The development standards for permitted uses in the NRC-Tier 2-Revitalization Level are set forth below. See Chapter 1171, Specific-Use Regulations, for development regulations for Conditional and Restricted Uses.
(a) Lot Requirements. The minimum lot requirements for permitted uses in the NRC-Tier 2- Revitalization Level are set forth in Schedule 1153.05(a).
Lot Requirements in the NRC-Tier 2-Revitalization Level | |
Northfield Road Commercial District NRC-Tier 2- Revitalization Level | |
(1) Minimum lot area | None |
(2) Minimum lot width | 70 feet |
(3) Maximum lot coverage | 85% |
(b) Building and Parking Setback Requirements. Every permitted use of land and its associated principal buildings and accessory parking shall be located on a lot to comply with the required setbacks in Schedule 1153.05(c) when developing under the NRC-Tier 2-Revitilization Level.
(1) Determining Front Setback. Each lot shall maintain the minimum and maximum front setback measured from the applicable street right-of-way.
(2) Corner Lots. A corner lot shall comply with the applicable setback for each side facing and adjacent to a street right-of-way.
(3) Obstructions in the Setback. The area within each setback shall remain unobstructed by structures except as otherwise permitted in this Code.
Building and Parking Setback Requirements NRC-Tier 2- Revitalization Level | |
Northfield Road Commercial District NRC-Tier 2- Revitalization Level | |
(1) Minimum Front Setback (from public street rights-of-way adjacent to Northfield Road) | 10 feet |
(2) Maximum Front Setback (from public street rights-of-way adjacent to Northfield Road) | 15 feet |
(3) Minimum Setback from public street rights-of-way other than Northfield Road | 30 feet |
(4) Minimum Setback Abutting Nonresidential Districts and the R-3 District | None |
(5) Minimum Setback Abutting Residence Districts, except R-3 | 50 feet |
Building and Parking Setback Requirements NRC-Tier 2- Revitalization Level | |
Northfield Road Commercial District NRC-Tier 2- Revitalization Level | |
(6) Percent of Facade within Build-to-Zone | 70%(a) |
(7) Minimum Off-Street Parking Area Setback | |
A. Public Rights-of-Way | NP(b) |
B. Residential Districts | 10 feet |
C. All Lot Lines except adjacent to Northfield Road | 10 feet |
(a) The remaining thirty percent (30%) of the linear frontage shall be setback no more than ten (10) feet, unless Board of Architectural Review finds a greater setback appropriate. NP = Not Permitted | |
(d) Height Regulations. Buildings and structures shall comply with the height limitations in Schedule 1153.05(d) for the NRC-Tier 2- Revitalization Level.
Height Regulations in the NRC-Tier 2- Revitalization Level | |
NRC-Tier 2- Revitalization Level | |
(1) Maximum Principal Building Height | 72 feet |
(2) Minimum Principal Building Height | 24 feet |
(3) Maximum Height of Accessory Building/ Structure | 20 feet |
(e) Required Design Standards in the NRC-Tier 2- Revitalization Level.
(1) Purpose. The buildings in the City's Northfield Road Commercial District contribute to the character of the community. Enhancing the quality and compatibility of these buildings is of utmost importance. The standards set forth below are intended to achieve among others the following purposes:
A. To strengthen, enhance and improve the existing visual and aesthetic character of Northfield Road;
B. To protect and enhance property values; and,
C. To provide guidelines for property owners, architects, and contractors to aid in the preparation of appropriate plans.
(2) Applicability of Regulations. In addition to the development standards set forth in Section 1153.05 (a) ¡V (d), the design standards set forth in Schedule 1153.05 (e) (4) shall apply to the exterior appearance and design of all new construction and building renovations in the NRC-Tier 2-Revitalization Level.
(3) The Board of Architectural Review may grant an exception or modification to the Design Standards in Schedule 1153.05 (e) (4) 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 and other site or building features, the application of the design standards would be unreasonable. The Board of Architectural Review may grant a complete exception from the standard, or it may modify the standard in view of the peculiarities of the site or building. Any modification of the standard shall be considered an "exception." In determining whether to grant an exception, the Board of Architectural Review shall consider:
A. The purposes of the Northfield Road Commercial District;
B. The intent of the guideline from which the exception is requested; and,
C. Whether the intent of the standard may be met by an alternate means.
Required Design Standards in the NRC-Tier 2- Revitalization Level |
A. Buildings and principal building entrances shall be oriented toward the public street so as to define the street edge and contribute to a dynamic pedestrian and street environment. |
B. 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. |
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 or contain single-story buildings, then the ground floor shall be at least ten (10) feet in height measured from finished floor to finished ceiling. |
D. For the first floor, the front facade of every building shall have transparent areas, equal to sixty percent (60%) 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. |
E. Any part of the building that is visible from a private right-of-way, public circulation area, public parking area, or public street other than Northfield Road shall have no more than six (6) feet of contiguous wall length devoid of windows, on any ground floor, unless the wall includes architectural features such as piers, columns, defined bays, or an undulation of the building so that a pedestrian scale, rhythm, and visual interest is created. In no case shall a continuous wall length be devoid of windows for more than twenty (20) feet. |
Required Design Standards in the NRC-Tier 2- Revitalization Level |
F. The pattern of architectural features, such as windows and doors, shall be placed upon the facade of a building in a pattern that creates a building fenestration that has a constant rhythm, a harmonious appearance, and is proportional to one another and surrounding buildings, if applicable. |
G. For all upper floors, the front facade of the building shall have glazed areas or windows equal to forty percent (40%) of the total area of the front facade, with each floor being calculated independently. Windows shall remain transparent and shall not be blocked in any manner. |
H. 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 except for permitted window signage. 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. |
I. Buildings shall have finish materials on all sides. Cinder blocks and vinyl siding shall not be used on any facade, and brick shall not be painted. Existing painted brick may be repainted as needed for ordinary maintenance. |
J. A combination of materials, textures, colors, and finishes shall be utilized to create visual interest. The building color palette should include one primary earth tone or neutral color with several accent colors. |
K. Facade openings, including windows and colonnades, shall be vertical in proportion. |
L. Facades may be supplemented by awnings, which shall be straight sheds without side flaps, but shall not be cubed or curved. |
M. 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, impact resistant E.I.F.S., as classified by EIMA (EIFS Industry Members Association), shall be used on all wall areas within ten (10) feet of the ground or sidewalk. |
N. All roof top equipment shall be concealed in building materials that match the structure or shall be painted to be visually compatible with the structure. |
(5) Illustrative Examples of Appropriately Designed Buildings in the Northfield Road Commercial District.
 | * 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. * Materials within ten (10) feet of the ground or the sidewalk shall be of a durable material to withstand pedestrian and vehicular traffic. *All buildings shall provide at least one usable building or storefront entrance on each front facade. |
 | * For the first floor, the front facade of every building shall have transparent areas, equal to sixty percent (60%) 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. * The pattern of architectural features, such as windows and doors, shall be placed upon the facade of a building in a pattern that creates a building fenestration that has a constant rhythm, a harmonious appearance, and is proportional to one another and surrounding buildings, if applicable. |
 | * A combination of materials, textures, colors, and finishes shall be utilized to create visual interest. * Buildings and principal building entrances shall be oriented toward the public street so as to define the street edge and contribute to a dynamic pedestrian and street environment. * First floor windows shall permit view of the interior of the building. Windows shall remain transparent and shall not be blocked in any manner except for permitted temporary window signage. |
(Ord. 2023-029. Passed 4-18-23.)