In RMF-10 and RMF-15 Districts, land and structures shall be developed and maintained in accordance with the following design regulations and standards.
(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.
(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.
(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.
(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) Required characteristics. Land designated as common open space under the provisions of this section shall conform with the characteristics described below.
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.
B. Setback areas shall be excluded in the computation of common open space.
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.
D. Common open space shall not be depleted, reduced in size or converted to any other use.
(2) Ownership and maintenance.
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.
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.
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.
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.
(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.
(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.
(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.)