Columbus City Zoning Code

This Article establishes zoning districts as applied to the Zoning Map. The district standards and requirements of this Article must be considered in combination with the standards in Article F (Supplemental District Standards) and Article G (Citywide Standards). If there is a conflict between any standards, the provisions of Article F (Supplemental District Standards) will supersede the provisions of this Article. This Article also provides the general permit requirements for all uses proposed within the zoning districts established in this Article.

This Chapter establishes the range of zoning districts (districts) to implement the intended physical character for Columbus' mixed-use areas with a range of contexts and conditions. These districts foster walkable environments and range in function and intensity from primarily pedestrian-oriented environments (Urban Core and Urban Center) to transitional areas and corridors (Urban General) to more auto-oriented environments (Community Activity Center and Regional Activity Center).

A. The following districts are established in this Title: Urban General (UGN-1 and UGN-2), Urban Center (UCT), Urban Core (UCR), Community Activity Center (CAC), and Regional Activity Center (RAC). The naming of the districts is based on a spectrum of contexts that exist in the City as shown in Table E.20.020.A (Districts).

B. The districts established are intended to regulate and generate certain physical elements, including, but not limited to, the following:

1. Intent: the intended physical character and general use allowance.

2. Sub-districts: whether or not a sub-district applies, allowing a different range of uses in specific geographic areas (See Division C below for more information about sub-districts);

3. Building Placement: the building setbacks, the amount of facade required in or abutting the facade zone, and on-site open space requirements;

4. Building Form: the maximum overall building height and stories, ground floor height, and adjacency requirements;

5. Encroachments: allowed projections that may extend into the required minimum setback;

6. Facade: requirements for the minimum amount of openings/glazing and addressing blank walls;

7. Parking: the required amount and location for vehicular and bicycle parking; and

8. Additional Standards: references to additional requirements related to lighting, landscaping, screening, and graphics.

C. Sub-districts are slight variations of the base district, are parcel-specific, and mapped on the Zoning Map. This Chapter includes one type of sub-district:

1. Restricted. The restricted sub-district is applied for the following purposes:

i. To allow less uses than the base district allows in specific areas within the same form and character of the base district; and/or

a. To further restrict certain uses already allowed in the base district for specific areas.

b. In a restricted sub-district the front setbacks must be adjusted to meet the contextual setback, when applicable. See Section B.30.60 (Measuring Contextual Setbacks).

D. Section E.20.100 (Uses) identifies the zoning districts and their requirements for particular uses.

A. Design and Development Standards. Design and development standards in this Chapter apply to each building type, as follows:

1. Principal Buildings: All design and development standards in this chapter apply.

2. Secondary Buildings:

a. A secondary building can only exist when located behind a principal building that addresses the public realm.

b. Side and Rear Setbacks (Division C), Footprint (Division C), Open Space (Division C), Height (Division D), Adjacency Requirements (Division D), Encroachment (Division E), and On-Site Parking (Division G).

c. Secondary buildings shall be architecturally compatible to the principal building.

d. For secondary buildings that exceed the height of the tallest principal building, Facade (Division F) also applies.

3. Accessory Buildings:

a. Side and Rear Setbacks (Division C), Footprint (Division C), Height (Division D), Encroachments (Division E), and On-Site Parking (Division G).

b. Accessory buildings may not encroach into the facade zone, and shall be located behind a principal building.

c. The total area of all accessory buildings on a site may not exceed 720 square feet.

B. Facade Zone

1. Principal buildings must be placed on a parcel pursuant to the facade zone requirements in Division C of the district.

2. Facades are allowed to be any shape in plan view.

3. The portion of a principal building located within the facade zone must be oriented to address and be nearly parallel to a street, i.e. within 15 degrees of being parallel.

4. The Courtyard Frontage Type may count towards the required facade zone amount.

C. Ground Floor Design

1. Building Entries

a. Each principal building must provide at least one building entry along each abutting street or open space that allows pedestrian access directly from the sidewalk and is not a service entry. A building entry on a chamfered corner facade may fulfill the requirement for both abutting streets.

b. Building entries must meet the requirements of Chapter F.30 (Frontage Type Standards).

2. Ground Floor Depth. For a minimum depth of 12 feet, the ground floor is intended to be used for active interior spaces for all commercial or residential uses. Areas associated with parking, vehicular driveway access, utility rooms, trash rooms, and storage space are prohibited within this depth. This requirement only applies to front street and side street ground floors per the following standards:

a. Front Street: Applies to all portions of the building frontage that abut or are located within the facade zone. Where vehicular driveway access to a site or where utility room placement is only possible along a front street frontage, up to 25% of the building frontage may be exempted from the ground floor depth requirements, only for these purposes.

b. Side Street: Applies to the first 30 feet of the building facade measured from the front corner of the building. Where a side street frontage is not contiguous to a front street, ground floor depth requirement do not apply.

3. Any pickup unit or canopy must be attached to the principal or secondary building and cannot be located adjacent to a front street frontage.

4. Backlit awnings are not allowed.

D. Open Space. On-site open space must be provided within the parcel as identified in Division C of the district standards.

1. On-site open space requirement may be distributed across multiple open space areas, for example, a combination of balconies/terraces, common open space, and/or private yards. The minimum dimensions of any required open space is five feet.

2. The following do not count towards the on-site open space requirements:

a. Areas designated for use by motor vehicles, including, but not limited to, driveways, turnarounds, or parking areas, as well as required parking lot landscaping and screening required by Chapter G.20 (General Development Standards).

b. Greens, plazas, or pedestrian passages that are used to meet the required amount of open space required for large sites as described in Section F.40.040 (Design Standards for Large Sites).

c. Dog parks.

3. Existing non-residential buildings that are adapted for residential uses on parcels that do not have existing open space, are exempt from the on-site open space standard required within Division C of the district.

E. Parking

1. No minimum vehicular parking is required for Mixed-Use Zoning District designations outlined in this Chapter. Development proposals, including changes of use, for parcels located within these districts are, however, subject to the provisions of Chapter 4310 (Parking Impact Study), including potential mitigation requirements.

2. On-Site Vehicular Parking. If provided, vehicular parking must meet the following standards:

a. Parking setback standards found in Division G of the applicable district designation.

b. Screening requirements of Section G.20.040 (Screening).

c. Vision clearance requirements of Section G.20.050 (Vision Clearance).

d. Applicable vehicular parking provisions and standards maintained in Chapter 3312 (Off-Street Parking and Loading).

3. Vehicular access is not allowed along a front street unless otherwise approved by the Department of Public Service.

4. Bicycle parking, including location and design, is subject to the review and approval of the Department of Public Service.

F. Land Use

1. Land use is regulated by Section E.20.100 (Uses) through Section E.20.150 (Prohibition on Illegal Uses or Buildings).

2. Allowed uses for the Mixed-Use Districts are listed in Table E.20.100.A (Use Table).

3. Certain uses require a Special Permit from the Board of Zoning Adjustment per Chapter 3389 (Special Permit Use), as indicated in the table.

4. Uses not listed. Land uses that are not listed in Table E.20.100.A (Use Table) are not allowed, except as otherwise provided for in this Title.

G. Large Sites. Development sites with either of the following criteria must follow the additional requirements of Section F.40.030 (Procedures for Large Sites):

1. Continuous street frontage greater than 300 feet.

2. Development sites greater than or equal to 10 acres.

H. Pedestrian Access and Circulation

1. All sidewalks and crosswalks internal to a development must have a minimum width of four feet.

2. A pedestrian sidewalk or walkway must be provided along the front of a commercial building that contains multiple tenants, a mixed-use building, or a multiple unit residential building.

3. Pedestrian sidewalks or striped crosswalks must be provided from buildings to public sidewalk systems.

4. The Department of Public Service may waive this requirement for utility buildings, self-storage buildings, or for other buildings where pedestrian access may be prohibited, where unsafe conditions may be created by encouraging pedestrian traffic, or where pedestrian sidewalks or striped crosswalks serve no purpose for any residents, tenants, patrons, or employees on a site.

5. The Department of Public Service may require that pedestrian sidewalks be provided on both sides of a driveway or aisle connecting to a public street to avoid circuitous pedestrian routes or to promote safe pedestrian circulation within a site.

I. Site Landscaping. When provided, the area between the building facade and the abutting public sidewalk must be landscaped in compliance with Table G.20.030.A (Development Site Landscape Requirements) in Section G.20.030 (Landscaping).

J. Miscellaneous

1. Chain link fencing, barbed wire, and razor wire are prohibited.

2. Any fences or walls located between the maximum building setback line and public street right-of-way are limited to a maximum of four feet in height.

a. Exception: Fences or walls proposed within this area that are oriented parallel to a side property line for the purposes of screening from abutting properties may be a maximum of six feet in height.

3. Rooftop telecommunication installations not taller than 20 feet for receiving or transmitting wireless telecommunications may, where concealment inside the existing structure is not possible, be erected on buildings or structures 50 feet or more in height.

K. Historic Preservation

1. As addressed in Section Section A.10.040 (Applicability of Title 31- Planning and Historic Preservation Code), certain parcels with 2024 Zoning Code district designations fall under the review authority of commissions charged with historic preservation and architectural review as defined in Chapter 3116 (Historic Preservation and Architectural Review), Chapter 3117 (Historic Resources Commission), and Chapter 3119 (Historic Architectural Review Districts Purpose and Organization). These commissions include the German Village Commission, Historic Resources Commission, Italian Village Commission, and Victorian Village Commission. The process for obtaining a Certificate of Appropriateness (COA) for parcels within the jurisdiction of these commissions remains as provided in Title 31. Additionally, these commissions will maintain their authority to review proposals for demolition of existing structures. Design features regarding building scale and design elements, including, building height and setback are subject to the application of Council-adopted design guidelines, as outlined in Title 31.

2. Parcels falling within the jurisdictions of these commissions are also exempt from the following provisions in each district as outlined in this article:

a. Facade Zone standards within Division C (Building Placement).

b. Ground Floor Height (Floor-to-Floor) standards within Division D (Building Form).

c. Transparency standards within Division F (Facade).

L. East Franklinton District

1. As addressed in Section Section A.10.050 (Applicability of Title 33 – Zoning Code), certain parcels with 2024 Zoning Code district designations were previously within the East Franklinton District and continue to be within the design and demolition review authority of the East Franklinton Review Board as outlined in Chapter 3323 (East Franklinton District). The process for obtaining a Certificate of Approval (COA) for parcels within the jurisdiction of the East Franklinton Review Board will remain as provided in Title 33. Design features regarding building scale and design elements including building height and setback are subject to the application of Council-adopted design guidelines, as outlined in Chapter 3323 (East Franklinton District).

2. Parcels falling within the jurisdiction of the East Franklinton Review Board are also exempt from the following provisions in each district outlined in this article:

a. Facade Zone standards within Division C (Building Placement).

b. Ground Floor Height (Floor-to-Floor) standards within Division D (Building Form).

c. Transparency standards within Division F (Facade).

M. University District Zoning Overlay

1. As addressed in Section Section A.10.050 (Applicability of Title 33 – Zoning Code), certain parcels with 2024 Zoning Code district designations fall within the University District Overlay and will continue to be within the design review authority of the University Impact District Review Board as outlined in Chapter 3325 (University District Zoning Overlay). The process for obtaining a Certificate of Approval (COA) for parcels located within the jurisdiction of the University Impact District Review Board remains as provided in Title 33. Design features regarding building scale and design elements, including, building height and setback are subject to the application of Council-adopted design guidelines, as outlined in Chapter 3325 (University District Zoning Overlay).

2. Parcels falling within the jurisdiction of the University Impact District Review Board are also exempt from the following provisions in each district outlined in this article:

a. Facade Zone standards within Division C (Building Placement).

b. Ground Floor Height (Floor-to-Floor) standards within Division D (Building Form).

c. Transparency standards within Division F (Facade).

General note: the illustrations above are intended to provide a brief overview of the district and are descriptive in nature.

A. Intent

This district is a predominately walkable district comprised of attached and detached buildings, accommodating low and medium-rise buildings on smaller blocks and parcels. Typically located between higher intensity centers or functioning as a small mixed-use node at an intersection. These areas provide opportunities for infill development of vacant parcels and parking lots, reuse of older buildings, and some redevelopment at moderate densities. Allows residential, retail, service, and other commercial uses.

The following are generally appropriate form elements in the district.

Attached and Detached Buildings

Small-to-Medium Building Footprints

None-to-Small Front Setbacks

No Side Setbacks

Up to Four Stories

B. Sub-District(s) N/A

Diagram labels (left):

• Street (Front: Narrowest Side)
• Street (Side)
• (A) max., (B) max., (C) min., (D) min. markers

Key (left)

• ROW/Parcel Line (dash-dot line)
• Setback Line (dashed line)
• Buildable Area (gray)
• Facade Zone (hatched)

Diagram labels (right):

• ROW Line
• Rear/Side Parcel Line
• 48' and 35' heights
• (E), (F), (G), (H), (I) markers

Key (right)

• ROW/Parcel Line (dash-dot line)
• Setback Line (dashed line)
• Building Break
• Building (light gray)
• Bonus Height (hatched)

C. Building Placement

¹ Where applicable, front setbacks may be adjusted to match the average building setback on a block-face. See Section B.30.060 (Measuring Contextual Setbacks).

D. Building Form

Adjacency Requirements for Buildings Abutting² a Residential or Apartment District in a 35' Height District

¹ See Section B.30.030 (Measuring Building and Site Features).

² For the purposes of adjacency, properties across an alley are considered abutting.

³ See Section B.30.070 (Measuring Adjacency Requirements).

Diagram labels (left):

• Upper Floor(s) Facade
• Ground Floor Facade
• (J), (K) markers

Key (left)

• 2' from Finished Grade (dash-dot line)
• 10' from Finished Grade (dashed line)
• Facade Surface Area
• Window

Diagram labels (right):

• Street (Front: Narrowest Side)
• Street (Side)
• (L) min., (M) min., (N) min., (O) min. markers

Key (right)

• ROW/Parcel Line (dash-dot line)
• Building Setback Line (dashed line)
• Parking Area
• Facade Zone (hatched)

E. Encroachments into Minimum Setback

Key: X = Not Allowed

Encroachments into the ROW are subject to the Department of Public Service approval.

Fences, hedges, and other screening devices are allowed within setbacks as identified in Chapter G.20 (General Site Development Standards).

F. Facade

¹ See Section B.30.050 (Measuring Facade Transparency).

Facade Design

All buildings are subject to the standards in Chapter F.20 (Massing and Articulation).

G. On-Site Parking

¹ See Division E.20.030.E for additional requirements.

² No parking, stacking, or circulation aisles are allowed to be located between the principal building and adjacent streets. Structured parking or stand-alone garages shall meet the requirements for ground floor depth per E.20.030.C.2 and building placement requirements per Division B.

H. Additional Standards

See Chapter G.20 (General Development Standards) for additional requirements.

General note: the illustrations above are intended to provide a brief overview of the district and are descriptive in nature.

A. Intent

This district is a predominately walkable district comprised of detached buildings with larger setbacks, accommodating low and medium-rise buildings on smaller blocks and parcels. Typically located between higher intensity centers or smaller mixed-use nodes at an intersection. These areas provide opportunities for reuse of older buildings. Allows for residential uses, and a limited range and scale of neighborhood-serving commercial and office uses.

The following are generally appropriate form elements in the district.

Detached Buildings

Small-to-Medium Parcel Width

Small-to-Medium Front Setbacks

Small Side Setbacks

Up to Four Stories

B. Sub-District(s)

N/A

Diagram labels (left):

• Street (Front: Narrowest Side)
• Street (Side)
• (A) max., (B) max., (C) min., (D) min. markers

Key (left)

• ROW/Parcel Line (dash-dot line)
• Setback Line (dashed line)
• Buildable Area (gray)
• Facade Zone (hatched)

Diagram labels (right):

• ROW Line
• Rear/Side Parcel Line
• 48' and 35' heights
• (E), (F), (G), (H) markers

Key (right)

• ROW/Parcel Line (dash-dot line)
• Setback Line (dashed line)
• Building Break
• Building (light gray)
• Bonus Height (hatched)

C. Building Placement

¹ Where applicable, front setbacks must be adjusted to match the average building setback on a block-face. See Section B.30.060 (Measuring Contextual Setbacks).

D. Building Form

Adjacency Requirements for Buildings Abutting² a Residential or Apartment District in a 35' Height District

¹ See Section B.30.030 (Measuring Building and Site Features).

² For the purposes of adjacency, properties across an alley are considered abutting.

³ See Section B.30.070 (Measuring Adjacency Requirements).

Diagram labels (left):

• Upper Floor(s) Facade
• Ground Floor Facade
• (I), (J) markers

Key (left)

• 2' from Finished Grade (dash-dot line)
• 10' from Finished Grade (dashed line)
• Facade Surface Area
• Window

Diagram labels (right):

• Street (Front: Narrowest Side)
• Street (Side)
• (K) min., (L) min., (M) min., (N) min. markers

Key (right)

• ROW/Parcel Line (dash-dot line)
• Building Setback Line (dashed line)
• Parking Area
• Facade Zone (hatched)

E. Encroachments into Minimum Setback

Key: X = Not Allowed

Encroachments into the ROW are subject to the Department of Public Service approval.

Fences, hedges, and other screening devices are allowed within setbacks as identified in Chapter G.20 (General Site Development Standards).

Upper story encroachments require eight feet minimum clearance above the finished grade below.

F. Facade

¹ See Section B.30.050 (Measuring Facade Transparency).

Facade Design

All buildings are subject to the standards in Chapter F.20 (Massing and Articulation).

G. On-Site Parking

¹ See Division E.20.030.E for additional requirements.

² No parking, stacking, or circulation aisles are allowed to be located between the principal building and adjacent streets. Structured parking or stand-alone garages shall meet the requirements for ground floor depth per E.20.030.C.2 and building placement requirements per Division B.

H. Additional Standards

See Chapter G.20 (General Development Standards) for additional requirements.

General note: the illustrations above are intended to provide a brief overview of the district and are descriptive in nature.

A. Intent

This district is a predominately walkable district comprised of attached and some detached buildings accommodating a range in height, including mostly medium-rise buildings. Typically found around neighborhood centers with commercial amenities, near a transit stop, or along corridors transitioning between an urban core and lower intensity district. These areas provide opportunities for infill development of vacant parcels and parking lots, reuse of older buildings, and redevelopment at higher densities. Allows residential, retail, service, and other commercial uses.

The following are generally appropriate form elements in the district.

Attached and Detached Buildings

Large Building Footprints

None-to-Small Front Setbacks

No Side Setbacks

Up to Five Stories;

Up to Seven Stories With Bonus

Affordable Housing Height

B. Sub-District(s)

N/A

Diagram labels (left):

• Street (Front: Narrowest Side)
• Street (Side)
• (A) max., (B) max., (C) min., (D) min. markers

Key (left)

• ROW/Parcel Line (dash-dot line)
• Setback Line (dashed line)
• Buildable Area (gray)
• Facade Zone (hatched)

Diagram labels (right):

• ROW Line
• Rear/Side Parcel Line
• 85', 60', and 35' heights
• (E), (F), (G), (H), (I) markers

Key (right)

• ROW/Parcel Line (dash-dot line)
• Setback Line (dashed line)
• Building Break
• Building (light gray)
• Bonus Height (hatched)

C. Building Placement

¹ Front setbacks may be adjusted to match the average building setback on a block-face. See Section B.30.060 (Measuring Contextual Setbacks).

D. Building Form

Adjacency Requirements for Buildings Abutting² a Residential or Apartment District in a 35' Height District

¹ See Section B.30.030 (Measuring Building and Site Features).

² For the purposes of adjacency, properties across an alley are considered abutting.

³ See Section B.30.070 (Measuring Adjacency Requirements).

Diagram labels (left):

• Upper Floor(s) Facade
• Ground Floor Facade
• (J), (K) markers

Key (left)

• 2' from Finished Grade (dash-dot line)
• 10' from Finished Grade (dashed line)
• Facade Surface Area
• Window

Diagram labels (right):

• Street (Front: Narrowest Side)
• Street (Side)
• (L) min., (M) min., (N) min., (O) min. markers

Key (right)

• ROW/Parcel Line (dash-dot line)
• Building Setback Line (dashed line)
• Parking Area
• Facade Zone (hatched)

E. Encroachments into Minimum Setback

Key: X = Not Allowed

Encroachments into the ROW are subject to the Department of Public Service approval.

Fences, hedges, and other screening devices are allowed within setbacks as identified in Chapter G.20 (General Site Development Standards).

F. Facade

¹ See Section B.30.050 (Measuring Facade Transparency).

Facade Design

All buildings are subject to the standards in Chapter F.20 (Massing and Articulation).

G. On-Site Parking

¹ See Division E.20.030.E for additional requirements.

² No parking, stacking, or circulation aisles are allowed to be located between the principal building and adjacent streets. Structured parking or stand-alone garages shall meet the requirements for ground floor depth per E.20.030.C.2 and building placement requirements per Division B.

H. Additional Standards

See Chapter G.20 (General Development Standards) for additional requirements.

General note: the illustrations above are intended to provide a brief overview of the district and are descriptive in nature.

A. Intent

This district is a predominately walkable district comprised of attached buildings which collectively take up the majority of a block, accommodating mainly medium and high-rise buildings. Typically located adjacent or close to downtown, surrounding a transit center, or near a major amenity and/or institution. These areas provide opportunities for infill development of vacant parcels and parking lots, reuse of older buildings, and some redevelopment at higher densities. Allows residential, retail, service, and other commercial uses.

The following are generally appropriate form elements in the district.

Up to 12 Stories;

Up to 16 Stories With Bonus

Affordable Housing Height

B. Sub-District(s) Restricted (UCR-R)

Sub-District allows for residential, and a limited range and scale of neighborhood-serving commercial and office uses.

Diagram labels (left):

• Street (Front: Narrowest Side)
• Street (Side)
• (A) max., (B) max., (C) min., (D) min. markers

Key (left)

• ROW/Parcel Line (dash-dot line)
• Setback Line (dashed line)
• Buildable Area (gray)
• Facade Zone (hatched)

Diagram labels (right):

• ROW Line
• Rear/Side Parcel Line
• 200', 150', 85', and 35' heights
• (E), (F), (G), (H), (I), (J) markers

Key (right)

• ROW/Parcel Line (dash-dot line)
• Setback Line (dashed line)
• Building Break
• Building (light gray)
• Bonus Height (hatched)

C. Building Placement

¹ Front setbacks may be adjusted to match the average building setback on a block-face. See Section B.30.060 (Measuring Contextual Setbacks).

D. Building Form

Adjacency Requirements for Buildings Abutting² a Residential or Apartment District in a 35' Height District

¹ See Section B.30.030 (Measuring Building and Site Features).

² For the purposes of adjacency, properties across an alley are considered abutting.

³ See Section B.30.070 (Measuring Adjacency Requirements).

Diagram labels (left):

• Upper Floor(s) Facade
• Ground Floor Facade
• (K), (L) markers

Key (left)

• 2' from Finished Grade (dash-dot line)
• 10' from Finished Grade (dashed line)
• Facade Surface Area
• Window

Diagram labels (right):

• Street (Front: Narrowest Side)
• Street (Side)
• (M) min., (N) min., (O) min., (P) min. markers

Key (right)

• ROW/Parcel Line (dash-dot line)
• Building Setback Line (dashed line)
• Parking Area
• Facade Zone (hatched)

E. Encroachments into Minimum Setback

Key: X = Not Allowed

Encroachments into the ROW are subject to the Department of Public Service approval.

Fences, hedges, and other screening devices are allowed within setbacks as identified in Chapter G.20 (General Site Development Standards).

F. Facade

¹ See Section B.30.050 (Measuring Facade Transparency).

Facade Design

All buildings are subject to the standards in Chapter F.20 (Massing and Articulation).

G. On-Site Parking

¹ See Division E.20.030.E for additional requirements.

² No parking, stacking, or circulation aisles are allowed to be located between the principal building and adjacent streets. Structured parking or stand-alone garages shall meet the requirements for ground floor depth per E.20.030.C.2 and building placement requirements per Division B.

H. Additional Standards

See Chapter G.20 (General Development Standards) for additional requirements.

General note: the illustrations above are intended to provide a brief overview of the district and are descriptive in nature.

Diagram: An aerial isometric illustration of a street intersection with crosswalks. Multi-story buildings in light purple tones line the streets, with street trees along the sidewalks. The building at the center has a covered colonnade at ground level, the building on the left has a stoop-style entry with a small front yard, and the building on the right is a taller multi-story block.

General note: the illustrations above are intended to provide a brief overview of the district and are descriptive in nature.

A. Intent

This district is made of large, auto-oriented sites typically comprised of large footprint buildings and large parking areas. Typically located further from Downtown, but often with close access to a highway. These areas offer opportunities for gradual or transformative redevelopment into walkable environments with a mix of residential and non-residential uses. New development should reinforce pedestrian and transit access. Allows residential, retail, service, and other commercial uses.

The following are generally appropriate form elements in the district.

• Detached Buildings
• Large Building Footprints
• Medium-to-Large Front Setbacks
• Small-to-Medium Side Setbacks

Up to Seven Stories;

Up to 10 Stories with Bonus Affordable Housing Height

B. Sub-District(s)

N/A

Diagram (left): A plan view of three adjacent parcels along a street. The gray area is the buildable area. Hatched strips along the front of each parcel and along the right side of the last parcel are the facade zone. The front street runs along the bottom (Street (Front: Narrowest Side)) and the side street runs along the right edge (Street (Side)). Marker A shows the front setback, B the side street setback, C the side setback between parcels, and D the rear setback.

Diagram labels (left):

• Street (Front: Narrowest Side)
• Street (Side)
• (A) min./max., (B) max., (C) min., (D) min. markers

Key (left)

• ROW/Parcel Line (dash-dot line)
• Setback Line (dashed line)
• Buildable Area (gray)
• Facade Zone (hatched)

Diagram (right, section): A section of a multi-story building next to the ROW line. Dimension arrows show the ground-floor depth (H), the ground-floor floor-to-floor height (G), the overall building height (E), and the roof access/parapet height above it (F). A building break symbol shows that some floors are omitted.

Diagram (right, elevation): A stepped building profile seen from the rear/side parcel line, with height marks at 35', 60', 85' and 125'. The part above 85' (up to 125') is the bonus height (hatched). Marker I shows the distance from the rear/side parcel line for the portion above 3 stories/35', and marker J shows it for the portion above 5 stories/60'.

Diagram labels (right):

• ROW Line
• Rear/Side Parcel Line
• 125', 85', 60', 35' heights
• (E), (F), (G), (H), (I), (J) markers

Key (right)

• ROW/Parcel Line (dash-dot line)
• Setback Line (dashed line)
• Building Break
• Building (light gray)
• Bonus Height (hatched)

C. Building Placement

¹ Front setbacks may be adjusted to match the average building setback on a block-face. See Section B.30.060 (Measuring Contextual Setbacks).

D. Building Form

Adjacency Requirements for Buildings Abutting² a Residential or Apartment District in a 35' Height District

¹ See Section B.30.030 (Measuring Building and Site Features).

² For the purposes of adjacency, properties across an alley are considered abutting.

³ See Section B.30.070 (Measuring Adjacency Requirements)

Mixed-Use Zoning Districts E.20.090: Regional Activity Center (RAC)

Diagram (left): An elevation of a four-story building. The ground floor facade (marked K) spans from the grade up to the first floor line, with storefront windows and doors. Above it, the upper floor(s) facade (marked L) has three rows of windows. Dashed lines mark 2' from finished grade and 10' from finished grade, and the shaded areas show facade surface area and windows.

Diagram labels (left):

• Ground Floor Facade (K)
• Upper Floor(s) Facade (L)

Key (left)

• 2' from Finished Grade (dash-dot line)
• 10' from Finished Grade (dashed line)
• Facade Surface Area (beige)
• Window (orange)

E. Encroachments into Minimum Setback

Key: X = Not Allowed

Encroachments into the ROW are subject to the Department of Public Service approval.

Fences, hedges, and other screening devices are allowed within setbacks as identified in Chapter G.20 (General Site Development Standards).

Upper story encroachments require eight feet minimum clearance above the finished grade below.

F. Facade

¹ See Section B.30.050 (Measuring Facade Transparency).

Facade Design All buildings are subject to the standards in Chapter F.20 (Massing and Articulation).

Diagram (right): A plan view of three adjacent parcels along a street. The street on the front runs along the bottom (Street (Front: Narrowest Side)) and a side street runs along the right edge (Street (Side)). The gray area is the parking area. Hatched strips along the front of each parcel and along the right side of the last parcel are the facade zone. Minimum setback markers: P at the rear, M at the front, O between parcels on the side, and N on the side street. Callouts on the diagram: "UGN 1, UCR and UCT (0' - 15') front setback", "RAC (10' - 30') front setback", "Abutting All Other Districts", "(5' - 25') front setback".

Diagram labels (right):

• Street (Front: Narrowest Side)
• Street (Side)
• M min., N min., O min., P min.

Key (right)

• ROW/Parcel Line (dash-dot line)
• Building Setback Line (dashed line)
• Parking Area (gray)
• Facade Zone (hatched)

G. On-Site Parking

Required Spaces

¹ See Division E.20.030.E for additional requirements. ² No parking, stacking, or circulation aisles are allowed to be located between the principal building and adjacent streets. Structured parking or stand-alone garages shall meet the requirements for ground floor depth per E.20.030.C.2 and building placement requirements per Division B.

H. Additional Standards See Chapter G.20 (General Development Standards) for additional requirements.

Table E.20.100.A Use Table

Legend:

●= Allowed

●* = Special Permit (See Chapter 3389 (Special Permit Uses))

-- = Not Allowed

1 Maximum five nonresidential workers or employees are allowed to occupy the nonresidential area at any one time.

2 Outdoor Amphitheaters, Amusement Parks, and Drive-in Theaters require a Special Permit. See Chapter 3389 (Special Permit Uses).

3 Animal Kennels or Animal Shelters with outside runs require a Special Permit. See Chapter 3389 (Special Permit Uses).

4 Temporary Parking Lots require a Special Permit. See Chapter 3389 (Special Permit Uses).

A. All pre-existing uses as defined in Division B.20.020.P are designated as an allowed use as defined in Division B.20.020.A.

B. Pre-existing uses are subject to the following:

1. A pre-existing use may be maintained in its existing condition, and may also be expanded up to an additional 25 percent of the floor or area space in use at the time of the initial rezoning to a zoning district under this Title. Any expansion above 25 percent is not considered a pre-existing use and, therefore, must comply with all applicable allowed uses provided in this Title. Any improvement or alteration of the land or building for the expanded use may not result in any increased noncompliance with any development standards under this Title. Existing site conditions that are not related to an expansion as allowed by this Section may be maintained.

2. Pre-existing uses abandoned for 12 months or more are no longer considered pre-existing uses and, therefore, any newly established use after abandonment must comply with the allowed uses and design standards provided in this Title.

3. A pre-existing use may be replaced only pursuant to an approved site plan, or pursuant to the then-lawful conditions that existed prior to the effective date of the rezoning of the property to a zoning district under this Title.

A. Pre-existing buildings are considered to conform to the standards in this Title, subject to following requirements:

1. Buildings may be replaced or remodeled only in strict conformance with the following: a. A previously approved final site compliance plan or an approved site plan; or, b. Other documentation, as approved by the Director, that depicts a site condition in existence at the time of the property's initial rezoning to a zoning district under this Title; or, c. In conformance with applicable provisions of design standards under this Title.

2. Buildings may be expanded up to 25 percent of the floor space in existence at the time of the property's initial rezoning to a zoning district under this Title. Any expansion above 25 percent must comply with applicable design and development standards under this Title. Existing site conditions that are not related to an expansion as allowed by this Section may be maintained.

3. Buildings abandoned for 12 months or more must comply with design standards under this Title.

4. No replacement, remodel, or expansion is allowed to:

a. Create any new condition of noncompliance with any standard of this Title; or,

b. Otherwise increase the degree of the existing noncompliance of all, or any part, of the building.

A. If a pre-existing use or pre-existing building is voluntarily discontinued for any reason for a period of 12 months or more, only those uses and buildings allowed under this Title may be established.

B. A pre-existing use or pre-existing building shall be determined by the Director to be abandoned if one or more of the following conditions exist for a period of 12 months or more:

1. Utilities, including, but not limited to, water, gas, or electricity to the property, have been disconnected;

2. The property, buildings, or grounds have fallen into disrepair.

3. Signs or other indications of the presence of the use have been removed;

4. Equipment or fixtures necessary for the operation of the use have been removed;

5. Other actions which, in the opinion of the Director, constitute an intention on the part of the property owner or lessee to abandon the use; or,

6. Voluntary replacement of a pre-existing use or pre-existing building with an allowed use or building is allowed under this Title.

C. Once a pre-existing use has been determined to be abandoned, any subsequent use must comply with the provisions of this Title. Any new construction, including buildings, site features, parking areas, and other associated development standards must comply with the applicable provisions of this Title.

For property located in a zoning district under this Title, any use or building that legally exists under the applicable use and design standards for that district that is rendered out of compliance upon the adoption of any amendment to this Title, may be continued in its zoning district so long as it remains otherwise in compliance with the provisions of this Title.

This Chapter shall not be interpreted as authorizing the continuation of any use of a structure or land that did not lawfully exist on the effective date of the rezoning of the property to a zoning district under this Title or any of its amendments, or when annexed to the City.

This district is made of predominantly auto-oriented commercial sites comprised of a mix of low-rise buildings with small to large footprints with parking areas at the sides or rear of a building. Typically located further from Downtown, these areas offer opportunities to evolve into a mixed-use and walkable environment with additional residential uses. New development should reinforce pedestrian and transit access. Allows residential, retail, service, and other commercial uses.

The following are generally appropriate form elements in the district.

Detached and Attached Buildings

Small-to-Large Building Footprints

Medium-to-Large Front Setbacks

Small-to-Medium Side Setbacks

Up to Five Stories;

Up to Seven Stories with Bonus

Affordable Housing Height

B. Sub-District(s)

N/A

Diagram labels (left):

• Street (Front: Narrowest Side)
• Street (Side)
• (A) max., (B) max., (C) min., (D) min. markers

Key (left)

• ROW/Parcel Line (dash-dot line)
• Setback Line (dashed line)
• Buildable Area (gray)
• Facade Zone (hatched)

Diagram labels (right):

• ROW Line
• Rear/Side Parcel Line
• 85', 60', and 35' heights
• (E), (F), (G), (H), (I), (J) markers

Key (right)

• ROW/Parcel Line (dash-dot line)
• Setback Line (dashed line)
• Building Break
• Building (light gray)
• Bonus Height (hatched)

C. Building Placement

¹ Front setbacks may be adjusted to match the average building setback on a block-face. See Section B.30.060 (Measuring Contextual Setbacks).

D. Building Form

Adjacency Requirements for Buildings Abutting² a Residential or Apartment District in a 35' Height District

¹ See Section B.30.030 (Measuring Building and Site Features).

² For the purposes of adjacency, properties across an alley are considered abutting.

³ See Section B.30.070 (Measuring Adjacency Requirements).

Diagram labels (left):

• Upper Floor(s) Facade
• Ground Floor Facade
• (K), (L) markers

Key (left)

• 2' from Finished Grade (dash-dot line)
• 10' from Finished Grade (dashed line)
• Facade Surface Area
• Window

Diagram labels (right):

• Street (Front: Narrowest Side)
• Street (Side)
• (M) min., (N) min., (O) min., (P) min. markers

Key (right)

• ROW/Parcel Line (dash-dot line)
• Building Setback Line (dashed line)
• Parking Area
• Facade Zone (hatched)

E. Encroachments into Minimum Setback

Key: X = Not Allowed

Encroachments into the ROW are subject to the Department of Public Service approval.

Fences, hedges, and other screening devices are allowed within setbacks as identified in Chapter G.20 (General Site Development Standards).

Upper story encroachments require eight feet minimum clearance above the sidewalk.

F. Facade

¹ See Section B.30.050 (Measuring Facade Transparency).

Facade Design

All buildings are subject to the standards in Chapter F.20 (Massing and Articulation).

G. On-Site Parking

¹ See Division E.20.030.E for additional requirements.

² No parking, stacking, or circulation aisles are allowed to be located between the principal building and adjacent streets. Structured parking or stand-alone garages shall meet the requirements for ground floor depth per E.20.030.C.2 and building placement requirements per Division B.

H. Additional Standards

See Chapter G.20 (General Development Standards) for additional requirements.