Seven Hills City Zoning Code
CHAPTER 911
Residential Cluster Development RCD Zoning District
911.01 ZONING DISTRICT PURPOSE.
(a) The Residential Cluster Development "RCD" zoning district is established to provide areas for low to medium density single-family detached and attached dwellings. A Residential Cluster Development district features unique development characteristics, special provisions governing the development of land for this purpose are required.
(b) The provisions of this chapter shall be controlling over any inconsistent or different requirements or provisions of all other Sections of the Seven Hills Planning and Zoning Code and Subdivision Regulations.
(Ord. 03-2025. Passed 2-11-25.)
911.02 LAND USES.
(a) Permitted and Conditional Uses. A building or land use within an "RCD" residential zoning district shall be permitted or conditionally permitted only for the purposes set forth in the Land Use Chart found in Section 907.06.
(b) Accessory Uses. Accessory uses, buildings or other structures customarily incidental to any permitted or conditionally permitted use in an "RCD" zoning district may be established, erected or constructed; provided, that such accessory use shall comply with the building setback, height, lot coverage and any other applicable standards as provided for in this Zoning Code.
(Ord. 03-2025. Passed 2-11-25.)
911.03 REVIEW PROCEDURE.
(a) Subdivision Plat Review Procedure for Detached and Attached Single-Family Structures. New subdivision development for all detached and attached single-family dwellings shall comply with the regulations and procedures for subdivision platting design and review as set forth in Chapters 933 and 935 in addition to satisfying all applicable requirements within this Zoning Code.
(1) Existing Lot Development. All new residential detached and attached single-family dwelling structures 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 and satisfy all applicable requirements within this Zoning Code.
(Ord. 03-2025. Passed 2-11-25.)
911.04 RESIDENTIAL CLUSTER DEVELOPMENT (RCD) DISTRICT STANDARDS.
(a) Minimum Livable Floor Area.
(1) The minimum dwelling unit area requirement for either an attached or detached cluster dwelling unit shall be one thousand six hundred fifty thousand (1,650) square feet.
(2) The calculation of minimum livable floor area for all residential dwelling units shall be exclusive of garages, cornices, eaves, gutters, porches, breeze ways, balconies, terraces, outside enclosures or basements not meeting the ingress/egress requirements of the building.
(b) Development Density and Project Area Standards.
(1) Minimum Project Area and Open Space Requirements. In order to qualify for a Residential Cluster Development district there shall be a minimum of eight (8) acres of contiguous land initially under common ownership. A minimum of twenty-five percent (25%) of the total project area shall be preserved as open space providing both active and passive uses as approved by the Planning Commission.
A. Active Open Space. 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, but are not limited to: child playground areas, recreation areas, seating areas, community gardens, walking path, fitness trail and similar active uses.
B. Passive Open Space. Examples of passive open space features include, but are not limited to: conservation areas for natural resources such as landscape buffer mounding, wetlands, steep slopes, floodplains, foodways, woodlands, storm water facilities and similar passive uses.
C. Private Open Space. There shall be a minimum of four hundred (400) square feet area of private open space per dwelling unit abutting each resident unit which private open space shall be for the sole use of the residents of such cluster unit.
(2) Maximum Project Development Density. The overall maximum net density within the Residential Cluster Development district shall be five (5) dwelling units per acre.
A. Maximum Development Net Density Calculation. The maximum net density of five (5) dwelling units per acre shall be based upon the total net developable acreage available on the project site. The following types of area are considered to be undevelopable and shall be excluded from the maximum net density calculation:
1. Public right-of-way or private access road easement areas.
2. Permanent bodies of water.
3. Floodways or floodplains.
4. Natural slopes with greater than a thirty percent (30%) grade.
5. Significant wetlands.
6. Significant riparian or woodland habitats.
7. Land subject to major power transmission easements.
8. Land upon which other significant environmental features as determined by Planning Commission.
9. Required open space area.
(3) There shall be no more than three (3) attached cluster dwelling units per building.
(c) Maximum Building Height and Length.
(1) Maximum Building Height. The maximum number of stories for a detached and/or attached cluster building shall be two (2) stories with an overall maximum height of thirty-five (35) feet from ridge line to lowest grade adjacent to the building.
(2) Maximum Building Length. The maximum lineal dimension (length) of attached cluster buildings shall be ninety (90) feet.
(d) Lot Standards.
(1) Minimum Lot Area. The minimum lot area shall be fifteen thousand seven hundred fifty (15,750) square feet.
(2) Access to a Dedicated Street. Attached or detached residential cluster dwelling units may either be owned or be located on land owned in fee simple either fronting on a dedicated public street or on a private street with rights of access to a dedicated street through a recorded access easement.
(3) Minimum Lot Frontage. The minimum lot frontage for a detached dwelling unit structure shall be fifty (50) feet. There shall be no minimum lot frontage for attached dwelling unit structures.
(e) Yard Setback Standards.
(1) Front Yard Building Setback.
A. The front building setback of dwelling units abutting any existing arterial dedicated public street within the development area maybe varied with a minimum setback of thirty-five (35) feet from the right-of-way line of the street.
B. Dwelling units abutting any private street within a residential area shall be set back a minimum of twenty (20) feet from the nearest edge of street pavement or sidewalk, if sidewalks exist.
(2) Side Yard Building Setback.
A. Detached cluster buildings shall maintain a minimum twenty (20) feet separation between adjacent sidewalls of detached buildings.
B. The sidewall separation between two (2) attached cluster buildings or between an attached cluster building and a detached cluster building shall be a minimum of twenty (20) feet.
(3) Building Setbacks Abutting Cluster Development Area Boundary or Common Open Space Area.
A. Detached dwelling unit buildings shall be set back a minimum of thirty-five (35) feet from any Residential Cluster Development district boundary.
B. Attached dwelling unit buildings shall be set back a minimum of thirty-five (35) feet from any Cluster district boundary.
(Ord. 03-2025. Passed 2-11-25.)
911.05 PERMITTED PROJECTIONS INTO REQUIRED YARDS.
(a) The following are permitted projections into required yards, subject to the height and lot coverage regulations of set forth in this Chapter.
(1) Architectural features extending not more than (1) foot into a required yard.
(2) Awnings and canopies extending not more than two (2) feet into a required yard.
(3) 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 (48) inches from the exterior building wall.
(4) Chimneys projecting no more than two (2) feet into a required yard.
(5) Eaves, gutters or downspouts projecting no more than sixteen (16) inches into a required yard.
(7) Patios and decks may extend into the rear yard area only.
(8) Permitted signs.
(Ord. 03-2025. Passed 2-11-25.)
911.06 SITE DESIGN GUIDELINES.
(a) Site Design Guidelines Purpose and Application. The Purpose of these residential cluster development site design guidelines is to define the criteria that will guide the design of residential cluster dwelling developments that will achieve long term quality in site layout contributing to stable community property values while providing a cohesive residential character and appeal. These site design guidelines shall apply to property development via a subdivision plat review, as applicable, in the "RCD" zoning district.
(b) Concrete Driveways. Driveways shall be concrete and be a minimum of sixteen (16) feet in width.
(c) Private Streets. All private streets shall have a minimum pavement width of twenty-four (24) feet that includes curb and gutter to collect stormwater drainage.
(d) Sidewalks. Sidewalks are required to be installed on one side of the street. Installation of sidewalks on both sides are preferred but not mandatory.
(e) Outdoor Lighting. The applicant shall provide a minimum of one (1) outside lamp-post, either gas or electric, per cluster dwelling unit in addition to the outside "porch" lighting.
(f) Homeowner's Association Required. A Homeowners' Association shall control and maintain all streets and easements of access on nondedicated private streets within a cluster development.
(g) Utility Standards. All utilities, including cable television, telephone, gas and electrical systems shall be constructed underground within the Residential Cluster Development district, provided that the appurtenances to these systems may be located above ground but shall be effectively screened.
(h) Off-Street Parking Standards. Each cluster dwelling unit shall have an enclosed garage providing storage for two (2) vehicles and also provide for a minimum of two vehicle storage spaces in the required concrete driveway. The required outdoor driveway vehicle storage spaces shall not encroach into the sidewalk area. Also see the parking space requirements in Section 927.05.
(i) 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 (20) feet from the rear property line and shall not cover more than thirty percent (30%) of the required rear yard.
(j) Landscaping. All residential cluster dwelling building lots shall be landscaped with a combination of trees, shrubs and grass. All lot area landscaping must be completed within 120 days of the dwelling being occupied.
(k) Repair or Replacement of Permitted Yard Features. Any fence, including any fencing along anyone lot line, any qualifying wall under this Zoning Code Chapter and other permitted yard structure or landscape feature that is in need of repair or replacement, or which is repaired or replaced, to an extent of fifty percent (50%) or more shall conform to the applicable provisions of this Zoning Code.
(l) Gas and Oil Wells. No gas or oil well shall hereafter be drilled within five hundred (500) feet of any residence except in accordance with the terms of a special permit to be issued by Council. (Ord. 03-2025. Passed 2-11-25.)
911.07 ARCHITECTURAL DESIGN GUIDELINES.
(a) Architectural Design Standards. New building projects and expansion shall follow the applicable architectural guidelines found in Section 909.07 of this Zoning Code. The purpose of the architectural design guidelines is to define the criteria that will guide homeowners, builders and architects as they design new cluster dwellings and cluster dwelling additions that will achieve long term community quality. The ultimate result will be to sustain property values while maintaining a cohesive residential character and appeal.
(1) The architectural design guidelines shall apply to both new individual property development and new multiple lot development via a subdivision plan review, as applicable, in the "RCD" zoning district.
(Ord. 03-2025. Passed 2-11-25.)