(a)   The primary purposes of this Planning and Zoning Code are to encourage proximity in the development of compatible and related uses of land and buildings and to discourage development of uses which are incompatible or detrimental to each other and to adjacent areas.

   (b)   District regulations are established in this Title to carry out the purposes which are stated in Title One and especially to achieve the following objectives:

      (1)   To regulate the bulk and spacing of buildings in order to obtain proper light, air, privacy and useable open spaces as appropriate for each district;

      (2)   To protect residents from nuisances and objectionable influences such as abnormal vehicular traffic, offensive noises, noxious fumes, odors and dust;

      (3)   To provide proper spacing between structures to assure adequate access for fire and other emergency vehicles and equipment;

      (4)   To regulate density and distribution of population in scale with existing and proposed community facilities and services;

      (5)   To foster a variety of residential living types through various lot sizes and densities;

      (6)   To promote, in accordance with a well-considered plan, the most desirable and beneficial use of the land, stability and protection of the character of existing residential developments, enhancement of land values and conservation of the values of existing and future buildings; and

      (7)   To facilitate the construction of single- and two-family infill homes and ensure those homes are of appropriate dimensions, position, and design to compliment the surrounding neighborhood.

(Ord. 14-23. Passed 12-11-23.)

   To carry out the general purposes of this Planning and Zoning Code and specifically the objectives of this Title, the following uses are permitted as principal uses in the various Residential Districts according to Schedule 721.01:

   (a)   A one-family residence.

   (b)   A two-family residence.

   (c)   A multiple-family residence.

 

 

   (a)   The minimum lot area and the minimum lot width, measured at the building line, for every zoning lot, are set forth in Schedule 721.02.

 

   (a)   Every permitted principal use and structure shall be located on a zoning lot in a manner which creates and preserves a front yard, a rear yard and side yards which are not obstructed, aside from the following exceptions:

      (1)   Permitted temporary and accessory building and structures as permitted in Section 721.08 and Chapter 722; and

      (2)   Where the property line of a zoning lot coincides with the right-of-way of a railroad, no rear or side yards are required.

   (b)   The minimum dimensions for a front yard, a rear yard and side yards are shown in Schedule 721.03.

 

   (a)   The following density regulations shall apply to all multiple-family residence buildings:

      (1)   Permitted principal buildings shall not cover more than thirty-five percent of the area of a zoning lot.

      (2)   Accessory structures shall not cover more than fifteen percent of a zoning lot.

      (3)   The maximum floor area ratio shall be 0.65.

      (4)   Minimum lot areas for each dwelling unit shall be provided according to Schedule 721.04. However, no more than ten units shall be constructed for each acre of land.

 

 

      (1)   Where a multiple-family residence is adjacent to a One-Family Residential District, the appropriate yard dimension shall be not less than fifty feet.

      (2)   Where a multiple-family residence is adjacent to a Commercial or Manufacturing District, the appropriate yard dimension shall be equal to one-half the height of the principal building.

      (1)   Between a principal and accessory building, the distance shall be equal to the height of the accessory building, but no less than twenty feet.

      (2)   Between two walls which have required windows or door openings (excluding bathrooms and kitchens), the distance shall be equal to three-fourths of the sum of the height of the two walls, but not less than forty feet.

      (3)   Between two walls, one of which has no required windows or door openings (excluding bathrooms and kitchens), the distance shall be equal to the height of the wall without the required window or door openings, but not less than thirty feet.

      (4)   Between two walls, neither of which has any required windows or door openings (excluding bathrooms and kitchens), the distance shall be equal to the height of the lower wall, but not less than thirty feet.

      (5)   When the shorter of two walls facing each other is greater than sixty feet, the distance between two such walls shall conform to this section and there shall be one additional foot of spacing for each foot of wall length greater than sixty feet.

      (6)   In a single building, no required window shall be located in an area enclosed by an arc of a circle with a radius of forty feet, extending seventy degrees on each side of a line perpendicular to the center of any legally required window (excluding bathrooms and kitchens).

(Ord. 14-23. Passed 12-11-23.)

   (a)   The width of the side yard on the side street of a corner lot shall not be less than the depth of the front yard for the adjoining lots which face such side street, unless otherwise shown on the Zoning Map or approved subdivision plats.

   (b)   On every corner residential lot within a triangle formed by the street lines on such lot and a line drawn between two points, each point being twenty feet from the point of intersection of such street lines, there shall be no fence or wall higher than three feet nor any other obstruction to vision between a height of three feet and a height of ten feet above the established grade of either street.

(Ord. 14-23. Passed 12-11-23.)

   On a through lot, any lot line which coincides with a street line shall be considered to be a front lot line. The adjacent land to such front lot line shall conform to all front yard regulations that may apply.

(Ord. 14-23. Passed 12-11-23.)

   (a)   Where twenty percent or more of a block face has been developed and a front building line has not been established, the average setback distance of existing buildings, located 100 feet on either side of a zoning lot, shall be the building line for the lot proposed for development.

   (b)   Where fifty percent or more of a block face has been developed at a greater front yard setback than required in the zoning district, any subsequent development on that block face shall conform to the greater setback of the existing buildings.

(Ord. 14-23. Passed 12-11-23.)

   Temporary structures needed for the construction of offices, storage, and other activities or structures are permitted for use by contractors or builders in any Residential District, provided such uses are necessary to the development of the premises and further provided that:

   (a)   A permit has been obtained;

   (b)   Such structures are only for use during the period of construction;

   (c)   Such structures shall be removed within thirty days after issuance of a certificate of occupancy or if construction is not pursued diligently;

   (d)   Temporary living spaces, or those spaces used until the principal dwelling is completed, and generally located in basements, garages or trailers, shall not be permitted in any Residential District.

(Ord. 14-23. Passed 12-11-23.)

   (a)   Accessory structures shall not cover more than fifteen percent of a zoning lot.

   (b)   Accessory structures are permitted in yards according to Schedule 722.01 unless otherwise specifically provided, and so long as natural light and ventilation are not substantially obstructed:

 

      (1)   Accessory buildings shall not be permitted in front yards. When an accessory use is located within the principal structure, it shall conform to all yard requirements of the principal structure.

      (2)    Size. Such accessory building shall not exceed the maximum size in the Schedule 722.02:

 

 

      (1)   The business does not alter the residential character of the structure;

      (2)   The dwelling is in continuous use as the established place of residence and primary dwelling of the business owner;

      (3)   Business operations shall cease when such use is deemed to be detrimental to the public health, safety, and welfare, or constitutes a nuisance, or when the use is in violation of any statute, ordinance, law or regulation;

      (4)   Activities do not include any of the following:

         A.   Any display or signage that might indicate from the exterior that the dwelling is being used for anything other than residential purposes;

         B.   Any alteration of the exterior of the dwelling or appurtenant structures that would change the residential character of the premises;

         C.   The presence of radio antennae that do not meet the following specific regulations:

            i.   The maximum height is 50 feet from ground elevation;

            ii.   All antennae must be attached to the rear of the dwelling where practical; and

            iii.   The material and construction of all amateur radio antenna shall be approved by the Commissioner of Building for strength, construction, safety, and durability.

         D.   Use of the dwelling by more than three nonresidents of the dwelling as employees at any one time;

         E.   Use of the property as a commercial establishment other than a residence;

         F.   Use of the dwelling as a hair salon;

         G.   Use of a garage or appurtenant structure to the extent that it would no longer accommodate the parking of one automobile or truck completely within the structure with the door closed;

         H.   The parking of more vehicles than can be accommodated in the dwelling's driveway such that no obstruction of the sidewalk occurs, or the parking of more than five on-street parking spaces, all of which must be within twenty-five feet of the home-based business;

         I.   Generation of pedestrian or automobile traffic and/or parking of clients and associates that is not normal to a Residential District;

         J.   Generation of commercial truck traffic other than normal parcel delivery services;

         K.   Use of the dwelling to produce or sell products that may in themselves, or whose ingredients may, pose a danger to the health of employees or neighbors, or to the integrity of the building itself;

         L.   Creation of noise, dust, heat, fumes, odors, smoke, vibration, or other nuisances, including electrical or radio frequency interference;

         M.   Generation of excessive amounts of trash, materials, or yard waste placed on the curb for pickup by the City's garbage collection contractor.

      (3)   Front and side stoops or steps not exceeding 20% of the width or length of the building, may be constructed within the front or side yard setback, but not to exceed five feet into the setback.

      (1)   A private swimming pool may be used only as an accessory to a principal residential use for the sole pleasure of the residents and their guests and cannot in any way be operated as a club or for profit.

      (2)   Any swimming pool, bathhouse, cabana, filtration house or similar appurtenance greater than five feet in height shall be subject to the same yard regulations as those governing the principal use in each district.

      (3)   Any above ground structure associated with a pool shall be subject to approval by the Architectural Review Board.

      (4)   All swimming pool construction and operations shall be in accordance with the standards and regulations established by the Cuyahoga County and Ohio Health Departments, the City Building Code and any other regulations governing the construction and operation of such facilities, and shall require a building permit in accordance with the procedures set forth in Title Six.

         A.   "Decorative walls and fences." Any various permanent upright construction of permitted materials, that is not designed as a barrier to enclose an area, yard, etc., attached to a principal structure, used to prevent entrance, intended to create the impression of privacy, or to confine or mark a boundary, and is designed to withstand long-term exposure to the surrounding environmental conditions.

         B.   "Walls and fences." Any various permanent upright constructions used as a barrier to enclose or border an area, yard, etc., which is used to prevent entrance, to confine or mark a boundary, and is designed to withstand long-term exposure to the surrounding environmental conditions.

         A.   Rear yard maximum height. Six feet to the rear face of the principal structure. (See Figure 1.)

         B.   Side yard maximum height. No higher than the distance from the existing principal structure on property or the adjacent property, with a six foot limitation. (See Figure 2.)

         C.   Post height. Six feet six inches to accommodate decorative top. (See Figure 1.)

         A.   No wall or fence shall be located in a front yard or from the front building setback line to the right-of-way line. (See Figure 3.)

         B.   No wall or fence shall be located in any side yard within two feet of an adjacent neighbor's driveway. (See Figure 2.)

         C.   An extension of the fence to provide closure to the building shall be permitted.

         A.   Corner lots, walls and fences are permitted in rear and side yards and may extend from the rear lot line to the front building setback line, but not beyond the street side yard setback. (See Figure 4.)

         B.   In this section, principal structure shall not include patio, deck, open or seasonal porch or similar addition.

         C.   A decorative wall or fence is permitted in a front yard or from the front building setback line to the right-of-way line and shall not enclose an area, yard, etc., be attached to a principal structure, used to prevent entrance, or intended to create the impression of privacy, such as but not limited to the full width of the property's right- of-way line. The following restrictions shall apply to decorative walls or fences.

            i.   The height of the decorative wall or fence shall not exceed 36 inches.

            ii.   The decorative wall or fence shall be a minimum of three feet from the sidewalk, or if no sidewalk exists then the right-of-way line or side lot line.

            iii.   The decorative wall or fence shall be parallel to or follow the contour of the sidewalk, right-of-way line or side lot line.

            iv.   The decorative wall or fence's maximum permitted linear footage shall not be greater than 60% of the right-of-way line. (See Figure 4.)

            v.   No gates shall be installed in the decorative wall or fence.

         A.   Walls and fences. Walls and fences may be constructed from masonry material such as but not limited to brick, concrete, stone, stucco, or grill block, or of either wood, metal or vinyl, including open diamond mesh fabric, picket, board on board, ornamental wood, ornamental vinyl or ornamental metal, split rail or stockade type. The wall or fence shall be constructed of aesthetically pleasing material that is consistent with the surrounding construction/environment. While chain link material is discouraged, it is permitted only after review and approval by the Architectural Review Board, on a case-by-case basis.

         B.   Decorative walls and fences. Materials limited to split rail, ornamental metal, ornamental wood, or ornamental vinyl shall be permitted. The decorative wall or fence shall be constructed of aesthetically pleasing material that is consistent with the surrounding construction/environment.

         A.   Snow fencing, burlap, vinyl fabric or chicken wire or similar type material are not permitted as permanent fence materials.

         B.   Snow fence posts shall not be permitted as a permanent fence material.

         C.   No fence or wall shall be electrically charged or made of any sharp-edged materials, barbed wire, razor wire, chicken wire or fiberglass.

         A.   All walls or fences in accordance with this section shall require a permit.

         B.   If requested by the Zoning Administrator, the application shall receive approval from the Architectural Review Board prior to issuance of the permit.

         C.   The Zoning Administrator may require the applicant to provide appropriate documentation verifying the location of property line(s).

(Ord. 14-23. Passed 12-11-23.)

   Recognizing that various public and private institutions and facilities are essential to the community and yet have characteristics which may be detrimental to and incompatible with residential areas if not properly developed, the Planning Commission shall have the responsibility to make the ultimate determination that in each case the standards hereinafter set forth for each use are achieved. In addition, it shall be determined that each use so permitted shall be in general accord with the overall development objectives of the City and shall not adversely affect the value of adjacent or neighboring property, create undesirable traffic congestion or other hazards or otherwise impair the safety and general welfare of the residents of the City.

(Ord. 14-23. Passed 12-11-23.)

   (a)   The following uses or facilities may be located within the R-75, R-60, R-50, R-40 and M-F Zoning Districts, provided they conform to the conditions set forth in Schedule 723.02 and Section 723.03.

 

   (b)   Unless otherwise noted in Section 723.03, conditional uses listed in Schedule 723.02 shall conform to the following standards:

      (1)   Each use shall be located, planned and designed to be compatible with the surrounding development pattern, intensity and character of the area, and shall not create a condition which is noxious, disturbing or offensive or otherwise impair the general safety or welfare.

      (2)   Conditional uses may be permitted as a principal use on a property in all Residential Districts unless noted in Section 723.03.

      (3)   Building standards.

         A.   Height. See Section 724.02.

         B.   Maximum building coverage. All conditional use structures shall cover no more than 35% of the lot area.

      (4)   Parking.

         A.   All conditional uses must conform to off-street parking requirements established in Chapter 772.

         B.   All off-street parking shall be located behind or to the side of the principal building.

         C.   Accessways to parking spaces shall be designed with due regard to traffic safety and the maintenance of a smooth and efficient flow of traffic in the area.

      (5)   Outdoor storage of goods or equipment shall not be permitted.

      (6)   Outdoor storage of vehicles shall be permitted, provided the vehicles are normally associated with the main use of the property. All vehicles must be operable and in good working condition.

      (7)   Traffic generated by such use or facility shall not be in excess of those volumes for which the street system is designed.

(Ord. 14-23. Passed 12-11-23.)

         A.   Gardens shall be limited to the cultivation of fruits, vegetables, herbs, plants and flowers.

         B.   Gardens shall be run by a nonprofit entity, community group, or neighborhood group acting as a garden coordinator.

         C.   The garden shall be served by a water supply sufficient to support the cultivation practices on the site. A small storage shed, 100 square feet or less, shall be permitted, but it shall meet the front setback for the respective district, shall be at least four feet from side and rear lot lines and shall not be greater than 15 feet in height.

         D.   Greenhouses and/or hoophouse structures associated with a community garden shall follow the dimensional standards of the zoning district. All such structures shall require a conditional use permit and Architectural Review Board approval.

         E.   All other aspects pertaining to principal and accessory uses in residential districts are adhered to.

         A.   District. Market gardens shall only be permitted as a conditional accessory use in the R-75 district.

         B.   Location. Garden beds and structures associated with the garden are allowed inside and rear yards only and must be located a minimum of five feet away from any dwelling structure or side yard line, and 36 inches away from an adjacent rear lot, except where the rear lot line forms the side lot line or front lot line of an abutting property, in which case the setback from such rear lot line shall be five feet.

         C.   Gardens shall be limited to the cultivation of fruits, vegetables, herbs, plants and flowers, but may also include the keeping of chickens according to regulations set forth in division (c)(3) of this section.

         D.   The garden shall be served by a water supply sufficient to support the cultivation practices on the site. A small storage shed, 100 square feet or less, shall be permitted, but it shall meet the front setback for the R-75 district, shall be at least four feet from side and rear lot lines and shall not be greater than 15 feet in height.

         E.   Greenhouses and/or hoophouse structures associated with a market garden shall follow the dimensional standards of the zoning district. All such structures shall require a conditional use permit and Architectural Review Board approval.

         F.   All other aspects pertaining to principal and accessory uses in residential districts are adhered to.

         G.   Parking. Off-street parking shall be permitted but shall not exceed more vehicles than can be accommodated in the dwelling's driveway and shall in no way obstruct the sidewalk. On-street parking shall not occupy more than five on-street parking spaces, all of which must be within twenty-five feet of the market garden.

         H.   Walkways. Walkways shall be unpaved except as necessary to meet the needs of individuals with disabilities.

         I.   Signs. Signs shall not exceed four square feet in area per side and shall not exceed six feet in height, and in all other aspects conform to regulations set forth in Chapter 770.

         J.   Seasonal farm stands. Seasonal farm stands shall be removed from the premises or stored inside a building on the premises during that time of the year when the garden is not open for public use.

         K.   Permit required. A market garden requires a permit from the Building Department, which shall determine if the application is in compliance with regulations regarding construction and permitted placement of enclosures, fences, and farm stands.

         A.   A maximum of four chickens may be kept on the property.

         B.   Roosters are not permitted. However, if the gender of a chick cannot be determined at hatching, a chick of either gender may be kept on the property for no more than four months.

         C.   Placement of coops. Chicken coops and runs are allowed in the rear yard only. Chicken coops and runs must be located a minimum of five feet away from any other inhabited dwelling structure or side yard line, and 36 inches away from an adjacent rear lot, except where the rear lot line forms the side lot line or front lot line of an abutting property, in which case the setback from such rear lot line shall be five feet.

         D.   Sanitation and nuisances. The facility must be kept in good repair, maintained in a clean and in a sanitary condition, and free of vermin, obnoxious smells and substances. The facility must not create a nuisance or disturb neighboring residents due to noise, odor, damage or threats to public health. No storage of chicken manure is permitted within five feet of the property line.

         E.   Coops and cages. The chicken coop and run must be designed to ensure that the health and well-being of the animal is not endangered by the manner of keeping or confinement. All animals shall be provided with a covered, predator-proof coop, cage or other shelter that is thoroughly ventilated, designed to be easily accessed and cleaned, and of sufficient size to permit free movement of the animals. A minimum of two square feet must be provided per chicken within chicken coop. The size of the coop shall be in compliance with Section 722.02. It is the Zoning Administrator's discretion if the coop/cage needs Architectural Review Board approval.

         F.   Enclosures and fences. Chickens and other birds shall have access to an outdoor run, which shall be adequately fenced or otherwise bounded to contain the birds on the property and to prevent access by predators. Any additional areas chickens are granted access to must have adequate safeguards such as rear yard fencing are required to protect the chickens from animals and to prevent unauthorized access to the chickens by members of the general public. Chickens must be kept in coops from dusk to dawn.

         G.   Slaughtering of animals. Slaughtering of chickens is not permitted on the property.

         H.   Permit required. The keeping of chickens on a property in the City requires a permit from the Building Department, which shall determine if the application is in compliance with regulations regarding construction and permitted placement of enclosures, fences, cages and coops.

      (1)   A set of plans, specifications and plot plans, and a statement setting forth the need and purpose of the installations, are filed with the Planning Commission.

      (2)   Proof is furnished to the Planning Commission that the proposed installation in a specific location is necessary for the convenient and efficient operation of the public system, or for the satisfactory and convenient provision of service by the utility to the City or to the area in which the particular use is to be located.

      (3)   The design of a public utility structure shall be compatible with the design, bulk and general landscaping of the residential area in which it is located and will in no way adversely affect the safe and comfortable enjoyment of property rights of the zone in which it is located. Adequate and attractive walls and other safety devices will be provided in conjunction with such use, and sufficient landscaping, including trees, shrubs and lawn, will also be provided.

      (4)   This section does not apply to small-cell devices, please reference Code Chapter 1335 for small-cell facilities and wireless support structures.

      (1)   It is in continuous use as the established place of residence and primary dwelling of a member of the religious group;

      (2)   All religious groups wishing to operate a home-based place of worship in the City shall register with the City, using forms provided for this purpose by the City;

      (3)   The place of worship shall cease services if such use is deemed to be detrimental to the public health, safety, and welfare, or constitutes a nuisance, or when the use is in violation of any statute, ordinance, law or regulation; and

      (4)   The activities do not include any of the following:

         A.   Any display or signage that might indicate from the exterior that the dwelling is being used for anything other than residential purposes;

         B.   Any alteration of the exterior of the dwelling or appurtenant structures that would change the residential character of the premises;

         C.   The presence of radio antennae that do not meet the following specific regulations:

            1.   The maximum height is 50 feet from ground elevation;

            2.   All antennae must be attached to the rear of the dwelling where practical; and

            3.   The material and construction of all amateur radio antennae shall be approved by the Commissioner of Building for strength, construction, safety, and durability.

         D.   Use of a garage or appurtenant structure to the extent that it would no longer accommodate the parking of one automobile or truck completely within the structure with the door closed;

         E.   The parking of more vehicles than can be accommodated in the dwelling's driveway such that no obstruction of the sidewalk occurs, or the parking of more than five on-street parking spaces, all of which must be within twenty-five feet of the home-based place of worship;

         F.   Generation of truck traffic other than normal parcel delivery services;

         G.   Generation of pedestrian or automobile traffic that is not normal to a Residential District;

         H.   Creation of noise, smoke, or other nuisances, including electrical or radio frequency interference;

         I.   Generation of excessive amounts of trash, materials, or yard waste placed on the curb for pickup by the City's garbage collection contractor.

   (f)   Planned Unit Residential Development - see Chapter 726.

(Ord. 14-23. Passed 12-11-23.)

   Conditional use applications shall be submitted to the Planning Commission and review and approval process shall conform to Section 762.05.

(Ord. 14-23. Passed 12-11-23.)

   The maximum height of any building or other structure in a Residential District shall be as set forth in Schedule 724.01, except for certain permitted obstructions listed in Section 724.02.

 

(Ord. 14-23. Passed 12-11-23.)

   (a)   The following conditional uses shall be no more than 35 feet in height:

      (1)   Adult day care centers;

      (2)   Child day care centers, Type A day care homes, and elderly day care centers;

      (3)   Adult group homes/Class Two residential facilities;

      (4)   Welfare centers, settlement houses, and health centers;

      (5)   Religious, home-based place of worship;

      (6)   Private recreational club facilities; and

      (7)   Non-municipal parks and playgrounds.

   (b)   The following conditional use structures shall be no more than 52.5 feet in height:

      (1)   Dormitories and residence halls for colleges and universities;

      (2)   Governmental offices;

      (3)   Hospitals, nursing homes, convalescent homes, and senior housing facilities that offer on-site medical services;

      (4)   Libraries and museums;

      (5)   Public and private schools, including colleges, universities and dormitories;

      (6)   Public utilities; and

      (7)   Religious, institutional and places of worship.

   (c)   Accessory structures associated with approved conditional uses shall be no more than 15 feet in height.

(Ord. 14-23. Passed 12-11-23.)

   The following appurtenances to structures may exceed the maximum heights established in Sections 724.01 and 724.02, but in no case shall the appurtenances listed in divisions (a) through (e) of this section extend more than seventy-five feet above the level of the finished grade:

   (a)   Chimneys;

   (b)   Elevator or stair bulkheads;

   (c)   Roof water tanks, cooling towers and similar mechanical equipment where erected upon and as an integral part of a building;

   (d)   Flagpoles, aerials and antennas, but not including transmission towers;

   (e)   Church spires and steeples;

   (f)   Parapet walls or railings not in excess of four feet; and

   (g)   Monuments.

(Ord. 14-23. Passed 12-11-23.)

      (1)   To provide development options that increase the amount of residential housing options as well as make them potentially more affordable;

      (2)   To ensure that new and remodeled single-family dwellings and related accessory uses and structures are compatible with the existing neighborhood, the established lot, and building design;

      (3)   To establish and maintain a balance between preserving the character of mature neighborhoods while accommodating compatible new residential development;

      (4)   To establish architectural standards that will preserve the character of their existing neighborhoods; and

      (5)   Create clear and streamlined administrative procedures for the review and approval of new infill housing proposals.

(Ord. 14-23. Passed 12-11-23.)

      (1)   All of the provisions of the South Euclid Zoning Code that are applicable to the underlying base district shall apply to residential infill development projects, except as specifically modified in this chapter.

      (2)   To the extent that these regulations conflict with other standards in this Code, these regulations shall apply.

(Ord. 14-23. Passed 12-11-23.)

 

      (1)   Every permitted or accessory use and structure shall be located on a zoning lot in a manner which creates and preserves a front yard, a rear yard and side yards which are not obstructed, except that:

         A.   Within these yard areas, certain uses and structures are permitted as obstructions as set forth in Section 725.04; and

         B.   Where the property line of a zoning lot coincides with the right-of-way of a railroad, no rear or side yards are required.

      (2)   The minimum dimensions for a front yard, a rear yard and side yards are measured from the property line to the wall of the primary or accessory structure. Minimum yard dimensions are shown in Schedule 725.03.B.

 

   (d)   Side yards shall be measured from the side lot line to the side building line.

      (1)   Permitted side porches and stoops may be permitted into the side setback, so long as they conform to Chapter 722.

      (2)   For lots with attached garages located at the front or side of the dwelling structure, such that no driveway is extended to the rear of the yard, shall follow the following:

         A.   R-75: 5 and 5

         B.   R-60: 4 and 4

         C.   R-50 & R-40: 3 and 3

   (e)   Front yards shall be measured from the lot line as it fronts a road to the building line. Permitted front porches and stoops may be permitted into the front setback, so long as they conform to Chapter 722.

(Ord. 14-23. Passed 12-11-23.)

(Ord. 14-23. Passed 12-11-23.)

   Regulations governing conditional uses shall conform to those set forth in Chapter 723 of this Zoning Code.

(Ord. 14-23. Passed 12-11-23.)

      (1)   Principal structures shall be permitted to be 40 feet in height. However, this increase shall only be permitted if all lot width and side setbacks of the base district (whether the home is in an R-75, R-60, R-50, or R-40 district) are adhered to.

      (2)   Accessory structures are permitted to be 20 feet in height. However, this increase shall only be permitted if all lot width and side setbacks of the base district (whether the home is in an R-75, R-60, R-50, or R-40 district) are adhered to.

(Ord. 14-23. Passed 12-11-23.)

   Non-complying structures in the Residential Infill Overlay District shall be held to regulations contained in Chapter 752 of this Zoning Code, except that a noncomplying residential building or other structure may be enlarged, provided that the enlargement adheres to the yard, setback, and height requirements contained within this chapter.

(Ord. 14-23. Passed 12-11-23.)

   Except as provided in this chapter, required yards, open space and treelawns shall not be obstructed by any structure and such areas, together with all other portions of the zoning lot not covered by permitted structures, shall be landscaped (including covering such areas with trees, shrubbery and grass or other appropriate ground cover or landscaping material) so as to assure absorption of rainfall, and prevent erosion and rapid run-off of surface water, and such landscaping shall be maintained.

   (a)   The surface of each front yard area shall be maintained in a manner that avoids the creation of safety hazards including, but not limited to, vehicle tire ruts, holes or other openings larger than twelve inches in diameter, tree stumps and other potentially hazardous conditions.

   (b)   All infill development proposals shall submit a landscaping plan in accordance with Section 725.10 and prior to a final certificate of occupancy.

   (c)   Landscaping in all other aspects shall conform with regulations set forth in Chapter 771.

(Ord. 14-23. Passed 12-11-23.)

   Off street parking and loading requirements in the Residential Infill Overlay District shall comply with those set forth in Chapter 772.

(Ord. 14-23. Passed 12-11-23.)

   The following application and approval process shall apply to homes constructed or remodeled according to the Residential Infill Overlay Regulations.

      (1)   Each infill development proposal and engineer-stamped site plan shall begin with a building permit application submitted to the Zoning Administrator or designee.

      (2)   No excavation or site improvements shall be started, nor shall any building or structure be erected, altered or moved, until a building permit therefor has been applied for and received by the owner of the premises or a person legally acting under written authority of such owner, and issued by the Zoning Administrator.

         A.   Building permit form and fee.

         B.   Four copies of a plat showing the dimensions of the lot to be developed, the lot number, information as to any unusual natural or topographic features and evidence that the lot has been surveyed and properly located.

         C.   Four copies of an engineer-stamped site plan, drawn to scale, showing the location of proposed and existing buildings, driveways, parking areas, walks and landscaping, proposed finished grades and the dimensions of the aforesaid features, and the location, dimensions, and use of all buildings on adjacent lots within fifty feet from the lot lines thereof.

         D.   Six copies of architectural plans and elevations of the proposed building, structure or use, including signs and screen walls, drawn to scale and properly dimensioned, showing all architectural features and indicating exterior finishes, materials and colors to be utilized. An interior floor plan is also required.

         E.   Six copies of landscaping plans, showing number, location, and type of all proposed plants and landscaping features.

         F.   Four copies of such other drawings and information as may be required by the Zoning Administrator, the City Architect or the Architectural Review Board, or their designee.

         A.   The Zoning Administrator or designee will make a determination of completeness for each building permit application within five business days of receipt. If the application is not complete, the Zoning Administrator will notify the applicant of deficiencies within those five days.

         B.   If the application is complete, the Zoning Administrator or designee shall submit copies of each building permit application and accompanying drawings and information, within five days of the date of acceptance of the application, to the Architectural Review Board, to the City Engineer, to the Board of Zoning Appeals if a variance in needed, and the Planning Commission if the application involves a conditional use.

         C.   The Zoning Administrator or designee shall review all applications for a building permit for compliance with this Code and other applicable laws and regulations and record the findings of the City Engineer and the Architecture Review Board.

         D.   The City Engineer shall submit his or her findings for the residential infill development and associated improvements in writing to the Zoning Administrator or designee within fifteen business days of receipt of application from the Zoning Administrator.

         E.   The Architectural Review Board shall consider the application at its next meeting and shall supply its determination to the Zoning Administrator or designee within five days of its hearing.

         F.   If the application contains a variance request, the application shall be submitted to the Board of Zoning Appeals. The review and approval process shall conform to the procedures set forth in Section 762.04 of this Zoning Code.

         G.   If the application contains a conditional use, the application shall be submitted to the Planning Commission and review and approval process shall conform to Section 762.05.

         H.   If neither a variance nor a conditional use permit is needed, the Zoning Administrator or designee shall appropriately notify the applicant in writing within five days after the meeting of the Architecture Review Board at which the application is heard.

         A.   The work described in the application clearly complies with all provisions of this Planning and Zoning Code and other applicable laws and regulations. The Zoning Administrator or designee shall have no power to grant variances or exceptions to this Code.

         B.   The Zoning Administrator or designee has approved the application for the permit. Such approval shall be granted only when:

            1.   If applicable, the Zoning Administrator or designee finds that all applicable requirements and standards of this Code have been complied with;

            2.   The Planning Commission has approved the proposed development as a conditional use in accordance with the procedures described in this Title;

            3.   If applicable, the application has been submitted to and approved by the Zoning and Building Standards Board of Appeals in accordance with the limitations, procedures and requirements of this Title;

            4.   The City Engineer has approved of the residential infill development and associated improvements in accordance with the standards and procedures of this Code; or

            5.   The Architectural Review Board has approved the application of the residential infill development in accordance with the standards and procedures of this Code.

         C.   The building permit shall be valid for a period of one year from the date of approval. During that time, construction must begin, or the building permit approval is no longer valid.

      (1)   No land shall be occupied or used, and no building hereafter erected, altered or extended shall be used or changed in use, until a certificate of occupancy shall have been issued by the Zoning Administrator or designee, stating that the building or proposed use thereof complies with the provisions of this Planning and Zoning Code and other applicable codes, and no nonconforming use shall hereafter be used, occupied, maintained, renewed, changed or extended unless a certificate of occupancy shall have been issued by the Zoning Administrator or designee in conformity with the provisions of Title Five.

      (2)   Once construction is nearing completion, the applicant shall apply for occupancy and final inspection to the Zoning Administrator or designee.

      (3)   Within ten days of request, the Zoning Administrator or designee shall inspect the subject property and shall issue a certificate of occupancy therefor if the use of such building or land conforms to all the provisions of this Code.

(Ord. 14-23. Passed 12-11-23.)

   In order to maintain the predominantly residential character of the City; to make efficient use of facilities and improvements required in connection with new residential developments; to promote and provide diversity in types of living units; and to provide needed open space; planned unit residential development (PURD) shall be permitted as a conditional use in the R-75, R-60, R-50, R-40, and R-O districts in compliance with the following regulations and when recommended by the Planning Commission and approved by City Council according to Section 762.05.

(Ord. 14-23. Passed 12-11-23.)

   The Planning Commission shall review all proposed planned unit residential developments, giving particular consideration to the design and layout of the development to ensure that:

   (a)   Buildings and uses within the proposed development are located so as to reduce any adverse impacts on and to protect the residential character of areas adjacent to the development. The application for a planned unit residential development shall illustrate the proposed location of dwelling units.

   (b)   Buffer zones with adequate landscaping are provided between the dwelling units of the proposed PURD and adjacent residential areas.

   (c)   The bulk and height of buildings within the proposed development are compatible with the surrounding development.

   (d)   Driveways, service areas, parking areas, entrances, exits and pedestrian walkways within the development are designed so as to have access to public streets that minimizes traffic hazards and congestion.

   (e)   The layout of parking areas, service areas, entrances, exits, signs, lighting, noise sources or other potentially adverse influences are designed and located to protect the residential character of areas adjacent to the development.

(Ord. 14-23. Passed 12-11-23.)

   The following one-family dwelling unit types shall be permitted in a planned unit residential development:

   (a)   Detached units on subdivided lots.

   (b)   Attached cluster units.

   (c)   Townhouses, with not more than four units attached in any one building.

(Ord. 14-23. Passed 12-11-23.)

   (a)   Within R-75, R-60, R-50, R-40, and R-O districts.

      (1)   The minimum project area for a PURD shall be 1.5 contiguous acres with a minimum frontage on a public right-of-way which conforms to the zoning district in which the PURD is located.

      (2)   The area proposed shall be in one ownership, or if in several ownerships, the application shall be filed jointly by all owners of the properties included in the proposed PURD boundaries.

      (1)   The minimum project area for a PURD shall be 1.5 contiguous acres with a minimum frontage on a public right-of-way, which conforms to the zoning district in which the PURD is located. However, the Planning Commission may approve a PURD with less than one and a half contiguous acres when the Planning Commission determines that:

         A.   Land ownership cannot be readily consolidated to reach the 1.5-acre minimum project size;

         B.   The project will not result in isolated development;

         C.   The land cannot be reasonably developed for traditional single family dwellings.

   (c)   The project will not have any unreasonable or adverse impacts on adjacent single family residential areas.

   (d)   The area proposed shall be in one ownership, or if in several ownerships, the application shall be filed jointly by all owners of the properties included in the proposed PURD boundaries.

(Ord. 14-23. Passed 12-11-23.)

   The gross density of a PURD shall not be greater than seven dwelling units per acre, unless specified below.

   (a)   The Planning Commission may require a lesser density for the residential district when it finds the PURD will adversely impact on the character of the immediate residential area when considering any one or more of the following:

      (1)   The unusual size and shape of the PURD parcel.

      (2)   The topography and other natural limitations of the PURD such as streams, ravines, etc.

      (3)   The reduced buildable area within the PURD because of items number (1) and (2) above.

      (4)   The proximity of adjacent buildings and/or structures.

      (5)   The actual lot sizes of the immediate residential area.

   (b)   The Planning Commission may permit greater density for a PURD under the following specific situations:

      (1)   The PURD is located adjacent to an existing multi-family district, commercial district, residential-office district, industrial district, or existing PURD; or

      (2)   The Planning Commission and Council determines that the increase in density:

         A.   Is warranted to assure the economically feasible development of the project, for economic development or redevelopment, when non-residential development is contrary to the City's planning policies; and

         B.   Will have no material adverse impact on the adjacent properties compared to other reasonable uses that might be contemplated for the property.

(Ord. 14-23. Passed 12-11-23.)

   All buildings, structures and parking areas shall comply with the minimum setback and spacing requirements set forth below.

 

 

   (a)   In order to ensure reasonable privacy and separation, the distance between building walls shall comply with the following:

      (1)   A forty-foot separation when one of the adjacent walls contains primary window(s) for a living area or has access to terraces, decks, or patios;

      (2)   A ten-foot separation when neither of the adjacent walls contains primary window(s) for a living area.

   (b)   These distances may be reduced if/when the Planning Commission finds that adequate landscaping and screening ensures privacy between units, and that sufficient space is provided for the proper maintenance of the area, and for landscaping (including ground cover) to survive.

   (c)   For the purposes of this section:

      (1)   Living areas include the following rooms or spaces: bedrooms, dens, living rooms, great rooms, etc. Kitchen and dining areas are not subject to these requirements.

      (2)   Primary windows are those windows on the wall of the living area that has the largest amount of area. When two walls have equal window area, either wall may be considered as having the primary windows.

(Ord. 14-23. Passed 12-11-23.)

   Units are not required to be on lots; however, when sublots are included as part of a PURD, the dwelling units shall nevertheless be placed to comply with the spacing and setback requirements of this section.

(Ord. 14-23. Passed 12-11-23.)

   (a)   Privacy for individual principal buildings shall be maintained through the use of landscaping and screening.

   (b)   Street lighting and street signs shall be adequate for the safety and security of residents.

   (c)   Walkways shall be provided to connect the dwelling units to the common areas and to other areas adjacent to the PURD. Walkways shall be constructed of concrete unless otherwise permitted by the Planning Commission.

   (d)   Additional development requirements formulated to achieve the objectives of this section may be established at the time the general development plan is reviewed. Any such development requirements adopted with such plan shall become binding land use requirements for the proposed PURD.

   (e)   PURD approvals.

      (1)   PURD approval to begin construction is valid for one year from the date of issuance of the original building permit.

      (2)   PURD approval to complete all construction is valid for three years from the date of issuance of the original building permit. Should any construction remain incomplete by this three-year timeline, the builder/developer must reappear before the Planning Commission with a new plan.

   (f)   The Architectural Review Board shall review and approve the exterior design of all dwelling units and shall review and approve all common area structures and the comprehensive landscape plan.

(Ord. 14-23. Passed 12-11-23.)

   As part of a planned unit residential development, a homeowners' association, community association, condominium association or similar legal entity shall be created so that such association is responsible for the maintenance and control of common areas, including the required common open space, private streets, common drives, and stormwater management infrastructure maintenance. The homeowners' association shall be approved prior to final approval from City Council to move forward with the PURD.

   (a)   The City Law Director shall determine that, based on documents submitted with the development plan, the association's bylaws or code of regulations specify the following requirements:

      (1)   Membership in the association shall be mandatory for all purchasers of lots or dwelling units.

      (2)   The association shall be responsible for maintenance, control and insurance of common areas.

      (3)   The association shall have the power and duty to impose assessments on members for the maintenance, control and insurance of common open space, and have the power to place liens against individual properties for failure to pay assessments.

      (4)   The association shall have the authority to enforce reasonable rules and regulations governing the use and payment of assessments for maintenance, control and insurance of common open space.

      (5)   The conditions and timing of transfer of control from the developer to the lot or unit owners.

   (b)   The association shall not authorize its dissolution or the sale, transfer or other disposal of any common area, including common open space, without (i) an affirmative vote of seventy-five percent of its members; (ii) having established a successor entity to take over said property pursuant to this Zoning Code; and (iii) the approval of Council.

   (c)   Whenever a private street and/or common drive is included in a planned unit residential development, deed restrictions shall be required and shall specifically include the following language: "The undersigned grantee(s) hereby acknowledge(s) that (he, she, they) understand that the premises described herein is located upon a non-dedicated, private street or common drive. And further, the grantee(s) understands that no government body is responsible for care and maintenance of said private street, common drive, or underground utilities."

   (d)   In all regards, the structure and bylaws of the homeowners' association shall comply with R.C. Title 53.

(Ord. 14-23. Passed 12-11-23.)

   If development is to be implemented in phases, each phase shall have adequate provision for access, parking, storm water management and other public improvements to serve the development in accordance with the applicable criteria set forth above. Each phase shall be provided with temporary or permanent transitional features, buffers or protective areas in order to prevent any adverse impact on completed phases, future phases, and adjoining property.

(Ord. 14-23. Passed 12-11-23.)

   The applicant for a planned unit residential development shall submit development plans pursuant to Chapter 762.

(Ord. 14-23. Passed 12-11-23.)

   The subdivision of land is regulated in order to secure an orderly, efficient and economical development of the City and a development which will promote the health, safety and general welfare of the residents of South Euclid. Specifically, subdivision regulations for residential development will ensure that:

   (a)   Subdivisions are planned, designed and constructed to take advantage of the natural features of the site and to minimize the amount of grading, destruction of trees and removal of topsoil;

   (b)   Lots have been laid out to promote efficient use of land, to avoid congestion of population, and to assure that the subdivision will be compatible with the development pattern of the neighboring properties;

   (c)   Lots are developed with adequate site improvements, such as drainage, water, sewers, street surfacing, curbs and sidewalks;

   (d)   Lands are not subdivided when the results of such subdivision will place a disproportionate burden on public funds in supplying public services;

   (e)   Proposed streets will compose a convenient circulation system and shall be properly related to any proposals shown on a general development plan or portions of a general plan as may be in existence, and shall be of such width, grade and location as will accommodate the prospective traffic.

(Ord. 14-23. Passed 12-11-23.)

   Every residential subdivision shall be planned and laid out in conformity with the following general regulations:

   (a)   The proposed subdivision shall conform to a general development plan for the City or similar development guides and any portions or subsequent revisions thereof which have been adopted by the City.

   (b)   The proposed subdivision shall include adequate improvements. If adequate utilities and streets are not available at the boundary of the proposed subdivision, the developer may be required to extend improvements to the boundary of the proposed subdivision to serve adjoining unsubdivided land.

   (c)   Topographical conditions shall be utilized to promote natural surface drainage and economy in sewer construction and to minimize necessary grading and removal of topsoil. Trees, topography and similar natural features shall become an integral part of the subdivision in order to enhance the attractiveness of the building sites and general neighborhood.

   (d)   The subdividing of land shall be such as to provide each lot with frontage on a public street, or on a private street when authorized by the Planning Commission.

   (e)   Natural courses shall not be altered and no fill, buildings or structures shall be placed therein except when deemed necessary and acceptable to the Planning Commission and the City Engineer, and acceptable provision is made for underground storm drainage as approved by the City Engineer.

   (f)   Each lot intended as a building site shall be suitable for such. Land that the Planning Commission finds to be unsuitable for subdivision due to improper drainage, rock formation, utility easements, or other features that will reasonably be harmful to the public health, safety, and general welfare of the present or future inhabitants of the subdivision and/or its surrounding areas, shall not be subdivided unless adequate methods are formulated to solve the problems created by the unsuitable land conditions. The City Engineer shall review the proposed methods and submit a recommendation to the Planning Commission on the effectiveness of such proposed methods.

(Ord. 14-23. Passed 12-11-23.)

   Grading of the subdivision shall be limited to the smallest area possible in order to minimize disruption to the natural contours and in compliance with the following requirements.

   (a)   Every subdivision shall be planned and laid out so that a maximum number of lots will be above the street grade. Where the topography is irregular, the subdivision shall be designed to avoid extensive cutting and filling and construction shall comply with specific grading requirements set forth herein.

   (b)   Each subdivision shall be planned and graded so that the surface water of each lot or building envelope will not be discharged to adjoining lots or building envelopes and will drain onto a street, into a storm sewer or into a natural or artificial drainageway, wherever possible.

   (c)   The grading of streets shall extend to the full width of the right-of-way of a public street or width of easement for a private street. Tree lawns shall be sloped at a gradient of not less than 3% toward the pavement. Sections which are in cut shall not exceed a ratio of 2:1 and sections which are in fill shall not exceed a ratio of 4:1 within the lot areas where necessary grading may be extended into lot areas to provide suitable house sites.

   (d)   Topsoil shall be stripped from all graded areas and replaced to a depth of four inches after completion of grading in conformance with the grading plan prepared by the subdivider's engineer and approved by the City Engineer. Tree lawns and other graded areas shall be fertilized, seeded and mulched or otherwise protected against erosion to assure the proper growth of the turf. All excess topsoil stockpiled on the site shall be removed from the project limits.

(Ord. 14-23. Passed 12-11-23.)

   (a)   Unless watercourses or drainageways are enclosed, the lot design shall be adjusted so that rear lot lines are as nearly coincident as possible to the natural or relocated drainage course. Where such a design is not possible, the side lot line may be arranged coincident to an open drainage course only when each abutting lot is increased in width by at least half the width of the required easements.

   (b)   Low-lying areas, which are subject to flooding, and easements for drainage, shall not be allowed in the buildable area of the site or included in calculating the required lot area.

   (c)   When a lot is traversed by a storm sewer or drainage swale, a utility easement of adequate width, as determined by Section 727.05, shall be provided.

   (d)   The subdivision shall be designed in compliance with Chapter 1324 "Storm Water Management" and Chapter 1326 "Erosion and Sediment Control".

(Ord. 14-23. Passed 12-11-23.)

   Private and public utility easements as required shall have a minimum width of 20 feet, or such additional width as may be required for necessary access to the utility involved. Such easements shall be located along rear or side lot lines with equal distance on either side of such a lot line, except when, under special circumstances, the Planning Commission may require them in other locations.

(Ord. 14-23. Passed 12-11-23.)

   The following planning principles and requirements shall apply in order to promote and protect the public safety, convenience and general welfare. Moreover, the Planning Commission may be guided by these principles so that thoroughfares and streets are designed to serve their particular functions:

   (b)   The subdivider shall dedicate to the City all the land required for the right-of-way, as specified in Schedule 727.06, of all public streets within the subdivision and for secondary and primary thoroughfares within or on the boundary of the subdivision. Necessary and proper drainage and utility easements shall also be provided.

   (c)   The arrangement of streets shall provide for the continuation or appropriate projection of existing principal streets in the surrounding areas.

   (d)   Reserve strips to control access to streets or other land dedicated for public use shall be prohibited.

   (e)   Streets having widths less than that required by Schedule 727.06 may be permitted if the Planning Commission finds the proposed local street or cul-de-sac adequate to serve a small parcel, provided that no future expansion of such streets in the area is anticipated.

   (f)   Where land abuts a street whose width does not meet the requirements of these regulations or plans of the State or County Transportation Departments, the additional width shall be dedicated when the land is subdivided.

   (g)   Wider streets than specified in these regulations may be required when, upon recommendation of the Planning Commission, provisions for safe public travel make the wider streets necessary, or whenever any general plan for street development adopted by the Planning Commission or City Council requires the establishment of streets of greater width.

   (h)   Only vertical curbs are permitted. Pavement width is measured from the inside face of the curbs, which is the gutter line.

 

 

(Ord. 14-23. Passed 12-11-23.)

   (a)   Whenever a subdivision abuts a primary thoroughfare the Planning Commission may require marginal access streets which may connect with such thoroughfare; through lots; or lots fronting on perpendicular local streets.

   (b)   Through lots with frontage on a primary thoroughfare shall maintain a planting strip ten feet wide along the lot line abutting the primary thoroughfare.

(Ord. 14-23. Passed 12-11-23.)

   (a)   Local streets are designed primarily to serve as access to each abutting lot. While it is essential that they provide convenient circulation toward the principal directions of travel (schools, play areas, transit facilities and adjoining neighborhoods), they should be designed to discourage through traffic. These principles may be achieved by designing loop, angular, curving and other similar non-through street patterns.

   (b)   Cul-de-sac streets shall be permitted as necessary to serve parcels isolated by surrounding developments, or where topography or other natural barriers restrict the development of through streets, or in order to limit through traffic.

      (1)   Cul-de-sacs should not exceed 600 feet in length; and

      (2)   A permanent turn-around shall be provided having an outside roadway diameter of at least ninety-one feet and a street property line diameter of at least 125 feet.

   (c)   Temporary dead-end streets may be permitted where a subdivision adjoins unsubdivided land and provision is made for future extensions of the street and utilities. A temporary turn-around shall be provided for each such street that is more than 200 feet in length if lots front thereon.

   (d)   If it is found that any or all of the temporary streets are not needed, there is a reversionary right in the abutting landowners for the excess right-of-way when the use of such right-of-way as a residential lot would be nonconforming with the provisions of the zoning district in which it is located.

   (e)   Local residential streets serving other than one-family or two-family dwellings shall be planned to connect with primary or secondary thoroughfares and shall not generate large volumes of traffic on local streets developed with one-family or two-family dwellings.

(Ord. 14-23. Passed 12-11-23.)

   (a)   Streets shall be designed to intersect as nearly at ninety degrees as possible and shall not intersect at an angle less than sixty degrees.

   (b)   No street layouts with centerline offsets of less than 125 feet shall be permitted.

   (c)   Property lines at street intersections shall be rounded having a minimum radius of twenty feet.

   (d)   Approaches to street intersections shall not deflect or curve from the angle of intersection for a distance of at least 100 feet from the centerline of the street intersected.

   (e)   Street curb lines at intersections shall be rounded with a minimum radius of thirty feet or a greater radius where the Planning Commission may deem it necessary to ensure free and safe movement of traffic.

(Ord. 14-23. Passed 12-11-23.)

   The grading and alignment of streets shall comply with all specifications of the City Engineer in addition to the following general requirements.

   (a)   Grades of streets shall not exceed ten percent for local streets, seven percent for secondary thoroughfares, and six percent for major thoroughfares. Minimum street grades shall be five tenths of one percent in order to provide adequate surface drainage.

   (b)   All changes in grade shall be connected by vertical curves of sufficient length to provide an orderly transition and clear visibility for vehicular operations in accordance with standards established by the American Association of State Highway Officials or the City.

   (c)   Streets shall level off to a grade not exceeding three percent for a minimum distance of 100 feet from each side of an intersection to assure starting and stopping when slippery road conditions exist.

   (d)   Angles in the alignment of street lines shall be connected by a curve with a minimum radius on the centerline of 300 feet for local and secondary streets and 520 feet for major thoroughfares. Between reverse curves on all streets there shall always be a tangent of at least 100 feet in length.

(Ord. 14-23. Passed 12-11-23.)

   (a)   Sidewalks shall be required on both sides of a street and shall be of concrete that is four inches thick, six inches thick at driveways, and five feet in width.

   (b)   Sidewalks shall connect with existing sidewalks on streets adjacent to or within the land subdivided.

   (c)   In order to facilitate pedestrian access from the streets and sidewalks to schools, parks, playgrounds, open space, or other nearby streets, the Planning Commission may require public rights-of- way or easements to ensure the perpetual unobstructed access to such facilities. Such easements shall be a minimum of ten feet and indicated on the subdivision plat.

   (d)   Street signs shall be required at all intersections and shall be erected in accordance with the specifications of the City and approved by the Planning Commission.

   (e)   Street trees (those trees planted within the street right-of-way) shall be required. All street tree planting plans, including size, species and location, shall be submitted to the Planning Commission for approval.

(Ord. 14-23. Passed 12-11-23.)

   (a)   Lots and building envelopes shall comply with the requirements of the zoning district in which the subdivision is located.

   (b)   Lot lines shall be located to form useable building sites and not merely geometric shapes enclosing the minimum area permitted. Triangular or elongated lots, or lots of other shapes, that are, because of this shape, restricted in their use as a building site, shall be avoided.

   (c)   For subdivisions of one-family or two-family dwellings fronting on a local street, the lot depth shall not exceed four times its width. This depth-to-width ratio may be increased when the rear line of such a lot abuts upon a railroad right-of-way or other incompatible nonresidential land use or topographical feature which may otherwise cause hardship in the development of the site.

   (d)   Frontage on a primary thoroughfare shall be disapproved unless the Planning Commission finds that this restriction would cause unreasonable and undue hardship. However, where subdivisions of one- family or two-family dwellings are permitted to front upon a primary thoroughfare, the lot may exceed the four to one depth-to-width ratio in order to increase safety and privacy.

   (e)   Side lot lines shall be at right angles to straight streets or radial to curved street lines. Where a street terminates on another to form a "T" intersection, the side lot lines shall be planned so that the projected centerline of the terminating street shall not be within the buildable area of the lots at the extension of the said street centerline.

   (f)   Every lot and building envelope shall have access to it that is sufficient to afford a reasonable means of ingress and egress for emergency vehicles as well as for all those likely to need or desire access to the property in its intended use.

      (1)   All driveway entrances and other openings onto streets shall be constructed so that interference with the free and convenient flow of traffic in abutting or surrounding streets is minimized.

      (2)   Driveways should not be permitted to connect onto a primary thoroughfare where a subdivision abuts such an existing or proposed primary thoroughfare.

      (3)   Driveways may be shared by up to two dwelling units, provided a maintenance agreement is established and agreed to by both owners.

   (g)   No land below the minimum lot size shall remain after subdividing unless the land is designated on the plat as common area or parkland and maintenance of the land is insured through the establishment of a property owners association or the land is dedicated to the City.

(Ord. 14-23. Passed 12-11-23.)

   (a)   Blocks shall be designed to provide for convenient access, circulation, control and safety of street traffic on the boundary streets. The lines and boundaries of blocks shall be adjusted to conform to topography and natural features and so that rear or side lot lines will conform to the City's corporation lines.

   (b)   When a parcel is too small to be laid out economically for the use intended and would result in fractional or odd-shaped lots or otherwise not conform to these planning principals, adjoining unsubdivided land should be included so that the entire block may be planned and developed as a unit.

(Ord. 14-23. Passed 12-11-23.)

   The Planning Commission may require the reservation or dedication of sites within a subdivision for schools, parks, playgrounds, walkways or other public uses where it is found that such facilities are needed to promote and protect the public health, safety and welfare. Such land shall not be further subdivided and such requirements shall not exceed ten percent of the total area of the subdivision.

(Ord. 14-23. Passed 12-11-23.)

   In all subdivisions of ten or more lots or building envelopes:

   (a)   The preliminary plat with respect to any new subdivision shall be submitted to all utility companies serving the subdivision as well as the Zoning Administrator and the Planning Commission.

   (b)   Utility easements ten feet in width for communication, electric power and street lighting distribution lines and facilities shall be provided on all front lot lines and along certain side or rear lot lines where necessary.

   (c)   Adequate provision for street light lamps and standards shall be made in accordance with a design approved by the Planning Commission.

   (d)   All utilities shall be installed underground in accordance with City codes and bonded according to Section 762.08(h).

(Ord. 14-23. Passed 12-11-23.)

   A monument shall be accurately placed at each corner, at changes in direction of the boundary at each street intersection, at points of curves of streets, at intermediate points and corners of lots and at other locations as may be required by the City Engineer. The monuments shall be either concrete six inches by six inches by thirty inches long with an iron pin in the center, or metal monuments, as approved by the City Engineer. The top of the monument shall be set at the finished grade upon the completion of the grading of the streets and lots.

(Ord. 14-23. Passed 12-11-23.)

   (a)   The following design guidelines are applicable to new construction, additions, and alterations of one- and two-family residential development.

   (b)   The purpose of these design guidelines is to:

      (1)   Enhance the attractiveness and desirability of housing options within South Euclid;

      (2)   Encourage an orderly and harmonious development pattern where new construction, additions, and alterations respect and respond to the existing built and natural environments;

      (3)   Provide guidance to property owners, developers, architects, and contractors to aid in the preparation of appropriate plans for submittal to the Architectural Review Board and Planning Commission;

      (4)   Encourage predictability in Architectural Review Board decisions by providing guidance for current and newly appointed Architectural Review Board members.

(Ord. 14-23. Passed 12-11-23.)

   (a)   All newly constructed residential development should complement and fit with structures in the immediate area and should not be so different in character that it is visually incompatible with existing structures.

   (b)   The exterior materials, architectural style, and color scheme used in any addition or alteration of a one- or two-family home should match or complement the exterior material, architectural style, and color scheme of the existing structure.

(Ord. 14-23. Passed 12-11-23.)

   (a)   New residential development should be similar in form, mass, lot coverage, and in proportion and scale to other surrounding structures in the immediate area, when possible; however, some differentiation from adjacent homes is encouraged.

   (b)   For larger massed residential development, techniques such as stepping back upper stories, off-setting secondary masses, dividing facades into smaller components, or varying materials should be considered to reduce the perceived mass of the structure.

   (c)   For visual variety, building massing for residential development should be varied by employing techniques such as but not limited to: recessed porches, bay windows, dormers, varying planes, or roof lines.

(Ord. 14-23. Passed 12-11-23.)

   (a)   Building design should not be limited to any specific architectural style, however a residential development should have a unified architectural style or unifying architectural elements.

   (b)   If there is a prominent architectural style present in the existing community or surrounding area, the architectural style of the residential development should be respectful and compatible to that style in its design. However, this should be a secondary concern if desired housing features (first floor master bedrooms, aging in place housing, etc.) prohibit a specific architectural design.

   (c)   Where appropriate, include front porches, bay windows, and other architectural elements to provide relief to the facade of the building.

   (d)   When included, front porches should be an integral part of the overall design of the home.

   (e)   The front facade of a building should face the street.

   (f)   For new construction on a corner lot, facade details should extend to both fronting streets.

   (g)   If the front facade of a residential development includes brick, stone, or simulated brick or stone material that extends to the edge of the front facade, these elements shall be extended at least two feet around the corner to the side facade.

   (h)   Homes with the same design should not be sited directly adjacent to each other.

(Ord. 14-23. Passed 12-11-23.)

   (a)   Windows and doors should be proportional in scale to the size of the building and to each other.

   (b)   Window and door placement and patterns should be consistent and fit with the overall architectural style of the building.

   (c)   Wherever possible, the first and second floor windows should be in line with each other.

   (d)   Windows, doors, or other openings shall be included on all front, rear, and side elevations of the principal structure.

   (e)   Fenestration should be used as architectural elements that add relief to the facade and wall surface.

   (f)   When appropriate to the architectural style of the home, all front facing fenestration should have consistent spacing and a unifying architectural element or pattern, including but not limited to: sills, ledges, mullions, frames, trims, or columns.

   (g)   Fenestration trim shall be at least four inches in width.

   (h)   The front door of residential development should face the street.

   (i)   Excessive window glazing or reflective window glass is discouraged.

(Ord. 14-23. Passed 12-11-23.)

   (a)   A monotony of materials is discouraged. A variety of materials should be used that emphasize the differentiation between various components of the building.

   (b)   The combination of different materials should be appropriate to the building's architectural style and design.

   (c)   Simulated finishes (e.g. artificial stone or concrete simulating stone or brick, or vinyl siding simulating wood) shall be of high quality that successfully mimics the natural material and be durable to the Northeast Ohio climate.

   (d)   Similar color schemes on homes directly adjacent to each other is discouraged.

   (e)   Exposed concrete foundation is prohibited. Foundations shall have the appearance of brick or stone through the use of split face blocks, brick veneer, pressed concrete, etc.

   (f)   Exterior Insulation Finishing System (EIFS) siding and simulated stucco panels are prohibited.

(Ord. 14-23. Passed 12-11-23.)

   (a)   A roof's form, style, and material should be compatible with the chosen architectural style of the residential development.

   (b)   Roofline variations may be used to demarcate primary building entrances, to break up larger massed front facades, and provide visual variety to the front facade of the home.

(Ord. 14-23. Passed 12-11-23.)

   (a)   Garages and accessory structures should be secondary structures on the lot and should not overshadow the primary building or residence.

   (b)   The street facing facade of an attached front-loading garage shall be recessed and not extend beyond the front facade of the primary dwelling area.

   (c)   The garage door opening of an attached front-loading garage should not comprise more than 50 percent of the linear street facade of a residential building.

   (d)   Front facing garage doors should be designed in a way that is compatible with the chosen architectural style of the rest of the home.

   (e)   The type of garage should be determined by the shape of the lot. When garages are detached, they should be sited behind the primary structure to encourage a more pedestrian friendly street frontage.

(Ord. 14-23. Passed 12-11-23.)

   (a)   An applicant appearing before the Architectural Review Board shall provide the following:

      (1)   A plat showing the dimensions of the lot to be developed, the lot number, information as to any unusual natural or topographic features and evidence that the lot has been surveyed and properly located.

      (2)   A site plan, drawn to scale, showing the location of proposed and existing buildings, driveways, parking areas, walks and landscaping, proposed finished grades and the dimensions of the aforesaid features, and the location, dimensions, and use of all buildings on adjacent lots within fifty feet of the lot lines thereof.

      (3)   Architectural plans, including front, rear, and side elevations of the proposed building, structure, or use; building and wall sections drawn to scale and properly dimensioned, showing all architectural features with clear indication and callouts of exterior finishes, materials, downspout locations, and colors to be utilized. An interior floor plan should also be included with this submission.

      (4)   A landscaping plan as outlined in Section 725.08 and Chapter 771.

   (b)   Applicants are encouraged to also present contextual photos of adjacent buildings, siding and exterior material samples, color palettes, and a minimum of one color rendering of the proposed building to the Architectural Review Board.

(Ord. 14-23. Passed 12-11-23.)