§ 3.35.9. Development categories.

The Northlake Overlay District shall be divided into three (3) development categories described below as Tier 1, Tier 2, and Tier 3.

A.

Tier 1—High-intensity commercial .

1.

Purpose and goal. The purpose of Tier 1 is to allow for the most intense mixed-use development. The goal is to allow for redevelopment of the oversized parking areas with new buildings, including retail, office, and residential on one (1) lot to decrease the need for automobile trips. The desirable tier-wide development mix in this tier should be sixty (60) percent retail, thirty (30) percent residential and ten (10) percent office.

2.

Building setbacks. The following requirements shall apply to all structures in the Tier 1—High intensity commercial development category of the Northlake Overlay District:

a.

The minimum front yard setback shall be zero (0) feet where the public right-of-way allows room for sidewalks as prescribed in section 3.35.10. A maximum front yard setback of twenty (20) feet shall be imposed where the public right-of-way does not allow the required sidewalk width. Buildings shall be permitted to be setback from the public sidewalk to allow for building stoops, front porches, balconies, canopies, or steps, a public space or park, and or outdoor dining. All ground-floor uses shall have a sidewalk or paved walkway that connects the building entrances to the public sidewalk along the street. Parking shall not be permitted between the building and the public right-of-way.

b.

The minimum interior side yard setbacks shall be zero (0) feet. However, if the property is adjacent to a building with windows or other materials that allow for ventilation that faces the adjoining property line, the setback shall be a minimum of twenty (20) feet from the property line. The side of a building facing a public street shall be permitted to set back from the public sidewalk to allow only for building stoops, porches, balconies or steps, a public plaza or park, outdoor dining or landscaping that does not obstruct the façade of the building. All ground floor uses must have a sidewalk or other paved walkway that connects the building entrances to the public sidewalk along the street.

c.

The minimum rear yard setbacks shall be twenty (20) feet.

3.

Height of buildings and structures. The maximum height of all buildings and structures shall be fifteen (15) stories and no building or structure shall exceed one hundred eighty (180) feet in height. Parking decks and other accessory structures shall not exceed ten (10) stories either as a separate deck or as part of an office building.

4.

Mixed use developments. Tier 1 mixed-use developments shall contain a minimum of two (2) principal uses that are planned in accordance with the following provisions. Proposed mixed use developments shall be comprised of a floor area that has a minimum of sixty-five (65) percent office and/or residential components.

5.

Density. The maximum residential density shall be sixty (60) dwelling units per acre. No development within the Tier 1 development category shall exceed a floor area ratio (FAR) of two and one-half (2.5), and/or it provides additional public space or other amenities singly or in combination as provided below:

a.

Bonus density. The maximum allowable floor area ratio (FAR) of a building or development in a Tier 1 zone shall be increased to a floor area ratio (FAR) not to exceed a total of four and one-half (4.50) in exchange for one (1) or more of the additional amenities provided in the table below:

Table 3.12: Maximum Bonus Floor Area Ratio in Northlake Overlay District, Tier I

Maximum Bonus Floor Area Ratio in Northlake Overlay District, Tier I
Additional Amenity	Increased FAR
Increase public space to 25 percent while providing inter-parcel access for pedestrians and vehicles.	0.75
Increase public space to 30 percent while providing inter-parcel access for pedestrians and vehicles.	1.50
Mixed-use building that includes multifamily residential units and commercial retail uses. Each mixed-use building shall include one (1) principal use and at least one (1) secondary use. No primary or secondary use shall constitute less than thirty (30) percent of the gross floor area of the building.	0.25
Mixed-use building that includes multifamily residential units constituting at least eight (8) units per acre of land, and constructed in the same building with office institutional, commercial and retail uses.	0.5

 

B.

Tier 2—Office park .

1.

Purpose and goal. The purpose of this tier is to recognize the existing office, retail, and infill multifamily development in the area. The intent is to allow opportunities for residents to live close to employment and to provide accessibility to shopping areas. This development concept will thereby decrease the number of automobile trips and traffic congestion. The desirable tier-wide development mix in this tier should be sixty (60) percent office, thirty (30) percent residential and ten (10) percent retail.

2.

Building setbacks. The following requirements shall apply to all structures in the Tier 2—Office park development category of the Northlake Overlay District:

a.

The minimum front yard setback shall be zero (0) feet where the public right-of-way allows room for sidewalks as prescribed in section 3.35.10. A maximum front yard setback of thirty (30) feet shall be imposed where the public right-of-way does not allow the required sidewalk width. Buildings shall be permitted to be set back from the public sidewalk to allow for building stoops, front porches, balconies, canopies, or steps, a public space or park, and/or outdoor dining. All ground floor uses shall have a sidewalk or other paved walkway that connects the building entrances to the public sidewalk along the street. Parking shall not be permitted between the building and the public right-of-way.

b.

Interior side yard and rear yard setbacks shall be a minimum of twenty (20) feet. The side of a building facing a public street shall be permitted to allow encroachments in the setback area for building stoops, porches, balconies or steps, a public plaza or park, outdoor dining or landscaping that does not obstruct the façade of the building. All ground floor uses must have a sidewalk or other hardscaped walkway that connects the building entrances to the public sidewalk along the street.

3.

Height of buildings and structures. The maximum height of all buildings and structures shall be nine (9) stories and no building or structure shall exceed one hundred thirty-five (135) feet in height. Parking decks and other accessory structures shall not exceed seven (7) stories either as a separate deck or as part of an office building.

4.

Mixed-use developments. Tier 2 mixed-use developments shall contain a minimum of two (2) principal uses that are planned in accordance with the following provisions. Proposed mixed-use developments shall be comprised of a floor area that that has a minimum of sixty-five (65) percent office and/or residential components.

5.

Density. The maximum density for residential uses shall be thirty (30) dwelling units per acre. No development within the Tier 2 development category shall exceed a floor area ratio (FAR) of one and one-half (1.5), unless it additional public space or other amenities singly or in combination as provided below:

a.

Bonus density. The maximum allowable floor area ratio (FAR) of a building or development in a Tier 2 zone shall be increased to a floor area ratio (FAR) not to exceed a total of three and one-half (3.50) in exchange for one or more of the additional amenities provided in the table below:

Table 3.13: Maximum Bonus Floor Area Ratio in Northlake Overlay District, Tier II

Maximum Bonus Floor Area Ratio in Northlake Overlay District, Tier II
Additional Amenity	Increased FAR
Increase public space to 25 percent while providing inter-parcel access for pedestrians and vehicles.	0.75
Increase public space to 30 percent while providing inter-parcel access for pedestrians and vehicles.	1.50
Mixed-use building that includes multifamily residential units and commercial retail uses. Each mixed-use building shall include one (1) principal use and at least one (1) secondary use. No primary or secondary use shall constitute less than thirty (30) percent of the gross floor area of the building.	0.25
Mixed-use building that includes multifamily residential units constituting at least 8 units per acre of land, and constructed in the same building with office institutional, commercial and retail uses.	0.5

 

C.

Tier 3—Employment center .

1.

Purpose and goal. The purpose of this tier is to recognize and protect the existing employment base in the area. The intent is to allow light manufacturing, distribution, showroom and small supporting retail uses. The desirable tier-wide development mix in this tier should be seventy (70) percent industrial, twenty (20) percent retail and ten (10) percent residential.

2.

Building setbacks. The following requirements shall apply to all structures in the Tier 3—Employment center development category of the Northlake Overlay District:

a.

Minimum front yard setback shall be a minimum of twenty (20) feet where site conditions allow room for sidewalks as prescribed in section 3.35.10. A maximum front yard setback of thirty (30) feet shall be imposed where the public right-of-way does not allow the required sidewalk width. Buildings shall be permitted to be set back to allow for building stoops, front porches, balconies or steps, a public space or park, and/or outdoor dining. All ground-floor uses shall have a sidewalk or other paved walkway that connects the building entrances to the public sidewalk along the street. Parking shall not be permitted between the building and the public right-of-way.

b.

Minimum interior side yard and rear yard setbacks shall be a minimum of twenty (20) feet. The side of a building facing a public street shall be permitted to allow encroachments in the setback area for building stoops, porches, balconies, canopies or steps, a public plaza or park, outdoor dining or landscaping that does not obstruct the façade of the building. All ground-floor uses must have a sidewalk or other paved walkway that connects the building entrances to the public sidewalk along the street.

3.

Height of buildings and structures. The maximum height of all buildings and structures shall be four (4) stories and no building or structure shall exceed sixty (60) feet in height.

4.

Mixed use developments. Tier 3—Mixed-use developments shall contain a minimum of two (2) principal uses that are planned in accordance with the following provisions. Proposed mixed-use developments shall be comprised of a floor area that has a minimum of seventy (70) percent for industrial components.

5.

Density. The maximum density for residential uses shall be fifteen (15) development units per acre. No development within the Tier 3 development category shall exceed a floor area ratio (FAR) of one (1), unless it provides additional public space or other amenities singly or in combination as provided below:

a.

Bonus density. The maximum allowable floor area ratio (FAR) of a building or development in a Tier 3 zone shall be increased to a floor area ratio (FAR) not to exceed a total of three (3) in exchange for one (1) or more of the additional amenities provided in the table below:

Table 3.14: Maximum Bonus Floor Area Ratio in Northlake Overlay District, Tier III

Maximum Bonus Floor Area Ratio in Northlake Overlay District, Tier III
Additional Amenity	Increased FAR
Increase public space to twenty-five (25) percent while providing inter-parcel access for pedestrians and vehicles.	0.75
Increase public space to thirty (30) percent while providing inter-parcel access for pedestrians and vehicles.	1.50
Mixed-use building that includes multifamily residential units and commercial retail uses. Each mixed-use building shall include one (1) principal use and at least one (1) secondary use. No primary or secondary use shall constitute less than thirty (30) percent of the gross floor area of the building.	0.25
Mixed-use building that includes multifamily residential units constituting at least eight (8) units per acre of land, and constructed in the same building with office institutional, commercial and retail uses.	0.5

 

( Ord. No. 15-06 , 8-25-2015)