Chapter 1129: Residential Districts: Multi-Family

Sections

Cross references

  • Dwelling defined - see P. & Z. 1107.07
  • Off-street parking - see P. & Z. 1141.05
  • Signs permitted - see P. & Z. 1143.07

1129.01   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 relatively high-density housing under conditions which maximize open space and minimize disturbance to adjoining lower-density residential areas.
(Ord. 2019-39. Passed 8-13-19.)

1129.02   Permitted uses

In RMF-10 and RMF-15 Districts, buildings and land shall be used by right for only the main and accessory uses set forth below.

  1. (a) Main Uses.

    1. (1) Attached single-family dwellings, as regulated in Chapter 1127 of this Planning and Zoning Code.

    2. (2) Multi-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) Parking areas, roads and walkways

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

    3. (3) Landscape features and private gardens as regulated in Chapter 1142 of this Planning and Zoning Code.

    4. (4) Fences, walls and hedges as regulated in Chapter 1148 of this Planning and Zoning Code.

    5. (5) Utility, maintenance, sanitation and storage facilities completely enclosed within an otherwise permitted main or accessory building.

    6. (6) Rooftop mechanical equipment necessary for the normal operation of the development.

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

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

1129.03   Area regulations

In RMF-10 and RMF-15 Districts, land and structures shall be developed and maintained in accordance with the following area regulations.

  1. (a) Lot Size: 2 acres minimum.

  2. (b) Density: RMF-10: 10 dwelling units per acre maximum; RMF-15: 15 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: 30% of lot area, maximum, for all main and accessory buildings.

  6. (f) Common Open Space: 750 square feet of lot area, minimum, per dwelling unit, as defined and regulated in Section 1129.07(d).

  7. (g) Dwelling Unit Area: 750 square feet minimum for a one-bedroom unit and 150 square feet for each additional bedroom.

  8. (h) Storage Area: 60 square feet minimum per dwelling unit provided in a common area enclosed within each main building in addition to the minimum required dwelling unit area.
    (Ord. 2019-39. Passed 8-13-19.)

1129.04   Height regulations

In RMF-10 and RMF-15 Districts, structures shall be developed and maintained in accordance with the following height regulations.

  1. (a) Main Buildings. 35 feet maximum

  2. (b) Accessory Structures. Fifteen feet maximum.

  3. (c) Rooftop Equipment. Rooftop mechanical equipment as permitted under Section 1129.02(b)(6) may extend a maximum of ten feet above the highest point of the building on which it is located, provided such equipment conforms to Section 1129.07(f) and is set back from any building face a distance at least equal to the height by which it exceeds the building height.
    (Ord. 2019-39. Passed 8-13-19.)

1129.05   Yard and setback regulations

In RMF-10 and RMF-15 Districts, land and structures shall be developed and maintained in accordance with the following yard and setback 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. Other accessory uses are permitted in setbacks only in accordance with the setback regulations of subsection (b) hereof.

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

    Minimum Setback (feet)

    Number of Stories in Main Building To Street R.O.W. To R1 District Line To Other Lot Line
    1 35 35 15
    2 35 45 25
    3 35 55 35

  2. (b) Setbacks. 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.)

1129.06   Distances between buildings and uses

In RMF-10 and RMF-15 Districts, land and 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 greater.

  2. (b) Schedule of Distances. The minimum distance between walls of main buildings and other walls or uses shall 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
      recreation facility 30
    Secondary wall, facing: another secondary wall 25+x
      accessory building 20
      recreation facility 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.)

1129.07   Design regulations and standards

In RMF-10 and RMF-15 Districts, land and structures shall be developed and maintained in accordance with the following design regulations and standards.

  1. (a) Building Design. The maximum length of any multi-family residential building shall be 100 feet. Buildings may be attached if it is determined by the Planning and Zoning Commission that site design will be improved as a result. However, attached buildings shall be designed with visible offsets or setbacks not less than six feet in depth or with substantial variations in alignment. To reduce the apparent mass of buildings, variations in facade, width, color, exterior materials and roof lines shall be deemed desirable; furthermore, parallel arrangements of buildings should be avoided.

  2. (b) Site Design. Multi-family residential 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 1129.03(f), at least 750 square feet of land per dwelling unit shall be reserved as common open space in RMF-10 and RMF-15 Districts.

    1. (1) Required characteristics. Land designated as common open space under the provisions of this section shall conform with 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 active 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 or parking areas.

      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 such open space in unencumbered fee simple title.

      4. (D) All common open space shown on the site plan must be owned in unencumbered fee simple title 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 multi-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 a multi-family residential development shall be located underground. All rooftop mechanical equipment shall be enclosed in a manner which complements the architectural style of the building on which it is located.

  7. (g) Off-Street Parking. In addition to the applicable regulations of Chapter 1141, in multifamily developments, a minimum of one-half (0.5) off-street parking space per dwelling unit shall be provided in unenclosed common parking areas distributed throughout the development in a manner providing convenient access to all dwelling units.
    (Ord. 2019-39. Passed 8-13-19.)

1129.08   Supplemental regulations

  1. (a) 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.

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