Richfield Township
4410 W Streetsboro Road
Richfield, Ohio 44286

RICHFIELD TOWNSHIP BOARD OF TRUSTEES MEETING
JUNE 23, 2003
7:00 p.m.

Continued public hearing to amend R4 Section 405 of the Zoning Resolution.

Roll Call:

Approval of Minutes:
Approval of Warrant Reports:
Clerk Report:

Department Head Reports:

Zoning
Road

New Business:

Announcements:

· Letter of thanks to our service department personnel from Rising Valley Park
· Thank you to Jim Garrett of NES rentals for the donation of the manlift to fix lighting around the baseball diamond
· Reminder that the Tire Recycle Day in Richfield is Saturday, July 12th, from 9.00AM to 1.00PM
· The Bicentennial Bell cast for Summit County will be on display in Richfield on Sunday, August 10th – Community Day

Citizens Forum:

Agenda Requests:

Adjournment:

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This page last updated on: 02/25/2006

ARTICLE IV USE, AREA, HEIGHT REGULATIONS
405 R-4 PLANNED RESIDENTIAL DEVELOPMENT DISTRICT
Sec. 405-1 Purpose
It is the intent of these regulations to provide for unified sites, the employment of creative and imaginative planning and land development techniques that are in the best interests of Richfield Township. In order to accomplish this intent, it is the purpose of these regulations (1) to permit, in a Planned Residential Development District, a variety of dwelling types, including single-family, two-family and multi-family dwellings at a maximum overall density of one unit per acre; (2) to permit the flexible spacing of lots and buildings in order to encourage (a) the separation of pedestrian and vehicular circulation, (b) the conservation of natural amenities of the landscape, (c) the provision of readily accessible Open Space, (d) the creation of functionally interesting residential areas, and (e) the provision of a necessary complement of community facilities; (3) to provide for proper and safe access to abutting highways for the public and for public safety and other services; (4) to provide for greater efficiency in providing public utility services; and (5) to provide for the management of the impacts of storm water upon the district and the surrounding area. The review procedure for rezoning shall be based on the requirements and criteria herein.
Sec. 405-2 Qualifying Conditions
A. Development Area:
1. Minimum area for development: A Planned Residential Development shall contain a minimum of fifty (50) acres. All land within the development shall be contiguous in that it shall not be divided into segments by (1) any limited access highway, and (2) any tract of land (other than streets or rights-of-way for pipeline or electric transmission lines) not owned by the landowner of the Planned Residential Development.
2. Additions to Site Area: Subject to Township approval, contiguous property of any size may be added to a Planned Residential Development at any time, after a final development plan has been approved or after construction of the development has been initiated or completed in phases or in its entirety, provided its design is an integral part of and is harmonized with the character of the preexisting development. All additional development to an approved Planned Residential Development shall be processed, reviewed and approved in accordance with the requirements of this Article. provided:
a. That the contiguous property has received Richfield Township approval for rezoning to an R-4 Planned Residential Development District, and
b. That the contiguous property is under the Single Control of the Developer of the original Planned Residential Development.
B. Public Utilities:
No Planned Residential Development shall be permitted except where public water and sanitary sewer facilities are used for all dwelling units.
C. Single Control:
At the time of application and throughout the development period, all land included in the Planned Residential Development must be under the single control of the Developer applicants or his/their successor(s), except for any portions of the development which are finished during phased construction and transferred to private ownership in accordance with the requirements of this Article.
Sec. 405-3 Use Regulations
A. Principal Permitted Uses
1. Single-family detached dwellings such that there shall be a restriction of one single-family unit per lot. and lot area shall be a minimum of one (1) acre.
2. Single-family lots of less than one (1) acre but not less than three-quarters (3/4) of one acre for acres areas of the property where, due to topographic constraints, a reduction from the minimum one acre requirement is necessary. In no case may the number of single-family lots of less than one acre in size exceed 15% of the total of single-family lots for the entire development.
2. Cluster Zone Sector: Dwellings as follows:
a. Attached or Detached single-family dwellings
b. Two-family, multi family, or any other type of combined housing units up to four units
c. Common Open Space within the cluster zones each Cluster Sector to be a minimum of twenty-five (25) percent of the that Cluster Sector area
d. Enclosed parking and/or storage structures or buildings to be attached to the principal residential structure.
3. Public and private open space, forest and wildlife reservations or similar conservation projects. , including the usual buildings thereof.
4. Accessory Buildings or Structures, incidental to the principal use, such as Secondary Private Garages, Tool Sheds, Storage Buildings, Recreational Buildings, etc., which do not include any activity conducted as a business must abide by all yard requirements. No more than two (2) accessory buildings are permitted per single family lot. Cluster Sector building envelopes may not contain accessory buildings or structures.
5. Swimming Pools Private Residential Swimming Pools as defined in Article II shall be considered as structures for the purpose of permits and these regulations and shall conform to all required yard setback lines. The construction, plumbing, electrical requirements, inspection, and safety facilities including necessary fencing, shall be regulated by the County Code applicable to such pools. Swimming pools within Cluster Sectors are permissible only in accordance with Section 405-3-E of these regulations
6. Home Occupation subject to:
a. Such use shall be conducted entirely within the dwelling unit and no use of any accessory building or yard space shall be permitted.
b. Such use shall be clearly incidental and secondary to the use of the dwelling for dwelling purposes.
c. Such use shall be conducted only by persons residing in the dwelling unit.
d. There shall be no display or stock in trade nor commodities sold except those that are produced on the premises.
e. The use shall not involve the use of more than thirty-three and one-third percent (33 1/3%) of the floor area of only one (1) story.
f. One (1) unlighted nameplate not more than two (2) square feet in area announcing the name and home occupation shall be permitted.
g. Such uses shall not create a nuisance by reason of noise, odor, dust, vibration, fumes, smoke, electrical interference, excessive vehicular traffic or other causes.
h. Vehicular traffic shall be limited to no more than two (2) cars at any one time.
7. Fences, Walls, and Hedges may be permitted on single family lots, in any required single-family yard, or along the edge of any single-family yard, provided that no fence, wall or hedge along the sides or front edge of any front yard shall be taller than:
a. Fences – Forty-eight (48) inches above grade and at least fifty percent (50%) of the surface is open to light and air.
b. Walls & Hedges – Thirty (30) inches above grade.
Fences, walls, or hedges may be permitted along the side or rear lot lines of a single family lot to a height of not more than six (6) feet above the grade provided at least twenty-five percent (25%) of the vertical surface of any fence or wall shall be open to light and air. and that any fence, wall or hedge shall be maintained, will be harmonious and appropriate in appearance with the existing character of the immediate area in which it is to be located, and will not be hazardous or disturbing to existing or future neighboring uses. Solid walls and solid fences in the rear yard of a single family lot shall conform to all required setback lines for yards.
The side of the front yard is the area between the building line of the house and the road right-of-way. If a house is set back greater than the required setback, the fence, wall or hedge must maintain the front yard requirements until it is at the required setback distance from the road right-of-way at which point it can be considered part of the rear yard and be covered by the provisions for rear yard fences, walls and hedges.
Fences, walls and hedges within Cluster Sectors are permissible only in accordance with Section 405-3-E-2 of these regulations
8. Television Satellite Dishes larger than twenty-eight inches (28") in diameter shall be considered structures, requiring a permit and subject to sideline and rear setbacks applicable to single family lots within the district. However, the Television satellite dishes shall not be located in the Front Yard area. The area surrounding the dish shall be landscaped to minimize visual impact on the adjoining property owners and screening shall consist of dense evergreen shrubs placed so as to create a substantially opaque visual barrier. Landscaping shall be completed within one hundred eighty (180) days of installation of the satellite dish. Television Satellite Dishes larger than twenty-eight inches (28”) in diameter are not permitted within the Cluster Sectors.
9. Signs See Section 506 sign regulations
10. Porches, Decks, and Patios.
a. Porches and Decks must abide by the same setback requirements as the dwelling. Decks located on privately-owned cluster lots shall be structurally connected to the dwelling.
b. A Patio with a footer or foundation is considered a structure requiring a permit and must abide by the same setbacks as the dwelling. A patio consisting of pavers, stone or concrete placed on the surface of the ground without a footer or foundation does not require a permit.
a. A Porch is considered a part of the house and is structurally connected to the house. A porch has a roof and floor and must abide by the same setbacks as the house.
b. A Deck is a horizontal platform structure with the floor raised above the natural grade level. Decks are not enclosed by walls, nor do they have roofs and may or may not be structurally connected to the dwelling. Decks must abide by the same setback requirements as the house.
c. A Patio is a horizontal platform structure made of concrete, mortared brick, mortared stone or other like construction. A patio with a footer or foundation is considered a structure requiring a permit and must abide by the same setbacks as the house. A patio consisting of pavers or stone placed on the surface of the ground without a footer or foundation does not require a permit.

B. Area Regulations for Non-Cluster-Sector Single-family Dwellings Areas
1. Front Yard: There shall be a front yard having a depth of not less than sixty (60) feet from the street right-of-way. On single family lots, where due to topographic constraints or to preserve the natural features of the landscape, the front yard building setback requirement of sixty (60) feet from the street right-of-way may be reduced by a maximum of up to ten (10) feet, to be assigned as a "waiver" for a certain number of single-family lots as specified in the following conditions:
a. In no case may the number of single-family lots where the front yard building setback waiver is used exceed twenty-five percent (25%) of the total number of existing single-family lots for the entire development.
b. Under no circumstance shall the front yard building setback for these specified waiver lots have a depth of less than fifty (50) feet from the street right-of-way without Richfield Township Board of Zoning Appeal approval.
c. The Zoning Resolution requires both due diligence and restraint be exercised by the developer when determining the setback waiver to ensure that such waiver is the least amount of deviation required from the sixty (60) feet front yard building setback.
d. Building setback variances granted by the Richfield Township Board of Zoning Appeals will be counted against the total number of setback waivers permitted under Section 405-3-B-1-a, even if not yet utilized.
2. Side Yard: There shall be a side yard on each side of the building having a width of not less than twenty (20) feet.
3. Rear Yard: There shall be a rear yard having a depth of not less than sixty (60) feet. for all lots, except when the rear lot line separates single family lots from dedicated open green space or the Cuyahoga Valley National Recreational Area, where there shall be a rear yard having a depth of not less than forty (40) feet.
4. Double Frontage: Where lots have a double frontage, the required front yard shall be provided on both streets.
5. Corner Lots: Where a lot is located at the intersection of two or more streets, there shall be a front yard on each street side of a corner lot. No accessory building or structure shall project beyond the front yard on either street.
6. Minimum Lot Width: Every single family lot lot or tract of land for single-family use shall have a minimum lot width of one hundred and ten (110) feet at the front line of the building. where constructed which shall never be less than sixty (60) feet.
7. Minimum Lot Frontage: Every single family lot lot or tract of land for single-family use shall have a minimum frontage of thirty (30) feet onto a public or private street.
8. Minimum Lot Area: Every single family lot lot or tract of land for single-family use shall have a minimum Gross Lot Area of one (1) acre, except as herein provided in Section 405-3-E 405-3-A-1&2.
C. Area Regulations for Cluster Zone Sector Dwellings
Cluster Sectors are required to have dwelling units situated more densely than those in the single-family lot areas in an effort to promote the development of open space both within the Cluster Sector and within the development as a whole. The visual impact of this increased density shall be mitigated by creation of a unified Cluster Sector through thoughtful cluster unit site location, cohesive architectural design, use of similar building materials, landscaping design and open terrain that is visually unencumbered by non-dwelling structures. Cluster Sectors shall be designed to be integrated within the development as a whole and should complement dwellings in the single-family areas in terms of housing style, type of building materials used and landscaping design.
1. The maximum net density within a Cluster Sector shall be four (4) units per acre.
2. The minimum distance between unattached principal structures shall be ten (10) fifteen (15) feet.
3. The minimum distance from any existing single-family structures directly abutting the development shall be one hundred and fifty (150) feet.
4. For Cluster Sector residences, housing , there shall be a minimum setback distance of twenty (20) feet between the front edge any portion of the structure and the edge of the private road curb and/or pavement.
5. No structure shall be located closer than sixty (60) feet to any public road right-of-way.
6. Groupings of dwelling units into Cluster Sectors shall meet the following criteria:
a. A maximum of fifty percent (50%) of all dwelling units in the development can be in Cluster Sectors.
b. A maximum of twenty-five percent (25%) of all dwelling units can be in one Cluster Sector.
c. Cluster Sectors shall be developed in accordance with the provisions of Section 405-3 and shall not be less than five-hundred (500) feet apart.
D. Height Regulations: No structure shall exceed 35 feet (2 ½ stories) in height.
E. Conditionally Permitted Uses
The Board of Zoning appeals may issue Conditional Zoning Certificates for uses listed herein subject to the general requirements of Article VII and to the specific requirements referred to below:
1. Swimming Pools, Playgrounds, Pavilions, Gazebos, and other structures for common use.
a. Site locations are preferred that offer natural or man-made barriers that would lessen the effect of intrusion into a residential area.
b. All permitted installations shall be maintained in a neat, orderly condition so as to prevent injury to any single property, any individual, or to the community in general.
c. Such uses shall not be conducted on property counted in the Open Space area calculation.
d. Such uses shall be available to and accessible by all owners of property within the development.
e. Such uses shall not constitute Nuisance Elements or interfere with the use or enjoyment of property.
2. Fences, Walls and Hedges within Cluster Sectors
a. Fences, Walls and Hedges may be located within Cluster Sectors on Common Space or within or along the edge of privately-owned cluster lots.
b. Necessity of creating a barrier for safety-related issues shall be the predominant factor in evaluating whether a Fence, Wall or Hedge is necessary and reasonable.
c. Fences shall be no higher than forty-eight (48) inches above grade with at least fifty percent (50%) of the surface open to light and air.
d. Walls & Hedges shall be no higher than thirty (30) inches above grade.
e. The design of Fence, Wall or Hedge shall complement the architectural style and building materials of cluster dwellings within the Cluster Sector.
f. The design and placement of Fence, Wall or Hedge shall not negatively impact the effort to maintain visual integration within the Cluster Sector and between the Cluster Sector and other areas of the development.
3. Single-family lots of less than one (1) acre but not less than three-quarters (3/4) of one acres, provided that:
a. Due to topographic constraints, a reduction from the minimum one acre requirement is necessary.
b. The number of single-family lots of less than one acre Gross Lot Area may not exceed 15% of the total of single-family lots for the entire development.
4. Single-family lot front yard minimum building setback requirement of sixty (60) feet from the street right-of-way may be reduced by a maximum of up to ten (10) feet, provided that:
a. The request is made due to topographic constraints or to preserve significant natural features of the landscape.
b. In no case shall the number of single-family lots where the front yard building setback waiver is used exceed twenty-five percent (25%) of the total number of existing single-family lots for the entire development.
c. Under no circumstance shall the front yard building setback for these specified waiver lots have a depth of less than fifty (50) feet from the street right-of-way.
d. The Zoning Resolution requires both due diligence and restraint be exercised by the developer when determining the setback waiver to ensure that such waiver is the least amount of deviation possible from the sixty (60) foot front yard building setback.
e. All building setback waivers granted under the specific requirements of this Section and by variances granted under Section 901-7-B will be counted against the total number of setback waivers permitted under Section 405-3-E-4-b, even if not yet utilized.
5. Increase in Ratio of Cluster Units to Total Units, provided that:
a. The total project density shall never exceed one unit per acre,
b. The maximum number of Cluster Units shall never exceed sixty percent (60%) of the total dwelling units in the development.
c. The Open Space is substantially greater than the minimum required, especially when such additional open space will result in the preservation of important natural resources.
Sec. 405-4 Required Common Open Space
A. Minimum Amount
The Planned Residential Development Plan shall contain area to be allocated for Common Open Space in accordance with the following requirements:
1. A minimum of twenty-five percent (25%) of the total site area of the proposed Planned Residential Development shall be set aside and be dedicated to a private agency as Common Open Space and recreation area in compliance with the covenants attached to the approved Site Development Plan Preliminary Site Plan.
2. The Township encourages the establishment of greater amounts of Open Space than the minimum required, especially when such additional open space will result in the preservation of important natural resources. In such cases, the Final Development Plan may show an increase in the permitted density in the Cluster Zones for the project after careful review and consideration of all requirements in this Article, provided, however, the total project density shall never exceed one unit per acre.
B. Designation of Common Areas and Required Open Space
An Open Space Plan shall be submitted as part of the application for a Planned Residential Development District. This plan shall designate and indicate the boundaries of all open Common Areas. required by this Section. The plan shall:
1. Designate areas to be reserved as Common Areas by clearly delineating their boundaries within the development plan.
2. Designate areas to be reserved as Open Space by clearly delineating their boundaries within the development plan.
3. Designate the amount of common space Open Space for each area delineated and show the total for all required Open Space in the development.
C. Design, Character and Quality of Common Open Space
1. Land that is required to remain as Common Open Space may be used for buffer yard, recreation, resource protection, amenity and other purposes specified in this Section. Open Space land shall not be occupied by buildings, roads, privately owned or enclosed yards or parking areas.
2. At least thirty percent (30%) of such required Common Open Space areas shall be contiguous; they shall constitute autonomous open space and be exclusive of all streets, single-family lots, parking areas and sidewalks. Independent trails Footpaths, bicycle paths and bridle trails of appropriate width and design may be included in the calculation.
3. Open Space areas shall be physically situated so as to be readily accessible, available to and usable by any resident of the Planned Residential Development.
4. The Planned Residential Development shall make appropriate provisions for the preservation of streams and stream banks, woodland areas, hillsides and other similar natural resource areas in the project site. All areas shall be developed in accordance with applicable Township or County regulations for riparian areas.
5. The usage types of Open Space that shall satisfy the requirements of the Planned Residential Development District are as follows:
a. Natural areas including areas of undisturbed vegetation or areas replanted with vegetation after construction. Natural watercourses are to be preserved as free flowing and devoid of debris.
b. Garden plots consisting of the division of open space into plots for cultivation as gardens by residents.
c. Recreational areas consisting of areas designed for specific, active recreational uses such as toilets, tennis courts, swimming pools, ball fields, and similar uses. Recreational areas shall be accessible to residents of the development.
c. Linear greenways linking residential areas with other open Common Space areas. These greenways may contain bicycle paths, footpaths, and bridle trails. Connecting greenways between residences and recreational areas are encouraged.
d. Lawns Open areas consisting of grass or natural meadows with or without trees and plantings.
6. Minimum Size of Open Space Areas
All designated Open Space shall be large enough to be usable open space. The minimum width dimension for usable open space shall be ten (10) feet and the minimum area shall be one (1) acre. Private yards are excluded.
7. Open Space within Cluster Zones Sectors may be designated as Open Space and counted as part of the requirements of Section 405-4-A-1 of these regulations.
8. Conveyance and Maintenance of Common Open Space
a. Land designated as Common Open Space shall be undeveloped. maintained as common open space and shall not be developed.
b. All Common Open Space as shown on the Final Development Plat for Summit County and as recorded in the Offices of the County Recorder, shall be conveyed by conveying title (including beneficial ownership) to a homeowners association. The terms of such instrument of conveyance shall include provisions suitable for assuring: (i) the continued use of such land for the intended purposes; (ii) continuity of proper maintenance; (iii) when appropriate, the availability of funds required for such maintenance; and (iv) adequate insurance protection.
c. At the time the approved Final Subdivision Plat is filed, the property owner or developer must file with the office of the County Recorder the necessary legal documents which will produce the aforesaid guarantees, and in particular, will provide a method for restricting the use of Common Open Space for the designated purposes such as through an appropriate perpetual restrictive covenant, which shall run with the land, or a conservation easement which shall be held by a land trust. Ownership of the property is to remain with the homeowners association.
Sec. 405-5 Standards and Guidelines
The applicant for a Planned Residential Development District shall demonstrate that the Final Development Plan Site Development Plan meets the following standards:
A. General
The plan shall reflect all Township goals and policies affecting the site as herein set forth.
B. Site Planning/Open Space and Green Areas
1. To the extent possible, the natural topographic and significant landscape and/or historical features of the site shall be incorporated into the Site Development Plan in order to preserve the site’s natural resources and existing character and to enhance its visual character.
2. Where appropriate, the design of green areas Open Space should incorporate plant materials to define space, providing screenings and privacy, define views, serve as focal points, and soften views of buildings and pavements.
C. Drainage
Drainage shall be designed and constructed so as to not detrimentally affect adjacent properties. These systems shall provide for the safety and convenience of occupants and protection of dwellings, other development, and usable lot areas from water damage, flooding and erosion.
D. Natural Resource Protection
The resource protection standards are intended to preserve valuable and unique site natural resources which contribute to the ecological well-being and character of the community and to prevent damage to the environment and the public health, safety and welfare that may result from loss of vegetation, hillside slippage, flooding, erosion or inappropriate site development. The plan Site Development Plan shall identify the natural resources present at the subject site, the limitations they pose to development, and the required resource protection areas not to be built upon, altered or disturbed by development. All resource protection areas identified on the subject site shall be properly noted and may be designated as permanent open space and be made an integral part of the required Open Space in accordance with the provisions of this Article. The types of on site natural resources that shall be identified and protected are as follows:
1. Flood Plains:
The 100-year flood plain and areas of special flood hazards as identified by the Federal Emergency Management Agency, and in accordance with all applicable Federal, State and County regulations.
2. Water Courses:
With respect to natural streams, ravines and drainage ways that may or may not have been identified in the Federal Emergency Management Agency Maps, any alterations of these site resources shall meet the provisions of appropriate Federal, State and County regulations. Applicable Township and County regulations for riparian area development shall be followed to provide additional protection to riparian areas by 1) locating all structures a minimum appropriate distance from such watercourses and 2) design of an improvement plan that provides for public and private streets, footpaths, bicycle paths and bridle trails to have the least possible impact on watercourses.
3. Wetlands:
On-site wetland areas must be identified on the Final Development Plan Site Development Plan and their general boundaries delineated and left as required by law.
4. Steep Slopes:
Site areas where the land surface is inclined from the horizontal plane twenty percent (20%) or greater are normally characterized by increased runoff, erosion, sedimentation, and slippage hazards if disturbed by construction activities and may be identified as steep slopes. In order to prevent slippage, loss of vegetation and erosion, the majority of steep slope areas should remain undeveloped and not be disturbed through the stripping of vegetation or grading, and be made part of the open space system in accord with the following:
a. Steep Slopes of 20% to 30%: Seventy percent (70%) of such resource protection areas should remain undisturbed.
b. Steep Slopes of greater than 30%: Eighty-five percent (85%) of such resource protection areas should remain undisturbed.
Development of steep slopes should be done with caution. Excavation and alteration of the ground should be minimized. When steep slopes are being proposed for development, specific performance standards may be applied to the development in order to mitigate impacts.
E. Circulation
1. The street, access and parking system shall provide for the smooth, safe, convenient and functional movement of vehicles and pedestrians both on and off site.
2. Circulation shall:
a. Minimize the conflict between pedestrian and vehicular traffic; and
b. Minimize the number of vehicular turning movements and points of vehicular conflict, particularly at access points.
3. Vehicular Access:
a. Acceleration, deceleration and/or left turn lanes may be required if necessary to preserve safety and/or traffic-carrying capacity of the existing street.
b. A traffic impact study may be required.
4. Local Streets:
Interior residential streets, public and private, shall be constructed in accordance with the Summit County Engineer’s pavement specifications specifications for dedicated residential and/or township roads that are in effect at the time of road construction.
5. Collector Streets and Thoroughfares:
There shall be no direct access from single-family residential lots to a major thoroughfare, and direct access from single-family lots to collector streets shall be kept to a minimum.

F. Off-Street Parking
1. For housing units in Cluster Zones Sectors in accordance with 405-3-A&C, in addition to the minimum required enclosed parking spaces (Article V, 501-E), and in addition to any private or shared driveway parking area, there shall be common, Cluster Sector guest parking. The parking areas shall be provided for shared use by residents and guests within the Cluster Sector and designated as such areas, located to be conveniently accessible to the housing units. The minimum amount of such required additional guest parking shall be computed on the basis of one half (1/2) parking space for each dwelling unit. Cluster Sectors that are developed in phases shall have the required parking area delineated and constructed in each phase.
2. Common areas for recreational use, such as tennis courts, swimming pools, ball fields, walking trails, bicycle paths, bridle trails, picnic areas and shelters and playgrounds shall have parking spaces provided to provide for accessibility to the use. The minimum number of spaces specifically designated for each amenity shall be two, with a greater number required for those that may have a higher use, as determined during a required Conditional Use Hearing, under Section 405-3-E-1. Amenities that are in close proximity to one another may share parking areas, if deemed appropriate during a Conditional Use Hearing.
3. All parking spaces and drives shall be constructed in accordance with the applicable Township or County regulations.
G. Pedestrian Circulation
Any sidewalks and/or Pedestrian paths shall be constructed and located in order to provide a convenient, safe and visible pedestrian path between parking areas and building entrances. Whenever a pedestrian path or a bike path traverses a parking lot area or street, a safe and efficient pedestrian system shall be clearly designated.
H. Screening and Buffering
1. Natural screening areas of planting or mounding shall be provided for the purpose of minimizing the friction between incompatible land uses and improving the aesthetic and functional quality of new development.
2. Where vegetation and/or topographic conditions that provide a natural screening and buffer exist prior to development of properties in question, every effort shall be made to retain such conditions. In such cases, additional screening may not be required, provided that provision is made for maintenance of such areas.
I. Utilities
All service utilities as far as feasible shall be installed underground.
J. Perimeter Requirements
Topographic or other barriers shall be provided to assure adequate privacy for existing uses adjacent to the Planned Residential Development. The following requirements shall also apply: If topographic or other barriers do not provide adequate privacy for existing uses adjacent to the Planned Residential Development one or more of the following requirements may be imposed:
1. Structures and parking areas located on the perimeter of the Planned Residential Development shall be set back by a distance sufficient to afford privacy and buffering, fifty (50) feet for cluster parking and fifty (50) for single family residences or other structures.
2. Structures located on the perimeter of the Planned Residential Development shall be permanently screened by landscaping and/or mounding in a manner that is sufficient to protect the privacy and amenity of adjacent existing uses.
3. Any proposed development along the sides of major community thoroughfares of significant visual character shall make every effort to maintain the landscape features and views of local, historic or natural interest along the road.
Sec. 405-6 Site Plan Review Procedures
Zoning Certificates for the R-4 District shall be issued only after completion of the Site Plan Review Site Development Plan review and approval by the Zoning Inspector and the Zoning Commission.
A. Site Development Plan Review Conference:
1. Attend a Site Development Plan Review Conference with the Zoning Inspector. and the Chairman of the Zoning Commission. The Site Development Plan Review Conference is intended to facilitate the filing and consideration of a complete application. and no representation made by the Zoning Inspector or the Chairman of the Zoning Commission during such conference or at any other time shall be binding upon the Township with respect to the application subsequently submitted.
2. Submit the required Site Development Plan Review Fee in accordance with the Fee Schedule and;
3. Submit a Site Development Plan Review Application and five (5) copies of the Preliminary Site Review Development Plan.
It is the intent that the following be submitted for a particular property so that The following information shall be submitted as part of the application requirements in order to evaluate the impact of the proposed development on the Township with respect to existing infrastructure and/or the health, safety, and welfare morals of the residents of the Township. may be studied.
a. A Site Development Plan shall be filed with the Zoning Inspector together with a narrative summary of the development objectives completely reviewing the opportunities and limitations to development, and the facts and accompanied by any studies supporting the proposed development.
b. The Site Development Plan shall be drawn at an appropriate scale to allow for a thorough review, and shall include the following information:
1) All property lines, shape and dimensions of the lot property to be built upon showing directional bearings and distances, adjacent streets, and location with reference to identifiable street intersections. A list of the names and addresses of the owners of all properties contiguous to the subject site.
2) Name of development, legal description of property, north arrow, scale, acreage, name and address of record owner, lessee and engineer.
3) Vicinity map locating the subject property in Richfield Township. Both the vicinity map and the General Site Development Plan shall be oriented with parallel north arrows;
4) The total lot area of the property;
5) All public and private rights-of-way and easement lines located on or adjacent to property which are proposed to be continued, created, enlarged, relocated or abandoned;
6) Existing topography, and delineation of any topographical changes shown by contour with appropriate intervals to permit accurate review;
7) Any locations, modifications, changes and additions to existing building(s), including floor area, heights and setbacks;
8) Delineation of all Open Space and Common Areas as per Section 405-4 requirements;
9) Delineation of all existing and proposed residential uses in the project, including but not limited to, the following:
i. A statement indicating net density of total project; and
ii. Existing Detached Housing-Location and number of lots, including lot sizes and dimensions, setbacks and indication of height of buildings.
10. Location of any necessary proposed pedestrian walkways, identifying approximate dimensions;
11. Location of proposed public and private streets and including rights-of-way or utility easement widths;
12. Preliminary Proposed location of all existing and proposed planned water, sanitary sewer and storm drainage lines;
13. Limits of existing flood hazard areas within the property as defined by the Flood Insurance Rate Maps (F.I.R.M.) accurately showing the limits of building encroachments and earth fill within this area, with 100-year water surface elevations and proposed finished floor elevations denoted;
14. Summit County Riparian Ordinance setbacks and General delineation of wetland areas as per Section 405-5-D-3 herein;
15. A schedule of development, including the staging and phasing of:
i. Conventional single-family development;
ii. Cluster Sector housing development;
iii. Other public or common facility improvements; and
iv. Open space and dedication of land to public use or set aside for common ownership.
16. Locations of all well heads and tank batteries on the property and whether they will be retained, capped or removed. If wells are to be retained, they shall comply with Section 505 of the Richfield Township Zoning Resolution.
17. Date of the current submission
18. Submission dates of all previously-approved plans
19. Number of single-family lots approved to be less than one acre
20. Number of single-family lots approved for less than the required sixty (60) foot minimum front setback
21. Additional information or engineering data, in such form and content as necessary, to determine that the General Site Development Plan meets the standards of this Article and other requirements of the Zoning Resolution for Richfield Township and of other public agencies in Summit County.
22. The Zoning Inspector may call upon public and/or private consultants as necessary to provide sound review of the project.
B. Site Plan Review by Zoning Commission
1. When the Zoning Inspector deems the Site Development Plan to be complete, the Inspector shall file a formal Site Plan Review Application with the Zoning Commission and a time for the Preliminary Site Plan Review Public Hearing will be scheduled at the next regular meeting, but not sooner than thirty (30) days from the date of application . At this time the Zoning Inspector will send a Final Development Plan package Preliminary Site Development Plan to the following agencies for their review and comments. When the Zoning Inspector deems the Site Development Plan application to be complete, a Site Development Plan will be forwarded to the following agencies for their review and comment:
a. Richfield Township Road & Service Department
b. Richfield Fire Department
c. Richfield Police Department
d. Summit County Department of Development
e. County of Summit Engineer
f. Summit Soil and Water Conservation District
g. County of Summit Department of Environmental Services, or Ohio EPA
d. Any other expert or consultant chosen by the Zoning Inspector. or Zoning Commission
The comments from the above listed agencies and/or experts shall be reviewed by the Zoning Commission Inspector prior to the decision. Any Conditional Uses or Variances that will be required in order for the Site Development Plan to be developed as proposed must be approved prior to the Zoning Inspector’s Approval. Application for such Conditional Use or Variance, if needed, shall be made separately with the Richfield Township Board of Zoning Appeals, with payment of all appropriate fees.
2. The Zoning Commission’s site plan review and recommendation shall include the following:
a. The relationship, beneficial or adverse, of the proposed Planned Residential Development to the neighborhood in which it is proposed to be established and whether it advances the general welfare of the community;
b. Whether there are adequate services and utilities available or proposed to be made available in the construction of the project;
c. Whether the proposal meets the purpose for Planned Residential Development as expressed in Section 405-1;
d. Whether the proposal meets all the general regulations and applicable standards and guidelines for Planned Residential Development.
e. Whether the reviewing agencies and/or experts have raised any concerns regarding the development.
If the decision of the Zoning Commission is to reject the Preliminary Site Development Plan the developer may appeal this decision to the Board of Zoning Appeals.
Sec. 405-7 Final Development Plan
The Development Plan for the entire property may be phased. and the Zoning Inspector shall not issue zoning certificates for such development unless:
A. The proposed construction is in accordance with such Final Development Plan.
B. A revision of the Final Development Plan was approved by the Zoning Commission. In considering any such revision request the Zoning Commission shall notify the Board of Zoning Appeals and Board of Township Trustees and obtain their comments. Revisions to the Final Development Plan must occur at an advertised public hearing. When granting revisions to the Final Development Plan the Zoning Commission shall review all points contained in Section 405-6 Site Plan Review Procedures. The Zoning Commission can not grant variances from the text as part of this revision process. Revisions to the Final Development Plan will be granted on a phase by phase basis.
C. The revision is within the Zoning Inspector’s power to grant as listed here.
1. Decreases in dwelling unit density.
2. Movement of dwellings by not more than 25 feet. All setbacks and spacing must conform.
3. Movement of roadways by not more than 10 feet. All setbacks and spacing must conform.
The entire District shall be developed strictly in accordance with the Final Site Development Plan
Sec. 405-7 Site Development Plan
The Final Site Development Plan for the entire property may be phased. The entire District shall be developed strictly in accordance with the Final Site Development Plan and the Zoning Inspector shall not issue zoning certificates for such development unless:
A. The proposed construction is in accordance with such Final Site Development Plan.
B. A revision of the Final Site Development Plan was approved by the Zoning Commission Inspector. In considering any such revision request the Zoning Commission Inspector shall notify the Board of Zoning Appeals and Board of Township Trustees all agencies named in Section 405-6-B of these regulation and obtain their comments. Revisions to the Final Development Plan must occur at an advertised public hearing. When granting revisions to the Final Site Development Plan the Zoning Commission Inspector shall review all points contained in Section 405-6 Site Plan Review Procedures. The Zoning Commission Inspector cannot grant variances or conditional uses from the text as part of this revision process. Revisions to the Final Site Development Plan will may be granted on a phase by phase basis, provided that all requirements of Section 405-6 Site Plan Review Procedures are met for each phase.


Article II Definitions
CLUSTER ZONE SECTOR: An area in a development where dwelling units are permitted to be built closer together than usual in an effort to promote the development of common open space. An area where individual property ownership consists of a building envelope having an area represented by the actual footprint of the principle building foundation plus not more than five (5) feet in any dimension. Property ownership outside the building envelopes shall be held as common open space and regulated by the specific requirements of that zoning district’s regulations.
COMMON AREA: Land area within a development not individually owned or publicly dedicated that is intended for the common use or enjoyment of the landowners or residents of the development.
OPEN SPACE: The portion of Common Area within a development that is reserved to meet the minimum Open Space requirements for the specific regulations of that zoning district.
DEVELOPER: The owner of land included in a proposed or approved development.
SITE DEVELOPMENT PLAN: The plan and supporting narrative documents for a development that has received Township approval and meets all requirements of that specific zoning district and which must be approved at the Township level in order to proceed to The Summit County Planning Commission for Approval.