§ 6.5. WAREHOUSE DISTRICT
A.
Warehouse District - General
1.
Building Height
a.
The height of the principal building is measured in stories.
b.
Each principal building shall be at least 2 stories in height, but no greater than 8 stories in height, except as otherwise provided on the regulating plan.
c.
An attic story shall not count against the maximum story height.
2.
Parking Structure Height
Where a parking structure is within 40 feet of any principal building (built after 2006) that portion of the structure shall not exceed the buildings eave or parapet height.
3.
Ground Story Height: Commerce/Industry Uses
a.
The ground story finished floor elevation shall be equal to, or greater than the exterior sidewalk elevation in front of the building, to a maximum finished floor elevation of 18 inches above the sidewalk.
b.
The ground story shall have at least 12 feet of clear interior height (floor to ceiling) contiguous to the required building line frontage for a depth of at least 25 feet.
c.
The maximum story height for the ground story is 25 feet.
4.
Ground Story Height: Residential Units
a.
The first story shall have an interior clear height (floor to ceiling) of at least 9 feet and a maximum floor to floor story height of 22 feet.
5.
Upper Story Height
a.
The maximum floor-to-floor story height for stories other than the ground story is 20 feet.
b.
At least 80% of each upper story shall have an interior clear height (floor to ceiling) of at least 9 feet.
6.
Mezzanines
Mezzanines having a floor area greater than ⅓ of the floor area of the story in which the mezzanine is situated shall be counted as full stories.
7.
Street Wall Height
a.
A street wall not less than 6 feet in height or greater than 8 feet in height shall be required along any required building line frontage that is not otherwise occupied by the principal building on the lot.
b.
The height of the street wall shall be measured from the adjacent public sidewalk or, when not adjacent to a sidewalk, from the ground elevation once construction is complete.
8.
Street Façade
a.
On each lot the building façade shall be built to the required building line for at least 80% of the required building line (RBL) length.
b.
The building façade shall be built to the required building line within 30 feet of a block corner.
c.
These portions of the building façade (the required minimum build to) may include jogs of not more than 18 inches in depth except as otherwise provided to allow bay windows, shopfronts, and balconies.
9.
Buildable Area
a.
Buildings may occupy the portion of the lot specified by these building envelope standards.
b.
A contiguous open area equal to at least 5% of the total buildable area shall be preserved on every lot. Such contiguous open area may be located anywhere behind the parking setback, either at grade or at the second or third story.
c.
No part of any building, except overhanging eaves, awnings, or balconies shall occupy the remaining lot area.
10.
Side Lot Setbacks
There are no required side lot setbacks.
11.
Garage and Parking
a.
Garage entries or driveways shall be located at least 75 feet away from any block corner or another garage entry on the same block, unless otherwise designated on the regulating plan.
b.
Garage Entries shall have a clear height of no greater than 16 feet nor a clear width exceeding 24 feet.
c.
Vehicle parking areas on private property shall be located behind the parking setback line, except where parking is provided below grade.
d.
These requirements are not applicable to on-street parking.
12.
Alleys
There is no required setback from alleys. On lots having no alley access, there shall be a minimum setback of 25 feet from the rear lot line.
13.
Corner Lots
Corner lots shall satisfy the code requirements for the full required building line length - unless otherwise specified in this code.
14.
Unbuilt Required Building Line and Common Lot Line Treatment
a.
A street wall shall be required along any required building line frontage that is not otherwise occupied by a building. The street wall shall be located no more 8 inches behind the required building line.
b.
Privacy fences may be constructed along that portion of a common lot line not otherwise occupied by a building.
B.
Warehouse District - General
1.
Windows and Doors
a.
Blank lengths of wall exceeding 20 linear feet are prohibited on all required building lines.
b.
Windows and Doors on the ground story façades shall comprise at least 20%, but not more than 90%, of the façade area (measured as a percentage of the façade between floor levels).
c.
Windows and Doors on the upper story façades shall comprise at least 20%, but no more than 60%, of the façade area per story (measured as a percentage of the façade between floor levels).
2.
Building Projections
a.
Balconies and stoops shall not project closer than 5 feet to a common lot line.
b.
No part of any building, except overhanging eaves, awnings, balconies, bay windows, stoops, and shopfronts as specified by the code, shall encroach beyond the required building line.
c.
Awnings shall project a minimum of 4 feet and a maximum of within 1 foot of back of curb (where there are no street trees) or 1 foot into the tree lawn (where there are street trees.)
d.
Awnings that project over the sidewalk portion of a street-space shall maintain a clear height of at least 7 feet except as otherwise provided for signs, street lighting and similar appurtenances.
e.
Awnings may have supporting posts at their outer edge provided that they:
f.
Have a minimum of 8 feet clear width between the façade and the support posts or columns of the awning.
g.
Provide for a continuous public access easement at least 6 feet wide running adjacent and parallel to the awning columns/posts.
3.
Doors/Entries
a.
Functioning entry door(s) shall be provided along ground story façades at intervals not greater than 75 linear feet.
b.
Each ground story residential unit shall have direct access to the street-space.
4.
Street Walls
A vehicle entry gate no wider than 20 feet or a pedestrian entry gate no wider than 6 feet shall be permitted within any required street wall.
5.
Ground Story
The ground story shall house commerce, industrial or residential uses. See Height specifications above for specific requirements unique to each use.
6.
Upper Stories
a.
The upper stories shall house commerce, industrial or residential uses. No restaurant or retail sales uses shall be allowed in upper stories unless they are second story extensions equal to or less than the area of the ground story use.
b.
Additional habitable space is permitted within the roof where the roof is configured as an attic story.
7.
Permitted Uses
a.
Residential uses shall be considered to encompass all of the Residential use categories, as defined in Section 5.6.
b.
Commerce uses shall be considered to encompass all of the Commercial use categories, except medical cannabis dispensaries, and all of the Civic use categories except passenger terminals and social service institutions, as defined in Section 5.6.
c.
Industrial uses shall be considered to encompass all of the Industrial use categories except the heavy industrial and waste-related services, as defined in Section 5.6.
d.
Use Standards as stated in Section 5.3 shall be applicable.
C.
Warehouse District - Local
1.
Building Height
a.
The height of the principal building is measured in stories.
b.
Each principal building shall be at least 2 stories in height, but no greater than 5 stories in height, except as otherwise provided on the regulating plan.
c.
An attic story shall not count against the maximum story height.
2.
Parking Structure Height
Where a parking structure is within 40 feet of any principal building (built after 2006) that portion of the structure shall not exceed the building eave or parapet height.
3.
Ground Story Height: Commerce/Industry Uses
a.
The ground story finished floor elevation shall be equal to, or greater than the exterior sidewalk elevation in front of the building, to a maximum finished floor elevation of 18 inches above the sidewalk.
b.
The ground story shall have at least 12 feet of clear interior height (floor to ceiling) contiguous to the required building line frontage for a depth of at least 25 feet.
c.
The maximum story height for the ground story is 20 feet.
4.
Ground Story Height: Residential Units
a.
The first story shall have an interior clear height (floor to ceiling) of at least 9 feet and a maximum floor to floor story height of 17 feet.
5.
Upper Story Height
a.
The maximum floor-to-floor story height for stories other than the ground story is 12 feet.
b.
At least eighty 80% of each upper story shall have an interior clear height (floor to ceiling) of at least 9 feet.
6.
Mezzanines
Mezzanines having a floor area greater than ⅓ of the floor area of the story in which the mezzanine is situated shall be counted as full stories.
7.
Street Wall Height
a.
A street wall not less than 6 feet in height or greater than 8 feet in height shall be required along any required building line frontage that is not otherwise occupied by the principal building on the lot.
b.
The height of the street wall shall be measured from the adjacent public sidewalk or, when not adjacent to a sidewalk, from the ground elevation once construction is complete.
8.
Other
Where a warehouse local site is located within 40 feet of an existing single-family residential zoning district, the maximum eave or parapet height for that portion of the warehouse local site shall be 32 feet. This requirement shall supersede the minimum story height requirement.
9.
Street Façade
a.
On each lot the building façade shall be built to the required building line for at least 75% of the required building line (RBL) length.
b.
The building façade shall be built to the required building line within 30 feet of a block corner. (The ground floor façade, within 7 feet of the block corner may be chamfered to form a corner entry.)
c.
These portions of the building façade (the required minimum build to) may include jogs of not more than 18 inches in depth except as otherwise provided to allow bay windows, shopfronts, and balconies.
10.
Buildable Area
a.
Buildings may occupy the portion of the lot specified by these building envelope standards.
b.
A contiguous open area equal to at least 15% of the total buildable area shall be preserved on every lot. Such contiguous open area may be located anywhere behind the parking setback, either at grade or at the second story.
c.
No part of any building, except overhanging eaves, awnings, or balconies shall occupy the remaining lot area.
11.
Side Lot Setbacks
There are no required side lot setbacks.
12.
Garage and Parking
a.
Garage entries or driveways shall be located at least 75 feet away from any block corner or another garage entry on the same block, unless otherwise designated on the regulating plan.
b.
Garage entries shall have a clear height of no greater than 16 feet nor a clear width exceeding 24 feet.
c.
Vehicle parking areas on private property shall be located behind the parking setback line, except where parking is provided below grade. At grade parking lots are exempt from this setback when applicable street walls are installed per Section 6.6.
d.
These requirements are not applicable to on-street parking.
13.
Alleys
a.
There is no required setback from alleys. On lots having no alley access, there shall be a minimum setback of 25 feet from the rear lot line.
14.
Corner Lots
a.
Corner lots shall satisfy the code requirements for the full required building line length - unless otherwise specified in this code.
15.
Frontage Widths
The minimum lot width is 18 feet. Although there are no individual side lot setbacks, no building/set of townhouses may exceed 130 feet of continuous attached building frontage. A gap of 10 feet to 20 feet is required between each such attached structure.
16.
Unbuilt Required Building Line and Common Lot Line Treatment
a.
A street wall shall be required along any required building line frontage that is not otherwise occupied by a building. The street wall shall be located no more than 8 inches behind the required building line.
b.
Privacy fences may be constructed along that portion of a common lot line not otherwise occupied by a building.
D.
Warehouse District - Local
1.
Windows and Doors
a.
Blank lengths of wall exceeding 20 linear feet are prohibited on all required building lines.
b.
Windows and Doors on the ground story façades shall comprise at least 20%, but not more than 80%, of the façade area (measured as a percentage of the façade between floor levels).
c.
Windows and Doors on the upper story façades shall comprise at least 20%, but no more than 60%, of the façade area per story (measured as a percentage of the façade between floor levels).
2.
Building Projections
a.
Balconies and stoops shall not project closer than 5 feet to a common lot line.
b.
No part of any building, except overhanging eaves, awnings, balconies, bay windows, stoops, and shopfronts as specified by the Code, shall encroach beyond the required building line.
c.
Awnings shall project a minimum of 4 feet and a maximum of within 1 foot of back of curb (where there are no street trees) or 1 foot into the tree lawn (where there are street trees).
d.
Awnings that project over the sidewalk portion of a street-space shall maintain a clear height of at least 7 feet except as otherwise provided for signs, street lighting and similar appurtenances.
e.
Awnings may have supporting posts at their outer edge provided that they:
f.
Have a minimum of 8 feet clear width between the façade and the support posts or columns of the awning.
g.
Provide for a continuous public access easement at least 6 feet wide running adjacent and parallel to the awning columns/posts.
3.
Doors/Entries
a.
Functioning entry door(s) shall be provided along ground story façades at intervals not greater than 75 linear feet.
b.
Each ground story unit shall have direct access to the street.
4.
Street Walls
A vehicle entry gate no wider than 20 feet or a pedestrian entry gate no wider than 6 feet shall be permitted within any required street wall.
5.
Ground Story
The ground story shall house commerce, industrial or residential uses. See Height specifications above for specific requirements unique to each use.
6.
Upper Stories
a.
The upper stories shall house commerce, industrial or residential uses. No restaurant or retail sales uses shall be allowed in upper stories unless they are second story extensions equal to or less than the area of the ground story use.
b.
No commerce or industrial use is permitted above a residential use.
c.
Additional habitable space is permitted within the roof where the roof is configured as an attic story.
7.
Permitted Uses
a.
Residential uses shall be considered to encompass all of the Residential use categories, as defined in Section 5.6.
b.
Commerce uses shall be considered to encompass all of the Commercial use categories, except medical cannabis dispensaries, and all of the Civic use categories except passenger terminals and social service institutions, as defined in Section 5.6.
c.
Industrial uses shall be considered to encompass all of the Industrial use categories except waste-related services and animal processing, as defined in Section 5.6.
d.
Use Standards as stated in Section 5.3 shall be applicable.
( Ord. No. 17505 , § 1(Exh. A), 9-26-17; Ord. No. 17548 , § 1, 1-23-18; Ord. No. 17659 , § 1, 2-26-19)