Richfield City Zoning Code
TITLE THREE
Zoning, Residential Districts Regulations
1120.01 PURPOSE.
The CD Conservation District is established for the following purposes:
(a) To preserve and protect the values of distinctive geologic, topographic, botanic, historic or scenic areas;
(b) To protect the ecological balance of an area;
(c) To conserve natural resources, such as river valleys and tracts of forest land; and
(d) To reduce the problems created by intensive development of areas having excessively high-water tables, or which are subject to flooding, or which are topographically unsuited for urban-type uses.
(Ord. 25-2011. Passed 9-20-11.)
1120.03 USES.
(a) Permitted Uses.
(1) Woodlands
(2) Agriculture
(3) Wetlands
(4) Riparian corridors
(5) Historic Sites
(6) Nature Preserves
(b) Conditional Uses.
(1) Government owned and/or operated buildings or facilities subject to Section 1173.09(b).
(2) Public Utility rights-of-way and pertinent structures subject to Section 1173.09(b).
(3) Passive public recreation activities subject to Section 1173.09(b).
(4) Cemeteries subject to Section 1173.09(b).
(c) Accessory Uses.
(1) Trails for hiking and non-motorized vehicles.
(2) Off street parking areas as provided in Chapter 1177.
(3) Signs as permitted in Chapter 1163.
(4) Accessory structures incidental to maintenance of the area.
(Ord. 25-2011. Passed 9-20-11.)
1120.05 LOT REQUIREMENTS.
There are no minimum lot area or lot width requirements.
(Ord. 25-2011. Passed 9-20-11.)
1120.07 YARD REQUIREMENTS.
Front yard setbacks and side and rear yards for conditional and accessory uses shall be approved by the Commission.
(Ord. 25-2011. Passed 9-20-11.)
1120.09 MAXIMUM BUILDING HEIGHT.
No structures shall exceed 25 feet in height.
(Ord. 25-2011. Passed 9-20-11.)
1120.11 SIGN REGULATIONS.
Signs shall be limited to one development sign and instructional signs as regulated in Section 1163.15
non-residential use.
(Ord. 25-2011. Passed 9-20-11.)
1120.13 OFF STREET PARKING.
The number and location of parking specifications shall be approved by the Commission. Parking areas shall be designed and improved as provided in Chapter 1177
.
(Ord. 25-2011. Passed 9-20-11.)
1120.15 BUILDING AND SITE DESIGN STANDARDS.
(Ord. 25-2011. Passed 9-20-11.)
1120.17 DEVELOPMENT PLANS.
Site development plans are required for all development in the Conservation District as provided in Chapter 1171
.
(Ord. 25-2011. Passed 9-20-11.)
1122.01 PURPOSE.
The RR Single-Family Rural Residential District is established for areas of the Village where large lots may be developed that preserve natural amenities, require no public water supply and sanitary sewers and have minimal impact on the environment. The low density is intended to preserve the rural character of the District.
(Ord. 25-2011. Passed 9-20-11.)
1122.03 USES.
(a) Permitted Uses.
(1) Uses permitted in the Conservation District.
(2) Single-family dwellings.
(b) Conditional Uses. The Commission may issue conditional zoning certificates for uses listed herein, subject to the general and specific requirements of Chapter 1173
referred to below:
(1) Government owned and/or operated buildings or facilities, subject to Section 1173.09(b).
(2) Public utility rights of way and pertinent structures, subject to Section 1173.09(b).
(3) Cemeteries subject to Section 1173.09(b).
(4) Government owned and operated parks, playgrounds and recreation areas subject to Section 1173.09(b).
(5) Public golf courses subject to Section 1173.09(b).
(6) Private stables subject to Section 1173.09(b).
(c) Accessory Uses.
(1) Agricultural buildings and uses, provided that:
A. Buildings used to house, train or exercise animals shall be located no less than 100 feet from all property lines.
B. The total area of all agricultural and other accessory buildings shall not exceed 5% of the lot area; and
C. Livestock or poultry raising or breeding for commercial purposes shall be permitted only on lots of five acres or more.
(2) Roadside stands offering for sale agricultural products, which are produced on the premises, including only one sign, not exceeding 20 square feet in area, may be erected in a required front yard on lands used for agricultural purposes. Such roadside stand and sign shall not be erected nearer than 30 feet from either side lot line. Such stand, sign and required off-street parking shall be located and set back in such manner as not to create a traffic hazard.
(3) Detached accessory buildings incidental to the principal use provided the total area of accessory buildings shall not exceed 1% of the lot area for lots of one acre or less and shall not exceed 2% of the lot area of lots larger than one acre in area. Not more than one accessory building shall be permitted on lots less than one acre in area and not more than two accessory buildings shall be permitted on lots between one and two acres in area.
(4) Signs as regulated by Chapter 1163.
(5) Home occupations, subject to the following conditions:
A. Such use shall be conducted entirely within and/or from the dwelling, and no use of any accessory building or yard space shall be permitted.
B. Such use shall be clearly incidental and secondary to the use of the dwelling for dwelling purposes.
C. Such use shall be conducted only by persons residing in the dwelling unit.
D. The use shall not involve the use of more than 33 1/3% of the floor area of the dwelling.
E. Such use shall not create a nuisance by reason of noise, odor, dust, vibration, fumes, smoke, electrical interference or other causes.
F. The residential character of the dwelling exterior shall not be changed.
(6) Private garage or storage space for automobiles and other vehicles as provided in Chapter 1177.
(7) Swimming pools as regulated in Section 1181.17.
(8) Fences, walls, hedges as regulated in Section 1181.13.
(Ord. 25-2011. Passed 9-20-11.)
1122.05 LOT REQUIREMENTS.
(a) Minimum Lot Area per Dwelling Unit: Five acres.
(b) Minimum Lot Width: 275 feet at the building line.
(Ord. 25-2011. Passed 9-20-11.)
1122.07 YARD REQUIREMENTS.
(a) Minimum Front Yard Depth: 100 feet.
(b) Minimum Rear Yard Depth: 100 feet.
(c) Minimum Side Yard Width on Each Side: 50 feet, except on corner lots, where the side yard on the side street shall be not less than 100 feet.
(d) Accessory Buildings: The minimum front yard shall not be less than required for the main building provided that an accessory building shall not be located closer to the street right-of-way than the main building. The minimum side yard is 50 feet, increased by one foot for each foot of building facing the side yard that exceeds 50 feet in length or, twice the building height whichever is greater but not to exceed a 100 feet side yard requirement. The minimum rear yard is 60 feet, increased by one foot for each foot of building facing the rear yard that exceeds 60 feet in length or, twice the building height, whichever is greater, but not to exceed a 100 feet rear yard requirement.
(Ord. 25-2011. Passed 9-20-11.)
1122.09 MAXIMUM BUILDING HEIGHT.
(a) The maximum building height of a permitted main building or conditionally permitted building shall be 35 feet.
(b) The maximum height of an accessory building shall not exceed 26 feet.
(Ord. 25-2011. Passed 9-20-11.)
1122.11 MAXIMUM LOT COVERAGE.
The total ground floor area of all main and accessory buildings shall not exceed 10% of the lot area.
(Ord. 25-2011. Passed 9-20-11.)
1122.13 MINIMUM DWELLING UNIT FLOOR AREA.
One story building - 1,500 square feet
More than one story building - 2,000 square feet
(Ord. 25-2011. Passed 9-20-11.)
1122.15 BUILDING AND SITE DESIGN STANDARDS.
Except for single-family dwellings, buildings and sites shall be designed to meet the standards enumerated in Section 1171.11
(c) of the Zoning Code.
(Ord. 25-2011. Passed 9-20-11.)
1122.17 DEVELOPMENT PLANS.
(Ord. 25-2011. Passed 9-20-11.)
1124.01 PURPOSE.
The R-1 Single-Family Residential District is established to accommodate residential development which will protect the health, safety, and welfare of the community through encouraging large lots and low density development, preservation of open space, reduced impact on drainage, water and sewer systems, reducing the need to alter natural topography; discouraging overcrowding and minimizing the impact on existing and future services.
(Ord. 25-2011. Passed 9-20-11.)
1124.03 USES.
(a) Permitted Uses.
(1) Uses as permitted and as regulated in the Conservation District.
(2) Single-family dwellings.
(3) Single-family Conservation Development as provided in Chapter 1128.
(b) Conditionally Permitted Uses.
(1) Public and parochial schools, subject to Section 1173.09(b).
(2) Private or government owned and/or operated parks, playgrounds or golf courses, subject to Section 1173.09(b).
(3) Cemeteries subject to Section 1173.09(b).
(4) Places of worship subject to Section 1173.09(b).
(5) Government owned and/or operated buildings or facilities, subject to Section 1173.09(b).
(6) Public utility rights of way and pertinent structures, subject to Section 1173.09(b).
(7) Private stables, subject to Section 1173.09(b).
(c) Accessory Uses.
(1) Agricultural buildings and uses, provided that:
A. Buildings used to house, train, or exercise animals shall be located no less than 100 feet from all property lines;
B. The total area of all agricultural and other accessory buildings shall not exceed 5% of the lot area; and
C. Livestock or poultry raising or breeding for commercial purposes shall be permitted only on lots of five acres or more.
(2) Roadside stand offering for sale agricultural products, which are produced on the premises, including only one sign, not exceeding 20 square feet in area, may be erected in a required front yard on lands used for agricultural purposes. Such roadside stand and sign shall not be erected nearer than 30 feet from either side lot line. Such stand, sign and required off-street parking shall be located and set back in such manner as not to create a traffic hazard.
(3) Detached accessory buildings incidental to the principal use provided the total area of accessory buildings shall not exceed 1% of the lot area for lots of one acre or less and shall not exceed 2% of the lot area of lots larger than one acre in area. Not more than one accessory building shall be permitted on lots less than one acre in area and not more than two accessory buildings shall be permitted on lots between one and two acres in area. Lots greater than two acres are entitled to one additional accessory structure but cannot exceed a total of three.
(4) Signs, as regulated by Chapter 1163.
(5) Home occupations, subject to the following conditions:
A. Such use shall be conducted entirely within and/or from the dwelling, and no use of any accessory building or yard space shall be permitted.
B. Such use shall be clearly incidental and secondary to the use of the dwelling for dwelling purposes.
C. Such use shall be conducted only by persons residing in the dwelling unit.
D. The use shall not involve the use of more than 33 1/3% of the floor area of the dwelling.
E. Such use shall not create a nuisance by reason of noise, odor, dust, vibration, fumes, smoke, electrical interference or other causes.
F. The residential character of the dwelling exterior shall not be changed.
(6) Private garage or storage space for automobiles and other vehicles as provided in Chapter 1177.
(7) Swimming pools as regulated in Section 1181.17.
(8) Fences, walls, hedges as regulated in Section 1181.13.
(Ord. 43-2016. Passed 8-16-16.)
1124.05 LOT REQUIREMENTS.
(a) Minimum Lot Area per Dwelling Unit: Two acres.
(b) Minimum Lot Width: 200 feet at the building line.
(Ord. 25-2011. Passed 9-20-11.)
1124.07 YARD REQUIREMENTS.
(a) Minimum Front Yard Depth: 100 feet.
(b) Minimum Rear Yard Depth: 60 feet.
(c) Minimum Side Yard Width on Each Side: 25 feet, except on corner lots, where the side yard on the side street shall be not less than 85 feet.
(d) Accessory Buildings: the minimum front yard shall not be less than required for the main building provided that an accessory building shall not be located closer to the street right-of-way than the main building. The minimum side yard is 25 feet, increased by one foot for each foot of building facing the side yard that exceeds 25 feet in length or, twice the building height whichever is greater but not to exceed a 100 feet side yard requirement. The minimum rear yard is 60 feet, increased by one foot for each foot of building facing the rear yard that exceeds 60 feet in length or, twice the building height, whichever is greater, but not to exceed a 100 feet rear yard requirement.
(Ord. 91-2012. Passed 12-18-12.)
1124.09 MAXIMUM BUILDING HEIGHT.
(a) The maximum building height of a permitted main building or conditionally permitted building shall be 35 feet.
(b) The maximum height of an accessory building shall not exceed the height of the main building but in no case shall exceed 26 feet.
(Ord. 25-2011. Passed 9-20-11.)
1124.11 MAXIMUM LOT COVERAGE.
The total ground floor area of all main and accessory buildings shall not exceed 10% of the lot area.
(Ord. 25-2011. Passed 9-20-11.)
1124.13 MINIMUM DWELLING UNIT FLOOR AREA.
One story building - 1,500 square feet
More than one story building - 2,000 square feet
(Ord. 25-2011. Passed 9-20-11.)
1124.15 BUILDING AND SITE DESIGN STANDARDS.
Except for single-family dwellings, buildings and sites shall be designed to meet the standards enumerated in Section 1171.11
(c) of this Zoning Code.
(Ord. 25-2011. Passed 9-20-11.)
1124.17 DEVELOPMENT PLANS.
Except for single-family dwellings, site development plans are required for all permitted and conditionally permitted uses as provided in Chapter 1171
.
(Ord. 25-2011. Passed 9-20-11.)
1126.01 PURPOSE.
The R-2 Single-Family District is established to accommodate single-family residential dwellings in areas that may reasonably be expected to be provided with central sewer and water facilities in the future. The stipulated densities are intended to maintain the suburban character of the community.
(Ord. 25-2011. Passed 9-20-11.)
1126.03 USES.
(a) Permitted Uses.
(1) Single-family dwellings.
(2) Single-family Conservation Development as provided in Chapter 1128.
(b) Conditionally Permitted Uses.
(1) Public and parochial schools, subject to Section 1173.09(b).
(2) Places of worship, subject to Section 1173.09(b).
(3) Public utility rights of way and pertinent structures, subject to Section 1173.09(b).
(4) Government owned and/or operated parks, playgrounds and golf courses (except miniature), subject to Section 1173.09(b).
(5) Recreational uses other than those governmentally owned and/or operated such as swimming pools, golf courses, tennis clubs and riding academies. Subject to Section 1173.09(b).
(6) Government owned an/or operated buildings and facilities other than those listed above, subject to Section 1173.09(b).
(7) Public, private and parochial primary and secondary schools and colleges subject to Section 1173.09(b).
(8) Private stables, subject to Section 1173.09(b).
(c) Accessory Uses.
(1) Agricultural buildings and uses, provided that:
A. Buildings used to house farm animals shall be located no less than 100 feet from all property lines.
B. Livestock or poultry raising or breeding for commercial purposes shall be permitted only on lots of five acres or more.
(2) Detached accessory buildings incidental to the principal use provided the total area of accessory buildings shall not exceed 1% of the lot area per lots of one acre or less and shall not exceed 2% of the lot area of lots larger than one acre in area. Not more than one accessory building shall be permitted on lots less than one acre in area and not more than two accessory buildings shall be permitted on lots between one and two acres in area. Lots greater than two acres are entitled to one additional accessory structure but cannot exceed a total of three.
(3) Signs, as regulated by Chapter 1163.
(4) Home occupations, subject to the following conditions:
A. Such use shall be conducted entirely within and/or from the dwelling, and no use of any accessory building or yard space shall be permitted.
B. Such use shall be clearly incidental and secondary to the use of the dwelling for dwelling purposes.
C. Such use shall be conducted only by persons residing in the dwelling unit.
D. The use shall not involve the use of more than 33 1/3% of the floor area of the dwelling.
E. Such use shall not create a nuisance by reason of noise, odor, dust, vibration, fumes, smoke, electrical interference or other causes.
F. The residential character of the dwelling exterior shall not be changed.
(5) Private garages or storage space for automobiles and other vehicles as permitted in Chapter 1177.
(6) Swimming pools as regulated in Section 1181.17.
(7) Fences, walls, hedges as regulated in Section 1181.13.
(Ord. 43-2016. Passed 8-16-16.)
1126.05 LOT REQUIREMENTS.
(a) Minimum Lot Area: Two acres per dwelling unit, without centralized sewer and City water. One acre per dwelling unit with centralized sewer and public water supply.
(b) Minimum Lot Width. 200 feet at the building line for a two-acre lot; 125 feet at the building line for a one-acre lot.
(Ord. 25-2011. Passed 9-20-11.)
1126.07 YARD REQUIREMENTS.
(a) Minimum Front Yard Depth: 100 feet.
(b) Minimum Rear Yard Depth: 60 feet.
(c) Minimum Side Yard Width: 20 feet. If the lot is a corner lot, the side yard on the street side shall be set by the Commission, but in no event shall it be less than 50 feet.
(d) Accessory Buildings: The minimum front yard shall not be less than required for the main building provided that a accessory building shall not be located closer to the street right-of-way than the main building. The minimum side yard is 20 feet, increased by one foot for each foot of building facing the side yard that exceeds 20 feet in length or twice the building height, whichever is greater, but not to exceed a 100 feet side yard requirement. The minimum rear yard is 50 feet, increased by one foot for each foot of building facing the rear yard that exceeds 50 feet in length or twice the building height, whichever is greater, but not to exceed a 100 feet rear yard requirement.
(Ord. 25-2011. Passed 9-20-11.)
1126.09 MAXIMUM BUILDING HEIGHT.
(a) No permitted main building or conditionally permitted building shall exceed two and one-half stories or 35 feet in height.
(b) The maximum height of an accessory building shall not exceed the height of the main building but in no case shall exceed 26 feet.
(Ord. 25-2011. Passed 9-20-11.)
1126.11 MAXIMUM LOT COVERAGE.
The total ground floor area of all main and accessory buildings shall not exceed 15% of the lot area.
(Ord. 25-2011. Passed 9-20-11.)
1126.13 MINIMUM DWELLING UNIT FLOOR AREA.
(a) One story buildings: 1,500 square feet.
(b) More than one story building: 2,000 square feet.
(Ord. 25-2011. Passed 9-20-11.)
1126.15 BUILDING AND DESIGN STANDARDS.
Except for single-family dwellings, buildings and sites shall be designed to meet the standards enumerated in Section 1171.11
(c) of these regulations.
(Ord. 25-2011. Passed 9-20-11.)
1126.17 DEVELOPMENT PLANS.
Except for single-family dwellings, site development plans are required for all other permitted and conditionally permitted uses as provided in Chapter 1171
.
(Ord. 25-2011. Passed 9-20-11.)
1128.01 PURPOSE.
In order to encourage flexibility in design of single-family residential development that promote efficient use of land and preserve the natural, scenic and historic qualities, the Commission may permit a RCD Single-Family Conservation Development in an R-1, R-2 or R-3 district provided there shall be no increase in the number of dwelling units beyond the number permitted in conventional developments, except within the R-3 Zoning District when the development exceeds 100 acres in size and further provided that public water and sanitary sewers shall be provided. The following minimum standards shall be met.
(Ord. 17-2016. Passed 11-17-20.)
1128.03 MINIMUM OPEN SPACE DEVELOPMENT REGULATIONS.
REGULATION | R-1 | R-2 | R-3 |
Permitted Main Use | Single-Family Detached | Single-Family Detached | Single-Family Detached |
Accessory Use | As regulated in R-1 Districts | As regulated in R-2 Districts | As regulated in R-3 Districts |
Minimum Development Area | 20 acres | 20 acres | 100 acres |
Density (units/acre) | 0.4/acre | 0.8/acre | 1.2/acre |
Minimum Lot Area per unit | 50,000 sq. ft. (a) | 20,000 sq. ft. (a) | 10,000 sq. ft. (a) |
Minimum Lot Width (ft.) | 125 | 90 | 65(b) |
Minimum Yards (ft.) | |||
Front | 50 | 35 | 30 |
Side | 20 & 20 | 15 & 15 | 10' |
Rear | 50 | 40 | 20 |
Distance between Buildings | N/A | N/A | N/A |
Min. Req. Open Space & of Dev. Area | 45% | 40% | 35% |
Public Water Supply/Sanitary Sewer | required | required | required |
Max. Lot Coverage by Main/Access. Bldgs. | 15% | 15% | 27% |
(a) The Commission may permit up to 20% of the total number of lots to be not less than 32,000 square feet in area in an R-1 District, not less than 16,000 square feet in an R-2 District and not less than 8,000 square feet in an R-3 District in order to preserve the natural feature of the site.
(b) The Commission may permit a smaller minimum lot width measured at the building line for lots located on cul-de-sacs.
(Ord. 17-2016. Passed 11-17-20.)
1128.05 PERCENTAGE OF OPEN SPACE.
(a) Minimum percentage of open space shall be calculated after deducting:
(1) Area of each privately owned lot;
(2) Required setbacks and distances between and among buildings in a condominium development; and
(3) Public street rights of way and private streets.
(b) No useable open space shall be of a dimension less than 50 feet in width at any
point throughout a development.
(c) At least 10% of the required open space shall be useable for the purposes of active recreation. The remaining amount of land can be non-useable for the purposes outlined in Section 1128.09.
(d) The purposes for which open spaces are proposed shall be documented by the applicant and shown on the development plan. Structures or buildings accessory to recreation, conservation or agricultural use may be permitted within the open spaces but in the aggregate shall not exceed 5% of the open space.
(e) The Commission may reduce the amount of open space required at the ratio of 1% for each 1,000 sq. ft. increase in the average area of all building lots but in no case shall the open space be less than 30% of the development area.
(Ord. 17-2016. Passed 11-17-20.)
1128.07 PERMANENT DEDICATION OF OPEN SPACE.
(a) Dedication to an Authorized Entity. All open space in a Conservation Development shall be permanently restricted from further Subdivision or development by a conservation easement conveyed to a land trust or a third party not the landowner, which is capable of accepting such conservation easement pursuant to Ohio Revised Code Section 5301.68; which has sufficient funds and other resources dedicated to monitoring compliance with and enforcement of the conservation easement; and which can be reasonably expected to fulfill its obligations to monitor and enforce the conservation easement. The conservation easement, and organization and arrangements for future monitoring and enforcement are subject to approval by the Village.
(b) Transfer of Conservation Easement. The owner(s) of the open space may transfer a conservation easement to any of the entities listed in Ohio Revised Code Section 5301.68 provided: the entity is acceptable to the Village; the provisions of the conservation easement are acceptable to the Village; and the conveyance contains provisions for assignment of the conservation easement to another entity authorized to hold conservation easements under O.R.C. Section 5301.68 in the event the original grantee becomes unwilling or unable to ensure compliance with the provisions of the conservation easement.
(Ord. 17-2016. Passed 11-17-20.)
1128.09 OPEN SPACE STANDARDS.
The location, size, and shape of lands set aside for permanent open space shall be reviewed and approved by the Commission.
(a) Open space land shall provide for the protection of resources on the site including agricultural land, productive woodland, wildlife habitat, natural areas, aquifer protection areas, woodlands, views and vistas, stream banks, bodies of water, the lake shoreline, and historic and archeological sites.
(b) The location, shape, size and character of the open space land shall be suitable for its intended use.
(c) Left-over fragments of land from the Subdivision process or land that is too narrow or small for use shall not be included in the open space calculation unless such land is being used to accomplish the goals outlined in (a) above.
(d) Open space land shall be suitably improved and/or maintained for its intended use, except for open space containing natural resources worthy of preservation which may be required to be left unimproved. Provision shall be made to enable lands designated for agriculture and wildlife habitat to be utilized for these purposes.
(e) Land shown as open space shall be protected for its intended use (including but not limited to open spaces, recreational areas, agricultural areas, etc.) The agreement may be in the form of a deed restriction or conservation easement among other possible means, any of which must be deemed appropriate by Council. All costs for creating and maintaining open space are the responsibility of the landowners in the Conservation Development.
(f) Open space land shall be located so as to conform with and extend existing and potential open space on adjacent parcels. If possible, the open space shall be coordinated with the Open Space Plan of the Village.
(Ord. 17-2016. Passed 11-17-20.)
1128.11 DESIGN CRITERIA.
(a) Water Resources.
(1) The development shall protect and conserve steep slopes from clearing, grading, filling, or construction.
(2) Impervious surfaces shall be utilized to the minimum extent necessary.
(3) Alteration of, or construction within, natural drainage ways shall be avoided.
(4) Low impact storm water management techniques such as grassy hill sides shall be utilized.
(b) Sloping Land.
(1) The road system and building shall be located to minimize changes in topography and the need for cutting and filling.
(2) Construction of roads (to the extent practicable), buildings and parking areas shall be avoided on land having a greater slope than 15%.
(c) Woodlands and Other Vegetation. The development should conserve and maintain mature woodlands and/or orchards.
(1) Trees with a DBH of 10 inches or greater shall be conserved to the extent practicable and removal of such trees should be permitted only in the following areas, upon review and approval by the Commission.
A. Within the area to be occupied by the permanent structure together with 15 feet on all sides, subject to approval of the location of the structure.
B. Within the area occupied by access roads, parking areas, accessory building, sidewalks, utility installations and similar necessary development subject to approval of the location of said improvements.
(2) When any woodland is developed, great care shall be taken to design all disturbed areas (for buildings, roads, yards, septic disposal, field, etc.) in the locations where there are no large trees or obvious wildlife habitats to the fullest extent that is practicable.
(3) The development shall conserve and maintain existing fields, pastures, and meadows.
(4) The development shall incorporate existing hedgerows and treelines between fields or meadows in the development layout, especially those containing significant wildlife habitats.
(5) Wildlife habitat areas of species listed as endangered, threatened or of special concern by the U.S. Environmental Protection Agency and/or by the Ohio Department of Natural Resources shall be protected.
(d) Prime Farmland.
(1) Farmland that satisfies the USDA definition of "prime" or "locally unique" farmland shall be conserved.
(2) The shape of the farmland, access thereto and buffering of adjacent uses shall be suitable for the intended crop(s).
(3) Adequate water and other services shall be available to support the successful use of the land for the intended crop(s).
(4) The farmland shall be properly situated with respect to slope, prevailing winds, and distance from development to accommodate the use of pesticides, or the land shall be restricted to organic farming.
(5) Adequate measures shall be taken to protect local drainage ways from runoff from the farmed area.
(e) Existing Scenic Vistas and Visual Quality of the Environment.
(1) Buildings shall be located so as to ensure the scenic views and vistas are unblocked or uninterrupted, particularly as seen from existing and proposed public thoroughfares.
(2) Buildings shall not be located on prominent hilltops or ridges.
(3) Development shall not front directly onto existing public roads so that rural roadside character is conserved and public safety and vehicular carrying capacity is maintained.
(4) Buffer zones shall be established along scenic corridors of rural roads.
(5) Varied and pitched rooflines and traditional materials and colors shall be utilized.
(6) Building setbacks along the project boundary shall be sufficient to provide protection for existing residences adjoining the conservation development. Buffers shall be adequate along the perimeter of the project so that uses on adjacent parcels are not visually impacted by the proposed development in a more intensive manner than if the proposed development were the standard detached single-family development option.
(f) Cultural Resources. Sites of historic, archaeological, or cultural value and their environs shall be protected insofar as needed to safeguard the character of the feature, including stonewalls, spring houses, barn foundations, underground fruit cellars, earth mound, and burial grounds.
(g) General Street Design Criteria.
(1) Street alignments shall follow natural contours and be designed to conserve natural features.
(2) Locations of streets shall be planned to avoid excessive storm water runoff and the need for storm sewers.
(3) The area of the project devoted to streets and related pavement shall be the minimum necessary to provide adequate and safe movement through the development.
(h) Pedestrian Circulation Systems.
(1) A pedestrian circulation system shall be included in the conservation development and shall be designed to ensure that pedestrians can walk safely and easily throughout the development. The pedestrian system shall provide connections between properties and activities or special features within the common open space system and need not always be located along streets.
(2) Trails for which public right of passage has been established should be incorporated in the pedestrian circulation system.
(Ord. 17-2016. Passed 11-17-20.)
1128.13 REQUIRED IMPROVEMENTS.
All required improvements shall be provided as specified in the Subdivision Regulations of the Village.
(Ord. 25-2011. Passed 9-20-11.)
1128.15 REVIEW PROCEDURES.
(a) Preliminary Plan. In addition to data and information required in this chapter of the Zoning Code and the Subdivision Regulations, an application for a Conservation Development must include the following:
(1) Identification of existing site characteristics, including a general depiction of:
A. Boundaries of the area proposed for development, dimensions, and total acreage;
B Contour lines at vertical intervals of not more than 5 feet, highlighting ridges, rock outcroppings and other significant topographical features;
C. Location of wetlands (and potential wetlands), the floodway boundary and floodway elevation as delineated by the Federal Emergency Management Agency, rivers and streams and their related river or stream bank, ponds, and water courses;
D. Existing soil classifications;
E. Locations of all wooded areas, tree lines, hedgerows, and specimen trees;
F. Delineation of existing drainage patterns on the property, existing wells and well sites;
G. Description of significant existing vegetation by type of species, health, quality, etc.;
H. Existing buildings, structures and other significant man-made features on the site and within 200 feet of the project boundary;
I. Description of all structures and areas of known or potential historical significance; and
J. Existing viewsheds and unique vistas.
(2) The preliminary site plan shall be drawn at a scale not less than 1" = 100', and shall include:
A. A summary of the proposed development including the total acreage, number of residential units, type of dwellings, density by type of dwelling, and acreage of common open space to be conserved;
B. A sketch layout of single-family lots;
C. The location of the common open space, and any proposed recreational facilities;
D. Natural features to be conserved and any required buffer areas;
E. Natural features to be altered or impacted by the development and areas where new landscaping will be installed, etc.;
F. General location of public street rights-of-way; and
G. Proposed utility easement locations.
(3) An outline of the method/structure to perpetually preserve the required common open space which indicates:
A. The structure of the Association;
B. Membership requirements;
C. Financial responsibilities; and
D. The relationship of the entity to public agencies having responsibilities related to the project.
(4) A description of the project phasing including the phased construction of open space improvements.
(b) Final Development Plan.
(1) Final development plan shall include a site plan drawn at a scale not less than 1" = 100' indicating:
A. Boundaries of the area proposed for development, accurate dimensions and total acreage;
B. The exact location and dimension of public street rights-of-way;
C. Exact location of building footprints or envelopes within which dwelling units are to be constructed, and lot lines with dimensions for all residential units for which individual ownership is proposed;
D. The extent of environmental conservation and change and the exact location of all no cut/no disturb zones; and
E. Designated common open space areas and a description of proposed open space improvements.
(2) A grading plan drawn at a scale 1" = 100' showing all information pertaining to surface drainage.
(3) A detailed landscaping plan for new landscaping, including entry features and signs.
(4) The Declaration, Article of Incorporation and either Bylaws (for a Condominium Association) or Code of Regulation (for a Homeowners' Association) and any other final covenants and restrictions and maintenance agreements to be imposed upon all the use of land pertaining to the ownership, use, and maintenance of all common areas, including common open space.
(5) Conditions imposed by other regulatory agencies.
(Ord. 25-2011. Passed 9-20-11.)
1128.17 REVIEW AND APPROVAL PROCEDURES.
(a) Review by Commission. The Commission shall review the complete application package, which may include an application for Subdivision approval under Rules and Regulations, as transmitted by the Zoning Inspector in terms of the standards established in this Zoning Code and, when applicable, under the Subdivision Rules and Regulations. If deemed necessary, the Commission, with the consent of the applicant, may refer an application to qualified consultants for review. The cost of such review shall be at the expense of the applicant.
(b) Preliminary and Final Approval. The Commission shall modify or deny the preliminary development plan within 90 days from the date of the Commission meeting at which all required plans and data were received. The preliminary and final development plans shall be subject to the procedures outlined in the Village of Richfield Subdivision Regulations except as noted below.
(1) Where the Commission finds that it is impracticable for the proposal of the applicant to fully conform to the provisions of the Regulations of this Chapter or, where applicable, the Subdivision Rules and Regulations, or that modifications to the Regulations of this Chapter or the Subdivision Rules and Regulations will produce a more harmonious development, the Commission may approve the Preliminary Development Plan and, where applicable, the application for Subdivision approval, with such modifications as the Commission deems reasonable, if the Commission finds that such modifications promote the general intent and purpose of these Regulations and, where applicable, the Regulations of this Chapter or the Subdivision Rules and Regulations.
(2) The Commission may require adjustments in the development plan such as improvements to the design and arrangement of buildings, yards, on-site circulation, access drives, and such other features to further improve the proposed development and to protect the surrounding developments.
(c) Violation and Revocation of Certificate: Penalty. The breach of any condition or requirement shall automatically invalidate the certificate granted and shall constitute a violation of this Zoning Code. Such violation shall be punishable in accordance with Section 1105.29.
(d) Reapplication. No application for a Single-Family Conservation Development which has been denied wholly or in part, shall be resubmitted until the expiration of one year or more from the date of such denial, except on grounds of newly discovered evidence or proof of changed conditions which would be sufficient to justify reconsideration. At the expiration of one year from the date of the original application, each reapplication shall be accompanied by a fee as determined by Council.
(Ord. 17-2016. Passed 11-17-20.)
1130.01 PURPOSE.
The R-3 Cluster Residential District is established to encourage detached single-family and attached single-family dwellings in areas where sanitary sewers and public water are available. The regulations are intended to restrict the overcrowding of land and to encourage the provisions of amenities of urban living in areas offering unique advantages. The stipulated densities are intended to maintain the residential character of the community.
(Ord. 25-2011. Passed 9-20-11.)
1130.03 USES.
(a) Permitted Uses.
(1) Single-family dwellings, as regulated by the R-2 District regulations.except as otherwise regulated in this Chapter 1130.
(2) Detached single-family residential dwellings on separate one-half (0.5) acre lots.
(b) Conditionally Permitted Uses.
(1) Detached single-family cluster dwelling units in a planned unit development (PUD) subject to Section 1130.15.
(2) Attached single-family dwellings in buildings of two to four dwelling units in a planned unit development (PUD) subject to Section 1130.15.
(3) Senior Housing single-family cluster dwelling units, detached or attached, designed for use of senior citizens of 55 years of age or older subject to Section 1130.15
(5) Government owned and/or operated parks, playgrounds and golf courses (except miniature), subject to Section 1173.09(b).
(6) Recreational uses other than those governmentally owned and/or operated such as swimming pools, golf courses, tennis clubs and riding academies, subject to Section 1173.09(b).
(7) Government owned and/or operated buildings and facilities other than those listed above, subject to Section 1173.09(b).
(c) Accessory Uses.
(2) Home occupations, subject to the following conditions:
A. Such use shall be conducted entirely within and/or from the dwelling, and no use of any accessory building or yard space shall be permitted.
B. Such use shall be clearly incidental and secondary to the use of the dwelling for dwelling purposes.
C. Such use shall be conducted only by persons residing in the dwelling unit.
D. Such use shall not involve the use of more than 33 1/3% of the floor area of the dwelling.
E. Such use shall not create a nuisance by reason of noise, odor, dust, vibration, fumes, smoke, electrical interference or other causes.
(4) Private recreational facilities for the residents of the dwellings.
(5) Swimming pools as regulated in Section 1181.17.
(6) Fences, walls, hedges as regulated in Section 1181.13.
(7) An accessory building is permitted on lots of single-family detached dwellings containing not less than one-half (0.5) acre in area provided such buildings do not include any activity conducted as a business and provided further the total area of such building shall not exceed 1% of the area of the lot.
(Ord. 7-2016. Passed 3-15-16.)
1130.05 LOT REQUIREMENTS.
Standard Single-Family Detached Residential Dwellings: The minimum lot area shall not be less than one-half (0.5) acre and the minimum lot width shall be not less than 100 feet at the building line. (Ord. 7-2016. Passed 3-15-16.)
1130.07 YARD REQUIREMENTS.
For standard single-family detached residential dwellings, the minimum yard dimensions and setbacks shall be as follows:
Minimum Dimensions | ||
Front Yard | 60 feet | |
Side Yard | 20 feet | |
Rear Yard | 50 feet | |
Accessory buildings | Front Setback | Accessory buildings not permitted in a front yard |
Side/rear Setback | 20 feet | |
(Ord. 7-2016. Passed 3-15-16.)
1130.09 MAXIMUM BUILDING HEIGHT.
The maximum height for a main building shall not be greater than two and one-half stories or 35 feet. Accessory buildings shall not be greater than one story or 15 feet in height.
(Ord. 25-2011. Passed 9-20-11.)
1130.11 MAXIMUM LOT COVERAGE.
(a) The total ground floor area of all main and accessory uses shall not exceed 25% of the lot area. except as approved in a Planned Unit Development.
(b) The minimum undeveloped open space shall be not less than 50% of the lot area. For purposes of this Section, "undeveloped open space" means all of the lot area which is maintained in its natural state or in lawns or other vegetated landscaped areas and excluding the lot areas covered by buildings, pavements, decks, pools, and similar structures and surfaces.
(Ord. 7-2016. Passed 3-15-16.)
1130.13 MINIMUM DWELLING UNIT FLOOR AREA.
The minimum floor area for a single-family dwelling unit shall be as regulated in the R-2 District. (Ord. 7-2016. Passed 3-15-16.)
1130.15 STANDARDS FOR CLUSTER DWELLINGS.
(a) Lot Requirements for Cluster Dwellings.
Single Family Detached Cluster Dwellings | Single Family Attached Cluster Dwellings | Senior Housing in Attached or Detached Cluster Dwellings | |
Minimum Development Area | 10 acres | 10 acres | 5 acres |
Maximum Density (units/acre) | |||
Recorded lots, not condominiums | 3.0 | 2.3 | 4.0 |
Condominium | 1.7 | ||
Lot Size; Minimum | 10,000 sq. ft. (previously 15,000) | 10,000 sq. ft. (previously 15,000) | 5,000 sq. ft. |
Lot Width; Minimum | 50 feet | 30 feet | 50 feet |
(b) Minimum Yard Requirements.
Single-family Detached Cluster Dwellings | Single-family Attached Cluster Dwellings | Senior Housing in Attached or Detached Cluster Dwellings | ||
Front Yard 1 | 35 feet (20) | 35 feet (20) | 25 feet (20) | |
Side Yard | 5 feet (previously 15) | 5 feet (previously 15) | 5 feet | |
Rear Yard | 30 feet (previously 50) | 30 feet (previously 50) | 30 feet | |
Between buildings | 15 feet | 25 feet | 25 feet | |
Setback from Other Zoning Districts | 40 feet | 40 feet | 40 feet | |
Accessory buildings | Front | Accessory buildings not permitted in a front yard | ||
Side/rear | 15 feet (previously 20) | 15 feet | 15 feet | |
1 Side loaded garages may be permitted 20' from a public right of way
(c) Minimum Dwelling Unit Floor Area.
The minimum floor area for a cluster detached or attached single-family dwelling unit shall be:
One-story | 1,200 square feet |
More than one story | 1,500 square |
(d) General Cluster Development Standards.
(1) All land not included in lots or public roadways shall be preserved as common open space.
(2) All required parking which is to be enclosed shall be in enclosed attached garages with permanent roof, continuous foundation, concrete floor and exterior walls pierced only by windows and doors.
(3) All roof eaves of a main building shall be provided with gutter and downspouts that are connected to an approved storm sewer, drain or ditch.
(4) All driveways and parking areas shall be paved with bituminous or concrete and designed and improved with catch basins, positive drainage and curbing where serving more than four dwelling units.
(5) Buffering and landscaping of sufficient size, type, and density shall be planned and installed to visually separate R-3 developments from other zoning districts and uses.
(7) A development plan is required for all cluster and attached single-family developments in the R-3 Cluster District as provided in Chapter 1171.
(e) Additional Standards for Attached Cluster Dwellings.
(1) For the purposes of this Chapter 1130, "attached cluster dwellings" shall be defined as buildings containing 2 to 4 dwelling units, with each dwelling unit having a substantial ground level floor and with each unit attached on not more than two sides to other dwelling units in the building. Units in attached cluster dwellings shall not be placed above other units.
(2) Attached dwellings shall be limited to four dwelling units per building.
(3) Attached units shall have a variety of wall planes and setbacks so that no wall is longer than 40 feet without a change in horizontal plane of at least two feet.
(4) Attached dwellings shall have gable-type roofs and be constructed with residential-type finish materials to provide a residential character compatible with single-family homes in the Village.
(f) Additional Standards for Senior Housing Cluster Dwellings.
Senior Housing may be permitted as a conditional use in an R-3 Residential District provided that the development complies with the requirements of this Chapter and the following:
(1) For the purposes of this R-3 District, "Senior Housing" means single family attached or detached cluster dwellings which are: designed for occupancy by persons aged 55 years or older; restricted to ensure such occupancy by means of deed restrictions, condominium or homeowner association declarations, or other means approved by the Village; and which contain no more than two bedrooms per dwelling unit.
(2) The minimum dwelling unit floor area shall be 800 sq. ft.
(g) Planned Unit Development Standards Applicable to All Cluster Developments in R-3 Districts. It is the intent of this subsection to permit, in a large scale development, a more flexible placing of buildings on the land, the grouping of open space and accessory facilities, such as garages or parking spaces, flexibility in architectural design, including detached single-family cluster dwellings on separate lots and attached single-family dwellings. The area proposed shall be in one ownership, or if in several ownerships, the application shall be filed jointly by all of the owners of the properties included in the plan. In addition to the regulations outlined in Chapter 1130, the following conditions shall apply:
(1) A public water supply and central sanitary sewer facilities shall be required.
(2) The proposed development area shall be not less than 10 acres unless otherwise specified in Chapter 1130.
(4) Not less than ten percent (10%) of the gross area of the project shall be devoted to parks and playgrounds dedicated to public use or for the exclusive use of residents of the planned unit development. Where parks, playgrounds and common open spaces are to be for the exclusive use of residents of the development, restrictions and covenants shall provide for the continuing maintenance of the parks, playgrounds, and common open spaces.
(5) The minimum percentage of open space in the development shall be not less than 40%. For the purposes of this Section, "open space" means the total of the areas of the development (whether in private, public, or common ownership) which are maintained in their natural state or in lawns or other vegetated landscaped areas and excluding the areas covered by buildings, pavements, decks, pools, and similar structures and surfaces. Pavements designed for passive recreation in public or common areas (e.g., trails, pedestrian walkways, bikeways, areas around fountains and landscaped ponds) may be included in open space.
(7) Developments regulated by this section shall conform to the Subdivision Regulations applicable to residential districts.
(8) General Open Space Standards. Open space in a Planned Unit Development shall be preserved, located, and arranged to comply with the following standards as appropriate for the site, site conditions, and the nature of its surrounds:
a) Areas of steep slopes, wetlands, watercourses, mature forests, rock outcroppings or other notable features worthy of preservation are appropriate for inclusion in designated open space;
b) Areas which may provide mitigation of impacts between proposed and existing uses, particularly where a site abuts an existing single family residential development or zoning district, are appropriate for designated open space;
c) Where a proposed development will create building or lot arrangements, such as housing clusters or a building with mass atypical in residential areas, frontage along public roads may be appropriate as open space in either its natural state or in a man-made landscape;
d) Professionally designed, installed, and maintained common open space areas for passive recreation are encouraged in locations which are physically and visually central to the development and accessible to all users of the development.
e) Open space should be located where necessary to relieve the visual and functional impacts of long rows of lot frontages and dwelling facades, garages, and parking areas and to mitigate the impacts of clustering in areas of traditional developments.
f) An area of land proposed as designated open space may not completely fulfill the open space requirement even if it provides the minimum area of land set forth in this Chapter. The amount and location(s) of open space shall be selected and designed to address the open space standards outlined above as appropriate for the specific development.
(Ord. 7-2016. Passed 3-15-16.)
1132.01 PURPOSE.
The R-4 Multifamily Residential District regulates multifamily development that will maintain the residential character of the Village. The regulations are intended to restrict the overcrowding of land and to encourage the provision of amenities of urban living in areas offering unique regional transportation advantages. Public water supply and sanitary sewers are required in this district.
(Ord. 25-2011. Passed 9-20-11.)
1132.03 USES.
(a) Permitted Uses.
(1) Any use permitted and as regulated in the R-3 Cluster Residential District.
(2) Multifamily dwellings where central sewer and public water supply is available.
(b) Conditionally Permitted Uses.
(1) Churches and other buildings for the purpose of religious worship, subject to Section 1173.09(b).
(2) Government owned and/or operated building or facilities, subject to Section 1173.09(b).
(3) Government owned parks and/or playgrounds, subject to Section 1173.09(b).
(4) Public utility rights-of-way and pertinent structures subject to Section 1173.09(b).
(5) Senior housing as regulated in Section 1173.09(c).
(c) Accessory Uses.
(1) Signs as regulated in Chapter 1163.
(2) Parking garage or storage space for automobile and other vehicles as provided in Chapter 1177.
(3) Home occupations, subject to the following conditions:
A. Such use shall be conducted entirely within and/or from the dwelling, and no use of any accessory building or yard space shall be permitted
B. Such use shall be clearly incidental and secondary to the use of the dwelling for dwelling purposes.
C. Such use shall be conducted only by persons residing in the dwelling unit.
D. The use shall not involve the use of more than 33 1/3% of the floor area of the dwelling.
E. Such use shall not create a nuisance by reason of noise, odor, dust, vibration, fumes, smoke, electrical interference or other causes.
F. The residential character of the dwelling exterior shall not be changed.
(4) Swimming pools as regulated in Section 1181.17.
(5) Fences, walls, hedges as regulated in Section 1181.13.
(Ord. 25-2011. Passed 9-20-11.)
1132.05 LOT REQUIREMENTS.
(a) Minimum Development Area: The minimum development area shall not be less than five acres.
(b) Minimum Lot Area Per Unit: There shall not be less than 7,250 square feet of lot area per unit (six units per acre).
(c) Each development lot shall have frontage and access on a public street. More than one building or multifamily dwelling may be located on a single lot. In a condominium development, lots for mortgage purposes coterminous with the building foundation may be permitted if the entire site is maintained in common ownership by the condominium association.
(d) The minimum lot width shall be 100 feet.
(Ord. 25-2011. Passed 9-20-11.)
1132.07 YARD REQUIREMENTS.
(a) Minimum Front Yard Depth: 60 feet, plus one foot for each one foot of building height in excess of 25 feet.
(b) Minimum Rear Yard Depth: 55 feet, plus one foot for each one foot of building height in excess of 25 feet.
(c) Minimum Side Yard Width on Each Side: 15 feet for any permitted R-3 use and 25 feet for any multifamily buildings, plus two feet for each one-foot of building height in excess of 25 feet.
(d) Minimum Yards for Accessory Uses: Accessory uses shall be located in side and rear yards and set back from side or rear lot lines equal to the minimum yard setbacks above, unless otherwise approved by the Commission but in no case shall the distance be less then 25 feet.
(e) Minimum Distance Between Buildings on the Same Lot: Separate buildings shall be no closer than the height of the highest adjacent exterior wall, but in no case shall the distance be less than 20 feet.
(f) Minimum Distance Between Multifamily and Single-family Dwellings: Where multifamily dwellings are developed adjacent to existing single-family homes, a minimum 50 foot yard shall be provided.
(g) All buildings shall be set back from an internal private drive at least 20 feet. Garage entrances shall be set back from driveways at least 20 feet to allow automobiles to back up without extending into the driveway. Driveway areas providing access to parking spaces or garage spaces shall not be counted as required parking.
(h) Open parking spaces shall be no closer than ten feet to any building.
(Ord. 25-2011. Passed 9-20-11.)
1132.09 MAXIMUM BUILDING HEIGHT.
No building shall be erected to a height in excess of the lesser of 35 feet or three stories.
(Ord. 25-2011. Passed 9-20-11.)
1132.11 MAXIMUM LOT COVERAGE.
(a) The maximum lot coverage by main and accessory buildings shall not exceed 25% of the development area.
(b) The minimum undeveloped open space shall be not less than 40% of the lot area.
(Ord. 25-2011. Passed 9-20-11.)
1132.13 MINIMUM DWELLING UNIT FLOOR AREA.
Each dwelling unit shall have a minimum floor area as defined in Chapter 1103
Definitions of 1,000 square feet plus 200 square feet for each additional bedroom over one.
(Ord. 25-2011. Passed 9-20-11.)
1132.15 BUILDING AND SITE DESIGN STANDARDS.
(a) All required parking which is to be enclosed shall be enclosed in garages with permanent roofs, continuous foundations, concrete floors and exterior walls pierced only by windows and doors.
(b) Multifamily buildings shall have a variety of wall planes and gable-type roofs to provide a residential character to the buildings compatible with single-family homes in the Village.
(c) All roof eaves shall be provided with gutters and downspouts, which are connected to an approved storm sewer, drain or ditch.
(d) All driveways and parking areas shall be paved with bituminous or concrete designed and improved with catch basins, positive drainage and curbing where serving more than four dwelling units.
(e) Buffering and landscaping of sufficient size, type and density shall be planned and installed to visually separate multifamily developments from other zoning districts and uses.
(f) All trash storage shall be enclosed in a four-sided enclosure and screened from view.
(g) All multifamily development shall provide safe, accessible and well lighted driveways, parking areas, sidewalks, recreation areas, stairs and entrances.
(h) Apartment buildings shall contain no more than 12 dwelling units per building. Attached single-family and townhouses-type buildings shall contain no more than four dwelling units per building.
(Ord. 25-2011. Passed 9-20-11.)
1132.17 DEVELOPMENT PLANS.
A development plan is required for all development in the R-4 District, in compliance with Chapter 1171
.
(Ord. 25-2011. Passed 9-20-11.)