Transect Zones

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Transect Zones are the proposed new form-based zoning paradigm for much of the urban core in CodeNEXT. While current "Euclidian" zones primarily regulate the allowed *use* of buildings and secondarily regulate the building form, form-based zoning focuses regulation on the allowed size and shape of buildings and also has some (more flexible) rules governing building uses. The aim is to create more walkable neighborhoods by allowing more businesses and more dwelling units among houses, creating more destinations within walking distance. Unfortunately, many of the proposed transect zones, especially the T3 ones, do not allow enough density to support walkability.

Recommendations

Comment Page/Section
Lot Depth should be reduced to a maximum of 75 feet. If the required lot depth is 100 feet this means that a corner lot that is 95 feet wide and 500 feet deep cannot be further subdivided. This is a complete waste of space in the urban core

T3NE.WL 23-4D-2080 page 19 pdf 103 t3ne 23-4D-2090 page 25 pdf 109 t3n.ds 23-4D-2100 page 31 pdf 115 t3n.is 23-4D-2110 page 39 pdf 123 t4n.is

How They Work

Transect zone names follow the following convention: 

 T +  [#]    +  [form descriptor]   + [optionally, setback level] + [optionally, Variation in Range of Uses]

where

  • [#] is a number that refers to the zone's land use intensity. For us, this is one of {3, 4, 5, 6}. Higher numbers are more intensive.
  • [form descriptor] : one of {NE, N, MS, U, UC}
    • NE : "Neighborhood Edge"
      • House-form
      • Generally more strictly residential, bigger setbacks
    • N : "Neighborhood"
      • House-form
      • Space between Bldgs
      • Somewhat flexible uses
    • MS: "Main Street"
      • block-form
      • maybe space between buildings, maybe not
      • Can have near-continuous frontage; adjacent to neighborhood
      • Example: Quacks in Hyde Park
    • U: "Urban"
      • Street of near continuous building frontage in mixed usage setting
    • UC: "Urban Core"
      • downtown

Building Forms Allowed In Each Zone

T3NE.WL T3NE T3N.DS T3N.IS T3MS T4N.DS T4N.IS T4N.SS T4MS T4NC T5N.SS T5U.SS T5U T5MS T6U T6UC
Small Form Cottage House X X X X
Small House X X X X X
Duplex: Front and Back X
Duplex: Stacked X X
Medium Form Wide House X X X X X X X
Long House X
Duplex: Side-by-side X X X X X X X
Multiplex: Medium X X X X X
Large Form Rowhouse: Medium X X X
Multiplex: Large X X
Multiple House Form Cottage Court X X X X X
Cottage Corner X X
Block Form Live/Work X X X X
Main Street X X X X
Courtyard Building X X X
Rowhouse: Large X X
Low-Rise X X
Large Block Form Mid-Rise X X X X X
High-Rise/Tower X X
ADU Accessory Dwelling Unit X X X X X X X X X X X X X

Uses Allowed in Each Zone

Wiki table under construction. See

Transect Zone T3NE.WL T3NE T3N.DS T3N.IS T3N.IS-O T3MS T4N.IS T4N.IS-O T4N.SS T4N.SS-O T4MS T4MS-O T4N.DS T4N.DS-O T4NC T4NC-O T5N.SS T5N.SS-O T5U.SS T5U.SS-O T5U T5U-O T5MS T5MS-O T6U T6UC
Residential P P P P P P P P P P N/A P P P P P P P P P P P P P P P
P P P P P P P P P P P P P P P P P P P P P P P P P P
CUP CUP CUP CUP P P CUP P CUP P P P CUP P CUP P CUP CUP CUP CUP CUP CUP P P P P
≤12 Residents MUP MUP MUP MUP MUP ? MUP MUP MUP MUP ? ? MUP MUP MUP MUP MUP MUP P P P P P P P P
>12 Residents N/A N/A N/A N/A N/A ? N/A N/A MUP N/A P P N/A N/A N/A N/A N/A N/A MUP MUP MUP MUP P P P P
P P P P P P P P P P P P P P P P P P P P P P P P P P
P P P P P P P P P P P P P P P P P P P P P P P P P P
Cooperative Housing N/A N/A N/A N/A N/A P P P P P N/A P P P P P P P P P P P P P P P
Live/Work N/A N/A N/A N/A N/A P N/A N/A N/A N/A P P N/A N/A N/A N/A P P P P P P P P P P
Residential Support Services Group Home <7 Residents P P P P P P P P P P P P P P P P P P P P P P P P P P
7 to 15 Residents CUP CUP CUP CUP P CUP CUP P CUP P CUP CUP CUP P CUP P CUP CUP CUP CUP CUP CUP CUP CUP CUP CUP
Services Day Care Small (≤7 Children) P P P P P P P P P P P P P P P P P P P P P P P P P P
Large (>7 and <20 Children) CUP CUP CUP CUP CUP P CUP CUP CUP CUP P P CUP CUP CUP CUP CUP CUP P P P P P P P P
Commercial N/A N/A N/A N/A CUP P N/A CUP N/A CUP P P N/A CUP N/A CUP N/A CUP N/A N/A N/A N/A P P P P
Business and Financial/ Professional Services N/A N/A N/A N/A CUP P N/A CUP N/A CUP P P N/A CUP N/A CUP N/A CUP N/A P N/A P P P P P
Medical Services ≤2,500 sf N/A N/A N/A N/A P P N/A P N/A P P P N/A P N/A P P P P P P P P P P P
>2,500 and ≤5,000 sf N/A N/A N/A N/A N/A P N/A N/A N/A N/A P P N/A N/A N/A N/A P P P P P P P P P P
>5,000 sf N/A N/A N/A N/A N/A n/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A CUP CUP CUP
Personal Services N/A N/A N/A N/A P P N/A P N/A P P P N/A P N/A P N/A N/A N/A P N/A P P P P P
Repair, Commercial (non- vehicular) N/A N/A N/A N/A CUP N/A N/A CUP N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A
Animal Services/Boarding Level 1 N/A N/A N/A N/A N/A P N/A N/A N/A N/A P P N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A P P P P
Level 2 N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A
Level 3 N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A
Commercial Services No Outside Storage N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A P N/A N/A N/A N/A N/A N/A N/A N/A N/A P P P P P
With Incidental Outside Storage N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A P N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A P N/A N/A N/A
Hotel/Motel N/A N/A N/A N/A N/A P N/A N/A N/A N/A P P N/A N/A N/A N/A N/A N/A N/A P N/A P P P P P
Alternative Financial Services N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A CUP CUP CUP CUP
Hospital N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A CUP MUP MUP
Drive Through, Retail or Service Facility N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A CUP CUP CUP CUP
Pawn Shop N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A P P
Office Office, General (non- medical) N/A N/A N/A N/A P P N/A P N/A N/A P P N/A P N/A N/A N/A N/A N/A N/A N/A N/A P P P P
Civic and Public Assembly Library, Museum, or Public Art Gallery CUP CUP CUP CUP CUP P CUP CUP CUP CUP P P CUP CUP CUP CUP CUP CUP CUP CUP CUP CUP P P P P
Meeting Facility (Public or Private) CUP CUP CUP CUP CUP P CUP CUP CUP CUP P P CUP CUP CUP CUP CUP CUP CUP CUP CUP CUP P P P P
Public Safety Facility CUP CUP CUP CUP CUP P CUP CUP CUP CUP P P CUP CUP CUP CUP CUP CUP CUP CUP CUP CUP P P P P
School Business or Trade N/A N/A N/A N/A N/A P N/A N/A N/A N/A P P N/A N/A N/A N/A P P P P P P P P P P
College or University CUP CUP CUP CUP CUP P CUP CUP CUP CUP P P CUP CUP CUP CUP P P P P P P P P P P
Private Primary CUP CUP CUP CUP CUP P CUP CUP CUP CUP P P CUP CUP CUP CUP P P P P P P P P P P
Private Secondary CUP CUP CUP CUP CUP P CUP CUP CUP CUP P P CUP CUP CUP CUP P P P P P P P P P P
Public Primary P P P P P P P P P P P P P P P P P P P P P P P P P P
Public Secondary P P P P P P P P P P P P P P P P P P P P P P P P P P
Government/ Civic N/A N/A N/A N/A N/A MUP N/A N/A N/A N/A MUP MUP N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A MUP MUP MUP MUP
Restaurants and Bars Bar/Nightclub Level 1 - No outside seating, no late night hours N/A N/A N/A N/A CUP MUP N/A CUP N/A CUP MUP MUP N/A CUP N/A CUP N/A N/A MUP MUP MUP MUP P P P P
Level 2 - Late hours and/or outdoor seating N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A CUP CUP CUP CUP MUP MUP P P
Restaurant < 2,500sf N/A N/A N/A N/A P P N/A P N/A P P P N/A P N/A P N/A N/A P P P P P P P P
> 2,500 sf N/A N/A N/A N/A CUP N/A N/A CUP N/A CUP N/A CUP N/A CUP N/A CUP N/A N/A ? ? ? ? N/A CUP P P
Without Alcohol Sales N/A N/A N/A N/A P P N/A P N/A P P P N/A P N/A P N/A N/A P P P P P P P P
With Alcohol Sales N/A N/A N/A N/A CUP CUP N/A CUP N/A CUP CUP CUP N/A CUP N/A CUP N/A N/A MUP MUP MUP MUP MUP MUP P P
Without Outside Seating N/A N/A N/A N/A P P N/A P N/A P P P N/A P N/A P N/A N/A P P P P P P P P
With outside seating N/A N/A N/A N/A CUP MUP N/A CUP N/A N/A MUP MUP N/A CUP N/A CUP N/A N/A MUP MUP MUP MUP MUP MUP N/A N/A
Without Late Night Operation N/A N/A N/A N/A P P N/A P N/A P P P N/A P N/A P N/A N/A P P P P P P P P
With late night operation N/A N/A N/A N/A CUP CUP N/A CUP N/A CUP CUP CUP N/A CUP N/A CUP N/A N/A CUP CUP CUP CUP CUP CUP P P
Micro-Brewery/ Micro-Distillery/ Winery N/A N/A N/A N/A N/A MUP N/A N/A N/A N/A MUP MUP N/A N/A N/A N/A N/A N/A MUP MUP MUP MUP MUP MUP P P
Retail Food Sales (on or off site) N/A N/A N/A N/A P P N/A P N/A P P P N/A P N/A P N/A N/A N/A P N/A P P P P P
General Retail < 5,000 sf N/A N/A N/A N/A P P N/A P N/A P P P N/A P N/A P N/A N/A N/A P N/A P P P P P
> 5,000 and < 10,000 sf N/A N/A N/A N/A N/A P N/A N/A N/A N/A P P N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A P P P P
With on-site Production N/A N/A N/A N/A P P N/A P N/A P P P N/A P N/A P N/A N/A N/A P N/A N/A P P P P
With outside storage ≤ 2,000 sf N/A N/A N/A N/A N/A CUP N/A N/A N/A N/A CUP CUP N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A CUP CUP CUP CUP
With Outside storage > 2,000 sf N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A
Entertainment and Recreation Park/ Playground P P P P P P P P P P P P P P P P P P P P P P P P P P
Recreation Community Nonprofit CUP CUP CUP CUP CUP CUP CUP CUP CUP CUP CUP CUP CUP CUP CUP CUP CUP CUP CUP CUP CUP CUP CUP CUP CUP CUP
Indoor, for Profit ≤ 1,000 sf N/A N/A N/A N/A N/A P N/A N/A N/A N/A P P N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A P P P P
Indoor, for Profit > 1,000 sf N/A N/A N/A N/A N/A CUP N/A N/A N/A N/A CUP P N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A CUP P CUP CUP
Outdoor, for profit N/A N/A N/A N/A N/A MUP N/A N/A N/A N/A MUP MUP N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A
Studio: Art, Dance, Martial Arts, Music Studio, ≤ 500 sf N/A N/A N/A P P P P P P P P P P P P P N/A N/A P P P P P P P P
Studio, > 500 sf N/A N/A N/A N/A N/A P N/A N/A N/A N/A P P N/A N/A N/A N/A N/A N/A P P P P P P P P
Entertainment Indoor N/A N/A N/A N/A N/A CUP N/A N/A N/A N/A CUP CUP N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A MUP N/A P P
Outdoor, limited N/A N/A N/A N/A N/A MUP N/A N/A N/A N/A MUP MUP N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A MUP N/A MUP MUP
Agriculture Community Agriculture P P P P P MUP P P P P MUP MUP P P P P MUP MUP MUP MUP MUP MUP MUP MUP MUP MUP
Automobile Related Parking Facility N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A CUP CUP CUP CUP CUP CUP CUP CUP CUP CUP
Other Accessory Uses P P P P P P P P P P P P P P P P P P P P P P P P P P
Communications P P P P P P P P P P P P P P P P P P P P P P P P P P
Telecommunications P P P P P P P P P P P P P P P P P P P P P P P P P P
Utilities: Local CUP CUP CUP CUP CUP CUP CUP CUP CUP CUP CUP CUP CUP CUP CUP CUP CUP CUP CUP CUP CUP CUP CUP CUP CUP CUP
Temporary Uses TUP TUP TUP TUP TUP TUP TUP TUP TUP TUP TUP TUP TUP TUP TUP TUP TUP TUP TUP TUP TUP TUP TUP TUP TUP TUP
Special Uses CUP CUP CUP CUP CUP CUP CUP CUP CUP CUP CUP CUP CUP CUP CUP CUP CUP CUP CUP CUP CUP CUP N/A N/A N/A N/A
Transit Terminal N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A CUP CUP CUP CUP CUP CUP CUP CUP CUP CUP
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