10-40.40

Division 10-40.40:
Transect Zones

Sections:

10-40.40.010 Purpose

10-40.40.020 Applicability

10-40.40.030 T1 Natural (T1) Standards

10-40.40.040 T2 Rural (T2) Standards

10-40.40.050 T3 Neighborhood 1 (T3N.1) Standards

10-40.40.060 T3 Neighborhood 2 (T3N.2) Standards

10-40.40.070 T4 Neighborhood 1 (T4N.1) Standards

10-40.40.080 T4 Neighborhood 2 (T4N.2) Standards

10-40.40.090 T5 Main Street (T5) Standards

10-40.40.100 T6 Downtown (T6) Standards

10-40.40.110 Traditional Neighborhood District (TND) Standards

10-40.40.010 Purpose

This division provides regulatory standards governing land use, building form, and development within transect zones. These standards are separate from and independent of any private covenants, conditions, and restrictions (CC&Rs) or similar recorded instruments. The City does not enforce private CC&Rs, nor does compliance with this code imply compliance with such private restrictions. The standards in this division are a reflection of the community’s vision for implementing the intent of the General Plan to preserve natural areas, such as the Coconino National Forest, to create walkable, mixed-use neighborhoods, and to reinforce downtown. The transect zones have been created in relation to the context and setting of each area, focusing on physical form rather than separation of uses as an organizing principle. Where parcels have both non-transect and transect zones applied, the transect zones are optional, and are provided as alternatives to the underlying non-transect zones described in the previous division. They are intended to ensure that proposed development is compatible with existing and future development and produces an environment of desirable character, consistent with the General Plan.

(Ord. 2025-26, Amended, 12/2/2025 (Res. 2025-61))

10-40.40.020 Applicability

A. The requirements of this division shall apply to all proposed development within transect zones, and shall be considered in combination with any applicable standards in Division 10-40.50, Overlay Zones, and the standards for the applicable zone in Chapter 10-50, Supplemental to Zones.

B. In transect zones where an overlay zone applies (See Section 10-40.50.030, Overlay Zones), the overlay standards shall apply in addition to those applied through the transect zones. If there is a conflict between transect standards and the overlay standards, the more restrictive standard shall govern, unless:

1. The overlay zone requirements state that the overlay zone standards shall govern; or

2. The Heritage Preservation Commission determines that the less restrictive standard is necessary to maintain the historic nature or context of the property, structure, or area within the Historic Overlay Zone.

C. Based on the Zoning Map or an approved regulating plan, a parcel may be designated with both a non-transect and a transect zone designation. In this case, a property owner may apply either the standards of the non-transect zone or the transect zone, but in no case may the standards from both zones be applied at the same time. If a property owner decides to select a transect zone they must sign before a notary public a contractual agreement that runs with the land on a form prepared by the City and approved by the City Attorney’s Office, stating that transect zone standards hold precedence over the non-transect zone standards when in conflict. The City shall record the contractual agreement.

D. The Historic Preservation Officer may recommend, and the Historic Preservation Commission may approve an exemption from the transect frontage provisions if the commission finds that the:

1. Exemption is necessary to maintain the historic nature of the structure or property; and

2. Property is eligible to be listed on the National Register of Historic Places.

If the Historic Preservation Commission approves an exemption, the Commission may require reasonable Conditionals of Approval to maintain the historic nature of the structure or property.

(Ord. 2020-11, Amended, 5/5/2020 (Res. 2020-17))

10-40.40.030 T1 Natural (T1) Standards

	A. Zone Intent and Description
	The T1 Natural (T1) zone applies to areas of the City designated to preserve lands that do not allow significant development of any kind. It consists of lands unsuitable for settlement due to topography, hydrology or vegetation. These lands are intended to promote the management and preservation of habitat types which form a part of the unique environmental characteristics of the City and often contain trails.
	B. Allowed Building Types
	None
	C. Sustainable Features1
	Stormwater Features
	Bioretention Facility	-
	Disconnected Downspouts	-
	Flow Through and Infiltration Planters	-
	Infiltration Trench	A
	Level Spreader	-
	Porous Paving	-
	Rain Garden	-
	Riffle Pools	-
	Swale
	Biofiltration	A
	Vegetated/Rock	A
	Urban Channel	-
	Vegetated Roof	A
	Water Conservation
	Cisterns	-
	Greywater – Simple	-
	Rain Barrels	-
	Energy Features
	Accessory Wind Energy System	A
	Alternative Paving	A
	Biomass	A
	Geothermal Energy	-
	Solar
	Farm	A
	Parking Lot Lighting	-
	Roof Paneling	A
	Water Heaters	A
	Wind Energy Production Facility	A

End Notes
1. Sustainable features marked as “Not Allowed” may be approved by the Director and Stormwater Manager if it can be demonstrated that the proposed sustainable feature can be installed with the intent and character of the non-transect zone.

Key
A	Allowed	-	Not Allowed

D. Allowed Uses
Land Use1	Specific Use Regulations	T1
Ranching, Forestry, and Research
Forestry		P
Ranching		P
Recreation, Education and Assembly
Commercial Recreation Facilities, Outdoor		UP
General Public Use, Outdoor		P
Parks and Open Space	10.70	P
Telecommunication Facilities
AM Broadcasting Facilities	10-40.60.310	UP
Antenna-Supporting Structure	10-40.60.310	UP
Attached Telecommunication Facilities	10-40.60.310	P
Collocation Facility	10-40.60.310	P
FM/DTV Broadcasting Facilities	10-40.60.310	P
Stealth Telecommunication Facilities	10-40.60.310	P
Transportation and Infrastructure
Accessory Wind Energy Systems	10-40.60.040	P
Urban Agriculture
Community Gardens	10-40.60.140	P

End Notes
1. See Chapter 10-80, Definitions, for use type definitions.

Key
P	Permitted Use
UP	Conditional Use Permit Required

(Ord. 2019-22, Amended, 7/2/2019 (Res. 2019-31))

10-40.40.040 T2 Rural (T2) Standards

	A. Zone Intent and Description
	The Rural (T2) zone applies to areas that consist of sparsely settled lands in an open or cultivated state. This zone may include such uses as large lot residential, farms where animals are raised, parks, squares, woodlands, grasslands, trails, stormwater management features, and open space areas. Existing buildings are typically residential in scale, but may also be civic or recreational in nature.
	B. Allowed Building Types1,2
	Apartment House3		Single-Family Estate
	Bungalow Court3		Single-Family House
	Carriage House		Triplex, Stacked
	Duplex, Front-and-Back		Townhouse
	Duplex, Side-by-Side
	Duplex, Stacked
	1See Division 10-50.110, Specific to Building Types, for building type descriptions and regulations.
	2See Divisions 10-50.30, Building Height, and 10-50.110, Specific to Building Type, for additional building form regulations. 3Limited to four dwelling units.


C. Building Placement		D. Building Form1
Setback (Distance from ROW/Property Line)		Height
Principal Building		Principal Building
Front	48' min.	Stories	2-1/2 stories max.
Side Street/Civic Space	48' min.	To Eave/Parapet	24' max
Side	96' min. combined	Overall	35' max.
Rear	96' min.	Carriage House, Accessory
Accessory Building or Structure		Building and Structure Overall	25' max
Front	20' min. + bldg setback	Ground Floor Finish Level: Principal Building	18" min. above grade
Side	10' min.	Ground Floor Ceiling	9' min. clear
Rear	10' min.	Upper Floor(s) Ceiling	8' min. clear
		1See Division 10-50.30, Building Height, and 10-50.110, Specific to Building Types, for additional building form regulations.
		Footprint
		Lot Coverage	20% max.
		Miscellaneous
		Mansard roof forms are not allowed.


E. Encroachments and Frontage Types		F. Required Parking
Encroachments2		Spaces4
Front	5' max.	Residential Uses
Side Street/Civic Space	5' max.	Studio/1 Bedroom	1 space/unit min.
Side	5' max.	2+ Bedrooms	2 spaces/unit min.
Rear	5' max.	Service Uses	2 spaces/1,000 sf min.
Encroachments are not allowed within a street ROW.		4 Land use types not listed above shall meet the requirements in Table 10-50.80.040.A, Number of Motor Vehicle Parking Spaces Required.
2See Division 10-50.30, Building Height, and 10-50.110, Specific to Building Types, for additional building form regulations.
		Location (Setback from ROW/Property Line)
Allowed Private Frontage Types3		Front
Common Yard	Porch, Integral	Covered/Attached	70' min.
Porch, Engaged	Porch, Projecting	Uncovered	48' min.
3See Division 10-50.120, Specific to Private Frontages, for private frontage type descriptions and regulations.		Side Street/Civic Space	48' min.
		Side	10' min.
		Rear	10' min.
		Miscellaneous
		See Division 10-50.80, Parking Standards, for additional parking regulations.

G. Sustainability Features1, 2

Stormwater Features		Water Conservation
Bioretention Facility	-	Cisterns	A
Disconnected Downspouts	A	Greywater – Simple	A
Flow Through and Infiltration Planters	-	Rain Barrels	A
Infiltration Trench	-	Energy Features
Level Spreader	A	Accessory Wind Energy System	A
Porous Paving	-	Alternative Paving	A
Rain Garden	A	Biomass	A
Riffle Pools	-	Geothermal Energy	-
Swale		Solar
Biofiltration	A	Farm	A
Vegetated/Rock	A	Parking Lot Lighting	A
Urban Channel	-	Roof Paneling	A
Vegetated Roof	A	Water Heaters	A

End Notes
1 See Division 10-30.70, Residential Sustainable Building Incentives, for additional sustainability regulations.
2 Sustainable features marked as “Not Allowed” may be approved by the Director and Stormwater Manager if it can be demonstrated that the proposed sustainable feature can be installed consistent with the intent and character of the transect zone.

Key
A	Allowed
-	Not Allowed

H. Allowed Uses

Land Use1	Specific Use Regulations	T2	Land Use1	Specific Use Regulations	T2
Ranching, Forestry, and Resource			Services
Animal Keeping	10-40.60.070	P	Bed and Breakfast	10-40.60.110	P
Nurseries		P	Cemeteries		P
Ranching		P	Crematoriums		UP
Recreation, Education and Public Assembly			Daycare	10-40.60.150
Uses			Home		P
Commercial Campgrounds	10-40.60.130	UP	Centers		P
Commercial Recreation Facilities, Outdoor		UP	Public Services
Commercial Recreation Facilities, Outdoor		UP	Emergency Services		UP
Libraries, Museums		UP	Telecommunication Facilities
Meeting Facilities, Public and Private Neighborhood	10-40.60.230	P2	AM Broadcasting Facilities	10-40.60.310	UP
Meeting Facilities, Public and Private Neighborhood	10-40.60.230	P2	Antenna-Supporting Structure	10-40.60.310	UP
Outdoor Public Use, General		P	Attached Telecommunication Facilities	10-40.60.310	P
Places of Worship		P/UP4	Attached Telecommunication Facilities	10-40.60.310	P
Schools – Private		P	Collocation Facility	10-40.60.310	P
Schools – Private		P	FM/DTV Broadcasting Facilities	10-40.60.310	P
Schools – Public and Charter		P3	Stealth Telecommunication Facilities	10-40.60.310	P
Residential			Stealth Telecommunication Facilities	10-40.60.310	P
Accessory Buildings and Structures	10-40.60.020	P	Transportation and Infrastructure
Accessory Buildings and Structures	10-40.60.020	P	Accessory Wind Energy Systems	10-40.60.040	P
Accessory Dwelling Unit	10-40.60.030	P	Urban Agriculture
Co-Housing	10-40.60.120	P	Community Gardens	10-40.60.140	P
Dwelling: Single-Family		P	Greenhouses		P
Development, Four Unit Residential		P	End Notes
Development, Four Unit Residential			1. See Chapter 10-80, Definitions, for use type definitions.
Development, One Unit Residential		P	2. UP required if liquor is sold or if facilities exceed 250 seats.
Development, Three Unit Residential		P	3. Charter schools proposed in existing single-family residences shall be located on residential lots 1 acre or greater.
Development, Two Unit Residential		P	4. A conditional use permit is required if the facility exceeds 250 seats and/or if the facility is located adjacent to a toxic use.
Group Home		P
Home Occupation	10-40.60.180	P
Institutional Residential
Custodial Care Facilities		UP
Nursing Homes		UP
Homeless Shelter	10-40.60.190	UP
Sheltered Care Home		UP

Key
P	Permitted Use
UP	Conditional Use Permit Required

(Ord. 2025-26, Amended, 12/2/2025 (Res. 2025-61); Ord. 2017-31, Amended, 12/19/2017; Ord. 2017-10, Amended, 4/4/2017; Ord. 2016-07, Amended, 2/16/2016 (Res. 2016-02))

10-40.40.050 T3 Neighborhood I (T3N.1) Standards

	A. Zone Intent and Description
	The primary intent of this zone is to reinforce established neighborhoods and maintain neighborhood stability in walkable urban areas. These neighborhoods are compact enough to support basic public transit alternatives. While residential is the primary use type, homeowner offices and small neighborhood supporting uses, such as music classes and artist studios, are encouraged in ancillary buildings to further reinforce the walkability of the neighborhood. This zone is intended to preserve and build upon the existing pattern of development. New development, renovations, and additions should therefore be in character and scale with existing valued patterns. This zone may also be applied to the creation of new neighborhoods in combination with, or independent of, the T3N.2 zone. It provides lower maximum building height and larger setbacks than T3N.2.
	B. Allowed Building Types1, 3
	Apartment House2		Duplex, Stacked2
	Bungalow Court2		Single-Family Cottage
	Carriage House		Single-Family House
	Duplex, Front-and-Back2		Triplex, Stacked
	Duplex, Side-by-Side2		Townhouse
	1See Division 10-50.110, Specific to Building Types, for building type descriptions and regulations.
	2 Limited to four dwelling units.
	3See Divisions 10-50.30, Building Height, and 10-50.110, Specific to Building Types, for additional building form regulations.


C. Building Placement		D. Building Form2
Setback (Distance from ROW/Property Line)		Height
Principal Building		Principal Building
Front1	20' min.; 30' max.	Stories	2-1/2 stories max.
Front Facade within Facade Zone	50% min.	To Eave/Parapet	24' max
Side Street/Civic Space	12' min.; 25' max.	Overall	35' max.
Side	5' min.; 12' min. combined	Accessory Building, Accessory Structure or Carriage House
Rear	25' min.	Stories	1-1/2 stories max
Accessory Building or Structure		To Eave/Parapet	12' max
Front	20' min.	Overall	24' max
Side	3' min.; 6' max.	Ground Floor Finish Level: Principal Building	18" min. above grade
Rear	3' min.	Ground Floor Finish Level: Principal Building	18" min. above grade
1 The setback may match an existing adjacent building as follows: the building may be placed to align with the facade of the front most immediately adjacent property, for a width no greater than that of the adjacent property’s facade that encroaches into the minimum setback.		Ground Floor Ceiling	8' min. clear
		Upper Floor(s) Ceiling	8' min. clear
		2See Division 10-50.30, Building Height, and 10-50.110, Specific to Building Types, for additional building form regulations.
		Footprint
		Lot Coverage	40% max.
		Miscellaneous
		Mansard roof forms are not allowed.


E. Encroachments and Frontage Types		F. Required Parking
Encroachments1		Spaces3
Front	5' max.	Residential Uses
Side Street/Civic Space	5' max.	Studio/1 Bedroom	0.5 space/unit min.
Side	3' max.	2+ Bedrooms	2 spaces/unit min.
Rear		Retail Trade, Service Uses	2 spaces/1,000 sf min.
Property Line	5' max.	3 Land use types not listed above shall meet the requirements in Table 10-50.80.040.A, Number of Motor Vehicle Parking Spaces Required.
Rear Lane or Alley	15' max.
Encroachments are not allowed within a street ROW.		Location (Setback from ROW/Property Line)
1 See Division 10-50.40, Encroachments, for allowed encroachment.		Front
		Covered/Attached	50' min.
Allowed Private Frontage Types2		Uncovered	Match front facade min.
Common Yard	Porch, Projecting	Side Street/Civic Space	12' min.
Porch, Engaged	Stoop	Side	0' min.
Porch, Integral		Rear	0' min.
2 See Division 10-50.120, Specific to Private Frontages, for private frontage type descriptions and regulations.		Miscellaneous
		Linear Feet of Front or Side Facade that May Be Garage	35% max.
		See Division 10-50.80, Parking Standards, for additional parking regulations.

G. Sustainability Features1, 2

Stormwater Features			Water Conservation
Bioretention Facility		-	Cisterns	A
Disconnected Downspouts		A	Greywater – Simple	A
Flow Through and Infiltration Planters		A	Rain Barrels	A
Infiltration Trench		A	Energy Features
Level Spreader		A	Accessory Wind Energy System	A
Porous Paving		A	Alternative Paving	-
Rain Garden		A	Biomass	-
Riffle Pools		A	Geothermal Energy	-
Swale			Solar
Biofiltration		A	Farm	-
Vegetated/Rock		A	Parking Lot Lighting	A
Urban Channel		A	Roof Paneling	A
Vegetated Roof		A	Water Heaters	A
End Notes
1.	See Division 10-30.70, Residential Sustainable Building Incentives, for additional sustainability regulations.
2.	Sustainable features marked as “Not Allowed” may be approved by the Director and Stormwater Manager if it can be demonstrated that the proposed sustainable feature can be installed consistent with the intent and character of the transect zone.
Key
A	Allowed
-	Not Allowed

H. Allowed Uses

Land Use1		Specific Use Regulations	T3N.1	Land Use1	Specific Use Regulations	T3N.1
Recreation, Education and Public Assembly Uses				Development, Two Unit Residential		P
Dance or Music Studio ≤ 650 sf			P2	Development, Two Unit Residential		P
Libraries, Museums≤ 2,500 sf			P	Group Home		P
Libraries, Museums> 2,500 sf			UP	Home Occupation	10-40.60.180	P
Meeting Facilities, Neighborhood		10-40.60.230	P	Institutional Residential	10-40.60.190	UP
Outdoor Public Use, General			P	Retail Trade
Places of Worship			P/UP4	Neighborhood Market ≤ 1,500 sf		UP
Schools – Private			P	Services
Schools – Public and Charter			P3	Bed and Breakfast	10-40.60.110	P
Residential				Cemeteries		UP
Accessory Buildings and Structures		10-40.60.020	P	Daycare	10-40.60.150
Accessory Buildings and Structures		10-40.60.020	P	Home		P
Accessory Dwelling Unit		10-40.60.030	P	Centers		UP
Co-Housing		10-40.60.120	P	Public Services
Congregate Care Facilities			UP	Public Services Minor		P
Dormitories and Fraternities/Sororities			UP	Emergency Services		UP
Dormitories and Fraternities/Sororities			UP	Telecommunication Facilities
Development, Four Unit Residential			P	Stealth Telecommunication Facilities	10-40.60.310	P
Development, Four Unit Residential			P	Stealth Telecommunication Facilities	10-40.60.310	P
Development, One Unit Residential			P	Transportation and Infrastructure
Development, One Unit Residential			P	Accessory Wind Energy Systems	10-40.60.040	P
Development, Three Unit Residential			P	Urban Agriculture
Development, Three Unit Residential			P	Community Gardens	10-40.60.140	P
End Notes
1.	See Chapter 10-80, Definitions, for use type definitions.
2.	Not allowed on the ground floor unless behind an allowed ground-floor use.
3.	Charter schools proposed in existing single-family residences shall be located on residential lots 1 acre or greater.
4.	A conditional use permit is required if the facility exceeds 250 seats and/or if the facility is located adjacent to a toxic use.
Key
P	Permitted Use
UP	Conditional Use Permit Required

(Ord. 2025-26, Amended, 12/2/2025 (Res. 2025-61); Ord. 2020-28, Amended, 11/17/2020 (Res. 2020-59); Ord. 2019-22, Amended, 7/2/2019 (Res. 2019-31); Ord. 2017-31, Amended, 12/19/2017; Ord. 2017-10, Amended, 4/4/2017; Ord. 2016-07, Amended, 2/16/2016 (Res. 2016-02))

10-40.40.060 T3 Neighborhood 2 (T3N.2) Standards

	A. Zone Intent and Description
	The primary intent of this zone, in combination with a mix of other transect zones, is to create new walkable urban neighborhoods that are in character with Flagstaff’s older neighborhoods. These neighborhoods are compact enough to support basic public transit alternatives. While residential is the primary use type, homeowner offices and small neighborhood supporting uses, such as music classes and artist studios, are encouraged in ancillary buildings to further reinforce the walkability of the neighborhood. This zone is intended to preserve and build upon the existing pattern of development. New development, renovations, and additions should therefore be in character and scale with existing valued patterns. This zone may also be applied to the creation of new neighborhoods in combination with, or independent of, the T3N.1 zone. It provides a higher maximum building height and smaller setbacks than T3N.1.
	B. Allowed Building Types1, 2
	Apartment House		Duplex, Stacked
	Bungalow Court		Single-Family Cottage
	Carriage House		Single-Family House
	Duplex, Front-and-Back		Triplex, Stacked
	Duplex, Side-by-Side		Townhouse
	1See Division 10-50.110, Specific to Building Types, for building type descriptions and regulations.
	2See Divisions 10-50.30, Building Height, and 10-50.110, Specific to Building Types, for additional building form regulations.


C. Building Placement		D. Building Form3
Setback (Distance from ROW/Property Line)		Height
Principal Building		Principal Building
Front1	12' min.; 25' max.	Stories	3 stories max.
Front Facade within Facade Zone	50% min.	To Eave/Parapet	32' max.
Side Street/Civic Space	10' min.; 30' max.	Overall	44' max.
Side2	5' min.; 12' min. combined	Accessory Building, Accessory Structure or Carriage House
Rear	12' min.	Stories	2 stories max.
Accessory Building or Structure		To Eave/Parapet	18' max.
Front	20' min.	Overall	28' max.
Side	3' min.; 6' max.	Ground Floor Finish Level: Principal Building	18" min. above sidewalk
Rear	3' min.	Ground Floor Finish Level: Principal Building	18" min. above sidewalk
1 The setback may match an existing adjacent building as follows: the building may be placed to align with the facade of the front most immediately adjacent property, for a width no greater than that of the adjacent property’s facade that encroaches into the minimum setback.		Ground Floor Ceiling	8' min. clear
		Upper Floor(s) Ceiling	8' min. clear
		3See Division 10-50.30, Building Height, and 10-50.110, Specific to Building Types, for additional building form regulations.
2 No side setback is required along the shared property line between side-by-side duplexes.		Footprint
		Lot Coverage	50% max.
		Miscellaneous
		Mansard roof forms are not allowed.


E. Encroachments and Frontage Types		F. Required Parking
Encroachments1		Spaces3
Front	5' max.	Residential Uses
Side Street/Civic Space	5' max.	Studio/1 Bedroom	1 space/unit min.
Side	3' max.	2+ Bedrooms	2 spaces/unit min.
Rear		Retail Trade, Service Uses	2 spaces/1,000 sf min.
Property Line	5' max.	3 Land use types not listed above shall meet the requirements in Table 10-50.80.040.A, Number of Motor Vehicle Parking Spaces Required.
Rear Lane or Alley	5' max.
Encroachments are not allowed within a street ROW.		Location (Setback from ROW/Property Line)
1 See Division 10-50.40, Encroachments, for allowed encroachment.		Front
		Covered/Attached	40' min.
Allowed Private Frontage Types2		Uncovered	Match front facade min.
Common Yard	Porch, Projecting	Side Street/Civic Space	5' min.
Porch, Engaged	Stoop	Side	0' min.
Porch, Integral		Rear	0' min.
2 See Division 10-50.120, Specific to Private Frontages, for private frontage type descriptions and regulations.		Miscellaneous
		Linear Feet of Front or Side Facade that May Be Garage	35% max.
		See Division 10-50.80, Parking Standards, for additional parking regulations.

G. Sustainability Features1, 2

Storm Water Features		Water Conservation
Bioretention Facility	A	Cisterns	A
Disconnected Downspouts	A	Greywater – Simple	A
Flow Through and Infiltration Planters	A	Rain Barrels	A
Infiltration Trench	A	Energy Features
Level Spreader	A	Accessory Wind Energy System	A
Porous Paving	A	Alternative Paving	A
Rain Garden	A	Biomass	-
Riffle Pools	A	Geothermal Energy	-
Swale		Solar
Biofiltration	A	Farm	-
Vegetated/Rock	A	Parking Lot Lighting	A
Urban Channel	A	Roof Paneling	A
Vegetated Roof	A	Water Heaters	A

End Notes
1 See Division 10-30.70, Residential Sustainable Building Incentives, for additional sustainability regulations.
2 Sustainable features marked as “Not Allowed” may be approved by the Director and Stormwater Manager if it can be demonstrated that the proposed sustainable feature can be installed consistent with the intent and character of the transect zone.

Key
A	Allowed
-	Not Allowed

H. Allowed Uses

Land Use1		Specific Use Regulations	T3N.2	Land Use1	Specific Use Regulations	T3N.2
Recreation, Education and Public Assembly Uses				Development, Two Unit Residential		P
Dance or Music Studio ≤ 650 sf			P2	Development, Two Unit Residential		P
Libraries, Museums				Group Home		P
≤ 2,500 sf			P	High Occupancy Housing Development	10-40.60.170	UP
> 2,500 sf			UP	High Occupancy Housing Development	10-40.60.170	UP
Meeting Facilities, Neighborhood		10-40.60.230	P	Home Occupation	10-40.60.180	P
Outdoor Public Use, General		10-40.60.230	P	Institutional Residential	10-40.60.190	UP
Places of Worship			P/UP4	Live/Work		P
Schools – Private			P	Retail Trade
Schools – Public and Charter			P3	Neighborhood Market ≤ 1,500 sf		P
Residential				Services
Accessory Buildings and Structures		10-40.60.020	P	Bed and Breakfast	10-40.60.110	P
Accessory Buildings and Structures		10-40.60.020	P	Cemeteries		UP
Accessory Dwelling Unit		10-40.60.030	P	Crematoriums		UP
Co-Housing		10-40.60.120	P	Daycare	10-40.60.150
Congregate Care Facilities			UP	Home		P
Dormitories and Fraternities/Sororities			UP	Centers		UP
Dormitories and Fraternities/Sororities			UP	Public Services
Development, Four Unit Residential			P	Public Services Minor		P
Development, Four Unit Residential			P	Emergency Services		UP
Development, Multi-Family Residential			P	Telecommunication Facilities
Development, Multi-Family Residential			P	Stealth Telecommunication Facilities	10-40.60.310	P
Development, One Unit Residential			P	Transportation and Infrastructure
Development, One Unit Residential			P	Accessory Wind Energy Systems	10-40.60.040	P
Development, Three Unit Residential			P	Urban Agriculture
Development, Three Unit Residential			P	Community Gardens	10-40.60.140	P
End Notes
1.	See Chapter 10-80, Definitions, for use type definitions.
2.	Not allowed on the ground floor unless behind an allowed ground-floor use.
3.	Charter schools proposed in existing single-family residences shall be located on residential lots 1 acre or greater.
4.	A conditional use permit is required if the facility exceeds 250 seats and/or if the facility is located adjacent to a toxic use.
Key
P	Permitted Use
UP	Conditional Use Permit Required

10-40.40.070 T4 Neighborhood 1 (T4N.1) Standards

	A. Zone Intent and Description
	The primary intent of this zone is to reinforce established neighborhoods and to maintain neighborhood stability in walkable urban areas, while allowing such areas to evolve with the integration of small building footprints and medium density building types. Appropriate dwelling units might include bungalow courts, duplexes, and apartment houses, which are typically smaller than those found in other zones. The mixture of building types and unit sizes provides a variety of housing choices which reinforces the walkable nature of the neighborhood, supports adjacent neighborhood-serving commercial uses, and supports basic public transportation alternatives. While residential is the primary use type in T4N.1 zone, homeowner offices and small neighborhood supporting uses, such as music classes and artist studios, are encouraged in ancillary buildings to further reinforce the walkability of the neighborhood. The intent of the T4N.1-O sub-zone is to provide the appropriate form and scale for areas that are transitional between commercial and residential uses, and to allow the neighborhood commercial areas to expand as the market demand grows. The intended form is the same as T4N.1, but the allowed range of use types is broader and includes commercial and other nonresidential uses as well as residential uses. The T4N.1 zone and T4N.1-O sub-zone may also be applied to the creation of new neighborhoods in combination with, or independent of, the T4N.2 zone. They provide a lower maximum building height and larger setbacks than T4N.2.
	B. Sub-Zones
	T4N.I.O (Open).
	C. Allowed Building Types1, 3
	Apartment Building		Duplex, Stacked
	Apartment House		Live/Work2
	Bungalow Court		Single-Family Cottage
	Carriage House		Single-Family House
	Courtyard Apartment		Townhouse
	Duplex, Front-and-Back		Triplex, Stacked
	Duplex, Side-by-Side
	1See Division 10-50.110, Specific to Building Types, for building type descriptions and regulations.
	2Allowed only in open sub-zone(s).
	3See Divisions 10-50.30, Building Height, and 10-50.110, Specific to Building Types, for additional building form regulations.


D. Building Placement		E. Building Form3
Setback (Distance from ROW/Property Line)		Height
Principal Building		Principal Building
Front1	15' min.; 30' max.	Stories	3-1/2 stories max.
Front Facade within Facade Zone	50% min.	To Eave/Parapet	34' max.
Side Street/Civic Space	10' min.; 15' max.	Overall	45' max.
Side2	5' min.; 12' min. combined	Accessory Building, Accessory Structure or Carriage House
Rear	15' min.	Stories	2 stories max.
Accessory Building or Structure		To Eave/Parapet	18' max.
Front	20' min.	Overall	28' max.
Side	0' min.; 3' max.	Ground Floor Finish Level	18" min. above sidewalk
Rear	3' min.	Ground Floor Finish Level	18" min. above sidewalk
1 The setback may match an existing adjacent building as follows: the building may be placed to align with the facade of the front most immediately adjacent property, for a width no greater than that of the adjacent property’s facade that encroaches into the minimum setback.		Ground Floor Ceiling	8' min. clear
		Upper Floor(s) Ceiling	8' min. clear
		3See Division 10-50.30, Building Height, and 10-50.110, Specific to Building Types, for additional building form regulations.
2 No side setback is required along the shared property line between side-by-side duplexes.
Miscellaneous		Footprint
Upper-floor units must have a primary entrance along a street facade or to a courtyard.		Depth, ground-floor residential space along primary street frontage	30' min.
Ground-floor residential units along a street must have individual entries.			30' min.
		Lot Coverage	60% max.
Mansard roof forms are not allowed.


F. Encroachments and Frontage Types		G. Required Parking
Encroachments1		Spaces3
Front	5' max.	Residential Uses
Side Street/Civic Space	5' max.	Studio/1 Bedroom	1 space/unit min.
Side	3' max.	2+ Bedrooms	2 spaces/unit min.
Rear		Retail Trade, Service Uses
Property Line	0' max.	≤ 2,000 sf	No spaces required
Rear Lane or Alley	3' max.	> 2,000 sf	3 spaces/1,000 sf min. above first 2,000 sf
Encroachments are not allowed within a street ROW.		3 Land use types not listed above shall meet the requirements in Table 10-50.80.040.A, Number of Motor Vehicle Parking Spaces Required.
1 See Division 10-50.40, Encroachments, for allowed encroachment.
		Location (Setback from ROW/Property Line)
Allowed Private Frontage Types2		Front
Common Yard	Porch, Projecting	Covered/Attached	50' min.
Forecourt	Shopfront3	Uncovered	Match front facade min.
Gallery3	Stoop	Side Street/Civic Space	5' min.
Porch, Engaged	Terrace/Lightwell3	Side	0' min.
Porch, Integral	Terrace Shopfront3	Rear	0' min.
2 See Division 10-50.120, Specific to Private Frontages, for private frontage type descriptions and regulations.		Miscellaneous
3 Allowed only in open sub-zone(s).		Linear Feet of Front or Side Facade that May Be Garage	35% max.
3 Allowed only in open sub-zone(s).		See Division 10-50.80, Parking Standards, for additional parking regulations.

H. Sustainability Features1, 2

Storm Water Features			Water Conservation
Bioretention Facility		A	Cisterns	A
Disconnected Downspouts		A	Greywater – Simple	A
Flow Through and Infiltration Planters		A	Rain Barrels	A
Infiltration Trench		A	Energy Features
Level Spreader		A	Accessory Wind Energy System	A
Porous Paving		A	Alternative Paving	A
Rain Garden		A	Biomass	-
Riffle Pools		A	Geothermal Energy	A
Swale			Solar
Biofiltration		-	Farm	-
Vegetated/Rock		A	Parking Lot Lighting	A
Urban Channel		A	Roof Paneling	A
Vegetated Roof		A	Water Heaters	A
End Notes
1.	See Division 10-30.70, Residential Sustainable Building Incentives, for additional sustainability regulations.
2.	Sustainable features marked as “Not Allowed” may be approved by the Director and Stormwater Manager if it can be demonstrated that the proposed sustainable feature can be installed consistent with the intent and character of the transect zone.
Key
A	Allowed
-	Not Allowed

I. Allowed Uses

Land Use1		Specific Use Regulations	T4N.1	T4N.1-O	Land Use1	Specific Use Regulations	T4N.1	T4N.1-O
Recreation, Education and Public Assembly Uses					Co-Housing	10-40.60.120	P	P
Libraries, Museums					Congregate Care Facilities		P	P
≤ 2,500 sf			P	P	Dormitories, Fraternities/Sororities and SRO (≤15 rooms)		UP	UP
> 2,500 sf			UP	UP
Meeting Facilities, Neighborhood		10-40.60.230	P	P
Meeting Facilities, Neighborhood		10-40.60.230	P	P	Development, Four Unit Residential		P	P
Places of Worship			P/UP3	P/UP3	Development, Four Unit Residential		P	P
Schools – Private			P	P	Development, Multi-Family Residential		P	P
Schools – Public and Charter			P	P	Development, Multi-Family Residential		P	P
Residential					Development, One Unit Residential		P	P
Accessory Buildings and Structures		10-40.60.020	P2	P2	Development, One Unit Residential		P	P
Accessory Buildings and Structures		10-40.60.020	P2	P2	Development, Three Unit Residential		P	P
Accessory Dwelling Unit		10-40.60.030	P	P	Development, Three Unit Residential		P	P
Development, Two Unit Residential			P	P	Cemeteries		UP	UP
Development, Two Unit Residential			P	P	Crematorium		-	UP
Group Home			P	P	Daycare	10-40.60.150
High Occupancy Housing Development		10-40.60.170	UP	UP	Home		P	P
High Occupancy Housing Development		10-40.60.170	UP	UP	Centers		UP	UP
Home Occupation		10-40.60.180	P	P	Funeral Homes, Chapels, Mortuaries		-	P
Institutional Residential		10-40.60.190	UP	UP	Funeral Homes, Chapels, Mortuaries		-	P
Live/Work			-	P	General Services		-	P
Retail Trade					Lodging
Bars/Taverns			P	-	≤ 15 rooms		-	P
General Retail Businesses, except with any of the following features			-	P	Offices		-	P
			-	P	Public Services
Drive-Through			-	-	Public Services Minor		P	P
Floor Area ≥ 3,500 sf			UP	-	Emergency Services		UP	UP
Markets					Veterinary Clinic		-	P
Neighborhood Market ≤ 2,500 sf			P	-	Telecommunication Facilities
Neighborhood Market ≤ 2,500 sf			P	-	Stealth Telecommunication Facilities	10-40.60.310	P	P
Micro-brewery/Micro-distillery		10-40.60.240	-	P	Stealth Telecommunication Facilities	10-40.60.310	P	P
Micro-brewery/Micro-distillery		10-40.60.240	-	P	Transportation and Infrastructure
Restaurant, or Cafes			-	P	Accessory Wind Energy Systems	10-40.60.040	P	P
Services					Accessory Wind Energy Systems	10-40.60.040	P	P
ATM			-	P	Urban Agriculture
Bed and Breakfast		10-40.60.110	P	p	Community Gardens	10-40.60.140	P	P
End Notes
1.	See Chapter 10-80, Definitions, for use type definitions.
2.	Not allowed on the ground floor unless behind an allowed ground-floor use.
3.	A conditional use permit is required if the facility exceeds 250 seats and/or if the facility is located adjacent to a toxic use.
Key
P	Permitted Use
UP	Conditional Use Permit Required
-	Use Not Allowed

(Ord. 2025-26, Amended, 12/2/2025 (Res. 2025-61); Ord. 2020-28, Amended, 11/17/2020 (Res. 2020-59); Ord. 2017-31, Amended, 12/19/2017; Ord. 2017-10, Amended, 4/4/2017; Ord. 2016-07, Amended, 2/16/2016 (Res. 2016-02))

10-40.40.080 T4 Neighborhood 2 (T4N.2) Standards

	A. Zone Intent and Description
	The primary intent of this zone is to create new walkable urban neighborhoods that are in character with Flagstaff’s older neighborhoods in combination with other transect zones. This zone integrates small-footprint, medium-density building types, such as bungalow courts, duplexes, and apartment houses. Dwelling units within these building types are likely smaller than those found in other zones. The mixture of building types and unit sizes provides a variety of housing choices which reinforces the walkable nature of the neighborhood, supports adjacent neighborhood-serving commercial uses, and supports basic public transportation alternatives. While residential is the primary use type in T4N.2 zone, homeowner offices and small neighborhood supporting uses, such as music classes and artist studios, are encouraged in ancillary buildings to further reinforce the walkability of these neighborhoods. The intent of the T4N.2-O sub-zone is to provide the appropriate form and scale for areas that are transitional between commercial and residential uses, and to allow the neighborhood commercial areas to expand as the market demand grows. The intended form is the same as T4N.2, but the allowed range of use types is broader and includes commercial and other nonresidential uses as well as residential uses. The T4N.2 zone and T4N.2-O sub-zone can also can be used for application to the creation of new neighborhoods in combination with, or independent of, the T4N.1 zone. They provide a higher maximum building height and smaller setbacks than T4N.1.
	B. Sub-Zones
	T4N.2-O (Open).
	C. Allowed Building Types1, 3
	Apartment Building		Duplex, Side-by-Side
	Apartment House		Duplex, Stacked
	Bungalow Court		Live/Work2
	Carriage House		Single-Family Cottage
	Commercial Block2		Single-Family House
	Courtyard Apartment		Townhouse
	Duplex, Front-and-Back		Triplex, Stacked
	1See Division 10-50.110, Specific to Building Types, for building type descriptions and regulations.
	2Allowed only in open sub-zone(s).
	3See Divisions 10-50.30, Building Height, and 10-50.110, Specific to Building Types, for additional building form regulations.


D. Building Placement		E. Building Form3
Setback (Distance from ROW/Property Line)		Height
Principal Building		Principal Building
Front1	5' min.; 12' max.	Stories	4 stories max.
Front Facade within Facade Zone	50% min.	To Eave/Parapet	40' max
Side Street/Civic Space	10' min.; 15' max.	Overall	52' max.
Side2	3' min	Accessory Building, Accessory Structure or Carriage House
Rear	3' min.	Accessory Building, Accessory Structure or Carriage House
Accessory Building or Structure		Stories	2 stories max.
Front	20' min.	To Eave/Parapet	18' max
Side	0' min.; 3' max.	Overall	28' max
Rear	3' min.	Ground Floor Finish Level	18" min. above sidewalk
1 The setback may match an existing adjacent building as follows: the building may be placed to align with the facade of the front most immediately adjacent property, for a width no greater than that of the adjacent property’s facade that encroaches into the minimum setback.		Ground Floor Finish Level	18" min. above sidewalk
		Ground Floor Ceiling	8' min. clear
		Upper Floor(s) Ceiling	8' min. clear
		3See Division 10-50.30, Building Height, and 10-50.110, Specific to Building Types, for additional building form regulations.
2 No side setback is required along the shared property line between side-by-side duplexes.
Miscellaneous		Footprint
Upper-floor units must have a primary entrance along a street facade or to a courtyard.		Depth, ground-floor residential space along primary street frontage	30' min.
Ground-floor residential units along a street must have individual entries.		Lot Coverage	80% max.
Mansard roof forms are not allowed.


F. Encroachments and Frontage Types		G. Required Parking
Encroachments1		Spaces5
Front	5' max.2	Residential Uses
Side Street/Civic Space	5' max.2	Studio/1 Bedroom	1 space/unit min.
Side	3' max.	2+ Bedrooms	2 spaces/unit min.
Rear		Retail Trade, Service Uses
Property Line	0' max.	≤ 2000 sf	No spaces required
Rear Lane or Alley	3' max.	>2000 sf	3 spaces/1,000 sf min. above first 2,000 sf
1 Galleries may encroach into street ROW. All other encroachments are not allowed within a street ROW.		>2000 sf	3 spaces/1,000 sf min. above first 2,000 sf
		5 Land use types not listed above shall meet the requirements in Table 10-50.80.040.A, Number of Motor Vehicle Parking Spaces Required.
2 See Division 10-50.40, Encroachments, for allowed encroachment.
Allowed Private Frontage Types3		Location (Setback from ROW/Property Line)
Common Yard	Porch, Projecting	Front
Forecourt	Shopfront4	Covered/Attached	30' min.
Gallery4	Stoop	Uncovered	Match front facade min.
Porch, Engaged	Terrace/Lightwell4	Side Street/Civic Space	5' min.
Porch, Integral	Terrace Shopfront4	Side	0' min.
3 See Division 10-50.120, Specific to Private Frontages, for private frontage type descriptions and regulations.		Rear	0' min.
4 Allowed only in open sub-zone(s).		Miscellaneous
		Linear Feet of Front or Side Facade that May Be Garage	35% max.
		See Division 10-50.80, Parking Standards, for additional parking regulations.

H. Sustainability Features1, 2

Storm Water Features		Water Conservation
Bioretention Facility	A	Cisterns	A
Disconnected Downspouts	A	Greywater – Simple	A
Flow Through and Infiltration Planters	A	Rain Barrels	A
Infiltration Trench	A	Energy Features
Level Spreader	A	Accessory Wind Energy System	A
Porous Paving	A	Alternative Paving	A
Rain Garden	A	Biomass	-
Riffle Pools	A	Geothermal Energy	A
Swale		Solar
Biofiltration	-	Farm	-
Vegetated/Rock	A	Parking Lot Lighting	A
Urban Channel	A	Roof Paneling	A
Vegetated Roof	A	Water Heaters	A

End Notes
1 See Division 10-30.70, Residential Sustainable Building Incentives, for additional sustainability regulations.
2 Sustainable features marked as “Not Allowed” may be approved by the Director and Stormwater Manager if it can be demonstrated that the proposed sustainable feature can be installed consistent with the intent and character of the transect zone.

Key
A	Allowed
-	Not Allowed

I. Allowed Uses

Land Use1		Specific Use Regulations	T4N.2	T4N.2-O	Land Use1	Specific Use Regulations	T4N.2	T4N.2-O
Recreation, Education and Public Assembly Uses					Retail Trade
Libraries, Museums					Bars/Taverns		-	P
≤ 2,500 sf			P	P	General Retail Businesses, except with any of the following features		-	P
> 2,500 sf			UP	UP			-	P
Meeting Facilities, Neighborhood		10-40.60.230	P	P	Drive-Through		-	-
Meeting Facilities, Neighborhood		10-40.60.230	P	P	Floor Area ≥ 3,500 sf		-	UP
Places of Worship			P/UP3	P/UP3	Markets
Schools – Private			P	P	Neighborhood Market ≤ 2,500 sf	-	P
Schools – Public and Charter			P	P	Micro-brewery/Micro-distillery	10-40.60.240	-	P
Schools – Public and Charter			P	P	Micro-brewery/Micro-distillery	10-40.60.240	-	P
Residential					Restaurant, or Cafes		-	P
Accessory Buildings and Structures		10-40.60.020	P2	P2	Services
Accessory Buildings and Structures		10-40.60.020	P2	P2	ATM		-	P
Accessory Dwelling Unit		10-40.60.030	P	P	Bed and Breakfast	10-40.60.110	P	P
Co-Housing		10-40.60.120	P	P	Cemeteries		UP	UP
Congregate Care Facilities			P	P	Crematorium		UP	UP
Dormitories, Fraternities/Sororities and SROs (≤ 15 rooms)			UP	UP	Daycare	10-40.60.150
					Home		P	P
					Centers		UP	UP
Development, Four Unit Residential			P	P	Funeral Homes, Chapels, Mortuaries		-	P
Development, Four Unit Residential			P	P	Funeral Homes, Chapels, Mortuaries		-	P
Development, Multi-Family Residential			P	P	General Services		-	P
Development, Multi-Family Residential			P	P	Lodging		UP	UP
Development, One Unit Residential			P	P	Offices		-	P
Development, One Unit Residential			P	P	Public Services
Development, Three Unit Residential			P	P	Public Services Minor		P	P
Development, Three Unit Residential			P	P	Emergency Services		UP	UP
Development, Two Unit Residential			P	P	Veterinary Clinic		-	P
Development, Two Unit Residential			P	P	Telecommunication Facilities
Group Home			P	P	Stealth Telecommunication Facilities	10-40.60.310	P	P
High Occupancy Housing Development		10-40.60.170	UP	UP	Stealth Telecommunication Facilities	10-40.60.310	P	P
High Occupancy Housing Development		10-40.60.170	UP	UP	Transportation and Infrastructure
Home Occupation		10-40.60.180	P	P	Accessory Wind Energy Systems	10-40.60.040	P	P
Institutional Residential		10-40.60.190	UP	UP	Accessory Wind Energy Systems	10-40.60.040	P	P
Live/Work			-	UP	Urban Agriculture
					Community Gardens	10-40.60.140	P	P
End Notes
1.	See Chapter 10-80, Definitions, for use type definitions.
2.	Not allowed on the ground floor unless behind an allowed ground-floor use.
3.	A conditional use permit is required if the facility exceeds 250 seats and/or if the facility is located adjacent to a toxic use.
Key
P	Permitted Use
UP	Conditional Use Permit Required
-	Use Not Allowed

10-40.40.090 T5 Main Street (T5) Standards

	A. Zone Intent and Description
	The primary intent of this zone is to reinforce the vitality of the downtown area adjacent to the core, to allow it to expand and evolve, and to provide an appropriate transition into existing neighborhoods. It provides neighborhood-serving commercial and retail uses in a main street form, and provides a variety of urban housing choices, typically in smaller units. These aspects reinforce the walkable nature of the neighborhood, and support basic public transportation alternatives. The intent of the T5-O sub-zone is to provide the appropriate form and scale for areas that are transitional between commercial and residential uses, and to allow the neighborhood commercial areas to expand as the market demand grows. The intended form of this zone is the same as T5, but the allowed range of use types is broader, residential uses are allowed on the ground floor, and the Courtyard Apartment Building Type is allowed. The zone and sub-zone are intended to preserve and build upon the existing pattern of development. New development, renovations, and additions should be in character and scale with existing valued patterns.
	B. Sub-Zones
	T5-O (Open).
	C. Allowed Building Types1, 3
	Apartment Building2	Courtyard Apartment2
	Apartment House2	Live/Work
	Commercial Block	Townhouse2
	1See Division 10-50.110, Specific to Building Types, for building type descriptions and regulations.
	2Allowed only in open sub-zone(s).
	3See Divisions 10-50.30, Building Height, and 10-50.110, Specific to Building Types, for additional building form regulations.


D. Building Placement		E. Building Form1
Build-to Line (Distance from ROW/Property Line)		Height
Principal Building		Building	2 stories min.; 5 stories max.
Front	2'	Building	2 stories min.; 5 stories max.
Side Street	2'	Ground Floor Finish Level	6" max. above sidewalk
BTL Defined by a Building	T5/T5-O	Ground Floor Finish Level	6" max. above sidewalk
Front	80% min./60% min.	Ground Floor Ceiling	14' min. clear
Side Street	60% min./40% min.	Upper Floor(s) Ceiling	8' min. clear
Setback (Distance from ROW/Property Line)		1See Division 10-50.30, Building Height, and 10-50.110, Specific to Building Types, for additional building form regulations.
Principal Building
Side	0' min.; 24' max.
Rear	3' min.	Footprint
Accessory Building or Structure		Lot Coverage	80% max.2
Front	40' max. from rear property line	Ground-floor commercial/flex/residential space along primary street frontage shall have a minimum depth of 30', excluding vertical circulation and parking.
Side	0' min.
Rear	3' min.	2100% lot coverage with a conditional use permit.
Miscellaneous		Miscellaneous
Street facades must be built to BTL within 30' of each street corner.		Distance between entries	50' max.
		Mansard roof forms are not allowed.
The entire BTL must be defined by a building or a 24" to 48" high stucco or masonry wall.		All upper floors must have a primary entrance along a street or courtyard facing facade.
Loading docks, overhead doors and other service entries shall not be located on front or street-facing facades.
		Buildings wider than 100' must be designed to read as a series of buildings no wider than 75' each.


F. Encroachments and Frontage Types		G. Required Parking
Encroachments1		Spaces5
Front	2' max.2	Residential Uses	1 space/1,500 sf min.
Side Street/Civic Space	2' max.2	Retail Trade, Service Uses
Side	0' max.	Ground Floor ≤ 2,000 sf	No spaces required
Rear		Ground Floor >2,000 sf	3 spaces/1,000 sf min. above first 2,000 sf
Property Line	0' max.	Ground Floor >2,000 sf	3 spaces/1,000 sf min. above first 2,000 sf
Rear Lane or Alley	3' max.	Upper Floors	3 spaces/1,000 sf
1 See Division 10-50.40, Encroachments, for allowed encroachment.		5 Land use types not listed above shall meet the requirements in Table 10-50.80.040.A, Number of Motor Vehicle Parking Spaces Required.
2 Awnings and galleries may encroach into street ROW to within 2' of face of curb. All other encroachments are not allowed within a street ROW.
		Location (Setback from ROW/Property Line)
Allowed Private Frontage Types3		Front
Forecourt	Shopfront	Ground Floor ≤ 2,000 sf	50' min.
Gallery	Stoop4	Below Grade/Upper Floor(s)	2' min.
Porch, Engaged4	Terrace/Lightwell	Below Grade/Upper Floor(s)	2' min.
Porch, Integral4	Terrace Shopfront	Side Street/Civic Space	2' min.
Porch, Projecting4		Side	0' min.
3 See Division 10-50.120, Specific to Private Frontages, for private frontage type descriptions and regulations.		Rear	0' min.
4 Allowed only in open sub-zone(s).		Miscellaneous
		Parking Drive Width
		≤ 40 spaces	16' max.
		> 40 spaces	20' max.
		See Division 10-50.80, Parking Standards, for additional parking regulations.

H. Sustainable Features1, 2

Storm Water Features			Water Conservation
Bioretention Facility		A	Cisterns	A
Disconnected Downspouts		A	Greywater – Simple	-
Flow Through and Infiltration Planters		A	Rain Barrels	A
Infiltration Trench		A	Energy Features
Level Spreader		-	Accessory Wind Energy System	A
Porous Paving		A	Alternative Paving	A
Rain Garden		-	Biomass	-
Riffle Pools		A	Geothermal Energy	-
Swale			Solar
Biofiltration		-	Farm	-
Vegetated/Rock		A	Parking Lot Lighting	A
Urban Channel		A	Roof Paneling	A
Vegetated Roof		A	Water Heaters	A
End Notes
1.	See Division 10-30.70, Residential Sustainable Building Incentives, for additional sustainability regulations.
2.	Sustainable features marked as “Not Allowed” may be approved by the Director and Stormwater Manager if it can be demonstrated that the proposed sustainable feature can be installed consistent with the intent and character of the transect zone.
Key
A	Allowed
-	Not Allowed

I. Allowed Uses

Land Use1		Specific Use Regulations	T5	T5-O	Land Use1	Specific Use Regulations	T5	T5-O
Industrial, Manufacturing					Retail Trade
Manufacturing and Processing, Incidental			P	P	Bars/Taverns		P	P
Manufacturing and Processing, Incidental			P	P	General Retail Businesses, except with any of the following features		P	P
Residential							P	P
Accessory Buildings and Structures		10-40.60.020	P2	P	Drive-Through		-	-
Accessory Buildings and Structures		10-40.60.020	P2	P	Floor Area ≥ 5,000 sf		UP	UP
Accessory Dwelling Unit		10-40.60.030	P2	P	Mixed Use		P	P
Co-Housing		10-40.60.120	P2	P	Mixed-Use High Occupancy Housing Development	10-40.60.175	UP	UP
Congregate Care Facilities			UP2	UP
Dormitories, Fraternities/Sororities and SROs			UP2	UP
Dormitories, Fraternities/Sororities and SROs			UP2	UP	Micro-brewery/Micro-distillery	10-40.60.240	P	P
Dwelling: Multiple-Family			P2	P	Micro-brewery/Micro-distillery	10-40.60.240	P	P
Group Home			P2	P	Restaurants or Cafes		P	P
High Occupancy Housing Development, Three-units		10-40.60.175	UP2	UP	Services
High Occupancy Housing Development, Three-units		10-40.60.175	UP2	UP	ATM		-	P
High Occupancy Housing Development, Four-units and Greater		10-40.60.175	UP2	UP	Bed and Breakfast	10-40.60.110	P	p
					Cemeteries		UP	UP
					Crematoriums		UP	UP
Home Occupation		10-40.60.180	P	P	Daycare	10-40.60.150
Institutional Residential					Home		P	P
Custodial Care Facilities			UP2, 3	UP	Centers		UP	UP
Nursing Homes			UP2	UP	Funeral Homes, Chapels, Mortuaries		P	P
Homeless Shelter		10-40.60.190	UP2, 3	UP	General Services		P	P
Sheltered Care Home			UP2, 3	UP	Lodging		P	P
Live/Work			P	P	Office		P2	P
Recreation, Education and Public Assembly Uses					Public Services
Commercial Recreation Facility, Indoor					Public Services Minor		P	P
Commercial Recreation Facility, Indoor					Emergency Services		UP	UP
≤ 5,000 sf			P	P	Veterinary Clinic		P2	P
> 5,000 sf			UP	UP	Transportation and Infrastructure
Libraries, Museums			P	P	Accessory Wind Energy Systems	10-40.60.040	P	P
Meeting Facilities, Public and Private		10-40.60.230	P3	P3	Accessory Wind Energy Systems	10-40.60.040	P	P
Meeting Facilities, Public and Private		10-40.60.230	P3	P3	Garages, Off Street		P2	P2
Places of Worship			P/UP6	P/UP6	Parking Lots, Off Street		P2	P2
Schools – Private			P	P	Urban Agriculture
Schools – Public and Charter			P	P	Community Gardens	10-40.60.140	P	P
Schools – Public and Charter			P	P
Theaters, Walk-in			P	P
Telecommunication Facilities					Vehicle Sales and Services
AM Broadcasting Facilities		10-40.60.310	UP	UP	Automobile/Vehicle Sales, New and Used		P	P
Antenna-Supporting Structure		10-40.60.310	UP	UP	Automobile/Vehicle Sales, New and Used		P	P
Antenna-Supporting Structure		10-40.60.310	UP	UP	Automobile/Vehicle Repair Garage	10-40.60.100
Attached Telecommunication Facilities		10-40.60.310	P	P	Automobile/Vehicle Repair Garage	10-40.60.100
					Minor		P2	P2
					Major		UP2	UP2
Collocation Facility		10-40.60.310	P	P
FM/DTV/Low Wattage AM Broadcasting Facilities		10-40.60.310	P	P
Stealth Telecommunication Facilities		10-40.60.310	P	P
End Notes
1.	See Chapter 10-80, Definitions, for use type definitions.
2.	Not allowed on the ground floor unless behind an allowed ground-floor use.
3.	Conditional use permit is required if proximity between shelter facilities is less than 1/4 mile.
4.	UP required if liquor is sold or if facilities exceed 250 seats.
5.	Residential uses, and residential properties listed on the National Historic Registry or within the Landmarks overlay zone, in T5 and T5-O zones existing prior to the effective date of this Zoning Code are considered legal, conforming uses.
6.	A conditional use permit is required if the facility exceeds 250 seats and/or if the facility is located adjacent to a toxic use.
Key
P	Permitted Use
UP	Conditional Use Permit Required
-	Use Not Allowed

(Ord. 2020-28, Amended, 11/17/2020 (Res. 2020-59); Ord. 2017-31, Amended, 12/19/2017; Ord. 2017-10, Amended, 4/4/2017; Ord. 2016-07, Amended, 2/16/2016 (Res. 2016-02))

10-40.40.100 T6 Downtown (T6) Standards

	A. Zone Intent and Description
	The primary intent of this zone is to reinforce and enhance the vibrant, walkable urban downtown core, and to enable it to evolve into a complete neighborhood. This zone allows a wide range of uses including the following: locally and regionally serving commercial, retail, and entertainment; civic and public, and a variety of housing choices. These aspects reinforce the walkable nature of the neighborhood, and provide a primary hub for public transportation alternatives. This zone is intended to preserve and build upon the existing pattern of development. New development, renovations, and additions should therefore be in character and scale with existing valued patterns.
	B. Allowed Building Types1, 2
	Commercial Block	Live/Work
	1See Division 10-50.110, Specific to Building Types, for building type descriptions and regulations.
	2See Divisions 10-50.30, Building Height, and 10-50.110, Specific to Building Types, for additional building form regulations.


C. Building Placement		D. Building Form1
Build-to Line (Distance from ROW/Property Line)		Height
Principal Building		Building	2 stories min.; 7 stories max.
Front	2'	Building	2 stories min.; 7 stories max.
Side Street	2'	Setback Above 5th Floor	15' min.
BTL Defined by a Building		Ground Floor Finish Level	6" max. above sidewalk
Front	100%	Ground Floor Finish Level	6" max. above sidewalk
Side Street	80% min.	Ground Floor Ceiling	14' min. clear
Setback (Distance from ROW/Property Line)		Upper Floor(s) Ceiling	9' min. clear
Principal Building		1See Division 10-50.30, Building Height, and 10-50.110, Specific to Building Types, for additional building form regulations.
Side	0' min.; 24' max.
Rear	3' min.
Accessory Building or Structure		Footprint
Front	40' max. from rear property line	Lot Coverage	80% max.2
Front	40' max. from rear property line	Ground-floor commercial/flex/residential space along primary street frontage shall have a minimum depth of 30', excluding vertical circulation and parking.
Side	0' min.
Rear	3' min.
Miscellaneous		2100% lot coverage with a conditional use permit.
Street facades must be built to BTL within 50' of each street corner.		Miscellaneous
		Distance between entries	50' max.
The entire BTL must be defined by a building or a 24" to 48" high masonry wall.		Mansard roof forms are not allowed.
		All upper floors must have a primary entrance along a street or courtyard facing facade.
Loading docks, overhead doors and other service entries shall not be located on front or street-facing facades.		Buildings wider than 150' must be designed to read as a series of buildings no wider than 100' each.


E. Encroachments and Frontage Types		F. Required Parking
Encroachments1		Spaces4
Front	2' max.2	Residential Uses	1 space/1,500 sf min.
Side Street/Civic Space	2' max.2	Retail Trade, Service Uses
Side	0' max.	Ground Floor ≤ 2,000 sf	No spaces required
Rear		Ground Floor >2,000 sf	2 spaces/1,000 sf min. above first 2,000 sf
Property Line	0' max.	Ground Floor >2,000 sf	2 spaces/1,000 sf min. above first 2,000 sf
Rear Lane or Alley	3' max.	Upper Floors	2 spaces/1,000 sf min.
1 See Division 10-50.40, Encroachments, for allowed encroachment.		4 Land use types not listed above shall meet the requirements in Table 10-50.80.040.A, Number of Motor Vehicle Parking Spaces Required.
2 Awnings and galleries may encroach into street ROW to within 2' of face of curb. All other encroachments are not allowed within a street ROW.
		Location (Setback from ROW/Property Line)
Allowed Private Frontage Types3		Front
Gallery	Terrace/Lightwell	Ground Floor	50' min.
Shopfront	Terrace Shopfront	Below Grade/Upper Floor(s)	2' min.
3 See Division 10-50.120, Specific to Private Frontages, for private frontage type descriptions and regulations.		Side Street/Civic Space
		Ground Floor	30' min.
		Below Grade/Upper Floor(s)	2' min.
		Side	0' min.
		Rear	0' min.
		Miscellaneous
		Parking Drive Width
		≤ 40 spaces	16' max.
		> 40 spaces	20' max.
		See Division 10-50.80, Parking Standards, for additional parking regulations.

G. Sustainable Features1, 2

Stormwater Features			Water Conservation
Bioretention Facility		-	Cisterns	A
Disconnected Downspouts		A	Greywater – Simple	-
Flow Through and Infiltration Planters		A	Rain Barrels	-
Infiltration Trench		-	Energy Features
Level Spreader		-	Accessory Wind Energy System	A
Porous Paving		A	Alternative Paving	A
Rain Garden		-	Biomass	-
Riffle Pools		A	Geothermal Energy	-
Swale			Solar
Biofiltration		-	Farm	-
Vegetated/Rock		A	Parking Lot Lighting	A
Urban Channel		A	Roof Paneling	A
Vegetated Roof		A	Water Heaters	A
End Notes
1.	See Division 10-30.70, Residential Sustainable Building Incentives, for additional sustainability regulations.
2.	Sustainable features marked as “Not Allowed” may be approved by the Director and Stormwater Manager if it can be demonstrated that the proposed sustainable feature can be installed consistent with the intent and character of the transect zone.
Key
A	Allowed
-	Not Allowed

H. Allowed Uses

Land Use1		Specific Use Regulations	T6	Land Use1	Specific Use Regulations	T6
Residential5				Urban Agriculture
Accessory Buildings and Structures		10-40.60.020	P2	Community Gardens	10-40.60.140	P
Accessory Dwelling Unit		10-40.60.030	P2	Vehicle Sales and Services
Co-Housing		10-40.60.120	P2	Automobile/Vehicles Sales, new and used		UP
Congregate Care Facilities			UP2	Automobile/Vehicles Sales, new and used		UP
Dormitories, Fraternities/Sororities and SROs			UP2	Services
Dormitories, Fraternities/Sororities and SROs			UP2	ATM		P
Dwelling: Multiple-Family			P2	Bed and Breakfast	10-40.60.110	P
Group Home			P2	Cemeteries		UP
High Occupancy Housing Development, Three-units		10-40.60.175	UP2	Crematorium		UP
High Occupancy Housing Development, Three-units		10-40.60.175	UP2	Daycare	10-40.60.150
High Occupancy Housing Development, Four-units and Greater		10-40.60.175	UP2	Home		P
				Centers		UP
				Dry-cleaning, Pick-up Only		P
Home Occupation		10-40.60.180	P	Funeral Homes, Mortuaries		UP
Homeless Shelter		10-40.60.190	UP	General Services		P
Institutional Residential				Hospitals		UP
Custodial Care Facilities			UP2, 3	Lodging		P
Nursing Homes			UP2	Office		P
Homeless Shelter			UP2, 3	Public Services
Sheltered Care Home			UP2, 3	Public Services Minor		P
Live/Work			P	Emergency Services		UP
Mixed Use			P	Transportation and Infrastructure
Mixed-Use High Occupancy Housing Development		10-40.60.175	UP	Accessory Wind Energy Systems	10-40.60.040	P
Mixed-Use High Occupancy Housing Development		10-40.60.175	UP	Garages, Off Street		P2
Recreation, Education and Public Assembly Uses				Parking Lots, Off Street		P2
Commercial Recreation Facility, Indoor				Passenger Transportation Facilities		P6
Commercial Recreation Facility, Indoor				Industrial, Manufacturing, Processing and Wholesaling
≤ 5,000 sf			P	Manufacturing/Processing – Incidental		P
> 5,000 sf			UP	Manufacturing/Processing – Incidental		P
Libraries, Museums			P	Manufacturing/Processing – Incidental		P
Meeting Facilities, Public and Private		10-40.60.230	P3, 4	Manufacturing/Processing – Incidental		P
Places of Worship			P/UP7	Telecommunication Facilities
Schools – Private			P	AM Broadcasting Facilities	10-40.60.310	UP
Schools – Public and Charter			P	Antenna-Supporting Structure	10-40.60.310	UP
Theaters, Walk-in			P
Retail Trade				Attached Telecommunication Facilities	10-40.60.310	P
Bars/Taverns			P	Attached Telecommunication Facilities	10-40.60.310	P
General Retail Businesses, except with any of the following features				Collocation Facility	10-40.60.310
				FM/DTV/Low Wattage AM Broadcasting Facilities	10-40.60.310	P
Drive-Through			-	FM/DTV/Low Wattage AM Broadcasting Facilities	10-40.60.310	P
Floor Area ≥ 5,000 sf			UP	Stealth Telecommunication Facilities	10-40.60.310	P
Micro-brewery/Micro-distillery		10-40.60.240	P
Restaurants or Cafes			P
End Notes
1.	See Chapter 10-80, Definitions, for use type definitions.
2.	Not allowed on the ground floor unless behind an allowed ground-floor use.
3.	Conditional use permit is required if proximity between shelter facilities is less than 1/4 mile.
4.	UP required if liquor is sold or if facilities exceed 250 seats.
5.	Residential uses, and residential properties listed on the National Historic Registry or within the Landmarks overlay zone, in the T6 zone existing prior to the effective date of this Zoning Code are considered legal, conforming uses.
6.	Passenger facilities shall be on the ground floor with access to a public street or a public space.
7.	A conditional use permit is required if the facility exceeds 250 seats and/or if the facility is located adjacent to a toxic use.
Key
P	Permitted Use
UP	Conditional Use Permit Required
–	Use Not Allowed

(Ord. 2020-28, Amended, 11/17/2020 (Res. 2020-59); Ord. 2019-32, Amended, 11/5/2019 (Res. 2019-49); Ord. 2019-22, Amended, 7/2/2019 (Res. 2019-31); Ord. 2017-31, Amended, 12/19/2017; Ord. 2017-10, Amended, 4/4/2017; Ord. 2016-07, Amended, 2/16/2016 (Res. 2016-02))

10-40.40.110 Traditional Neighborhood District (TND) Standards

A. Applicability

The TND zone shall only be applied to developments approved under the Traditional Neighborhood District as provided in the 1991 Land Development Code that satisfy the requirements of Section 10-10.30.090, Rules of Transition.

See Division 10-30.80, Traditional Neighborhood Community Plans for specific standards.