5.12.13   WAREHOUSE TRIANGLE AREA (WTA)
   The intent of this is to allow for and encourage high density infill of the warehouse triangle with transit oriented and mixed use . The DL-AZ will go further than the infill incentive in granting flexibility and incentives in many areas. Multifamily residential uses will be allowed in current I-1 , allowable and densities are increased and will be exempt from non-residential parking requirements.
 
FIGURE 5.12-WTA-A: MAP OF WAREHOUSE TRIANGLE AREA
 
   A.   Warehouse Triangle Area (WTA)
      1.   
         Figure 5.12-WTA-A shows the boundaries of the Warehouse Triangle Area. Warehouse Triangle Area optional apply.
      2.    Placement
          placement requirements in the WTA are as shown in Figure 5.12-WTA-B and Table 5.12-WTA-1.
 
FIGURE 5.12-WTA-B
 
TABLE 5.12-WTA-1
 
WAREHOUSE TRIANGLE AREA
PLACEMENT
Build-to-Line (Distance from Property Line) (1)   
Side
0 Ft.
A
Setback (Distance from Property Line)
Side
0 Ft.
B
Pedestrian Easement
0 Ft.
B
Side Yard
0 Ft.
C
SPECIFIC REQUIREMENTS
1. Build-to line is defined as the line at which construction of a façade is to occur on a lot. A build-to line runs parallel to, and is measured from, front property lines and is established to create an even façade line on a . Build-to line applies to frontage only (both primary and secondary streets at corner lots) and only applies when new exceeds 25% of the site area. Where applicable 75% of new frontage must be located at or near the build-to line.
2. side façades must be built to Build-to-Line at a minimum of 75% of the new frontage, to help define an urban frontage, where build-to requirements apply.
3. and pedestrian easement side façades must be built to Build-to-Line at a minimum of 50% of new frontage, to help define an urban edge to property.
 
      3.    , Floor Uses
          and floor use requirements in the WTA are as shown in Figure 5.12-WTA-C and 5.12-WTA-2.
 
FIGURE 5.12-WTA-C
 
TABLE 5.12-WTA-2
 
WAREHOUSE TRIANGLE AREA
Maximum (1)
160 Ft. Max or 14 Stories
D
First Floor Ceiling
12 Ft. Min Clearance
E
Minimum at Build-to-Line   
25 Ft.
F
Setback (Distance from Property Line)
High-Rise Frontage (2)
20 Ft.
G
FLOOR USES
Ground Floor (2, 3, 4, 5)
Commercial Services and Retail Trade Uses ready that encourage level activity are preferred, but office or residential uses may be used if Commercial Services and Retail Trade Uses are not supported by market demand and contingent on new meeting all other requirements of this table.
H
Upper Floors
Residential or Commercial Services
I
SPECIFIC REQUIREMENTS
1. No more than 14 stories and no more than 160 Ft.
2. The High-Rise Setback is 20 Ft. (G) at the Frontage above two stories.
 
      4.   Lot Coverage, Open Space, Pedestrian Access
         Lot coverage, open space and pedestrian access requirements in the WTA are as shown in Figure 5.12-WTA-D and Table 5.12-WTA-3.
 
FIGURE 5.12-WTA-D
 
TABLE 5.12-WTA-3
 
WAREHOUSE TRIANGLE AREA
LOT COVERAGE, OPEN SPACE AND PEDESTRIAN
Lot Coverage
Maximum Lot Coverage (1)
100%
Open Space
Open Space at Multi-Unit Dwellings (2, 3, 4)
30 Sq. Ft./DU or 30% of Lot Area (7)
Open Space Non-Residential (2, 3, 4)
Min. of 30% of Lot Area
Minimum Landscape Area
50% of Open Space (9)
Pedestrian Easement (8)
Maximum Distance from
125 Ft.
J
Minimum Width
30 Ft.
K
Pedestrian Access (5)
Pedestrian Access to Public Open Space
Required
L
Main Entrance Location (6)
Primary Street
M
SPECIFIC REQUIREMENTS
1. Covered by impervious surfaces such as, but not limited to , drives, or parking.
2. Usable open space does not need to be located on the ground - green roof or terrace is acceptable.
3. Usable open space may be any combination of private and common space.
4. Parking may not be counted as open space.
5. Adequate shade shall be provided for sidewalks and pedestrian pathways, using shade or vegetation.
6. Main entrance locations shall be directly accessed from a sidewalk along a rather than from a parking lot.
7. Open space at multi-dwelling units is 30 Sq. Ft. per dwelling unit or 30% of lot area, whichever is greater.
8. that develop 50% or more of the land area within the Mid-block Pedestrian Easement (see map/plan above) shall set aside and develop a mid-block pedestrian passage and easement.
9. Minimum landscape requirement applies only to common area open space.
 
      5.    Massing
          Massing in the WTA are as shown in Figure 5.12- WTA-E and Table 5.12- WTA-4.
 
FIGURE 5.12-WTA-E
 
TABLE 5.12-WTA-4
 
WAREHOUSE TRIANGLE AREA
MASSING
Articulation
Maximum unbroken mass (1)
50 Ft. Max.
N
View Corridors
Mid-Rise Façade (2)
25% of Façade Min.
O
High-Rise Façade (3)
150 Linear Ft. Unbroken Max.
P
Mid-Rise Height
50 Ft. Max or 4 Stories
Q
Build Reduction (High Rise)
Bulk Reduction Setback (4)
12 Ft. Min.
S
Bulk Reduction Required Area
50% of Façade Min.
R
Bulk Reduction
Required above 4th Floor
T
SPECIFIC REQUIREMENTS
1. Any over 50 Ft. wide must be broken down to read as a series of no wider than 50 Ft. (N) and should include a variety of façades.
2. To preserve view corridors, a minimum of 25% of the façade must be set aside as mid-rise (O), and the mid-rise façade may not exceed 4 stories or 50 Ft. (Q) in height. On corner lots this requirement applies to one only.
3. High-rise façades of more than 150 continuous linear feet (P) must be broken by a mid-rise façade (O) not to exceed 4 stories or 50 Ft. (Q) in height as shown in Figure above.
4. A step-back bulk reduction area a minimum of 12 ft. in depth (S) is required for at least 50% of the façade (R). Bulk reduction is required above the fifth floor (T). See figures above.
 
(Ord. 11246, 2/18/2015)