(a) General Development Standards.
(1) For PUD applications that are related to property with an underlying base zoning district of C-2, C-3, C-4, or I-1, the Planning Commission and Village Council shall have the authority to restrict the intensity of development based on the compatibility of the development with surrounding development, the scale of the overall project, traffic impacts, and recommendations from adopted plans. No common open space is required for such PUD applications.
(2) For PUD applications that are related to property with an underlying R District, the total number of dwelling units permitted within the development shall be calculated based on a maximum density of three units per acre applied to the Total Buildable Area. The Total Buildable Area shall be calculated by subtracting the following areas from the total project area:
A. The total area of land in a designated floodway;
B. The total area of land that is defined as a wetland by the U.S. Army Corps of Engineers or the U.S. Environmental Protection Agency;
C. Ten percent (10%) of the total project area for rights-of-way and other dedications.
(3) Table 1109-1 includes an example of a calculation and the resulting total buildable area and maximum dwelling units for a residential PUD.
TABLE 1109-1: RESIDENTIAL DWELLING UNIT CALCULATION EXAMPLE | ||
Areas and Standards | Calculation | |
Total Project Area | 50 acres | 50 acres - 1 acre - 2 acres - 5 acres = 42 acres of Total Buildable Area 42 acres x 3 units per acres = 126 units maximum |
Floodway Area | 1 acre | |
Wetland Area | 2 acres | |
10% Rights-of-Way/ Dedications | 5 acres | |
Maximum Density | 3 units per acre of total buildable area | |
(4) For PUD applications that are related to property with an underlying base zoning district of R, there shall be a minimum of fifty percent (50%) of the total project area dedicated to common open space that complies with Section 1109.06(b) below. If the total area of floodways and wetlands exceeds the fifty percent (50%) total project site, then the amount of open space shall be increased to include all floodways and wetlands. The total allowed building units shall be clustered on the remaining land areas outside of the open space. Table 1109-2 provides two (2) illustrative development examples of how the total number of units and open space apply based on the existence of floodways or wetlands.
TABLE 1109 2: DEVELOPMENT EXAMPLES | |||
Examples | Areas and Standards | Calculation | |
Example 1: Area of Floodways and Wetlands IS LESS THAN 50% of Total Project Area | Total Project Area | 50 acres | 50 acres - 1 acre - 2 acres - 5 acres = 42 acres of Total Buildable Area 42 acres x 3 units per acres = 126 units maximum |
Floodway Area | 1 acre | ||
Wetland Area | 2 acres | ||
10% Rights-of-Way/ Dedications | 5 acres | ||
Maximum Density | 3 units per acre of total buildable area | ||
Open Space and Resulting Development | 50% - includes all areas of wetlands and floodway | 126 dwelling units is clustered onto the 25 acres (50% of 50 acres) that is not set aside for open space - no single lot is less than 8,000 square feet | |
Example 2: Area of Floodways and Wetlands IS MORE THAN 50% of Total Project Area | Total Project Area | 50 acres | 50 acres - 24 acres - 6 acres - 5 acres = 15 acres of Total Buildable Area 15 acres x 3 units per acres = 45 units maximum |
Floodway Area | 24 acres | ||
Wetland Area | 6 acres | ||
10% Rights-of-Way/ Dedications | 5 acres | ||
Maximum Density | 3 units per acre of total buildable area | ||
Open Space and Resulting Development | 60% - includes all areas of wetlands and floodway | 45 dwelling units is clustered onto the 20 acres (40% of 50 acres) that is not set aside for open space - no single lot is less than 8,000 square feet | |
(5) All development under a PUD shall be connected to public water and public sanitary sewer systems.
(6) No residential lot shall be smaller than 8,000 square feet with a sixty (60)-foot lot width.
(7) The PUD Development Plan shall illustrate lot areas and setbacks (e.g., building area for each lot) for each lot.
(8) Every building in a PUD shall have access either to a street, walkway, or other area dedicated to common use.
(b) Common Open Space.
(1) Common open space shall be required in all applications where there is a proposed PUD that contains any residential uses.
(2) The common open space requirements for a PUD shall be based on the proposed residential density and shall be in accordance with Table 1109-1.
(3) In the case of phased developments, open space shall be provided in proportion to each developed phase.
(4) The percentage of open space shall be based on the gross site area of the proposed project, including all rights-of-way.
(5) When open space is required, such space should be designed in a manner that is beneficial to the entire development and is not solely land that is not developable or appears to be an extension of proposed lots. The design of the common open space shall be approved by the Planning Commission and Village Council during the PUD Development Plan review.
(6) Retention or naturalized stormwater management areas that are designed to be an amenity (e.g., improved ponds, decorative features, etc.) may be considered as open space if approved by the Planning Commission and Village Council during the PUD Development Plan review.
(7) The following areas shall not be counted toward compliance with open space requirements:
A. Private and public roads and the associated rights-of-way;
B. Public or private parking spaces, access ways, and driveways related to any residential use;
C. Required minimum spacing between buildings and required yard setbacks;
D. Vehicular use areas;
E. Land that is subject to pre-existing conservation easements or other similarly protected open spaces;
F. Above-ground buildings, pipes, apparatus, and other equipment for community or individual use, septic or sewage disposal systems;
H. Substations, public utility easements;
I. Leftover land that has no value for development and is not a natural resource (e.g., river or stream corridor, large forest stand, wetland) that contributes to the quality of the overall project, as determined by the Planning Commission or Village Administrator, as may be applicable based on the review procedure.
(8) All common open spaces shall be designed in accordance with the following:
A. The location, shape, size, and character of common open space shall be suitable for the proposed residential uses in relation to the location, number, and types of dwelling units it is intended to serve. In any case, it shall be highly accessible to all residents or users of the PUD.
B. The common open space shall be used for amenity and/or recreational purposes. Any uses and/or buildings authorized for the common open space must be appropriate to the scale and character of the PUD in relation to its size, density, expected population, topography, and type of dwellings.
C. The common open space shall be suitably improved for its intended use, but common open space containing natural features worthy of preservation may be left unimproved. The buildings, structures, and improvements which are permitted in the common open space shall be appropriate to the uses which are authorized for the common open space and shall conserve and enhance the amenities of the common open space regarding its topography and unimproved condition.
D. Where appropriate, open space should be arranged in order to provide connections to existing or future open space areas, trails, or similar features on adjoining parcels.
(9) Protection and Maintenance of Common Open Space. Adequate provision shall be made for the long-term maintenance and/or operation of all common open spaces in accordance with this section.
A. Reclamation of Disturbed Open Space. Any required land areas designated for use as open spaces that are disturbed during construction or otherwise not preserved in their natural state shall be landscaped with non-invasive vegetation that appeared in those respective areas prior to construction or with other native vegetation. The planting of invasive plant species is prohibited.
B. Future Subdivision and Development of Open Space. All required open space shall be restricted from further subdivision or development by deed restriction, conservation easement, or other agreement in a form acceptable to Sheffield Village and duly recorded in the office of the Lorain County Recorder. Subject to permanent restrictions as set forth above, required open space in an open space residential subdivision shall be owned by a homeowners' association, a land trust, or other conservation organization recognized by Sheffield Village or by a similar entity. Required open space may be held by the individual members of a homeowners' association as tenants-in-common or may be held in common ownership by a homeowners' association, community association, or other similar legal entity.
C. Conservation Easements. With the permission of Sheffield Village, the owner(s) of the required open space may, in accordance with the applicable provisions of the ORC, grant or transfer a conservation easement to any entity described in the ORC, provided that the entity and the provisions of the conservation easements are acceptable to Sheffield Village. When a deed restriction is proposed as the method of restricting further subdivision of land designated as open space, Sheffield Village shall be named as a party to such deed restrictions with approval authority over any changes thereto. The conveyance must contain appropriate provisions for the assignment of the conservation easement to another entity authorized to hold conservation easements under the ORC in the event that the original grantee becomes unwilling or unable to ensure compliance with the provisions of the conservation easement.
D. Homeowners' Associations. The following shall apply where a homeowners' association will be established to maintain any open space or other common areas as required by this article:
i. A homeowners' association shall be established to permanently maintain all open space, common areas, and conservation easements related to the open space unless such open space is preserved in another manner allowed by this chapter.
ii. All homeowners' association agreements shall be submitted for approval as part of a zoning certificate, conditional use, or planned unit development application, as applicable. Copies of the proposed covenants, articles of incorporation, and bylaws of the association shall be submitted with said agreements. No set of proposed covenants, articles of incorporation, or bylaws of a homeowners' association shall permit the abrogation of any duties set forth in this section.
iii. All homeowners' associations shall guarantee the maintenance of all open spaces and common areas within the boundaries of the development. In the event of a failure to maintain such open space or common areas, the Village may do any of the following:
a) If the open space or common area is owned by the Village, Village approved land trust, or other qualified organization, county, state, or park district, the Village may remedy the failure to maintain it at its own cost and seek reimbursement from the homeowner's association, or seek to enforce the homeowner's association's duty to maintain through an injunction or any other civil remedy.
b) If the open space or common area exists pursuant to a conservation easement in which the Village is a party to such easement, the Village may seek to enforce the terms of the conservation easement as provided in Section 1109.06(b)(9)C.
iv. If the open space or common area is owned jointly or in common by the owners of the building lots or by any other owner of the property to be maintained, the Village may seek to enforce the association's nonperformance of its obligations and duties through an injunction or any other civil remedy.
(c) Design and Development Standards. Where this code provides for design and development standards (e.g., parking, landscaping, architectural standards, etc.) not specifically addressed in this chapter, development within a PUD shall comply with the applicable standard.
(1) Resource Protection.
A. All current and future buildings, structures, or land within a floodway shall be used, erected, altered, enlarged, repaired, rebuilt, moved, and/or designated to be used, either in whole or in part, only for the uses listed hereafter and in conformity with Section 1113.09.
B. Wetlands that are required, either by the Army Corps of Engineers or the Ohio Environmental Protection Agency (EPA), to be retained shall be protected by the following:
i. A buffer area having a width of not less than twenty (20) feet, measured from the edge of the designated Wetland (the area within this buffer shall not be disturbed and shall be retained in its natural state); and
ii. A minimum building and pavement setback of thirty-five (35) feet, measured from the edge of the designated wetland.
C. The following regulations relating to riparian zones shall apply in a PUD and shall be conserved in common open space:
i. A riparian buffer shall be provided along the entire length and on both sides of any river or perennial stream channel within a conservation development. The riparian buffer shall have a width of not less than fifty (50) feet and shall be measured from the bank of the river or perennial stream.
ii. Walkways may be permitted to be located within riparian buffers, provided that the Planning Commission first determines that such walkways will create minimal or no change to the riparian buffer and approves such walkways.
(2) Illumination. All development shall comply with the exterior lighting standards of Section 1113.03 unless the Planning Commission and Village Council allow for modification of the standards.
(3) Off-Street Parking and Loading. All development shall comply with the requirements of Chapter 1119: Parking, Access, and Connectivity unless otherwise approved by the Planning Commission and Village Council, where shared parking, on-street parking, or other arrangements will not necessitate as much parking.
(4) Landscaping and Screening.
A. All uses in a PUD shall comply with the applicable landscaping and screening requirements of Chapter 1117: Landscaping and Screening., which shall be established as the minimum landscaping and screening requirements.
B. All development and common open space shall be landscaped according to all overall coordinated plans, utilizing a variety of trees, including evergreen type, whenever possible to maximize screening potential year-round. Plantings, walls, fencing, and screens shall be so designed and located as to optimize privacy and aesthetic quality without encroaching upon required automobile sight distances.
C. The amount of landscaping shall be comparable to the intensity of the development proposed to soften the developed areas. Particular care shall be taken to introduce trees and other landscaping into parking and other paved areas that are sustainable, given the proximity to large expanses of pavement.
D. Outdoor areas or containers holding or storing trash, garbage, and recycled or reused materials shall be screened on three (3) sides from adjoining properties, streets, and other public areas. Such areas or containers shall be screened in accordance with this code and shall include a decorative gate for access.
(5) Development Layout. Dwelling units shall be grouped or clustered to provide interest and diversity in the arrangement, maximize privacy, collect and maximize the common open space and promote the individual character and coordinated layout of each lot, cluster, and grouping. Streets and cul-de-sacs shall be laid out so as to discourage through and high-speed traffic unless such through street is needed to be in compliance with the approved Village plans.
(6) Signs.
A. Signs shall be integrated into the building and landscaping plans to enhance the overall appearance while providing adequate identification of the development.
B. The requirements of Chapter 1121: Sign Regulations, may only be waived as part of the approval of the preliminary PUD plan when the applicant submits a master sign plan for the entire PUD. In such cases, the master sign plan shall not allow for more than a ten percent (10%) increase in the total sign area allowed in Chapter 1121: Sign Regulations.
(7) Vehicular Access Points.
A. Adequate and properly arranged facilities for internal pedestrian and traffic circulations shall be provided.
B. Topography, landscaping, and existing vegetative clusters shall be utilized as necessary to make the project attractive and provide screening between areas of a substantially different character.
C. The street and thoroughfare network shall be designed to minimize truck and through-traffic passing through residential areas of the development.
D. Where a PUD is located adjacent to a vacant lot, connections shall be planned for the future connection to the future development of the vacant lot unless otherwise approved by the Planning Commission and Village Council. Where such connections are made, a temporary turnaround may be established, and the future connection shall be noted on the PUD Development Plan and the final subdivision plat. An easement shall be provided on the final plat of the subdivision to keep the land open in perpetuity for the connection.
(8) Circulation Plan.
A. The circulation system and parking facilities shall be designed to fully accommodate the automobile with safety and efficiency. Any driveway to arterial and collector streets shall be placed at locations where the traffic can be controlled and operated effectively with minimum interference with the capacity and flow of the existing streets.
B. An interconnecting walkway system shall be designed to promote easy and direct barrier-free access, using accepted criteria, to all areas of the development in a carefully conceived total service plan while also considering the security of the residents in the design. Wherever possible, the vehicular and pedestrian circulation patterns shall be completely separate and independent of one another.
C. A PUD shall consider bicycle plans adopted by the Village and/or a regional agency, where applicable, on or adjacent to the site. A component of the bike plan which is proposed within a planned unit development shall be assured for public access by easements, agreements, or covenants as may be appropriate after review by appropriate departments and approval by Council.
(d) Improvement Standards.
(1) Subdivision Compliance. Subdivision compliance including, but not limited to, sidewalks, street design, drainage, and utilities.
(2) Subdivision compliance including, but not limited to, sidewalks, street design, drainage, and utilities.
(Ord. 2879. Passed 10-23-23.)