(a) Intent. The Transitional Industrial (TI) District is designed to accommodate a mix of industrial, retail, entertainment, and residential uses. Consistent with recommendations from the Lyndale Avenue Suburban Retrofit Plan adopted by the City Council on April 5, 2021, sites and buildings within the TI District will reflect a pedestrian-friendly, mixed-use environment with active ground floors, while controlling for the impacts of intensive industrial and auto-related uses.
(b) Uses. Uses allowed in the TI District as permitted, accessory, conditional, or interim uses are listed in Table 21.209(e).
(c) Standards. Development in TI District must comply with the following standards:
(1) Floor area ratio, building floor area, impervious surface area, site width, and site area must comply with the applicable requirements of § 21.301.01.
(5) Street activation. Buildings or additions with manufacturing, makerspace, or warehousing uses constructed after February 6, 2023 must have at least 50% of the linear feet of the ground floor's frontage along Lyndale Avenue occupied by an active use, such as office, retail, or in-person customer service.
(6) Parking placement. With the exception of parking areas located along Harriet Avenue and Halsey Lane, off-street parking areas constructed after February 6, 2023 must not be located between a building and a public street unless:
(A) The parking is located entirely below grade;
(B) The site meets the standards for large development sites in accordance with § 21.206.07(c)(9); or
(C) The site has received an exemption for sites with multiple street frontages in accordance with § 21.206.07(c)(10).
Off-street parking may be located on the rooftops of buildings. Examples of permitted parking configurations are illustrated in § 21.301.02(f)(8).
(7) Street enclosure. It is the intent of the TI District to foster a more urban character along Lyndale Avenue by establishing clearly defined street edges enclosed by buildings and other vertical elements. A combination of building frontage and other vertical elements may be used to enclose and define the edge of Lyndale Avenue as follows:
At least 50% of the frontage of each site along Lyndale Avenue must be enclosed by buildings. An additional 20% must be enclosed by buildings and/or other vertical elements located along the minimum building setback line. Vertical elements may consist of trees, shrubs, walls, fences, and sculptural elements. Both buildings and vertical elements must comply with the Clear View Triangle area as defined in § 19.03 of this Code. Vertical elements over four feet in height must be consistent with the Crime Prevention Through Environmental Design (CPTED) objectives in the Planning Manager's Landscaping and Screening Policies and Procedures document, as it may be amended from time to time.
(8) Corner sites. It is the intent of the TI District to promote an attractive streetscape along Lyndale Avenue by having buildings or gathering spaces anchor corners. Off-street parking must not be located within 100 feet of the following intersections: Lyndale Avenue and West 86th Street, Lyndale Avenue and West 90th Street, or Lyndale Avenue and West 92nd Street. An exception to this standard is granted for a building or gathering space located between the parking and the public street (see § 21.301.02(f)(8) for a graphic illustration) at those previously mentioned intersections. For the purposes of this subsection, intersection is defined as the point at which planned widened right-of-way lines for each street would intersect if extended.
(9) Large sites. Large development sites may be able to accommodate buildings internal to the site, as well as adjacent to public streets. Buildings located on the interior of sites over five acres in size may be placed beyond the maximum setbacks for the TI District, provided at least 50% of the site's linear public street frontage along Lyndale Avenue contains buildings that comply with setback requirements and have no parking located between the buildings and the public street except for parking located entirely below grade.
(10) Exemptions for sites with multiple street frontages. With the exception of development on Harriet Avenue and Halsey Lane, it is the intent of the TI District to have buildings close to the street with parking to the side or rear or entirely below grade. However, that arrangement may not be possible for each street frontage on sites which front on two or more public streets in a corner lot configuration. When a site fronts on multiple public streets, the City Council may exempt, through the planned development process described in §§ 21.501.02 and 21.501.03 of this Code, all but one of the street frontages from complying with the TI District building or parking placement requirements, provided the City Council determines that:
(A) The site cannot reasonably comply with the TI District structure and parking placement requirements for all street frontages;
(B) The proposed structure and parking configuration will meet the purpose and intent of the TI District;
(C) The proposed structure and parking configuration will complement the character of existing or planned development in the area;
(D) The proposed structure and parking configuration will facilitate pedestrian and bicycle access;
(E) The proposed structure and parking configuration will place vehicle access points in optimal locations; and
(F) The proposed structure and parking configuration will be compatible with natural features, surrounding development, redevelopment plans, and traffic volumes.
(11) Drive-throughs. In addition to the requirements of § 21.301.05, drive-through windows and stacking lanes in the TI District must:
(A) Not be located between a building and a street except for those lots fronting on Harriet Avenue or Halsey Lane;
(B) Not exceed one lane per building;
(C) Be located in a manner that discourages pedestrian crossing of stacking lanes; and
(D) Be screened from public and private streets, sidewalks, adjacent outdoor dining spaces, parks and public open spaces.
(12) Structure design. New structures and building additions in the TI District must comply with design standards shown below in subsections (A) through (D), in addition to the requirements described in § 21.301.03(a). The following design standards are meant to create an attractive street-level environment that promotes pedestrian activity, comfort, and public safety in the TI District. The highest design standards must be provided on the street front intended for the highest pedestrian-orientation; this is the primary façade. The issuing authority will determine which elevation is considered to be the primary façade. All other street frontages are considered secondary façades. Building fronts facing Harriett Avenue and Halsey Lane are exempt from the standards shown below in subsections (A) through (D).
(A) Windows. The ground level portion of a building façade between two feet and ten feet above grade must consist of:
(i) Primary façade. A minimum of 50% transparent windows, including windows on entrances.
(ii) Secondary façade. A minimum of 25% transparent windows, including windows on entrances.
(iii) Highly reflective glass. Highly reflective glass is prohibited.
(iv) Exceptions. Where the issuing authority determines that meeting the minimum window requirement is not practical due to location of loading, storage, "back of house" operations, or other structural impediments, the area of windows required in this section may be substituted with an equivalent area comprised of at least two of the following enhancements to the ground level portion of a building façade, between two feet and ten feet above grade:
(aa) Wall design. Embellishment of the building façade to create visual interest through:
(AA) Horizontal and vertical indentations or projections that create discernible patterns or shadows;
(BB) Variations in material module, pattern and/or color;
(CC) Green screen or planter walls; or
(DD) Translucent, fritted, patterned, or colored glazing.
(bb) Display boxes. Framed display boxes may be attached to the exterior building wall provided:
(AA) Applicable building setbacks are met;
(BB) Internal light sources are not visible;
(CC) Any signage in or attached to the display box complies with the requirements of Chapter 21, Article III, Division D, the sign code; and
(DD) Any merchandise displayed is available for sale on the site.
(cc) Permanent art. Non-commercial art or graphic design that complies with the following standards:
(AA) Is of sufficient scale and orientation to be perceived from the public right-of-way;
(BB) Is rendered in materials or media appropriate to an exterior, urban environment;
(CC) Is permanently integrated into or affixed to the building wall. Painting of a wall does not qualify as permanently integrated; and
(DD) Complies with all applicable safety and maintenance requirements.
(B) Street entrances. Each building and each separate tenant space adjacent to a street where on-street parking is provided must include at least one entrance, on the street side of the building that is open to the public during regular business hours.
(C) Arcades. Arcades along building frontages on Lyndale Avenue must comply with the following standards:
(i) The exterior face of the arcade column line must meet the minimum setback requirements in § 21.301.02; and
(ii) No part of an arcade may exceed the maximum setback requirements in § 21.301.02.
(D) Canopies and awnings. First floor canopies and awnings are encouraged in order to promote a pedestrian-oriented environment and add visual interest to a building elevation. Canopies and awnings must meet the requirements of § 19.63.08.