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. 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 a historic overlay district applies (See Section 10-40.50.030, Overlay Zones), the historic district standards shall apply in addition to those applied through the transect zones.

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.

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
	Wind Energy Production Facility	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)

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
Accessory Buildings and Structures	10-40.60.020	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			Attached Telecommunication Facilities	10-40.60.310	P
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	Stealth Telecommunication Facilities	10-40.60.310	P
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
Commercial Recreation Facilities, Outdoor		UP	Community Gardens	10-40.60.140	P
Libraries, Museums		UP	Greenhouses		P
Meeting Facilities, Public and Private	10-40.60.230	P2	End Notes
Meeting Facilities, Public and Private	10-40.60.230	P2	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)

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.	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 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			Services
Accessory Buildings and Structures	10-40.60.020	P	Bed and Breakfast	10-40.60.110	P
Accessory Dwelling Unit	10-40.60.040	P	Cemeteries		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
Dwelling: Multiple-Family		P2	Public Services Minor		P
Dwelling: Single-Family		P	Emergency Services		UP
Duplex		P2	Telecommunication Facilities
Group Home		P	Stealth Telecommunication Facilities	10-40.60.310	P
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
Rooming and Boarding Facilities		UP	Accessory Wind Energy Systems	10-40.60.040	P
			Urban Agriculture
Recreation, Education and Public Assembly			Community Gardens	10-40.60.140	P
Dance or Music Studio ≤ 650 sf		P3
Libraries, Museums			End Notes
≤ 2,500 sf		P	1 See Chapter 10-80, Definitions, for use type definitions.
> 2,500 sf		UP	2 Permitted only if the use exists at the effective date of this code.
Meeting Facilities, Public and Private	10-40.60.230	P/UP4
Outdoor Public Use, General		P	3 Not allowed on the ground floor unless behind an allowed ground-floor use.
Places of Worship		P/UP6
Schools – Private		P	4 UP required if liquor is sold or if facilities exceed 250 seats.
Schools – Public and Charter		P5
Retail Trade			5 Charter schools proposed in existing single-family residences shall be located on residential lots 1 acre or greater.
Neighborhood Market ≤ 1,500 sf		UP
			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. 2019-22, Amended, 7/2/2019; Ord. 2017-31, Amended, 12/19/2017; Ord. 2017-10, Amended, 4/4/2017; Ord. 2016-07, Amended, 2/16/2016)

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.	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 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			Services
Accessory Buildings and Structures	10-40.60.020	P	Bed and Breakfast	10-40.60.110	P
Accessory Dwelling Unit	10-40.60.030	P	Cemeteries		UP
Co-Housing	10-40.60.120	P	Crematoriums		UP
Congregate Care Facilities		UP	Daycare	10-40.60.150
Dormitories and Fraternities/Sororities		UP	Home		P
Dormitories and Fraternities/Sororities		UP	Centers		UP
Dwelling: Multiple-Family		P	Public Services
Dwelling: Single-Family		P	Public Services Minor		P
Duplex		P	Emergency Services		UP
Group Home		P	Telecommunication Facilities
Home Occupation	10-40.60.180	P	Stealth Telecommunication Facilities	10-40.60.310	P
Institutional Residential	10-40.60.190	UP	Stealth Telecommunication Facilities	10-40.60.310	P
Live/Work		P	Transportation and Infrastructure
Rooming and Boarding Facilities		UP	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
Libraries, Museums
≤ 2,500 sf		P	End Notes
> 2,500 sf		UP	1 See Chapter 10-80, Definitions, for use type definitions.
Meeting Facilities, Public and Private	10-40.60.230	P/UP3	2 Not allowed on the ground floor unless behind an allowed ground-floor use.
Outdoor Public Use, General		P	3 UP required if liquor is sold or if facilities exceed 250 seats.
Places of Worship		P/UP5
Schools – Private		P	4 Charter schools proposed in existing single-family residences shall be located on residential lots 1 acre or greater.
Schools – Public and Charter		P4
Retail Trade			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.
Neighborhood Market ≤ 1,500 sf		P

Key
P	Permitted Use
UP	Conditional Use Permit Required

(Ord. 2019-22, Amended, 7/2/2019; Ord. 2017-31, Amended, 12/19/2017; Ord. 2017-10, Amended, 4/4/2017; Ord. 2016-07, Amended, 2/16/2016)

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 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				Services
Accessory Buildings and Structures	10-40.60.020	P2	P2	ATM			-	P
Accessory Buildings and Structures	10-40.60.020	P2	P2	Bed and Breakfast		10-40.60.110	P	p
Accessory Dwelling Unit	10-40.60.030	P	P	Cemeteries			UP	UP
Co-Housing	10-40.60.120	P	P	Crematorium			-	UP
Congregate Care Facilities		P	P	Daycare		10-40.60.150
Dormitories, Fraternities/Sororities and SRO (≤15 rooms)		UP	UP	Home			P	P
Dormitories, Fraternities/Sororities and SRO (≤15 rooms)		UP	UP	Centers			UP	UP
Dwelling: Multiple-Family		P	P	Funeral Homes, Chapels, Mortuaries			-	P
Dwelling: Single-Family		P	P	General Services			-	P
Duplex		P	P	Lodging
Group Home		P	P	≤ 15 rooms			-	P
Home Occupation	10-40.60.180	P	P	Offices			-	P
Institutional Residential	10-40.60.190	UP	UP	Public Services
Live/Work		-	P	Public Services Minor			P	P
Rooming and Boarding Facilities		UP	UP	Emergency Services			UP	UP
Rooming and Boarding Facilities		UP	UP	Veterinary Clinic			-	P
Recreation, Education and Public Assembly				Telecommunication Facilities
Libraries, Museums				Stealth Telecommunication Facilities		10-40.60.310	P	P
≤ 2,500 sf		P	P	Stealth Telecommunication Facilities		10-40.60.310	P	P
> 2,500 sf		UP	UP	Transportation and Infrastructure
Meeting Facilities, Public and Private	10-40.60.230	P3	P3	Accessory Wind Energy Systems		10-40.60.040	P	P
Places of Worship		P/UP4	P/UP4	Urban Agriculture
Schools – Private		P	P	Community Gardens		10-40.60.140	P	P
Schools – Public and Charter		P	P	End Notes
Schools – Public and Charter		P	P	1 See Chapter 10-80, Definitions, for use type definitions.
Retail Trade				2 Not allowed on the ground floor unless behind an allowed ground-floor use.
Bars/Taverns		-	P
General Retail Businesses, except with any of the following features		-	P	3 UP required if liquor is sold or if facilities exceed 250 seats.
		-	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.
Drive-Through		-	-
Floor Area ≥ 3,500 sf		-	UP	Key
Markets				P	Permitted Use
Neighborhood Market ≤ 2,500 sf		-	P	UP	Conditional Use Permit Required
Neighborhood Market ≤ 2,500 sf		-	P	-	Use Not Allowed
Micro-brewery/Micro-distillery	10-40.60.240	-	P
Restaurant, or Cafes		-	P

(Ord. 2017-31, Amended, 12/19/2017; Ord. 2017-10, Amended, 4/4/2017; Ord. 2016-07, Amended, 2/16/2016)

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 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				Services
Accessory Buildings and Structures	10-40.60.020	P2	P2	ATM			-	P
Accessory Buildings and Structures	10-40.60.020	P2	P2	Bed and Breakfast		10-40.60.110	P	P
Accessory Dwelling Unit	10-40.60.030	P	P	Cemeteries			UP	UP
Co-Housing	10-40.60.120	P	P	Crematorium			UP	UP
Congregate Care Facilities		P	P	Daycare		10-40.60.150
Dormitories, Fraternities/Sororities and SROs (≤ 15 rooms)		UP	UP	Home			P	P
Dormitories, Fraternities/Sororities and SROs (≤ 15 rooms)		UP	UP	Centers			UP	UP
Dwelling: Multiple-Family		P	P	Funeral Homes, Chapels, Mortuaries			-	P
Dwelling: Single-Family		P	P	General Services			-	P
Duplex		P	P	Lodging			UP	UP
Group Home		P	P	Offices			-	P
Home Occupation	10-40.60.180	P	P	Public Services
Institutional Residential	10-40.60.190	UP	UP	Public Services Minor			P	P
Live/Work		-	UP	Emergency Services			UP	UP
Rooming and Boarding Facilities		UP	UP	Veterinary Clinic			-	P
Rooming and Boarding Facilities		UP	UP	Telecommunication Facilities
Recreation, Education and Public Assembly				Stealth Telecommunication Facilities		10-40.60.310	P	P
Libraries, Museums				Stealth Telecommunication Facilities		10-40.60.310	P	P
≤ 2,500 sf		P	P	Transportation and Infrastructure
> 2,500 sf		UP	UP	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	Urban Agriculture
Places of Worship		P/UP4	P/UP4	Community Gardens		10-40.60.140	P	P
Schools – Private		P	P
Schools – Public and Charter		P	P	End Notes
Schools – Public and Charter		P	P	1 See Chapter 10-80, Definitions, for use type definitions.
Retail Trade				2 Not allowed on the ground floor unless behind an allowed ground-floor use.
Bars/Taverns		-	P
General Retail Businesses, except with any of the following features		-	P	3 UP required if liquor is sold or if facilities exceed 250 seats.
		-	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.
Drive-Through		-	-
Floor Area ≥ 3,500 sf		-	UP	Key
Markets				P	Permitted Use
Neighborhood Market ≤ 2,500 sf		-	P	UP	Conditional Use Permit Required
Micro-brewery/Micro-distillery	10-40.60.240	-	P	-	Use Not Allowed
Micro-brewery/Micro-distillery	10-40.60.240	-	P
Restaurant, or Cafes		-	P

(Ord. 2017-31, Amended, 12/19/2017; Ord. 2017-10, Amended, 4/4/2017; Ord. 2016-07, Amended, 2/16/2016)

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 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
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	Micro-brewery/Micro-distillery	10-40.60.240	P	P
Congregate Care Facilities		UP2	UP	Micro-brewery/Micro-distillery	10-40.60.240	P	P
Dormitories, Fraternities/Sororities and SROs		UP2	UP	Restaurants or Cafes		P	P
Dormitories, Fraternities/Sororities and SROs		UP2	UP	Services
Dwelling: Multiple-Family		P2	P	ATM		-	P
Group Home		P2	P	Bed and Breakfast	10-40.60.110	P	p
Home Occupation	10-40.60.180	P	P	Cemeteries		UP	UP
Institutional Residential				Crematoriums		UP	UP
Custodial Care Facilities		UP2, 3	UP	Daycare	10-40.60.150
Nursing Homes		UP2	UP	Home		P	P
Homeless Shelter	10-40.60.190	UP2, 3	UP	Centers		UP	UP
Sheltered Care Home		UP2, 3	UP	Funeral Homes, Chapels, Mortuaries		P	P
Live/Work		P	P	General Services		P	P
Rooming and Boarding Facilities		UP	UP	Lodging		P	P
Rooming and Boarding Facilities		UP	UP	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	Parking Lots, Off Street		P2	P2
Schools – Public and Charter		P	P
Theaters, Walk-in		P	P
Telecommunication Facilities				Urban Agriculture
AM Broadcasting Facilities	10-40.60.310	UP	UP	Community Gardens	10-40.60.140	P	P
Antenna-Supporting Structure	10-40.60.310	UP	UP	Vehicle Sales and Services
Antenna-Supporting Structure	10-40.60.310	UP	UP	Automobile/Vehicle Sales, New and Used		P	P
Attached Telecommunication Facilities	10-40.60.310	P	P	Automobile/Vehicle Sales, New and Used		P	P
Attached Telecommunication Facilities	10-40.60.310	P	P	Automobile/Vehicle Repair Garage	10-40.60.100
Collocation Facility	10-40.60.310	P	P	Minor		P2	P2
FM/DTV/Low Wattage AM Broadcasting Facilities	10-40.60.310	P	P	Major		UP2	UP2
Stealth Telecommunication Facilities	10-40.60.310	P	P	Major		UP2	UP2

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. 2017-31, Amended, 12/19/2017; Ord. 2017-10, Amended, 4/4/2017; Ord. 2016-07, Amended, 2/16/2016)

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 stucco or 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 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			Services
Accessory Buildings and Structures	10-40.60.020	P2	ATM		P
Accessory Dwelling Unit	10-40.60.030	P2	Bed and Breakfast	10-40.60.110	P
Co-Housing	10-40.60.120	P2	Cemeteries		UP
Congregate Care Facilities		UP2	Crematorium		UP
Dormitories, Fraternities/Sororities and SROs		UP2	Daycare	10-40.60.150
Dormitories, Fraternities/Sororities and SROs		UP2	Home		P
Dwelling: Multiple-Family		P2	Centers		UP
Group Home		P2	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
Rooming and Boarding Facilities		UP	Accessory Wind Energy Systems	10-40.60.040	P
Recreation, Education and Public Assembly Uses			Garages, Off Street		P2
Commercial Recreation Facility, Indoor			Parking Lots, Off Street		P2
Commercial Recreation Facility, Indoor			Passenger Transportation Facilities		P6
≤ 5,000 sf		P	Industrial, Manufacturing, Processing and Wholesaling
> 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
Places of Worship		P/UP7
Schools – Private		P
Schools – Public and Charter		P
Theaters, Walk-in		P
Retail Trade
Bars/Taverns		P
General Retail Businesses, except with any of the following features		P
		P
Drive-Through		-
Floor Area ≥ 5,000 sf		UP
Micro-brewery/Micro-distillery	10-40.60.240	P
Restaurants or Cafes		P
Urban Agriculture			Telecommunication Facilities
Community Gardens	10-40.60.140	P	AM Broadcasting Facilities	10-40.60.310	UP
Vehicle Sales and Services			Antenna-Supporting Structure	10-40.60.310	UP
Automobile/Vehicles Sales, new and used		UP	Attached Telecommunication Facilities	10-40.60.310	P
			Collocation Facility	10-40.60.310	P
			FM/DTV/Low Wattage AM Broadcasting Facilities	10-40.60.310	P
			Stealth Telecommunication Facilities	10-40.60.310	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. 2019-22, Amended, 7/2/2019; Ord. 2017-31, Amended, 12/19/2017; Ord. 2017-10, Amended, 4/4/2017; Ord. 2016-07, Amended, 2/16/2016)

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.