Strongsville City Zoning Code
CHAPTER 1268
PDA District Uses, Criteria, Standards and Regulations
1268.01 INTENT.
Uses, criteria, standards and regulations are established in this chapter with respect to planning of land and the arrangements of buildings and open spaces for those areas in standard Residential and Business Districts which are included in a planned development area and which are covered by preliminary and final plans for their development. The application of the criteria, uses, standards and regulations set forth in this chapter are intended to result in the optimum development and use of land in the City. They are intended to ensure full consideration of every planning element pertinent to the objective of preserving the present character of the City and enhancing its amenities in order that in the ultimate result all improvement values will have been considered and planning objectives will be fully explored.
(Ord. 1978-165. Passed 10-16-78.)
(Ord. 1978-165. Passed 10-16-78.)
1268.02 PERMITTED BUILDINGS AND USES.
Buildings and land shall be used, and buildings shall be erected, altered, moved and maintained, in a Planned Development Area District, only in accordance with the following uses:
(a) Main Buildings and Uses.
(1) PDA-1.
A. All types of one-family dwellings;
B. Townhouses; and
C. Schools, libraries, churches, public and private parks and playgrounds.
(2) PDA- 2.
A. All types of one-family dwellings;
B. Townhouses and apartments as permitted in RMF-1 Districts;
C. Retail business and office uses permitted and as regulated in other sections of this Zoning Code if the area to be included in the development area has been zoned to permit such use or if such area and use is so designated on the officially adopted Comprehensive Plan or any subsequent amendment thereto; and
D. Schools, libraries, churches, public and private parks and playgrounds.
(b) Accessory Buildings and Uses.
(1) A private garage attached to or located in a one-family dwelling; parking area for the use of guests of the occupants of one-family dwelling units;
(2) Storage garages accessory to an apartment building or to groups of town houses; parking areas for the use of guests of the occupants of multifamily dwelling units; and
(3) Gardens, fences, walls, pools and other recreation facilities on private or common land; and
(4) Accessory buildings and uses to retail business uses enumerated and as regulated in other sections of this Zoning Code when such main use is part of a planned development area.
(Ord. 1978-165. Passed 10-16-78.)
(Ord. 1978-165. Passed 10-16-78.)
1268.03 LAND PLANNING CRITERIA.
The following planning criteria are established to guide and to control the planning, development and use of land in a Planned Development Area (PDA) District.
(a) Building Arrangements. The design criteria set forth in this section are intended to provide considerable latitude and freedom to encourage variety in the arrangement of the bulk and shape of buildings, open space and landscape features. The dwellings may be arranged in various groups, courts, sequence or clusters with open spaces organized and related to the dwellings so as to provide privacy and to form a unified composition of buildings and space.
Although latitude in design is provided and encouraged, the following design conditions should be assured in planned development areas:
(1) The adjoining properties shall be protected from loss of light, air and view because of the proximity of the bulk or shape of a neighboring building.
(2) Through skillful design, usability and accessibility of an open space on an adjoining lot shall be obtained, while privacy is assured within such adjoining dwelling.
(3) Required yards and setbacks should not be excessive so as to prevent the reasonable development of open land for landscaped features, recreation or other private uses.
(4) The latitude in design should also apply to the planning of landscape features, such as walls, fences, hedges and other features, to create a variety of common open spaces and private areas.
(b) Local Circulation System. Each dwelling shall be served by a local street or driveway, planned so as to exclude all through traffic. The vehicular circulation system and parking facilities shall be designed to fully accommodate the automobile with safety and efficiency without allowing it to dominate and destroy the form of the area.
Driveways for group developments and local streets shall be connected to major collector and local collector streets at locations where the traffic can be controlled and operated effectively with minimum interference to the capacity of the major and collector streets.
(c) Topography and Site Appearance. It is a requirement of this Zoning Code that such developments shall be designed to take advantage of the topography of the land in order to utilize the natural contours, to economize in the construction of utilities, to reduce the amount of grading and to maximize the conservation of trees and topsoil. The natural features and other distinctive characteristics of the site shall be integrated into the plan to create functional variations in the arrangements of buildings, open spaces and site features.
The service to a development area of all utilities shall be entirely under ground and shall be installed in compliance with appropriate ordinances and regulations of the City.
(d) Private Land. In the planning of one-family and townhouse developments in a variety of groups or clusters, land should be provided for the private outdoor use of the occupants at such locations as the entrance and garden side of the dwelling.
(e) Common Land. The common land shall be readily accessible and of such con dition, size and shape as to be usable for recreation, natural and landscaped areas. The integrity of the common land shall be guaranteed from further division or other changes through deed indenture by explicit prohibition of other than the intended uses and exempt from further amendment except upon prior approval by Council.
(f) Unified Boundary. The design at the development area boundaries shall be unified with adjoining development. Within the development area, extensive parking areas, service areas and other features likely to have adverse effects on surrounding property shall be screened against viewing from first stories outside the development. Screening shall also be provided against adverse views from within the development against lights, noise or other undesirable conditions in the surroundings.
(Ord. 1978-165. Passed 10-16-78.)
(Ord. 1978-165. Passed 10-16-78.)
1268.04 AREA AND DENSITY REGULATIONS.
The various area, yard and height regulations of a planned development area in a Planned Development Area (PDA) District are defined and set forth in this section.
(a) Development Area. The minimum area to qualify as a planned development area shall be not less than fifty contiguous acres for a PDA-1 District and 150 contiguous acres for a PDA-2 District. Contiguous property of less than fifty acres and 250 acres, respectively, may be added to a previously established PDA-1 or PDA-2 District in accordance with the provisions of Chapter 1266.
(b) Development Area Density. The overall residential density of a development area shall remain unchanged and conform to the basic overall density requirements of the standard Residential Districts prior to transfer to a PDA District, provided, however, that the overall density requirements for the development area may be increased to correspond with any increase indicated on the officially adopted Comprehensive Plan.
The overall residential density in standard Residential Districts shall be in accordance with the following schedule:
District | Density (Maximum Dwelling Units Per Acre) |
R1-100 | 2.0 |
R1-75 | 2.75 |
RMF-1 | 15.0 |
(Ord. 1978-165. Passed 10-16-78.)
1268.05 PERIPHERAL SETBACKS.
Along the boundary of any Planned Development Area (PDA) District, each nonresidential building shall be set back at least seventy-five feet from adjoining private property outside the PDA District, and each residential building shall be set back from adjoining residential buildings outside the PDA District in accordance with the provisions of Section 1252.05 of this Zoning Code.
(Ord. 1978-165. Passed 10-16-78.)
(Ord. 1978-165. Passed 10-16-78.)
1268.06 REQUIRED OPEN SPACE.
In any Planned Development Area (PDA) District, the total public or common space shall be not less than twenty percent of the gross acreage of the Planned Development Area.
Common open space shall be protected by recorded covenants and restrictions to assure that such open space will be permanently preserved and maintained.
The Planning Commission may require that appropriate recreation facilities be incorporated in the development plan as an open space use. Such facilities may include, but are not limited to, the following:
(a) Tot lot (play area for small children);
(b) Walkways, bikeways and bridle paths;
(c) Putting green;
(d) Shuffleboard courts;
(e) Tennis courts;
(f) Swimming pool and bathhouse; and
(g) Clubhouse.
(Ord. 1978-165. Passed 10-16-78.)
(Ord. 1978-165. Passed 10-16-78.)
1268.07 LAND PLANNING REGULATIONS FOR ONE-FAMILY DWELLINGS IN A DEVELOPMENT AREA.
The following regulations shall control the planning, development and use of one-family dwellings in a planned development area.
(a) Development Area Occupied Exclusively by One-Family Dwellings. In the portion or portions to a development area in which one-family dwellings are constructed and maintained, it is intended that such portion or portions are to be used exclusively for one-family use and no townhouse or multifamily dwelling shall be constructed.
(b) Variation in Area, Yard and Height Regulations. In any Planned Development Area (PDA) District, minimum area, yard and height regulations for any one-family detached dwelling shall be in accordance with Section 1252.05, except that the following variations to such regulations may be allowed:
(1) Minimum lot area. The minimum lot area per dwelling unit shall be 9,750 square feet.
(2) Minimum width of lot. Each one-family zoning lot within a PDA District shall abut upon a dedicated street for a minimum distance of seventy-five feet. On curved streets, the lot width at the front lot line may be less, provided the lot width at the building line is at least seventy-five feet.
(3) Minimum front yard depth. The minimum front yard depth on a local street shall be thirty feet, and on a local collector street forty feet, as measured from the street right-of-way line.
(4) Side yards. The side yards in a PDA District shall be in accordance with the provisions of Section 1252.05.
(c) Yards for Accessory Buildings and Uses. The yards for accessory buildings and uses shall be in accordance with the provisions of Section 1252.15.
(d) Dwelling Unit Area Requirements. In any PDA District, the minimum area of a one-family dwelling shall be as provided in Section 1252.22(b).
(Ord. 2012-085. Passed 9-17-12.)
(Ord. 2012-085. Passed 9-17-12.)
1268.08 LAND PLANNING REGULATIONS FOR MULTI-FAMILY DWELLINGS IN DEVELOPMENT AREAS.
The following regulations shall control the planning, development and use of multi-family dwellings in a planned development area:
(a) Development Area Occupied Exclusive by Multi-Family Dwellings. In the portion or portions of a development area in which townhouses and apartment dwellings are constructed and maintained, it is intended that such portion or portions are to be used exclusively for multi-family dwellings and no one-family dwellings shall be constructed.
(b) Density. Multi-family dwellings in a development area need not be distributed at a uniform density throughout the multi-family portion of a development area, but the number of dwelling units included within the apartment dwellings located in the apartment portion of the development area shall not exceed fifteen such units per acre. The number of dwelling units included within the townhouse dwellings located in the townhouse portion of the development area shall not exceed eight per acre. Townhouses in a Planned Development Area (PDA) District shall be designed in such a manner that each townhouse unit shall abut and have access to private or common open space.
(c) Area, Yard and Height Regulations. In any PDA District, minimum area, yard and height regulations for any townhouse or apartment dwelling shall be in accordance with Section 1252.05 of this Zoning Code.
The minimum distance between any two multi-family dwellings or parts thereof, or between a multi-family dwelling and a lot line in a development area, shall vary according to the length and height of multi-family buildings. Such minimum distance shall be determined by the formulas included in Section 1252.06.
(d) Yards for Accessory Buildings and Uses. In the multi-family portion of a development area, yards for accessory buildings and uses shall be in accordance with the provisions of Section 1252.15.
(e) Dwelling Unit Area Requirements. In any PDA District, the minimum area of a townhouse and apartment dwelling shall be as provided in Section 1252.22(b).
(f) Distribution of Dwelling Units. In any PDA District, the distribution of townhouse and apartment units shall not exceed the following:
(1) PDA- 1 Townhouses 35%
(2) PDA- 2
A. Townhouse 25%
B. Apartment 20%
(g) Buildings Permitted on Zoning Lot. Any multi-family development shall abut upon a public street. However, each multi-family dwelling of a group, sequence or cluster need not so abut so long as each dwelling is accessible to service and emergency vehicles.
(Ord. 2012-085. Passed 9-17-12.)
1268.09 APARTMENT, TOWNHOUSE AND BUSINESS DEVELOPMENT PLANS.
Development plans for all apartment and townhouse dwellings and all business and office uses in any Planned Development Area (PDA) District shall be prepared in accordance with all applicable provisions of this Zoning Code and submitted to the Planning Commission for its review and approval before any building permits covering such apartment, townhouse, business or office use will be issued.
(Ord. 1978-165. Passed 10-16-78.)
(Ord. 1978-165. Passed 10-16-78.)
1268.10 SIGNS.
Signs for residential purposes in a PDA-1 District shall be permitted and regulated in accordance with Section 1272.07, Residential District signs.
Signs for public facilities uses in a PDA-1 District shall be permitted and regulated in accordance with Section 1272.08, Public Facilities District signs.
(Ord. 2009-155. Passed 11-16-09.)
1268.11 PARKING AND GARAGE FACILITIES.
Private and storage garages and open off-street parking areas shall be permitted in Planned Development Area (PDA) Districts if accessory to a dwelling or group of dwellings in accordance with the standards and regulations set forth in Chapter 1270.
(Ord. 1978- 165. Passed 10-16-78.)
(Ord. 1978- 165. Passed 10-16-78.)
1268.12 REGULATIONS FOR R1-75 AND RMF-1 DISTRICTS APPLICABLE.
Since the uses of land authorized in the R1-75 and RMF-1 Standard Residential Districts are also authorized in Planned Development area (PDA) Districts, the regulations established in this Zoning Code to control the planning, development and use of land in R1-75 and RMF-1 Standard Residential Districts are hereby declared applicable to the planning, development and use of land in PDA Districts, except to the extent that they may be inconsistent with the criteria for the planning, development and use of land established in this chapter. In the event of any inconsistency, the provisions of this chapter shall prevail.
(Ord. 1978-165. Passed 10-16-78.)
(Ord. 1978-165. Passed 10-16-78.)