The following design elements are included to encourage and direct development that supports Rocky River's heritage and the prevalent built environment in the Central Business District. It is the purpose of these design guidelines to produce buildings that are contextual and human scaled and to create the urban design and spaces advocated by the City's Master Plan.
(a) Applicability of Regulations. In addition to the development standards set forth in this Chapter, the design guidelines set forth in Schedule 1165.17 shall apply to the exterior appearance and design of all new construction and building renovations in the CBD that contain non-residential uses on the first floor. Building or site alterations that conflict with these guidelines or that otherwise increase the degree of non-compliance with these guidelines are prohibited.
(b) Exceptions. The Design and Construction Board of Review is authorized to grant an exception to the Design Guidelines contained in Schedule 1165.17 if the applicant demonstrates that, due to the unusual shape or topography of the lot or an adjoining lot, or due to the location or design of existing structures, mature trees, or other features, the application of the design guidelines would be unreasonable.
(1) In determining whether to grant an exception, the Design and Construction Board of Review shall consider:
A. The Master Plan;
B. The purposes of the Zoning District;
C. The intent of the guideline from which the exception is requested; and,
D. Whether the intent of the guideline may be met by an alternate means.
(2) The Design and Construction Board of Review may grant a complete exception from the guideline, or it may modify the guideline in view of the peculiarities of the site. Any modification of the guideline shall be considered an "exception." An exception shall be granted or denied in writing.
(3) The applicant must obtain development plan approval incorporating the exception within one (1) year of the grant, or the exception will expire.
(4) Any person aggrieved by the grant or denial of an exception may appeal the Design and Construction Board of Review's decision to the Board of Zoning Appeals by filing a written notice of appeal, stating the reasons therefore, with the Zoning Administrator, within ten (10) days of the grant or denial of the exception.
Design Guidelines |
CBD |
Design Guidelines |
(1) Building Design and First Floor Use. |
A. First floor street frontage design shall facilitate walk-in commercial activity, such as retail. |
B. Along the front elevation, building wall segments or vertical bays shall be between twenty (20) and forty (40) feet in length and shall be distinguished from one another by architectural features such as columns, reveals, pilasters, recesses, or extensions. |
C. A transition line shall be provided between the first and second stories. The height of this transition line shall match the height of the transition line on the abutting or adjacent buildings. If adjoining properties are vacant, then the ground floor shall be at least ten (10) feet in height measured from finished floor to finished ceiling. |
D. On each zoning lot, sixty percent (60%) of the lot frontage abutting public street shall be devoted to the principal building. See Figure 1. |
(2) Window Placement. |
A. For the first floor, the front facade of every building shall have transparent areas, equal to seventy (70) percent of the front facade area (measured as the total area below the transition line) These transparent areas shall be between two (2) and nine (9) feet above the sidewalk. |
B. First floor windows shall permit pedestrians a view of the interior of the building. Windows shall remain transparent and shall not be blocked in any manner. Alternatively, display windows may be used provided these windows are a minimum of three (3) feet in depth, extend the full height of the glazing, and are internally lit. |
C. For all upper floors, the front facade of the building shall have glazed areas or windows equal to forty (40) percent of the total area of the front facade, with each floor being calculated independently. Windows shall remain transparent. |
D. All facade openings, including windows and colonnades, shall be vertical in proportion. |
(3) Building Entrances, Architecture & Pedestrian Circulation |
A. All buildings shall provide at least one usable building or storefront entrance on each front facade. A corner entrance may be substituted if both street frontages measure eighty (80) lineal feet or less. |
B. Buildings, without public street frontage, shall provide a sidewalk or courtyard that connects to the sidewalk of a public street. |
C. Building entrances, not including service entrances, shall be clearly defined by a building projection or recess, or accented by a sheltering element such as an awning, overhang, arcade, or portico. |
D. All rooftop mechanical equipment shall be enclosed in building materials that match the structure or which are visually compatible with the structure. |
E. Materials within ten (10) feet of the ground or the sidewalk shall be of a durable material to withstand pedestrian and vehicular traffic. If "dry vit" or E.I.F.S is used as an exterior building material, high impact mesh shall be used on all wall areas within ten (10) feet of the ground or sidewalk. The impact rating is based on the EIMA (EIFS Industry Members Association) Impact Classification System. |
(4) Parking |
A. Openings for parking access on a frontage line shall be a maximum of twenty-five (25) feet wide. |
B. Parking structures should contain retail uses along the frontage line. These retail uses should have a minimum depth of twenty (20) feet from the frontage line. If retail uses are not provided, the parking structure shall be designed and constructed to have architectural features, such as piers or columns to break up the wall mass. |
C. All parking lots and parking structures should be accessed from an alley, if applicable. |
Figure 1
Minimum Width of the Principal Building
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