The Single-family Residential (R1-A), Single-family Cluster Units (R1-C) and Townhouse Cluster (R2-F) zoning districts and accompanying regulations are established in order to protect the desirable characteristics of existing residential development and to promote stability and the most desirable and beneficial use of the land. Following are purpose statements for the respective zoning district:

      (1)   New subdivision development under the R1-A, R1-C and R2-F zoning districts shall comply with the regulations and procedures for subdivision platting design and review as set forth in Codified Code Chapter 1111.

      (2)   Existing lot development. All new single-family and two-family dwellings proposed for an existing lot(s) and requiring no further subdivision, lot split or lot consolidation shall follow the application and review requirements for a building permit as set forth in Section 1121.04.

(Ord. 2022-24. Passed 5-24-22.)

   (a)   Land uses permitted by right in the R1-A, R1-C and R2-F zoning districts are provided for in the Land Use Matrix Chart found in Section 1129.07.

   (b)   Any land use not designated as a permitted use for the R1-A, R1-C or R2-F zoning districts as provided for in the Land Use Matrix Chart shall not be permitted in those respective districts.

(Ord. 2022-24. Passed 5-24-22.)

   (a)   Conditionally permitted land uses in the R1-A, R1-C and R2-F zoning districts are provided for in the Land Use Matrix Chart found in Section 1129.07

   (b)   All conditional uses provided for in the Land Use Matrix Chart shall comply with the regulations and procedures set forth in the Conditional Use Chapter 1143.

(Ord. 2022-24. Passed 5-24-22.)

   (a)   Accessory uses, buildings or other structures customarily incidental to any permitted or conditionally permitted use in the respective R1-A, R1-C or R2-F zoning district may be established, erected or constructed; provided, that such accessory use shall not involve the conduct of any business, trade or industry, or any private way or walk giving access to such activity, or any billboard, sign or poster other than authorized herein.

   (b)   Accessory uses shall comply with the building setback, height, lot coverage and any other applicable standards as provided set forth in Chapter 1141.

(Ord. 2022-24. Passed 5-24-22.)

         A.   All attached townhouse structures shall be set back at least thirty-five feet from any common side yard lot line shared with a single-family detached zoning district or existing single-family development regardless of the zoning district designation.

         B.   All attached townhouse structures shall be set back at least forty feet from any common rear yard lot line shared with a single-family detached zoning district or existing single-family development regardless of the zoning district designation.

         C.   All attached townhouse structures shall be set back at least fifteen feet from any common open space boundary line as designated on the approved plans.

      (3)   Each dwelling unit shall abut a dedicated street.

      (4)   A dedicated local street shall have a minimum right-of-way of fifty feet within any R1-C district.

         A.   At least twenty-five percent (25%) of the gross land area within a R1-C cluster housing development shall consist of a combination of active and passive open space.

         B.   No less than twenty-five percent (25%) of the total required open space area shall contain active uses. Examples of active open space uses include child playground areas, seating areas, community gardens, walking path, fitness trail and similar active uses.

         C.   Examples of passive open space features include conservation areas for natural resources such as wetlands, steep slopes, floodplains, and woodlands, storm water facilities and similar passive uses.

         D.   The required front yard and side yard setback areas shall not be counted as open space for the purpose of meeting the minimum open space standards for cluster housing developments.

         E.   As a part of the plan review process, the applicant shall provide for the method of the open space conveyance or other means as is approved as to form by the Law Director, such as: recorded deed restrictions, covenants that run perpetually with the land, or a conservation easement.

         A.   Two attached automobile garage spaces are required per dwelling unit.

         B.   Additional off-street parking areas within a cluster development may be required if Planning Commission determines that such additional parking is necessary to adequately serve the needs of the cluster area.

(Ord. 2022-24.Passed 5-24-22; Ord. 2023-6. Passed 6-27-23.)

         A.   All townhouse structures shall be set back at least thirty-five feet from any common side yard lot line shared with a single-family detached zoning district or existing single-family development regardless of the zoning district designation.

         B.   All townhouse structures shall be set back at least forty feet from any common rear yard lot line shared with a single-family detached zoning district or existing single-family development regardless of the zoning district designation.

         C.   All townhouse structures shall be set back at least fifteen feet from any common open space boundary line as designated on the approved plans.

         A.   No more than five dwelling units may be attached within any single townhouse structure.

         B.   A single dwelling unit within an attached townhouse structure shall be no less than twenty-two feet in width, and no main wall or longitudinal wall of a sequence of such attached dwelling units shall exceed sixty feet in length without a ninety degree (90°) offset of at least ten feet and the aggregate length of any wall, including its offsets, shall not exceed 130 feet in length.

         A.   At least twenty-five percent (25%) of the gross land area within a cluster housing development shall consist of a combination of active and passive open space.

         B.   No less than twenty-five percent (25%) of the total required open space area shall contain active uses. Examples of active open space uses include child playground areas, seating areas, community gardens, walking path, fitness trail and similar active uses.

         C.   Examples of passive open space features include conservation areas for natural resources such as wetlands, steep slopes, floodplains, and woodlands, storm water facilities and similar passive uses.

         D.   The required front yard and side yard setback areas shall not be counted as open space for the purpose of meeting the minimum open space standards for cluster housing developments.

         E.   As a part of the plan review process, the applicant shall provide for the method of the open space conveyance or other means as is approved as to form by the Law Director, such as: recorded deed restrictions, covenants that run perpetually with the land, or a conservation easement.

         A.   All improvements within an R2-F residential development shall be in accordance with the Subdivision Regulations of the City and shall conform to all existing or future requirements of the City for plans and specifications with respect to the construction and material standards for all pavements and utility installations within the City.

         B.   All collector and major streets within a townhouse cluster residential development shall be offered for dedication to the City.

         A.   Two enclosed off-street parking spaces shall be provided for each dwelling unit in a townhouse cluster residential development.

         B.   Additional guest off-street parking areas within a townhouse cluster residential development may be required by Planning Commission if it determines that such additional parking is necessary to adequately serve the needs of the development.

(Ord. 2022-24.Passed 5-24-22; Ord. 2023-6. Passed 6-27-23.)

 

      (1)   Definition of “Area of a Dwelling Unit”. As used in this section, “Area of a Dwelling Unit” means the sum of the gross floor areas above the basement level, and not more than four feet below the finished grade, including those rooms and closets having a minimum ceiling height of seven feet, six inches and having the natural light and ventilation required by the Building Code of the City. Rooms above the first floor which are directly connected by a permanent stairs and hall may be included and spaces under pitched roofs having a minimum knee wall height of four feet, if one-half of the room area has a minimum ceiling height of seven feet, six inches, may also be included.

         A.   The area for frame buildings shall be measured from the exterior face of the enclosing walls at the respective floor line.

         B.   For brick veneer buildings not more than four inches of exterior wall thickness may be included in the area calculation.

         C.   For two-family, townhouse cluster and multifamily dwellings, where applicable, measurements will be made to the centerline of party walls.

         D.   All areas within garages and within porches, public halls and general storage rooms in multifamily dwellings shall be excluded in this measurement.

 

(Ord. 2022-24.Passed 5-24-22; Ord. 2023-6. Passed 6-27-23.)

   In R1-A, R1-C and R2-F zoning districts, buildings and land shall be used, and buildings shall be erected, altered, moved and maintained, only in accordance with the lot area, yard and building height regulations set forth in this chapter.

   (a)   Each single and two-family dwelling and townhouse cluster dwelling unit shall abut upon a dedicated street for the required minimum lot width, except on curved streets. On curved streets, the width at the front line may be less than the minimum lot width, provided that the lot width at the front building line meets the required lot width of the particular district and provided, further, that:

      (1)   The distance from the building line to any point on the rear lot line is not less than ninety feet; and

      (2)   The arc distance of the front lot line of a cul-de-sac lot is not less than sixty feet.

      (3)   Corner lots in a R1-A zoning district shall have a minimum lot width of ninety feet and one-hundred-twenty-five feet; respectively.

      (1)   No yard shall be reduced to less than the required dimensions for the district in which it is located by enlarging an existing building, nor shall a yard which is less than the required dimensions be further reduced in any manner.

      (2)   Every required yard shall be open and unobstructed from the ground upward, except for accessory buildings as set forth in Chapter 1141 and projections into yards as set forth in Section 1131.08(f).

      (1)   In R1-A, R1-C and R2-F zoning districts, if fifty percent (50%) or more of the aggregate street frontage between two successive intersecting streets is occupied by buildings of the type and use permitted in the district before the effective date of this Zoning Code, or any amendment thereto, with a front yard setback of less than that required by this Zoning Code, the minimum front yard setback for new buildings shall be the average setback distance of existing buildings located within 200 feet on either side of the lot seeking the determination.

      (2)   However, the depth of the front yard setback shall be not less than one-half of the minimum distance required in the respective zoning district.

   (g)   Required Residential Lot Area to be Maintained. A parcel of land may be subdivided into two or more parcels in R1-A, R1-C and R2-F zoning districts, provided that all lots resulting from such subdivision conform to all the lot area and width regulations of the zoning district in which it is located.

      (1)   No lot of record which conformed to the provisions of this Zoning Code and which was owned separately from adjoining lots on the effective date of this Zoning Code, or any amendment thereto, which affected its conformity, shall be reduced in any manner which would make it nonconforming.

      (2)   No lot area, or any part thereof, required for a dwelling or any other use shall be considered as providing any part of the required lot area for another dwelling or use.

      (1)   In the R1-A, R1-C and R2-F zoning districts, there shall be not more than one single-family dwelling or one two-family dwelling permitted on a lot.

      (2)   There may be one detached garage, one enclosed accessory building, and one unenclosed accessory building, such as a gazebo, on the same zoning lot with a main building, provided that such accessory buildings and detached garage are constructed subsequent to the main building.

      (3)   No single-family dwelling or two-family dwelling shall be located to the rear of any building on the same lot or on another lot which does not have the required frontage on a dedicated street. However, townhouse cluster dwellings and apartment buildings may be arranged in groups and each building need not directly front on a dedicated street.

      (1)   The calculation of minimum livable floor area for permitted dwellings within the R1-A, R1-C or R2-F zoning districts shall be exclusive of any garages, cornices, eaves, gutters, porches, balconies, terraces, outside enclosures or basements.

      (2)   Basement areas meeting the ingress and egress requirements of the Building Code shall not be included in the calculation of livable square footage of a dwelling under this chapter.

(Ord. 2022-24. Passed 5-24-22; Ord. 2023-6. Passed 6-27-23; Ord. 2024-88. Passed 2-25-25.)

 

 

      (1)   Required garages shall be either attached to the main dwelling structure or completely detached from the dwelling structure.

      (2)   The minimum required area for frame garages shall be measured from the exterior face of the enclosing walls at ground floor level.

      (3)   Garages using brick veneer material shall not use more than four inches of exterior wall thickness in the minimum garage area calculation.

      (4)   No garage shall exceed 1,200 square feet.

      (5)   No attached garage shall have more than a total of thirty-two lineal feet of garage wall with or without garage doors facing any street abutting the property.

      (6)   Garage door windows, carriage design style as approved on a case-by-case basis by the City Architect.

      (7)   An applicant for a legal nonconforming residential parcel seeking to convert or remove all or a portion of the existing garage parking spaces shall provide for the same number of on-site garage parking spaces after the proposed improvements. However, if the legal nonconforming property provided three or more garage parking spaces prior to the improvements, the property may be permitted to reduce the number of garage parking spaces down to two.

(Ord. 2022-24. Passed 5-24-22; Ord. 2024-88. Passed 2-25-25.)

      (1)   These site design guidelines shall apply to both individual property development and multiple lot development via a subdivision plat review, as applicable, in the R1-A, R1-C and R2-F zoning districts.

      (2)   The specific design standards set forth in Sections 1131.05 and 1131.06 shall control in the event of two conflicting design standards within this chapter.

      (1)   All driveways and walkways shall be constructed of concrete, decorative stamped concrete, brick pavers. Top coatings may only be applied to a driveway which exceeds sixty feet in length.

      (2)   No driveway shall be wider than twenty-four feet. When a garage has more than two front load parking bays (i.e. a three car or four car garage), the driveway width shall taper down to no more than twenty-four feet as soon as practical.

      (3)   The minimum driveway setback from any side or rear property line shall be five feet.

      (4)   Driveways accessing garages or parking areas on lots where the minimum front footage is seventy-five feet or more, shall be set back at least five feet from any adjacent lot line.

      (5)   No driveway or other hard-surfaced vehicular area shall cover more than thirty-five percent (35%) of the front yard area or thirty-five percent (35%) of the rear yard area.

      (6)   In all cases with front load garages, the front door and porch shall be connected to the driveway with a minimum three foot wide walkway.

   (c)   Paved Patios. Paved patios must be set back the same distance from the side lot line as the main structure or the required set back and twenty feet from the rear property line in the R1-A zoning district and shall not cover more than thirty-five percent (35%) of required rear yard.

      (1)   Public utility uses and distributing equipment for a public utility, if essential in a district, shall be permitted in any zoning district. However, if such public utility uses are proposed to be located across or on unplatted lands, such uses shall be subject to the issuance of conditional use permits in accordance with Chapter 1143.

      (2)   Regulations governing lot size shall not apply to any lot designed or intended for a public utility and public service use when the area involved is deemed appropriate for such use by Planning Commission.

      (1)   No soil, sand or gravel shall be stripped or removed, except excess soil, sand or gravel resulting from excavations or grading operations in connection with the construction or alteration of a building for which a permit has been issued.

      (2)   No building or structure shall be erected within any area described by the City Engineer as a drainage course. For the purpose of this Zoning Code, a drainage course includes a drainageway, channel, stream or creek area designated as such on geodetic or City topographic maps, and further includes any area designed or intended for use in drainage purposes as shown on a recorded subdivision.

      (3)   No filling or excavation of land shall be permitted within a drainage course, or on any land within 100 feet, or more than 100 feet when so designated on the Zoning Map, of the centerline of such drainage course, except upon issuance of a certificate by the City Engineer that such filling will not obstruct the flow of water or otherwise reduce the water-carrying capacity or impair the design and character of such drainage course.

(Ord. 2022-24. Passed 5-24-22.)

      (1)   All roofs are to be a minimum of 8/12 pitch unless otherwise approved by the City Architect. Roof slopes of a lesser pitch, if in keeping with the architectural style and appropriately designed in terms of proportions and scale, may be considered. All dwellings with covered front porch gables and garages with gabled roofs shall have a minimum 10/12 pitch.

      (2)   Roofing material shall be asphalt/fiberglass architectural type shingles (no tab), metal, slate or composite slate roofs.

      (3)   All roof vents, plumbing stacks and flashing shall closely match the color of the surrounding materials and be located behind the main ridge line.

      (4)   Shed style roof designs for new building or building additions shall be prohibited unless specifically approved by the Building Commissioner.

      (5)   Building additions must use a reverse gable roof with a similar pitch to the original building roof.

      (1)   Front porches or steps and landings are not permitted to be made of wood.

      (2)   Replacement front landings must be constructed in the same manner as the original landing.

      (3)   Front landings with more than four risers shall have railings..

      (2)   A stucco finish of varying textures is permitted as a supplementary exterior material only.

      (3)   At least fifty percent (50%) of the front building elevation of a dwelling shall be brick and / or stone.

         A.   For the purpose of determining the fifty percent (50%) exterior material requirements, all glass and garage door face area located on any front dwelling wall face shall be removed from the calculation to determine the fifty percent (50%) required materials. For example, if a dwelling front wall face features glass equal to 200 square feet and a garage face area equal to 100 square feet out of a total front wall face area of 1,000 square feet, fifty percent (50%) of the remaining 700 square feet of front wall area shall utilize those required exterior materials set forth in Section 1131.11(l)(3).

         B.   Applicant must show the specific percentages of each exterior material proposed on the submitted plans. The applicant shall also provide the CAD, or similar format, file for the building to allow the City to verify the exterior material percentage break down.

      (4)   Siding shall have a maximum six inch lap and be trimmed in a traditional manner.

      (5)   Minimum trim board dimensions are as follows: corner trim - eight inches; door trim - six inches; window trim - four inches; frieze board - six inches (unless otherwise noted for lap siding and trim).

      (6)   Trim detail and character must be in the same context of a sided dwelling structure.

      (7)   Blank elevations are prohibited.

      (8)   All elevations shall be treated with architectural detailing to enhance the character.

      (9)   Continuing masonry veneers around corners is required.

      (1)   Roof materials.

      (2)   Siding material color and material type.

      (3)   Stucco (color and finish) stone, face brick.

      (4)   Window material and color.

      (5)   Trim color.

      (6)   Front door design and color.

      (7)   Fences and other detached elements to include color and material type.

      (8)   Paving color and material.

      (1)   Light fixtures should be consistent with the theme of the building design.

      (2)   All light sources shall be white (no colored lights) and no spill-over of light shall occur on neighboring properties.

      (3)   The maximum permitted foot candle reading measured at grade along any common property line with another residential land use or zoning district shall not exceed.0.5 foot candles.

      (4)   Lighting shall be adequately shielded to conceal glare.

      (5)   Tree up-lighting fixtures should be concealed in shrubs.

      (6)   Applicant shall avoid excessive lighting either through the number of fixtures or an illumination level in excess of what is commonly found in the respective type of residential development under review.

      (7)   Outdoor string style lights shall have a maximum bulb wattage of one watt.

         A.   Holiday string lighting exempted. The temporary display of outdoor string style lights featuring bulbs in excess of one watt erected on a seasonal basis in celebration of religious, national, or state holidays, which are not intended to be permanent in nature shall be permitted on a limited basis. Such seasonal holiday string style lighting shall only be permitted for a period of not more than sixty consecutive days nor more than ninety days in any one calendar year.

(Ord. 2022-24. Passed 5-24-22; Ord. 2023-6. Passed 6-27-23; Ord. 2024-88. Passed 2-25-25.)

   (b)   Design Waiver Application Submittal Requirements. It is the intent of these regulations that an application for a waiver provides sufficient information to evaluate whether a design waiver should be granted. The information should be sufficiently detailed to enable the Board to understand the existing conditions and the related design waiver request for the proposed project or a portion thereof. The applicant shall submit an application and supplemental materials as provided by the office of the Building Commissioner.

      (1)   The need for the design waiver is caused by unique site conditions, the use of or conditions on the property or surrounding properties, or other circumstance outside the control of the owner/lessee, including easements and rights-of-way;

      (2)   The design waiver, if approved, will not negatively impact the context of the immediately surrounding neighborhood or broader area as a whole;

      (3)   The design waiver, if approved, will generally meet the spirit and intent of this Zoning Code, the Middleburg Heights Master Plan and other adopted City plans and policies.

      (4)   The design waiver is not being requested solely to reduce applicant’s cost or as a matter of general convenience;

      (5)   The design waiver, if approved, will ensure that the design waiver request is of equal or greater quality with respect to overall design, material, and other similar development and construction features than without the waiver;

      (6)   The requested design waiver is better addressed through this waiver process rather than a zoning text amendment to the requirements of this chapter; and

      (7)   The design waiver does not have the effect of authorizing any use that is not otherwise permitted in the applicable zoning district.

      (1)   The Board shall approve, approve with conditions, or deny the design waiver request. A written record of the Board decision will be provided.

      (2)   A Board decision may be appealed by a party with standing to the Board of Zoning Appeals as an administrative appeal.

(Ord. 2022-24. Passed 5-24-22; Ord. 2023-6. Passed 6-27-23; Ord. 2024-88. Passed 2-25-25.)

      (1)   The Residential Multifamily (RMF) zoning district and accompanying regulations are established in order to provide for a variety of multifamily dwelling living types and well planned development layouts.

      (2)   Provide a framework to promote in accordance with a well-considered plan, the most desirable and beneficial use of the land and structures and the stability and protection of the character of existing and future residential developments.

(Ord. 2022-24.Passed 5-24-22; Ord. 2023-6. Passed 6-27-23.)

   (a)   Land uses permitted by right in the RMF zoning districts are provided for in the Land Use Matrix Chart found in Section 1129.07.

   (b)   Any land use not designated as a permitted use for the zoning districts as RMF provided for in the Land Use Matrix Chart shall not be permitted in those respective districts.

(Ord. 2022-24.Passed 5-24-22; Ord. 2023-6. Passed 6-27-23.)

   (a)   Conditionally permitted land uses in the RMF zoning districts are provided for in the Land Use Matrix Chart found in Section 1129.07.

   (b)   All conditional uses provided for in the Land Use Matrix Chart shall comply with the regulations and procedures set forth in the Conditional Use Chapter 1143.

(Ord. 2022-24.Passed 5-24-22; Ord. 2023-6. Passed 6-27-23.)

   Accessory uses, buildings or other structures customarily incidental to any permitted or conditionally permitted use in the RMF zoning district may be established, erected or constructed; provided, that such accessory use shall not involve the conduct of any business, trade or industry, or any private way or walk giving access to such activity, or any billboard, sign or poster other than authorized herein. Accessory uses shall comply with the building setback, height, lot coverage and any other applicable standards as provided set forth in Chapter 1141.

(Ord. 2022-24.Passed 5-24-22; Ord. 2023-6. Passed 6-27-23.)

   These supplemental development standards are applied to the appropriate zoning district and is in addition to those development standards set forth in Section 1133.05.

         1 Bedroom unit = 800 sq. ft.

         2 Bedroom unit = 950 sq. ft.

         3 Bedroom unit = 1,250 sq. ft.

         Each additional bedroom over three = 200 sq. ft. per bedroom

      (1)   Architectural features extending not more than one foot into a required yard.

      (2)   Awnings and canopies extending not more than two feet into a required yard.

      (3)   Window air conditioners.

      (4)   Ground mounted or building mounted exterior air conditioner units may extend into the side yard or rear yard area provided that no portion of the unit or appurtenances thereto extend more than forty-eight inches from the exterior building wall.

      (5)   Chimneys projecting no more than one foot into a required yard.

      (6)   Eaves, gutters or downspouts projecting no more than sixteen inches into a required yard.

      (7)   Walls and fences subject to the regulations set forth in Section 1157.05.

(Ord. 2022-24.Passed 5-24-22; Ord. 2023-6. Passed 6-27-23.)

      (1)   For multifamily dwellings, a minimum of three hundred square feet per dwelling unit shall be provided for a combination of active and passive open space purposes and available or use and enjoyment by the residents.

         A.   Examples of passive open space features include conservation areas for natural resources such as landscape buffer mounding, wetlands, steep slopes, floodplains, and woodlands, storm water facilities and similar passive uses.

         B.   No less than twenty-five percent (25%) of the total required open space area shall contain active uses. Examples of active open space uses include child playground areas, recreation areas, seating areas, community gardens, walking path, fitness trail and similar active uses.

         C.   Active recreational facilities shall be screened from view from adjacent streets and properties by: Landscaping which shall include substantial, dense, all-season plantings at least four feet high; or a substantially solid wall or fence erected to a height of not less than four feet nor more than six feet with appropriate landscaping provided.

      (2)   If a multifamily development is adjacent to a public park or open space, City Council may reduce the required active open space area if and to the extent it determines that such adjacent open space will assist in satisfying the requirement of this section without material impairment in public utilization of such public park or open space.

      (3)   In multifamily residential developments, common open space areas should be readily accessible from all buildings with the maximum number of units possible sited adjacent to the common open space areas.

      (4)   In addition to the common open space areas, projects should be encouraged to provide each unit with usable private open space. These private spaces should be directly accessible from the unit and large enough to permit outdoor living activities.

      (1)   In any multifamily zoning district or upon any lot used as a multifamily residential dwelling, no garbage, rubbish, waste matter, empty waste containers of any size or waste processing equipment shall be permitted outside of any multifamily building or structure unless a specific outside storage area is approved by the Planning Commission.

      (2)   If an outside garbage storage area is approved by the Planning Commission, such storage shall be in containers approved by the Director of Public Service, and the waste container area shall be fully screened from public view consistent with the applicable screening requirements set forth in Chapter 1151.

      (3)   Any multi-family building undergoing an exterior remodel project shall be subject to these garbage area standards set for in this Section. For the purpose of this section, “exterior remodel” includes any substantial change to the aesthetic treatment or materials to a building including, but not limited to, new exterior paint, new or replacement exterior materials or other architectural elements and a building expansion project.

      (1)   All driveways and walkways shall be constructed of concrete, decorative stamped concrete or brick pavers. No top coatings shall be applied to any approved pavement material for a driveway or a walkway.

      (2)   No driveway shall be wider than twenty feet.

      (3)   Driveways accessing garages or parking areas on lots where the minimum front footage is seventy-five feet or more, shall be set back at least five feet from any adjacent lot line.

      (4)   No driveway or other hard-surfaced vehicular area shall cover more than thirty-five percent (35%) of the front yard area or thirty-five percent (35%) of the rear yard area.

      (5)   In all cases with front load garages, the front door and porch shall be connected to the driveway with a minimum three foot wide walkway.

      (1)   The entire lot shall be landscaped with a combination of trees, shrubs and grass as set forth in Chapter 1151. All lot area landscaping must be fully completed within 120 days of the any dwelling unit being occupied.

      (2)   Ground mounted mechanical equipment is also subject to landscaping and screening requirements found in Chapter 1151.

      (3)   The lighting standards set forth in Section 1137.09(j) and Section 1147.07 shall be satisfied.

      (1)   Public utility uses and distributing equipment for a public utility, if deemed essential, shall be permitted in any zoning district. However, if such public utility uses are proposed to be located across or on unplatted lands, such uses shall be subject to the issuance of conditional use permits in accordance with Chapter 1143.

      (2)   Regulations governing lot size shall not apply to any lot designed or intended for a public utility and public service use when the area involved is deemed appropriate for such use by City Council.

      (1)   No soil, sand or gravel shall be stripped or removed in a multifamily residential district, except excess soil, sand or gravel resulting from excavations or grading operations in connection with the construction or alteration of a building for which a permit has been issued.

      (2)   No building or structure shall be erected within any area described by the City Engineer as a drainage course. For the purpose of this Zoning Code, a drainage course includes a drainageway, channel, stream or creek area designated as such on geodetic or City topographic maps, and further includes any area designed or intended for use in drainage purposes as shown on a recorded subdivision.

      (3)   No filling or excavation of land shall be permitted within a drainage course, or on any land within one hundred feet, or more than one hundred feet when so designated on the Zoning Map, of the centerline of such drainage course, except upon issuance of a certificate by the City Engineer that such filling will not obstruct the flow of water or otherwise reduce the water-carrying capacity or impair the design and character of such drainage course.

      (1)   All applicable off-street parking requirements for the RMF zoning district shall be in accordance with Chapter 1149.

      (2)   Whenever possible, parking lots should be located behind residential structures, rather than along the primary frontage, to minimize visual impact to the street. Parking areas must be recessed behind the front wall of the building.

      (3)   Where individual garages are incorporated into projects, common driveways, private streets or alley-loaded access is encouraged. The design of these structures should relate to the primary building.

      (4)   Within the site, access drives should provide sufficient length to permit vehicle stacking during hours of peak use, without impacting circulation within the parking lot or on the fronting public street.

      (5)   Flat roofed carports are prohibited.

(Ord. 2022-24.Passed 5-24-22; Ord. 2023-6. Passed 6-27-23.)

      (1)   These architectural design guidelines shall apply to all structures within the RMF zoning district that contain three or more attached dwelling units and may include both individual property development and multiple lot developments.

      (1)   A minimum of seventy-five percent (75%) of the front building façade and fifty percent (50%) of all other building facades shall be constructed of brick or stone (natural or cultured) with the remaining building faced area consisting of wood, fiber cement siding or stucco.

         A.   For the purpose of determining the minimum percentage of exterior material requirements, all glass located on any building wall facade shall be removed from the calculation to determine the required amount of brick or stone. For example, if a building's front wall face features glass equal to 1,000 square feet out of a total wall face area of 10,000 square feet, seventy-five percent (75%) of the remaining 9,000 square feet of wall area shall utilize brick or stone materials.

         B.   Applicant must show the specific percentages of each exterior material proposed on the submitted plans. The applicant shall also provide the CAD, or similar format, file for the building to allow the City to verify the exterior material percentage breakdown.

      (2)   Aluminum and vinyl siding are prohibited.

      (3)   A stucco finish of varying textures is permitted as a supplementary exterior material only.

      (4)   Siding shall have a maximum six inch lap and be trimmed in a traditional manner.

      (5)   Minimum trim board dimensions are as follows: corner trim - eight inches; door trim - six inches; window trim - four inches; frieze board - six inches (unless otherwise noted for lap siding and trim).

      (6)   Blank building elevations are prohibited.

      (7)   All building elevations shall be treated with architectural detailing to enhance the character.

      (8)   Continuing masonry veneers around corners is required.

         A.   Roof materials.

         B.   Siding material color and material type.

         C.   Stucco (color and finish) stone, face brick.

         D.   Window material and color.

         E.   Trim color.

         F.   Entry door design(s) and color.

         G.   Fences and other detached elements to include color and material type.

         H.   Paving color and material.

      (1)   Wall offsets in the form of projections and/or recesses in the façade plane. Wall offsets shall have a minimum depth of two feet.

      (2)   Bay windows.

      (3)   Façade color changes.

      (4)   Use of pilasters, columns, or other detailing to articulate the facades.

      (5)   Roofline changes when coupled with correspondingly aligned façade material changes.

      (1)   All new principal structures permitted in multifamily zoning districts containing up to three occupied or unoccupied stories shall be constructed using a minimum 8/12 pitched roof design.

      (2)   The roof area located over any porch and entrance portions of the principal structure shall be constructed using a minimum 5/12 pitch design.

      (3)   All new principal structures permitted in this district containing four or more occupied or unoccupied stories may be constructed using a flat roof design for both the primary structure and any accessory structures subject to the parapet and cornice requirements set forth below.

         A.   Flat roofs shall be hidden from public view by a parapet and decorated by a cornice.

         B.   The highest point of a parapet shall not at any point exceed fifteen percent (15%) of the height of the supporting wall.

         C.   Cornices may be simple or mixed (straight and curved moldings), but should not exceed twenty-four inches in depth. Cornices shall have a minimum of twelve inches in height, and a minimum of three vertical (not diagonal) changes in plane, and a variety of thicknesses in relief ranging from the greatest at the top to the least at the bottom.

      (4)   Minimum overhang length of twelve inches shall be provided over all faces of the exterior walls of a principal structure.

      (5)   Use individual roof pitches to break up the form.

      (1)   To the degree practicable, all roof vents, pipes, antennas, satellite dishes, and other roof penetrations and equipment (except chimneys) shall be located on the rear elevations or configured to have a minimal visual impact as seen from the street.

      (2)   Wall mounted mechanical, electrical, communication equipment, downspouts, gutters, service doors, and other building-mounted utility fixtures, shall be painted and maintained to match the building or be screened from view.

      (3)   Mechanical equipment such as transformers and HVAC units shall not be located in front yards.

      (4)   All mechanical equipment, including both ground-mounted and roof-mounted equipment, shall be screened from view from adjacent public and private rights-of-way, as well as from all property zoned or used for residential purposes.

      (5)   Screening elements shall include walls (same material and color as principal structure), landscaping, mounds, parapets or enclosures constructed of the same materials used on the majority of the principal structure or any combination or as otherwise approved or required preliminary plan review.

      (6)   The screening of mechanical equipment will be reviewed on a case-by-case basis based upon the following determinations:

         A.   Site location relative to adjacent properties and public rights-of-way.

         B.   Topography of the subject site relative to adjacent properties and public rights-of-way.

         C.   Whether the subject screening creates visual inconsistencies with surrounding areas.

         D.   Whether the screening substantially meets the overall intent of these multi-family architectural guidelines.

      (1)   The expansion or alteration shall be constructed of materials and proportions similar to the façade that is being extended or altered (i.e., if the side façade of a dwelling is constructed of brick and will be extended or altered, the expanded or altered area shall also be constructed of brick).

      (2)   In all cases, an expansion or alteration may be constructed of materials on the list of approved exterior building materials set forth in Section 1131.19(b).

      (3)   Where an existing building is constructed with brick, stone, cultured stone, cement siding, wood, stucco or synthetic stucco material, such materials shall not be removed and replaced with vinyl or aluminum siding. The siding may only be replaced with the same material or materials on the list of approved exterior building materials set forth in Section 1131.19(b).

      (4)   A majority of glass and similar materials (excluding glass block siding) may be used in building expansions to the rear or side of an existing building.

(Ord. 2022-24.Passed 5-24-22; Ord. 2023-6. Passed 6-27-23.)