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. 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.

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 (TS) 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

Carriage House

 

Single-Family House

Single-Family Estate

 

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.

 

 

 

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 Standards, 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

Residential

Daycare

10-40.60.150

 

Accessory Buildings and Structures

10-40.60.020

P

Home

 

P

Centers

 

P

Accessory Dwelling Unit

10-40.60.030

P

Public Services

 

 

Co-Housing

10-40.60.120

P

Emergency Services

 

UP

Congregate Care Facilities

 

UP

Telecommunication Facilities

Dwelling: Single-Family

 

P

AM Broadcasting Facilities

10-40.60.310

UP

Group Home

 

P

Antenna-Supporting Structure

10-40.60.310

UP

Home Occupation

10-40.60.180

P

Attached Telecommunication Facilities

10-40.60.310

P

Institutional Residential

 

 

Custodial Care Facilities

 

UP

Collocation Facility

10-40.60.310

P

Nursing Homes

 

UP

FM/DTV Broadcasting Facilities

10-40.60.310

P

Homeless Shelter

10-40.60.190

UP

Stealth Telecommunication Facilities

10-40.60.310

P

Sheltered Care Home

 

UP

Recreation, Education and Public Assembly Uses

Transportation and Infrastructure

Commercial Campgrounds

10-40.60.130

UP

Accessory Wind Energy Systems

10-40.60.040

P

Commercial Recreation Facilities, Outdoor

 

UP

Urban Agriculture

Community Gardens

10-40.60.140

P

Libraries, Museums

 

UP

Greenhouses

 

P

Meeting Facilities, Public and Private

10-40.60.230

P2

End Notes

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

Outdoor Public Use, General

 

P

2. UP required if liquor is sold or if facilities exceed 250 seats.

Places of Worship

 

P/UP4

Schools – Private

 

P

3. Charter schools proposed in existing single-family residences shall be located on residential lots 1 acre or greater.

Schools – Public and Charter

 

P3

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. 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

Bungalow Court2

 

Duplex, Stacked2

Carriage House

 

Single-Family Cottage

Duplex, Front-and-Back2

 

Single-Family House

Duplex, Side-by-Side2

 

 

1See Division 10-50.110, Specific to Building Types, for building type descriptions and regulations.

2 Permitted only if the building type exists at the effective date of this Zoning Code.

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.

 

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 Standards, 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

Residential

 

Outdoor Public Use, General

 

P

Accessory Buildings and Structures

10-40.60.020

P

 

Places of Worship

 

P/UP6

 

Schools – Private

 

P

Accessory Dwelling Unit

10-40.60.040

P

 

Schools – Public and Charter

 

P5

Co-Housing

10-40.60.120

P

 

Retail Trade

Congregate Care Facilities

 

UP

 

Neighborhood Market ≤ 1,500 sf

 

UP

Dormitories and Fraternities/Sororities

 

UP

 

Services

 

Bed and Breakfast

10-40.60.110

P

Dwelling: Multiple-Family

 

P2

 

Cemeteries

 

UP

Dwelling: Single-Family

 

P

 

Daycare

10-40.60.150

 

Duplex

 

P2

 

Home

 

P

Group Home

 

P

 

Centers

 

UP

High Occupancy Housing Development, Single-Family

10-40.60.175

UP

 

Public Services

 

 

 

Public Services Minor

 

P

Home Occupation

10-40.60.180

P

 

Emergency Services

 

UP

Institutional Residential

10-40.60.190

UP

 

Telecommunication Facilities

Recreation, Education and Public Assembly

 

Stealth Telecommunication Facilities

10-40.60.310

P

Dance or Music Studio ≤ 650 sf

 

P3

 

Libraries, Museums

 

 

 

Transportation and Infrastructure

≤ 2,500 sf

 

P

 

Accessory Wind Energy Systems

10-40.60.040

P

> 2,500 sf

 

UP

 

Urban Agriculture

Meeting Facilities, Public and Private

10-40.60.230

P/UP4

 

Community Gardens

10-40.60.140

P

 

End Notes

1.

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

2.

Permitted only if the use exists at the effective date of this code.

3.

Not allowed on the ground floor unless behind an allowed ground-floor use.

4.

UP required if liquor is sold or if facilities exceed 250 seats.

5.

Charter schools proposed in existing single-family residences shall be located on residential lots 1 acre or greater.

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

(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

Bungalow Court

 

Duplex, Stacked

Carriage House

 

Single-Family Cottage

Duplex, Front-and-Back

 

Single-Family House

Duplex, Side-by-Side

 

Triplex, 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 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.

 

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 Standards, 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

Residential

 

Libraries, Museums

 

 

Accessory Buildings and Structures

10-40.60.020

P

≤ 2,500 sf

 

P

> 2,500 sf

 

UP

Accessory Dwelling Unit

10-40.60.030

P

Meeting Facilities, Public and Private

10-40.60.230

P/UP3

Co-Housing

10-40.60.120

P

Outdoor Public Use, General

Congregate Care Facilities

 

UP

Places of Worship

 

P/UP5

Dormitories and Fraternities/Sororities

 

UP

Schools – Private

 

P

Schools – Public and Charter

 

P4

Dwelling: Multiple-Family

 

P

Retail Trade

Dwelling: Single-Family

 

P

Neighborhood Market ≤ 1,500 sf

 

P

Duplex

 

P

Services

Group Home

 

P

Bed and Breakfast

10-40.60.110

P

High Occupancy Housing Development, Single-Family

10-40.60.175

UP

Cemeteries

 

UP

Crematoriums

 

UP

High Occupancy Housing Development, Two-units

10-40.60.175

UP

Daycare

10-40.60.150

 

Home

 

P

High Occupancy Housing Development, Three-units

10-40.60.175

UP

Centers

 

UP

Public Services

 

 

High Occupancy Housing Development, Four-units and Greater

10-40.60.175

UP

Public Services Minor

 

P

Emergency Services

 

UP

Telecommunication Facilities

Home Occupation

10-40.60.180

P

Stealth Telecommunication Facilities

10-40.60.310

P

Institutional Residential

10-40.60.190

UP

Transportation and Infrastructure

Live/Work

 

P

Accessory Wind Energy Systems

10-40.60.040

P

Recreation, Education and Public Assembly Uses

Urban Agriculture

Dance or Music Studio ≤ 650 sf

 

P2

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.

UP required if liquor is sold or if facilities exceed 250 seats.

4.

Charter schools proposed in existing single-family residences shall be located on residential lots 1 acre or greater.

5.

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. 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))

10-40.40.070 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.

 

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.

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.

 

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 Standards, 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

Residential

 

Markets

 

 

 

Accessory Buildings and Structures

10-40.60.020

P2

P2

 

Neighborhood Market ≤ 2,500 sf

-

P

 

 

Accessory Dwelling Unit

10-40.60.030

P

P

 

Micro-brewery/Micro-distillery

10-40.60.240

-

P

Co-Housing

10-40.60.120

P

P

 

Congregate Care Facilities

 

P

P

 

Restaurant, or Cafes

 

-

P

Dormitories, Fraternities/Sororities and SRO (≤15 rooms)

 

UP

UP

 

Services

 

ATM

 

-

P

 

Bed and Breakfast

10-40.60.110

P

p

Dwelling: Multiple-Family

 

P

P

 

Cemeteries

 

UP

UP

Dwelling: Single-Family

 

P

P

 

Crematorium

 

-

UP

Duplex

 

P

P

 

Daycare

10-40.60.150

 

 

Group Home

 

P

P

 

Home

 

P

P

High Occupancy Housing Development, Single-Family

10-40.60.175

UP

UP

 

Centers

 

UP

UP

High Occupancy Housing Development, Two-units

10-40.60.175

UP

UP

 

Funeral Homes, Chapels, Mortuaries

 

-

P

High Occupancy Housing Development, Three-units

10-40.60.175

UP

UP

 

General Services

 

Lodging

 

 

High Occupancy Housing Development, Four-units and Greater

10-40.60.175

UP

UP

 

≤ 15 rooms

 

-

P

 

Offices

 

-

P

 

Public Services

 

 

 

Home Occupation

10-40.60.180

P

P

 

Public Services Minor

 

P

P

Institutional Residential

10-40.60.190

UP

UP

 

Live/Work

 

-

P

 

Emergency Services

 

UP

UP

Recreation, Education and Public Assembly

 

Veterinary Clinic

 

-

P

Libraries, Museums

 

 

 

 

Telecommunication Facilities

≤ 2,500 sf

 

P

P

 

Stealth Telecommunication Facilities

10-40.60.310

P

P

> 2,500 sf

 

UP

UP

 

Meeting Facilities, Public and Private

10-40.60.230

P3

P3

 

Transportation and Infrastructure

 

Accessory Wind Energy Systems

10-40.60.040

P

P

Places of Worship

 

P/UP4

P/UP4

 

Schools – Private

 

P

P

 

Urban Agriculture

Schools – Public and Charter

 

P

P

 

Community Gardens

10-40.60.140

P

P

 

 

Retail Trade

 

Bars/Taverns

-

P

 

General Retail Businesses, except with any of the following features

 

-

P

 

Drive-Through

-

-

 

Floor Area ≥ 3,500 sf

-

UP

 

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.

UP required if liquor is sold or if facilities exceed 250 seats.

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

-

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))

10-40.40.080 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 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 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.

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 Standards, 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

Residential

 

General Retail Businesses, except with any of the following features

 

-

P

Accessory Buildings and Structures

10-40.60.020

P2

P2

 

Accessory Dwelling Unit

10-40.60.030

P

P

 

Drive-Through

 

-

-

Co-Housing

10-40.60.120

P

P

 

Floor Area ≥ 3,500 sf

 

-

UP

Congregate Care Facilities

 

P

P

 

Markets

 

 

 

Dormitories, Fraternities/Sororities and SROs (≤ 15 rooms)

 

UP

UP

 

Neighborhood Market ≤ 2,500 sf

-

P

 

Dwelling: Multiple-Family

 

P

P

 

Micro-brewery/Micro-distillery

10-40.60.240

-

P

Dwelling: Single-Family

 

P

P

 

Duplex

 

P

P

 

Restaurant, or Cafes

 

-

P

Group Home

 

P

P

 

Services

High Occupancy Housing Development, Single-Family

10-40.60.175

UP

UP

 

ATM

 

-

P

 

Bed and Breakfast

10-40.60.110

P

P

High Occupancy Housing Development, Two-units

10-40.60.175

UP

UP

 

Cemeteries

 

UP

UP

 

Crematorium

 

UP

UP

High Occupancy Housing Development, Three-units

10-40.60.175

UP

UP

 

Daycare

10-40.60.150

 

 

 

Home

 

P

P

High Occupancy Housing Development, Four-units and Greater

10-40.60.175

UP

UP

 

Centers

 

UP

UP

 

Funeral Homes, Chapels, Mortuaries

 

-

P

Home Occupation

10-40.60.180

P

P

 

General Services

 

-

P

Institutional Residential

10-40.60.190

UP

UP

 

Lodging

 

UP

UP

Live/Work

 

-

UP

 

Offices

 

-

P

Recreation, Education and Public Assembly

 

Public Services

 

 

 

Libraries, Museums

 

 

 

 

Public Services Minor

 

P

P

≤ 2,500 sf

 

P

P

 

Emergency Services

 

UP

UP

> 2,500 sf

 

UP

UP

 

Veterinary Clinic

 

-

P

Meeting Facilities, Public and Private

10-40.60.230

P3

P3

 

Telecommunication Facilities

 

Stealth Telecommunication Facilities

10-40.60.310

P

P

Places of Worship

 

P/UP4

P/UP4

 

Schools – Private

P

P

 

Transportation and Infrastructure

Schools – Public and Charter

 

P

P

 

Accessory Wind Energy Systems

10-40.60.040

P

P

 

Retail Trade

 

Urban Agriculture

Bars/Taverns

 

-

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.

UP required if liquor is sold or if facilities exceed 250 seats.

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

-

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))

10-40.40.090 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'

Side Street

2'

Ground Floor Finish Level

6" max. above sidewalk

BTL Defined by a Building

T5/T5-O

 

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.

 

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

 

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 Standards, 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

General Retail Businesses, except with any of the following features

P

P

Residential

 

Accessory Buildings and Structures

10-40.60.020

P2

P

Drive-Through

 

-

-

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

Micro-brewery/Micro-distillery

10-40.60.240

P

P

Dwelling: Multiple-Family

 

P2

P

Group Home

 

P2

P

Restaurants or Cafes

 

P

P

High Occupancy Housing Development, Three-units

10-40.60.175

UP2

UP

Services

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

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

 

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

 

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 Repair Garage

10-40.60.100

 

 

Attached Telecommunication Facilities

10-40.60.310

P

P

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'

Side Street

2'

Setback Above 5th Floor

15' min.

BTL Defined by a Building

 

 

Ground Floor Finish Level

6" max. above sidewalk

Front

100%

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

 

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.

 

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 Standards, 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

Dormitories, Fraternities/Sororities and SROs

 

UP2

Services

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

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

Garages, Off Street

 

P2

Recreation, Education and Public Assembly Uses

Parking Lots, Off Street

 

P2

Commercial Recreation Facility, Indoor

 

Passenger Transportation Facilities

 

P6

Industrial, Manufacturing, Processing and Wholesaling

≤ 5,000 sf

 

P

Manufacturing/Processing – Incidental

 

P

> 5,000 sf

 

UP

Libraries, Museums

 

P

Manufacturing/Processing – Incidental

 

P

Meeting Facilities, Public and Private

10-40.60.230

P3, 4

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

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

 

-

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.