(a) Intent. In order to encourage greater attractiveness, flexibility and utilization of yard spaces, and to provide for the comprehensive review of group developments, a group of two or more contiguous single-family attached (townhouse or plex) dwellings, or a group of two or more apartment dwellings, may be designed and developed as a unit in accordance with this section. The provisions of this section apply to groups of apartments or single-family attached dwellings on land zoned in RM-D and SC Districts.
(b) Preliminary Plan of a Group Development Area. Subject to the requirements of this section, a developer shall submit to the Planning Commission a preliminary plan of a group development by filing ten copies thereof with the Planning Commission. The preliminary plan of a group development shall indicate the location and arrangement of all uses proposed for the group development area and shall, unless waived by the Planning Commission as not being applicable, indicate the following items:
(1) The topography, at two-foot contour intervals, of the proposed development area, including property lines, easements, street rights of way and existing structures, trees and landscape features, including a certificate, by the registered engineer, architect or surveyor, of the gross area of the development area in acres and square feet;
(2) The proposed vehicular and pedestrian traffic patterns, including the proposed location and design of public and private streets, the directional flow and location of existing and proposed storm and sanitary sewers, and sewers connecting with existing or proposed Municipal interceptor, outlet or trunk sewers outside of the development area, the location and design of parking and service areas, and an estimate of traffic volumes to be generated, including the assignment of traffic to proposed entrances and exits;
(3) The proposed assignment of use and subdivision of all land, including private land and common land, with a certificate by a registered engineer or surveyor of the gross area of each use of the development area in acres and square feet;
(4) The location of all structures in the development area to be retained, all structures to be removed, and all structures lying outside of the boundaries of the development area, located within 200 feet thereof;
(5) The proposed forms of covenants running with the land, deed restrictions (including those with respect to the use of the common land), covenants, restrictions or easements proposed to be recorded, and covenants proposed for maintenance;
(6) A schedule of construction and cost estimates for the completion of the development, including all public and private improvements in the development area; and
(7) Such other relevant information as the Planning Commission may require.
Upon receipt of a preliminary plan, the Planning Commission shall transmit a copy to the City Engineer, the City Planner, and, at the Planning Commission's discretion, the Police and Fire Departments. A copy of all covenants, restrictions and easements to be recorded and covenants for the maintenance of common areas shall be submitted to the Law Director. All parties reviewing plans and legal documents shall submit this report and recommendation in writing to the Planning Commission within thirty days after the initial submission of plans and documents. Within sixty days after a preliminary plan has been filed, the Planning Commission shall evaluate the preliminary plan and recommendations listed above, and shall make a finding that the preliminary plan complies with the regulations, standards and criteria prescribed by this Zoning Code for a group development, or a finding of any failure of such compliance, and shall act to approve, disapprove or modify such preliminary plan.
(c) Final Plan of a Group Development Area. The developer of any parcel or parcels of land for which a preliminary plan has been approved by the Planning Commission may prepare and submit a final plan of the group development area, or a phase thereof. The final plan shall contain, unless waived by the Planning Commission as not being applicable, the following items:
(1) A site plan, including the proposed public and private street system with rights of way, all easements, the use and subdivision of all land, including common and private land, and the location of each existing structure to be retained;
(2) A plat of the development area showing street rights of way, subdivided and common land, and easements, in accordance with the requirements of the Subdivision Regulations of North Royalton which shall be in a form for recording;
(3) Detailed plans and specifications for all streets, sidewalks, storm and sanitary sewers, water mains, street illumination and all other site features of the development area or that portion of the development area to be developed, designed in accordance with the Subdivision Regulations and Building Codes of North Royalton;
(4) A detailed landscape plan showing all site features and finished grading for public and private lands within the development area;
(5) The final form of covenants running with the land, deed restrictions (including the use of common land), covenants, restrictions or easements to be recorded, declarations of covenants, restrictions and bylaws of a home association and its incorporation, and declaration of condominium ownership and other covenants, if any, for maintenance;
(6) The estimated project cost, including estimates for all public and private improvements;
(7) A construction schedule and land disposition program; and
(8) In the event the final plan of a development area includes the subdivision of land, any map, plat or other data required for compliance with the provisions of the Subdivision Regulations of North Royalton.
If the Planning Commission finds that the final plan is in accordance with and represents a detailed expansion of the preliminary plan previously approved, that all agreements, contracts, deed restrictions, dedications, declarations of ownership and other required documents are in acceptable form and have been executed, and, where applicable, all provisions of the North Royalton Subdivision Regulations have been complied with and approvals obtained from the Engineer, then the Commission shall, within sixty days after a final plan has been filed, approve such final plan. Following approval of a final plan of a group development, the Building Commissioner shall be so notified and building and other prints may be issued upon payment of required fees.
If the Planning Commission determines that the final plan is not in substantial accordance with the intent of the approved preliminary plan, the developer shall be required to either resubmit, subject to full review, a new preliminary plan, or modify and resubmit a final plan which represents a detailed expansion of the preliminary plan previously approved.
A developer, having obtained final approval of a preliminary plan of a development area, may accomplish the development in progressive stages as may be approved by the Planning Commission.
When the final plan of the development area provides for partial development of the total area for which a preliminary plan has been approved, the Planning Commission may require detailed plans for all improvements in the development area to permit evaluation of the development of the entire parcel before development in progressive stages may be approved.
(d) Permitted Main Buildings and Uses. Permitted main buildings and uses in a group development area are the same as those permitted in RM-D Zoning Districts.
(f) Townhouse Dimensions. Townhouse dimensions in a group development area shall be in accordance with Section 1270.06(g).
(g) Land Planning Criteria. The following planning criteria are hereby established to guide the design and development of a group development area. The design criteria set forth in this section are intended to provide considerable latitude and freedom to encourage the imaginative arrangement of buildings, open space and landscape features, including walks, drives and parking. Although latitude in design is encouraged, the following design shall be met in a group development area.
(1) Access. Dwelling units within a group development area may be arranged in clusters. Each dwelling unit within such group or cluster shall be accessible, by means of a private cluster drive, to service emergency vehicles in a manner acceptable to the City Engineer, provided that:
A. The method of construction and construction materials for private drives meet accepted engineering practice and are approved by the City Engineer.
B. The location, design and construction of all utilities on private or "common" land are approved by the City Engineer.
C. The preservation and maintenance of all private drives and utilities on private land are assured by compliance with the requirements of Ohio R.C. Chapter 5311, and the Declaration of Condominium Ownership, including Drawings and Bylaws, are approved by the Law Director.
(2) Parking. Parking in a group development area shall be in accordance with the requirements set forth in Chapter 1282.
(Ord. 89-210. Passed 2-6-90.)