(a) Lot Requirements for Cluster Dwellings.
Single Family Detached Cluster Dwellings | Single Family Attached Cluster Dwellings | Senior Housing in Attached or Detached Cluster Dwellings | |
Minimum Development Area | 10 acres | 10 acres | 5 acres |
Maximum Density (units/acre) | |||
Recorded lots, not condominiums | 3.0 | 2.3 | 4.0 |
Condominium | 1.7 | ||
Lot Size; Minimum | 10,000 sq. ft. (previously 15,000) | 10,000 sq. ft. (previously 15,000) | 5,000 sq. ft. |
Lot Width; Minimum | 50 feet | 30 feet | 50 feet |
(b) Minimum Yard Requirements.
Single-family Detached Cluster Dwellings | Single-family Attached Cluster Dwellings | Senior Housing in Attached or Detached Cluster Dwellings | ||
Front Yard 1 | 35 feet (20) | 35 feet (20) | 25 feet (20) | |
Side Yard | 5 feet (previously 15) | 5 feet (previously 15) | 5 feet | |
Rear Yard | 30 feet (previously 50) | 30 feet (previously 50) | 30 feet | |
Between buildings | 15 feet | 25 feet | 25 feet | |
Setback from Other Zoning Districts | 40 feet | 40 feet | 40 feet | |
Accessory buildings | Front | Accessory buildings not permitted in a front yard | ||
Side/rear | 15 feet (previously 20) | 15 feet | 15 feet | |
1 Side loaded garages may be permitted 20' from a public right of way
(c) Minimum Dwelling Unit Floor Area.
The minimum floor area for a cluster detached or attached single-family dwelling unit shall be:
One-story | 1,200 square feet |
More than one story | 1,500 square |
(d) General Cluster Development Standards.
(1) All land not included in lots or public roadways shall be preserved as common open space.
(2) All required parking which is to be enclosed shall be in enclosed attached garages with permanent roof, continuous foundation, concrete floor and exterior walls pierced only by windows and doors.
(3) All roof eaves of a main building shall be provided with gutter and downspouts that are connected to an approved storm sewer, drain or ditch.
(4) All driveways and parking areas shall be paved with bituminous or concrete and designed and improved with catch basins, positive drainage and curbing where serving more than four dwelling units.
(5) Buffering and landscaping of sufficient size, type, and density shall be planned and installed to visually separate R-3 developments from other zoning districts and uses.
(7) A development plan is required for all cluster and attached single-family developments in the R-3 Cluster District as provided in Chapter 1171.
(e) Additional Standards for Attached Cluster Dwellings.
(1) For the purposes of this Chapter 1130, "attached cluster dwellings" shall be defined as buildings containing 2 to 4 dwelling units, with each dwelling unit having a substantial ground level floor and with each unit attached on not more than two sides to other dwelling units in the building. Units in attached cluster dwellings shall not be placed above other units.
(2) Attached dwellings shall be limited to four dwelling units per building.
(3) Attached units shall have a variety of wall planes and setbacks so that no wall is longer than 40 feet without a change in horizontal plane of at least two feet.
(4) Attached dwellings shall have gable-type roofs and be constructed with residential-type finish materials to provide a residential character compatible with single-family homes in the Village.
(f) Additional Standards for Senior Housing Cluster Dwellings.
Senior Housing may be permitted as a conditional use in an R-3 Residential District provided that the development complies with the requirements of this Chapter and the following:
(1) For the purposes of this R-3 District, "Senior Housing" means single family attached or detached cluster dwellings which are: designed for occupancy by persons aged 55 years or older; restricted to ensure such occupancy by means of deed restrictions, condominium or homeowner association declarations, or other means approved by the Village; and which contain no more than two bedrooms per dwelling unit.
(2) The minimum dwelling unit floor area shall be 800 sq. ft.
(g) Planned Unit Development Standards Applicable to All Cluster Developments in R-3 Districts. It is the intent of this subsection to permit, in a large scale development, a more flexible placing of buildings on the land, the grouping of open space and accessory facilities, such as garages or parking spaces, flexibility in architectural design, including detached single-family cluster dwellings on separate lots and attached single-family dwellings. The area proposed shall be in one ownership, or if in several ownerships, the application shall be filed jointly by all of the owners of the properties included in the plan. In addition to the regulations outlined in Chapter 1130, the following conditions shall apply:
(1) A public water supply and central sanitary sewer facilities shall be required.
(2) The proposed development area shall be not less than 10 acres unless otherwise specified in Chapter 1130.
(4) Not less than ten percent (10%) of the gross area of the project shall be devoted to parks and playgrounds dedicated to public use or for the exclusive use of residents of the planned unit development. Where parks, playgrounds and common open spaces are to be for the exclusive use of residents of the development, restrictions and covenants shall provide for the continuing maintenance of the parks, playgrounds, and common open spaces.
(5) The minimum percentage of open space in the development shall be not less than 40%. For the purposes of this Section, "open space" means the total of the areas of the development (whether in private, public, or common ownership) which are maintained in their natural state or in lawns or other vegetated landscaped areas and excluding the areas covered by buildings, pavements, decks, pools, and similar structures and surfaces. Pavements designed for passive recreation in public or common areas (e.g., trails, pedestrian walkways, bikeways, areas around fountains and landscaped ponds) may be included in open space.
(7) Developments regulated by this section shall conform to the Subdivision Regulations applicable to residential districts.
(8) General Open Space Standards. Open space in a Planned Unit Development shall be preserved, located, and arranged to comply with the following standards as appropriate for the site, site conditions, and the nature of its surrounds:
a) Areas of steep slopes, wetlands, watercourses, mature forests, rock outcroppings or other notable features worthy of preservation are appropriate for inclusion in designated open space;
b) Areas which may provide mitigation of impacts between proposed and existing uses, particularly where a site abuts an existing single family residential development or zoning district, are appropriate for designated open space;
c) Where a proposed development will create building or lot arrangements, such as housing clusters or a building with mass atypical in residential areas, frontage along public roads may be appropriate as open space in either its natural state or in a man-made landscape;
d) Professionally designed, installed, and maintained common open space areas for passive recreation are encouraged in locations which are physically and visually central to the development and accessible to all users of the development.
e) Open space should be located where necessary to relieve the visual and functional impacts of long rows of lot frontages and dwelling facades, garages, and parking areas and to mitigate the impacts of clustering in areas of traditional developments.
f) An area of land proposed as designated open space may not completely fulfill the open space requirement even if it provides the minimum area of land set forth in this Chapter. The amount and location(s) of open space shall be selected and designed to address the open space standards outlined above as appropriate for the specific development.
(Ord. 7-2016. Passed 3-15-16.)