districtsspecifically uses, intensity, density, and bulk and area. Those decision
will unfold and evolve throughout the Comprehensive Plan process. However, this should
not delay other work on comprehensive rewrite of the Zoning Code. Work can proceed
on the:
o Reorganization of the Code
o Elimination of duplication in language
o Incorporation of tables and diagrams
o Modernization of site design standards


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Zoning Code
Possible Reorganization


1.00 Introduction
Authority, Purposes, Zoning Regulations, Zoning Districts
2.00 Interpretation
General Interpretation, Interpretation of Terms, Definitions
3.00 GENERAL REGULATIONS
Applicability, General Provisions (Yard Projections), Nonconforming Uses/ Lots/
Structures, Coastal Area, Flood Hazard Areas, Lot Design Standards
4.00 RESIDENTIAL ZONES
Purpose, Principal Uses, Accessory Uses, Accessory Buildings and Structures, Special
Permit Uses, Area, Yard, and Bulk Requirements
5.00 COMMERCIAL AND INDUSTRIAL ZONES
Purpose, Permitted Uses, Accessory Uses, Accessory Buildings and Structures, Special
Permit Uses, Area, Yard, and Bulk Requirements
6.00 SITE DEVELOPMENT REGULATIONS
Site Design, Landscape Regulations, Off-Street Parking Regulations, Sign Regulations,
Performance Regulations, Soil Erosion & Sediment Control, Earth Products, Drainage,
Refuse, Lighting, Access Management
7.00 SPECIAL PERMIT CRITERIA

8.00 Supplemental Regulations
Multi-Family Development, Cluster Development, Affordable Housing, Elderly Housing,
Assisted Living Facilities, Motor Vehicle Repair, Alcoholic Beverages
9.00 Administration
Administration (Commission, Staff), Enforcement, Authority, Zoning Board Of Appeals,
Validity, Effective Date

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Use of Diagrams


Utilizing Diagrams and Graphics in Zoning
Defining Building Placement, Street Design, and Parking Location





Building Placement







Street Design








Parking Design







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Use of Diagrams


Utilizing Diagrams and Graphics in Zoning
Defining Building Placement, Street Design, and Parking Location





Defining Lots and Yards







Maximum building height and
measurement for Gable Roof









Minimum setbacks - front, side,
and rear setbacks






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Use of Bulk and Area Tables

ZONE B-1 B-2 M-1 HIFZ TZ5

Minimum Lot Requirements
Frontage 100 80 200 (2) 100
Width 100 80 200 (2) 100
Depth 110 110 120 (2) 150
Area - Sq. Ft. 15,000 12,000 60,000 (2) 20,000
Acreage 0.344 0.275 1.337 (2) 0.459

Minimum Yard Requirements
Front Yard Setback 50' 50' 60' (2) 50'
Side Yard Setback 15' 15' 20 (2) 20'
Rear Yard Setback 30' 30' 30' (2) 20'

Maximum Lot Coverage
Building(s) 20% 30% 35% (2) 25%
Impervious Surfaces 65% 65% 75% (2) 60%

Maximum Height Requirements
Stories 4(1) 2.5 4 (1) (2) 2
Feet 50' 30' 60' (2) 35'



Use of Permitted Use Tables by Zone

!"#$%& ( )"*+%," -.". A-1 C-1 C-2 C-3 I-1 SA SBV
Retail Establishments P P P P P P
Service Establishments, Personal/Professional P P P P P P
Retail/Service Establishments Over 30,000 square feet P P P P P P
Day Care Centers and Nursery Schools P P P P P
Grocery Stores (Under 18,000 Sq, Ft.) P P P P
Dry Cleaning and Laundromat Establishments P P P P P
Restaurants (4) P P P P P
Hotel P P P P
Funeral Home, Mortuaries, Morgues PB P P
Parking Lots and Parking Garages P P P P CU
Truck Stops (3) CU CU CU
Financial Institutions & Banks P P P P
Bed and Breakfast (<=10 guests) CU CU
P = Permitted Use PB = Permitted by Board of Adjustments - CU = Conditional Use