(1) Building Height. Buildings in the Rockside Road South PUD District shall be measured by building height. Building height is measured from the average grade to the top of the ridge of a gable, hip, mansard or gambrel roof or to the highest point of roof surface of a flat roof, as the case may be.
a. Average grade is determined by calculating the average of the highest and lowest elevation along natural or improved grade (whichever is more restrictive) along the side of the building facing a Residential Buffer Zone ("RBZ") boundary at the property line bordering existing single family residential homes.
b. If a lot slopes downward from the property line adjacent to existing single-family residential homes, then any applicable building in the Rockside Road South PUD District may have a building height in excess of the below specified maximum when measured from the side facing the interior of the District. See Diagram (1)B below.
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(2) Height Plane.
a. Buildings in the Rockside Road South PUD District shall include a height transition between such buildings and adjacent existing single-family residential homes. Taller elements of such buildings shall increasingly step back from adjacent existing single-family residential homes.
b. The height of a building in the Rockside Road South PUD District shall be measured on the side of a building facing a RBZ boundary at the property line bordering existing single family residential homes and shall utilize a height plane.
c. Except as permitted in Section 979.14(3)(a) (Height Limitations) below, a building cannot extend into a 45-degree angular plane projected inward over the property upon which a building is located measured from existing grade at the property line bordering existing single family residential homes.
d. If the existing grade at the proposed building is higher than the grade at the property line, then the height plane shall be measured from the higher existing grade, as depicted on Diagram 3(D) below.
(3) Height Limitations.
a. Buildings in the Rockside Road South PUD District shall not exceed 35 feet in height unless the height of such buildings comply with the height plane limitations set forth in Sections 979.14(2)(c) and (2)(d) above and as depicted in the following Diagrams (3)C and (3)D below:
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(4) Buildings in the Rockside Road South PUD District shall not exceed the following height limitations for each use and location, as shown by the following chart and drawings:
Chart 979.14(4) - Height Limitations by Use
Height Limitations By Use | Max. Bldg. Ht. | |
Hotel, Office | 90' | |
Residential-Retail | 65' | |
Senior Living (Elderly Care Facility, Senior Residence Facility) | 60' | |
Residential | 40' |
Chart 979.14(4) - Height Limitations by Location
Height Limitations by Location | Ht. Zone | Max. Bldg. Ht. |
Distance from Rockside Road R.O.W. | 50' to 950' | 90' |
Distance from southerly height line to southerly line of PUD | 951' to southerly line of PUD | 60' |
Section 979.14(4) - Drawings Depicting Height Limitations by Use
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(5) Height Encroachments. Any height encroachment not listed in this Section 979.14(5) below is prohibited except where the Planning Commission determines that such encroachment is similar to a permitted encroachment listed below. The following may exceed the established height limit of the proposed building provided they are not intended for human occupancy or contain conditioned space, they do not cover more than 10% of the top floor roof area to which they are accessory, and they do not exceed the maximum height by more than ten (10') feet: Roof mounted or roof piercing chimneys, flues or vent stacks, cooling towers, elevator bulkheads, mechanical penthouses, stacks, stage towers, parapet walls, solar collectors, wind turbines, or rainwater collection systems, rooftop deck railings, patio or shade structures, vegetation associated with rooftop gardens or landscaping, water towers, radio or television antenna, flagpoles, spires, steeples, belfry, cupolas, domes, or public utility facilities which by design or function must exceed the established height limits.
(Ord. 58-2016. Passed 9-20-16.)