Chapter 1127: Residential Districts: Attached Single-Family


Cross references

  • Night parking of commercial vehicles - see TRAF. 351.15
  • Dwelling defined - see P. & Z. 1107.07
  • Off-street parking - see P. & Z. 1141.05
  • Signs permitted - see P. & Z. 1143.07

1127.01   Intent

In addition to the applicable provisions of the intent stated in Section 1105.03, it is the intent of these district regulations to promote development of medium-density clustered housing in order to appropriately and efficiently utilize limited remaining vacant land in the community.
(Ord. 2019-39. Passed 8-13-19.)

1127.02   Permitted uses

In an ASF District, buildings and land shall be used by right only for the main and accessory uses set forth below:

  1. (a) Main Uses.

    1. (1) Detached single-family dwellings as permitted in R1-50 Districts and as regulated in Chapter 1125.

    2. (2) Attached single-family dwellings where more than one (1) main building may be grouped on a lot provided that such grouping shall comply with the requirements of this District.

  2. (b) Accessory Uses.

    1. (1) Private swimming pools as regulated in Section 1125.04(d)(1) of this Planning and Zoning Code, and other private recreational uses, including community center buildings.

    2. (2) Landscape features, fences, walls and hedges as regulated in Chapters 1142 and 1148 of this Planning and Zoning Code.

    3. (3) Utility, maintenance, sanitation and storage facilities completely enclosed within otherwise permitted buildings.

    4. (4) Central air-conditioner units, heat pumps, generators, as regulated in Section 1125.04 (e) and (f) of this Planning and Zoning Code.

    5. (5) Signs, as regulated in Chapter 1143.

    6. (6) Home occupations, renting of rooms as regulated in Section 1125.05 of this Planning and Zoning Code.
      (Ord. 2019-39. Passed 8-13-19.)

1127.03   Area regulations

In an ASF District, attached single family dwellings shall be developed and maintained in accordance with the following area regulations:

  1. (a) Development area: 3 acres minimum.

  2. (b) Density: 8 dwelling units per acre maximum.

  3. (c) Lot width at building line: 200 feet minimum.

  4. (d) Lot width at street line: 60 feet minimum at each vehicular entrance and along the length of each vehicular access through a yard area.

  5. (e) Building coverage: 25% of lot area, maximum, for all main and accessory buildings.

  6. (f) Dwelling unit width: 20 feet minimum,

  7. (g) Dwelling units per structure: 8 units maximum.

  8. (h) Dwelling unit area: 1,400 square feet minimum for one and two-bedroom units and 200 square feet for each additional bedroom.

  9. (i) Common open space: 750 square feet of lot area, minimum, per dwelling unit as defined and regulated in Section 1127.07(d).

  10. (j) Private open space: 240 square feet, minimum, of private open space provided contiguous to each dwelling unit and differentiated from common areas by means of such approved features as plantings, fences, walls, screens, patios, etc.

  11. (k) Utility and Storage Area: 100 square feet of utility and storage area provided on the ground floor or basement level of each dwelling unit in addition to the dwelling unit area.
    (Ord. 2019-39. Passed 8-13-19.)

1127.04   Height regulations

In an ASF District, attached single-family dwellings and other structures shall be developed and maintained in accordance with the following height regulations.

  1. (a) Buildings: 35 feet, maximum.

  2. (b) Accessory structures: Six feet maximum for accessory structures which are not buildings; twelve feet maximum for tennis court fences as regulated in Section 1148.05(d)(2).

  3. (c) Exceptions to height limit: Chimneys and antennas located on a main building may exceed the height limit established for buildings but are limited to a maximum height of ten feet above the roof line.
    (Ord. 2019-39. Passed 8-13-19.)

1127.05   Yard and setback regulations

In an ASF District, attached single-family dwellings and other structures shall be developed and maintained in accordance with the following regulations. Landscape features, gardens, fences, walls and signs shall be permitted in setback areas, provided that such uses conform to applicable regulations of this Planning and Zoning Code.

  1. (a) Main Buildings. The minimum setback from a lot line to a main building shall be as set forth below.

    1. (1) To a street right-of-way line: 35 feet.

    2. (2) To an R1 District line: 35 feet.

    3. (3) To another lot line: 25 feet.

  2. (b) Accessory building, structure or use. The minimum setback from a lot line to an accessory building, structure, or use shall be as set forth below:

    Minimum Setback (feet)

    Accessory Uses To Front Lot Line To R1 District Line To Other Lot Line
    Buildings and Structures * 35 15
    Surface Parking Area * 10 5
    Private Roads * 10 5
    Recreation Facilities * 30 10
    Walkways 0 5 5

    *Not permitted in front yards, except that private roads are permitted only as necessary in providing access to a public right of way.

  3. (c) Projection of Building Features into Setbacks.

    1. (1) Certain architectural features may project from a main building into any setback a maximum distance of three feet. However, no such feature shall extend to within three feet of a side lot line or into a setback any distance greater than a setback line that has been established by a variance. For purposes of this subsection, architectural features shall include awnings, balconies, bay windows, belt courses, canopies, cornices, projecting eaves and other overhangs.

    2. (2) Entrance features not exceeding forty-eight (48) square feet may project from a main building into a setback a maximum distance of six feet provided that no projection shall extend into a setback any distance greater than a setback line that has been established by a variance. Entrance features shall include steps, landings, platforms and unenclosed porches not extending above the first floor.

    3. (3) Structures such as porches, balconies, platforms, decks, patios, and similar architectural projections that exceed forty-eight (48) square feet shall meet the setback requirements of the main building.
      (Ord. 2019-39. Passed 8-13-19.)

1127.06   Distances between buildings and uses

In an ASF District, attached single-family dwellings and other structures shall be developed and maintained in accordance with the following regulations regarding the required distances between buildings and other uses.

  1. (a) Definitions and Measurement Standards. The following definitions and measurement standards shall apply to terms used in this section.

    1. (1) Main wall. Any exterior wall(s) of a residential building containing the principal windows of a living, dining or sleeping room or rooms.

    2. (2) Secondary wall. Any exterior wall(s) of a residential building other than a main wall, containing minor windows of a dining or sleeping room, principal or minor windows of a kitchen or bathroom, or no windows.

    3. (3) Overlapping walls. A wall of one building shall be considered as overlapping a wall of a second building when perpendicular lines extended from that wall intersect the second wall.

    4. (4) Length of overlap. The “length of overlap” shall be considered as the length of the portion of one wall from which perpendicular lines will intersect a second wall. In determining the length of overlap, the minimum possible overlap shall be used for computation.

    5. (5) Facing walls. Although more than one set of walls may be “overlapping” in the relationship between two buildings, only one set of two walls shall be considered “facing”. Facing walls shall be those two overlapping walls for which the length of overlap is the greatest.

  2. (b) Schedule of Distances. The minimum distance between walls of main buildings and other walls or uses shall be as set forth in the following schedule:

    Building Wall Other Wall or Use Minimum Distance (feet)
    Main wall, facing: another main wall 40+x
      secondary wall 30+x
      accessory building 30
    Secondary wall, facing: another secondary wall 25+x
      accessory building 20
    Accessory building, facing: another accessory building 15
      private road 10

    x = length of overlap divided by 5
    (Ord. 2019-39. Passed 8-13-19.)

1127.07   Design regulations and standards

In an ASF District, attached single-family dwellings and other structures shall be developed and maintained in accordance with the following design regulations and standards.

  1. (a) Building Design. In order to enhance privacy and to reduce the apparent mass of the buildings, the alignment of attached single-family dwellings should be varied and the facades of not more than every two dwelling units shall be offset by at least sixteen inches. Variations in exterior features such as facade, width, color, exterior materials and roof lines shall be deemed desirable. Furthermore, parallel arrangements of buildings should be avoided.

  2. (b) Site Design. Attached single-family developments shall be designed to complement the topography of the land in order to utilize natural contours, economize in the construction of utilities, reduce required grading, and maximize the conservation of trees, watercourses and other natural features. Natural features and other distinctive characteristics of the site shall be integrated into the plan to create functional variations in the arrangements of dwellings, open spaces and accessory uses.

  3. (c) Modifications to Area, Yard and Setback Requirements. With respect to properties of irregular shape, or unusual topography, relative to other properties in the same Zoning District, the Planning and Zoning Commission may modify requirements regarding areas, yards, setbacks and distances between uses if compliance with these requirements is either clearly infeasible or contrary to compliance with the design regulations and standards of this section. However, the maximum permitted density shall not be increased by reason of this provision. Applicants shall first seek modifications under this section prior to filing an application as set forth in Section 1111.03 for a variance for areas, yards, setbacks and distances between uses.

  4. (d) Common Open Space. As required in Section 1127.03(i), at least 750 square feet of land per dwelling unit shall be reserved as common open space in each ASF District.

    1. (1) Required characteristics. Land designated as common open space under the provisions of this section shall conform to the characteristics described below.

      1. (A) Common open space shall consist of land or a combination of land and water of such condition, size and shape as to be usable for passive recreation and/or scenic enjoyment as appropriate to the site, the surrounding area, and the expected resident population. Such area shall contain no structures other than those related to recreational use and shall not include roads, parking areas or private open space.

      2. (B) Setback areas shall be excluded in the computation of common open space.

      3. (C) Consideration shall be given to the arrangement and location of common open space to take advantage of physical characteristics of the site and to place common open space within easy access and view of dwelling units. Common open space shall not be separated from the development by existing roads.

      4. (D) Common open space shall not be depleted, reduced in size or converted to any other use.

    2. (2) Ownership and maintenance.

      1. (A) The applicant shall submit copies of the proposed documents which provide for the permanent preservation of open space at the time of application for development. No application shall be approved until such documents are acceptable to the Municipality and the Law Director in form and content.

      2. (B) Such common open space, including any recreational facilities proposed to be constructed in such space, shall be clearly delineated on the site plan together with descriptive data as to the methods to be employed to preserve and maintain such open space.

      3. (C) In the event the open space is owned in common by more than one owner directly or indirectly, a non-profit association shall be incorporated under the laws of the State of Ohio and shall own the open space in unencumbered fee simple title.

      4. (D) All common open space shown on the site plan must be owned by an association or corporation solely owned and controlled by the dwelling unit owners, and subject to legally enforceable declarations and restrictions. Such declarations and restrictions shall grant enforcement rights to the Municipality as a third-party beneficiary, and shall be reviewed by and must obtain approval of the Law Director before final approval for development will be granted. .

  5. (e) Pedestrian Circulation. Each attached single-family residential development shall be served by a comprehensive walkway system adequately separated from vehicular circulation, connecting residential buildings to parking and recreation areas.

  6. (f) Utility Equipment. All utility lines serving an attached single-family residential development shall be located underground.
    (Ord. 2019-39. Passed 8-13-19.)

1127.08   Off-street parking regulations

In addition to the applicable regulations of Chapter 1141, the following parking regulations shall apply in an ASF District.

  1. (a) Common Parking Areas. In addition to the parking required in Chapter 1141, a minimum of one-half (0.5) off-street parking space per attached single family dwelling unit shall be provided in unenclosed common parking areas distributed throughout the development in a manner providing convenient access to all dwelling units.

  2. (b) Garages. Each garage shall be provided for the exclusive use of a single dwelling unit and shall be attached to the residential structure which contains that unit. Such garages may be attached to one another at side walls in order to improve design.

  3. (c) Prohibited Activity. The rebuilding, overhauling or dismantling of an automotive vehicle or the storage of motor or body parts in an open yard is prohibited. The outside parking and storage of recreational vehicles is prohibited.
    (Ord. 2019-39. Passed 8-13-19.)

1127.09   Supplemental regulations

For regulations regarding off-street parking and loading, lighting, landscaping, signs and environmental performance, refer to Chapters 1141 - 1150 of the Planning and Zoning Code. (Ord. 2019-39. Passed 8-13-19.)