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Earlier editions: 2026-09

Article XV — ZONING AND SUBDIVISION›Chapter 15.04 — ZONING AND SUBDIVISION REGULATIONS›Series 400 — FORM-BASED CODE ZONING DISTRICTS

Richmond Municipal Code Art. 15.04.402 Transect Zones

Richmond Municipal Code · 2026-10 edition · updated 2026-10-08 · Richmond

Cite as: Richmond Municipal Code Article 15.04.402 · Text as of 2026-10-08

15.04.402.010 - Purpose.

This Article provides regulatory standards governing building form and land use within the transect zones. The standards in this Article are a reflection of the community's vision for implementing the intent of the General Plan to preserve natural areas, to create walkable mixed-use neighborhoods, and reinforce downtown Richmond. They are intended to ensure that proposed development is compatible with existing and future development on neighboring properties and produces an environment of desirable character.

The standards of this Article shall apply to all proposed development within transect zones, and shall be considered in combination with the standards in Article 15.04.403 (Building Types), Article 15.04.404 (Frontage Standards), Article 15.04.405 (Architectural Standards), and Article 15.04.406 (General to Large Sites). If there is a conflict between any standards, the stricter standards shall apply.

For nonconforming uses, structures, and lots, see Article 15.04.606 (Nonconforming Uses, Structures And Lots).

(Ord. No. 04-23 N.S., § I(Exh. A), 4-18-2023)

Exceptions & meaning →

15.04.402.020 - T4 Neighborhood (T4N).

[Figure]

A. Intent A. Intent B. Sub-Zone(s)
To provide a walkable, predominantly single-family neighborhood that integrates appropriate medium-density building types such as duplexes, multiplexes, and bungalow courts within walking distance to transit and commercial areas. Detached or Attached T4 Neighborhood-30' (T4N-30) T4 Neighborhood-35' (T4N-35) T4 Neighborhood-Open (T4N-O) The height-based sub-zones allow different height limits for different neighborhood contexts. The open sub-zone provides the same building form as in T5N-35 but allows for a more diverse mix of uses.
To provide a walkable, predominantly single-family neighborhood that integrates appropriate medium-density building types such as duplexes, multiplexes, and bungalow courts within walking distance to transit and commercial areas. Lot Widths from 18' to 150'
To provide a walkable, predominantly single-family neighborhood that integrates appropriate medium-density building types such as duplexes, multiplexes, and bungalow courts within walking distance to transit and commercial areas. Small-to-Medium Footprint
To provide a walkable, predominantly single-family neighborhood that integrates appropriate medium-density building types such as duplexes, multiplexes, and bungalow courts within walking distance to transit and commercial areas. Small-to-Medium Front Setback
To provide a walkable, predominantly single-family neighborhood that integrates appropriate medium-density building types such as duplexes, multiplexes, and bungalow courts within walking distance to transit and commercial areas. Small-to-No Side Setback
To provide a walkable, predominantly single-family neighborhood that integrates appropriate medium-density building types such as duplexes, multiplexes, and bungalow courts within walking distance to transit and commercial areas. Up to 35' (30' in some areas)
To provide a walkable, predominantly single-family neighborhood that integrates appropriate medium-density building types such as duplexes, multiplexes, and bungalow courts within walking distance to transit and commercial areas. Elevated Ground Floor
To provide a walkable, predominantly single-family neighborhood that integrates appropriate medium-density building types such as duplexes, multiplexes, and bungalow courts within walking distance to transit and commercial areas. Diverse Mix of Residential Frontages

[Figure]

D. Building Placement Setbacks (Distance from ROW / Lot Line)

Front 10' min. 4 ; 15' max.
Side Street 5' min.; 10' max.
Side: Principal Structure Accessory Structure 5' min. 5 0' min.
Rear: Principal Structure Accessory Structure 5' min. 0' min.
Facade within Facade Zone: Front Side Street 50% min. 50% min.
4 Where existing adjacent buildings are in front of the regulated setback, the building may be set to align with the facade of the front most immediately adjacent property.
5 No side setback required along the common lot line between Townhouse or Duplex Building Types.

[Figure]

E. Building Form

Height T4N-30 T4N-35/ T4N-0
Stories Principal Structure 6 Accessory Structure 2 max. 2 max. 2 ½ max. 7 2 max.
Overall Principal Structure Accessory Structure 30' max. 25' max. 35' max. 25' max.
Ground Floor Finish Level: Residential, < 10' from ROW Residential, ≥ 10' from ROW 18" min. 0" min.
Ceiling Height, Ground Floor 10' min. clear
Ceiling Height, Upper Floor(s) 9' min. clear
Footprint Footprint Footprint Footprint
Per Article 15.04.403 (Building Types) Per Article 15.04.403 (Building Types) Per Article 15.04.403 (Building Types) Per Article 15.04.403 (Building Types)
Depth, Ground-Floor Space 30' min. 8
Miscellaneous Miscellaneous Miscellaneous Miscellaneous
Loading docks, overhead doors, and other service entries may not be located on street-facing facades.
6 Max. height of building types may be less than max. height for zone. See Article 15.04.403 (Building Types).
7 Half Story allowed as defined in Article 15.04.104 (Key Terms and Definitions).
8 For habitable/occupiable space only, except in Cottage Court Building Type.

F. Architectural Styles

Allowed Architectural Styles Standards Standards
Contemporary 15.04.405.050 15.04.405.050
Art Deco 15.04.405.060 15.04.405.060
Industrial 9 15.04.405.070 15.04.405.070
Spanish Revival 15.04.405.090 15.04.405.090
Victorian 15.04.405.100 15.04.405.100
G. Encroachments and Frontage Types G. Encroachments and Frontage Types G. Encroachments and Frontage Types
Allowed Encroachments 10,11 Allowed Encroachments 10,11 Allowed Encroachments 10,11
Front 10' max.
Side Street 5' max.
Side 2'-6" max.
Rear 2'-6" max.
Allowed Frontage Types Allowed Frontage Types Allowed Frontage Types
See Article 15.04.403 (Building Types) for allowed Frontage Types.
9 Allowed only in the T4 Neighborhood-Open Sub-Zone. See Figure 15.04.405.070.1 in Section 15.04.405.070 for map of where style is allowed.
10 Maximum allowed encroachments: See Article 15.04.404 (Frontage Types) for further refinement of the allowed encroachments for frontage elements.
11 Encroachments into the ROW require the approval of an encroachment permit. Encroachments are not allowed in an alley ROW or across a lot line /design site boundary .

[Figure]

H. Parking Required Spaces 12

Residential Uses 1/1,000 sf min. 13
Lodging Uses 0.5/room min.
Location (Distance from ROW / Lot Line) Location (Distance from ROW / Lot Line) Location (Distance from ROW / Lot Line)
Front Setback 30' (from BTL)
Side Street Setback 10' (from BTL)
Side Setback 5' min. 14
Rear Setback 5' min.
Miscellaneous Miscellaneous Miscellaneous
Parking Drive Width: Front Side Street/Alley 12' max. 20' max.
See Article 15.04.612 (Transportation Demand Management) for applicability and requirements.
12 See Article 15.04.607 (Parking And Loading Standards) for uses not listed, general standards, and alternatives.
13 No parking spaces required for affordable housing developments or first 2,000 sf of residential use.
14 No side setback required along the common lot line between Townhouse or Duplex Building Types.

(Ord. No. 04-23 N.S., § I(Exh. A), 4-18-2023)

Exceptions & meaning →

15.04.402.030 - T4 Main Street (T4MS).

[Figure]

A. Intent A. Intent B. Sub-Zone(s)
To provide a vibrant main-street mixed-use environment that serves as the focal point for the surrounding neighborhood and provides access to day-to-day amenities within walking distance Attached T4 Main Street-Open (T4MS-O) The open sub-zone provides the same building form but allow for a more diverse mix of uses.
To provide a vibrant main-street mixed-use environment that serves as the focal point for the surrounding neighborhood and provides access to day-to-day amenities within walking distance Lot Widths from 18' to 100'
To provide a vibrant main-street mixed-use environment that serves as the focal point for the surrounding neighborhood and provides access to day-to-day amenities within walking distance Simple Wall Plane along Street
To provide a vibrant main-street mixed-use environment that serves as the focal point for the surrounding neighborhood and provides access to day-to-day amenities within walking distance Small-to-Large Footprint
To provide a vibrant main-street mixed-use environment that serves as the focal point for the surrounding neighborhood and provides access to day-to-day amenities within walking distance Buildings at ROW
To provide a vibrant main-street mixed-use environment that serves as the focal point for the surrounding neighborhood and provides access to day-to-day amenities within walking distance Small-to-No Side Setback
To provide a vibrant main-street mixed-use environment that serves as the focal point for the surrounding neighborhood and provides access to day-to-day amenities within walking distance Up to 45'
To provide a vibrant main-street mixed-use environment that serves as the focal point for the surrounding neighborhood and provides access to day-to-day amenities within walking distance Flush Ground Floor
To provide a vibrant main-street mixed-use environment that serves as the focal point for the surrounding neighborhood and provides access to day-to-day amenities within walking distance Primarily with Shopfronts

[Figure]

C. Allowed Building Types

Lot/Design Site
Width Depth Depth
Building Type Standards
Carriage House n/a n/a n/a n/a 15.04.403.040
Cottage n/a n/a n/a n/a 15.04.403.060
Courtyard Building : Large 75' min.; 100' max. 75' min.; 100' max. 100' min. 1 100' min. 1 15.04.403.140
Live/Work 18' min.; 35' max. 18' min.; 35' max. 80' min. 80' min. 15.04.403.150
Main Street 50' min. 2 ; 150' max. 50' min. 2 ; 150' max. 100' min. 1 100' min. 1 15.04.403.160
Buildings wider than 75' shall be designed to read as a series of buildings no wider than 50' each.
1 80' min. allowed for existing lots 1 80' min. allowed for existing lots 1 80' min. allowed for existing lots 1 80' min. allowed for existing lots 1 80' min. allowed for existing lots 1 80' min. allowed for existing lots
2 25' min. allowed for existing lots 2 25' min. allowed for existing lots 2 25' min. allowed for existing lots 2 25' min. allowed for existing lots 2 25' min. allowed for existing lots 2 25' min. allowed for existing lots

D. Building Placement Build-to Lines (Distance from ROW / Lot Line)

Front 0' min.; 10' max. 3
Side Street 0' min.; 10' max. 3
BTL Defined by a Building: Front, lots < 50' wide Front, lots ≥ 50' wide Side Street 100% 75% min. 4 50% min. 4 100% 75% min. 4 50% min. 4
Setbacks (Distance from ROW / Lot Line) Setbacks (Distance from ROW / Lot Line) Setbacks (Distance from ROW / Lot Line)
Side 0' min.
Rear: Adjacent to T5N, T4N, or Residential District Adjacent to all other zone(s) Adjacent to Alley 10 ' min. 0' min. 0' min.
Miscellaneous Miscellaneous Miscellaneous
A building form with a chamfered corner is allowed on a corner lot if a corner entry is provided.
Fencing and/or gates shall be set behind max. front setback.
3 See Official Zoning Map for locations where 0' BTL is required. BTLs located within this range that do not match the location of an existing adjacent building require the Director's approval.
4 On corner lots, the BTL must be defined by a building for the first 30' from the corner.

[Figure]

E. Building Form Height

Stories Principal Structure 5 Accessory Structure 4 max. 6 2 max.
Overall Principal Structure Accessory Structure 45' max. 6 25' max.
Ground Floor Finish Level: Residential, < 10' from ROW Residential, ≥ 10' from ROW Retail or Service 24" min. 0" min. 6" min.
Ceiling Height, Ground Floor Residential Retail or Service 10' min. clear 12' min. clear
Ceiling Height, Upper Floor(s) 9' min. clear
Footprint Footprint Footprint
Per Article 15.04.403 (Building Types) Per Article 15.04.403 (Building Types) Per Article 15.04.403 (Building Types)
Depth, Ground-Floor Space 30' min.
Miscellaneous Miscellaneous Miscellaneous
Distance Between Entries along the Front: Entries to Ground Floor Entries to Upper Floor(s) 50' max. 100' max.
5 Max. height of building types may be less than max. height for zone. See Article 15.04.403 (Building Types).
6 35' max. within 30' of a T4N or Residential District.
Miscellaneous Miscellaneous Miscellaneous
Upper floors shall have a primary entrance along the front.
Loading docks, overhead doors, and other service entries may not be located on street-facing facades.
Buildings wider than 75' shall be designed to read as a series of buildings no wider than 50' each.
Upper Floor Front/Side Street Setback Upper Floor Front/Side Street Setback Upper Floor Front/Side Street Setback
Floors 5+ 10' min.
F. Architectural Styles F. Architectural Styles F. Architectural Styles
Allowed Architectural Styles Standards Standards
Contemporary 15.04.405.050 15.04.405.050
Art Deco 15.04.405.060 15.04.405.060
Industrial 7 15.04.405.070 15.04.405.070
Main Street Classical 15.04.405.080 15.04.405.080
Spanish Revival 15.04.405.090 15.04.405.090
Victorian 15.04.405.100 15.04.405.100
7 See Figure 15.04.405.070.1 in Section 15.04.405.070 for map of where style is allowed.

[Figure]

G. Encroachments and Frontage Types Allowed Encroachments 8,9

Front 14' max.
Side Street 14' max.
Rear 5' max.
Allowed Frontage Types Allowed Frontage Types Allowed Frontage Types
See Article 15.04.403 (Building Types) for allowed Frontage Types.
8 Maximum allowed encroachments: See Article 15.04.404 (Frontage Types) for further refinement of the allowed encroachments for frontage elements.
9 Encroachments into the ROW require the approval of an encroachment permit. Encroachments are not allowed in an alley ROW or across a lot line /design site boundary .

H. Parking Required Spaces 10

Residential Uses 1/1,000 sf min. 11
Lodging Uses 1/room max.
Retail or Service Uses 2/1,000 sf min. 12
Location (Distance from ROW / Lot Line) Location (Distance from ROW / Lot Line) Location (Distance from ROW / Lot Line)
Front Setback: Ground floor Upper floor(s) 30' min. (from BTL) 30' min. (from BTL)
Side Street Setback 0' min. (from BTL)
Side Setback 0' min.
Rear Setback: Adjacent to T5N or T4N Adjacent to all other zone(s) Adjacent to Alley 5' min. 0' min. 0' min.
Miscellaneous Miscellaneous Miscellaneous
Parking Drive Width: Front Side Street/Alley 12' max. 20' max.
See Article 15.04.612 (Transportation Demand Management) for applicability and requirements.
10 See Article 15.04.607 (Parking And Loading Standards) for uses not listed, general standards, and alternatives.
11 No parking spaces required for affordable housing developments or first 2,000 sf of residential use.
12 No parking spaces required for ground floor retail or service uses less than 5,000 sf.

(Ord. No. 04-23 N.S., § I(Exh. A), 4-18-2023)

Exceptions & meaning →

15.04.402.040 - T5 Neighborhood (T5N).

[Figure]

A. Intent A. Intent B. Sub-Zone(s)
To provide medium- to high-density housing in building types such as multiplexes, courtyard buildings, and mid-rise buildings (high-rise buildings in some areas) that transition from the surrounding lower-density neighborhoods to the higher-density mixed-use neighborhoods. Detached or Attached T5 Neighborhood-55' (T5N-55) T5 Neighborhood-135' (T5N-135) The sub-zones allow different height limits for different neighborhood contexts.
To provide medium- to high-density housing in building types such as multiplexes, courtyard buildings, and mid-rise buildings (high-rise buildings in some areas) that transition from the surrounding lower-density neighborhoods to the higher-density mixed-use neighborhoods. Lot Widths from 18' to 200'
To provide medium- to high-density housing in building types such as multiplexes, courtyard buildings, and mid-rise buildings (high-rise buildings in some areas) that transition from the surrounding lower-density neighborhoods to the higher-density mixed-use neighborhoods. Simple Wall Plane along Street
To provide medium- to high-density housing in building types such as multiplexes, courtyard buildings, and mid-rise buildings (high-rise buildings in some areas) that transition from the surrounding lower-density neighborhoods to the higher-density mixed-use neighborhoods. Small-to-Large Footprint
To provide medium- to high-density housing in building types such as multiplexes, courtyard buildings, and mid-rise buildings (high-rise buildings in some areas) that transition from the surrounding lower-density neighborhoods to the higher-density mixed-use neighborhoods. Buildings at or close to ROW
To provide medium- to high-density housing in building types such as multiplexes, courtyard buildings, and mid-rise buildings (high-rise buildings in some areas) that transition from the surrounding lower-density neighborhoods to the higher-density mixed-use neighborhoods. Small-to-No Side Setback
To provide medium- to high-density housing in building types such as multiplexes, courtyard buildings, and mid-rise buildings (high-rise buildings in some areas) that transition from the surrounding lower-density neighborhoods to the higher-density mixed-use neighborhoods. Up to 55' (135' in some areas)
To provide medium- to high-density housing in building types such as multiplexes, courtyard buildings, and mid-rise buildings (high-rise buildings in some areas) that transition from the surrounding lower-density neighborhoods to the higher-density mixed-use neighborhoods. Elevated Ground Floor
To provide medium- to high-density housing in building types such as multiplexes, courtyard buildings, and mid-rise buildings (high-rise buildings in some areas) that transition from the surrounding lower-density neighborhoods to the higher-density mixed-use neighborhoods. Stoops, Forecourts, and Dooryards

[Figure]

C. Allowed Building Types

Lot/Design Site
Width Depth Depth
Building Type Standards
Carriage House n/a n/a n/a n/a 15.04.403.040
Cottage n/a n/a n/a n/a 15.04.403.060
Rowhouse 18' min.; 35' max. 18' min.; 35' max. 80' min. 80' min. 15.04.403.090
Multi-Plex: Small 50' min.; 75' max. 50' min.; 75' max. 80' min. 80' min. 15.04.403.100
Multi-Plex: Large 50' min.; 100' max. 50' min.; 100' max. 100' min. 1 100' min. 1 15.04.403.110
Stacked Flats 100' min.; 200' max. 100' min.; 200' max. 100' min. 1 100' min. 1 15.04.403.120
Courtyard Building : Large 75' min.; 200' max. 75' min.; 200' max. 100' min. 1 100' min. 1 15.04.403.140
Mid-Rise 75' min.; 200' max. 75' min.; 200' max. 100' min. 100' min. 15.04.403.170
High-Rise 2 200' min. 200' min. 150' min. 150' min. 15.04.403.180
1 80' min. allowed for existing lots 1 80' min. allowed for existing lots 1 80' min. allowed for existing lots 1 80' min. allowed for existing lots 1 80' min. allowed for existing lots 1 80' min. allowed for existing lots
2 Allowed only in the T5 Neighborhood-135' Sub-Zone.

D. Building Placement Build-to Lines (Distance from ROW / Lot Line)

Front 0' min.; 15' max. 3
Side Street 0' min.; 15' max. 3
BTL Defined by a Building: Front Side Street 60% min. 4 60% min. 4 60% min. 4 60% min. 4
Setbacks (Distance from ROW / Lot Line) Setbacks (Distance from ROW / Lot Line) Setbacks (Distance from ROW / Lot Line)
Side 0' min.
Rear: Adjacent to T5N, T4N, or Residential Zone Adjacent to all other zone(s) Adjacent to Alley 10' min. 0' min. 0' min.
Miscellaneous Miscellaneous Miscellaneous
A building form with a chamfered corner is allowed on a corner lot if a corner entry is provided.
Entire BTL shall be defined by a building or a 24" to 42" high fence or stucco or masonry wall.
Fencing and/or gates shall be set behind max. front setback.
3 See Official Zoning Map for locations where 0' BTL is required. BTLs located within this range that do not match the location of an existing adjacent building require the Director's approval.
4 On corner lots, the BTL must be defined by a building for the first 50' from the corner.

[Figure]

E. Building Form

Height T5N-55 T5N-135
Stories Principal Structure 5 5 max. 6 12 max. 6
Overall Principal Structure 55' max. 6 135' max. 6
Ground Floor Finish Level: Residential, < 10' from ROW Residential, ≥ 10' from ROW 24" min. 0" min. 24" min. 0" min.
Ceiling Height, Ground Floor 10' min. clear 10' min. clear
Ceiling Height, Upper Floor(s) 9' min. clear 9' min. clear
Footprint Footprint Footprint Footprint
Per Article 15.04.403 (Building Types) Per Article 15.04.403 (Building Types) Per Article 15.04.403 (Building Types) Per Article 15.04.403 (Building Types)
Depth, Ground-Floor Space 20' min. 20' min.
Miscellaneous Miscellaneous Miscellaneous Miscellaneous
Distance Between Entries along the Front:
Entries to Ground Floor Entries to Upper Floor(s) 50' max. 100' max. 50' max. 100' max. 50' max. 100' max.
Loading docks, overhead doors, and other service entries may not be located on street-facing facades.
Buildings wider than 100' shall be designed to read as a series of buildings no wider than 75' each.
5 Max. height of building types may be less than max. height for zone. See Article 15.04.403 (Building Types).
6 35' max. within 50' of a T4N or Residential District. 6 35' max. within 50' of a T4N or Residential District. 6 35' max. within 50' of a T4N or Residential District. >
Upper Floor Front/Side Street Setback Upper Floor Front/Side Street Setback Upper Floor Front/Side Street Setback Upper Floor Front/Side Street Setback
Floors 6+ 10' min. 10' min.
F. Architectural Styles F. Architectural Styles F. Architectural Styles F. Architectural Styles
Allowed Architectural Styles Allowed Architectural Styles Standards Standards
Contemporary Contemporary 15.04.405.050 15.04.405.050
Art Deco Art Deco 15.04.405.060 15.04.405.060
Spanish Revival Spanish Revival 15.04.405.090 15.04.405.090
Victorian Victorian 15.04.405.100 15.04.405.100

[Figure]

G. Encroachments and Frontage Types Allowed Encroachments 7,8

Front 14' max.
Side Street 14' max.
Rear 5' max.
Allowed Frontage Types Allowed Frontage Types Allowed Frontage Types
See Article 15.04.403 (Building Types) for allowed Frontage Types.
7 Maximum allowed encroachments: See Article 15.04.404 (Frontage Types) for further refinement of the allowed encroachments for frontage elements.
8 Encroachments into the ROW require the approval of an encroachment permit. Encroachments are not allowed in an alley ROW or across a lot line /design site boundary .
H. Parking
Required Spaces 9 Required Spaces 9 Required Spaces 9
Residential Uses 1.25/unit max.
Lodging Uses 0.5/room min.
Location (Distance from ROW / Lot Line) Location (Distance from ROW / Lot Line) Location (Distance from ROW / Lot Line)
Front Setback 30' min. (from BTL)
Side Street Setback 0' min. (from BTL)
Side Setback 0' min.
Rear Setback: Adjacent to T5N or T4N Adjacent to all other zone(s) Adjacent to Alley 5' min. 0' min. 0' min.
Miscellaneous Miscellaneous Miscellaneous
Parking Drive Width: Front, ≤ 40 spaces Front, > 40 spaces Side Street/Alley % of Frontage along Front 12' max. 20' max. 20' max. 20% max.
See Article 15.04.612 (Transportation Demand Management) for applicability and requirements.
9 See Article 15.04.607 (Parking And Loading Standards) for uses not listed, general standards, and alternatives.

(Ord. No. 04-23 N.S., § I(Exh. A), 4-18-2023)

Exceptions & meaning →

15.04.402.050 - T5 Main Street (T5MS).

[Figure]

A. Intent A. Intent B. Sub-Zone(s)
To provide a vibrant, walkable urban main street commercial area that provides locally- and regionally-serving commercial, retail, entertainment uses, and civic and public uses, as well as a variety of urban housing choices. Attached T5 Main Street-Open (T5MS-O) The open sub-zone allows for a more diverse mix of uses and building types.
To provide a vibrant, walkable urban main street commercial area that provides locally- and regionally-serving commercial, retail, entertainment uses, and civic and public uses, as well as a variety of urban housing choices. Lot Widths from 18' to 200'
To provide a vibrant, walkable urban main street commercial area that provides locally- and regionally-serving commercial, retail, entertainment uses, and civic and public uses, as well as a variety of urban housing choices. Simple Wall Plane along Street
To provide a vibrant, walkable urban main street commercial area that provides locally- and regionally-serving commercial, retail, entertainment uses, and civic and public uses, as well as a variety of urban housing choices. Small-to-Large Footprint
To provide a vibrant, walkable urban main street commercial area that provides locally- and regionally-serving commercial, retail, entertainment uses, and civic and public uses, as well as a variety of urban housing choices. Buildings at or close to ROW
To provide a vibrant, walkable urban main street commercial area that provides locally- and regionally-serving commercial, retail, entertainment uses, and civic and public uses, as well as a variety of urban housing choices. No Side Setback
To provide a vibrant, walkable urban main street commercial area that provides locally- and regionally-serving commercial, retail, entertainment uses, and civic and public uses, as well as a variety of urban housing choices. Up to 55' (35' in some areas)
To provide a vibrant, walkable urban main street commercial area that provides locally- and regionally-serving commercial, retail, entertainment uses, and civic and public uses, as well as a variety of urban housing choices. Flush Ground Floor
To provide a vibrant, walkable urban main street commercial area that provides locally- and regionally-serving commercial, retail, entertainment uses, and civic and public uses, as well as a variety of urban housing choices. Primarily with Shopfronts

[Figure]

C. Allowed Building Types

Lot/Design Site
Width Depth Depth
Building Type Standards
Carriage House n/a n/a n/a n/a 15.04.403.040
Rowhouse 1 18' min.; 35' max. 18' min.; 35' max. 80' min. 80' min. 15.04.403.090
Multi-Plex: Small 1 50' min.; 75' max. 50' min.; 75' max. 80' min. 80' min. 15.04.403.100
Multi-Plex: Large 1 50' min.; 100' max. 50' min.; 100' max. 100' min. 2 100' min. 2 15.04.403.110
Stacked Flats 1 100' min.; 200' max. 100' min.; 200' max. 100' min. 2 100' min. 2 15.04.403.120
Courtyard Building : Large 75' min.; 100' max. 75' min.; 100' max. 100' min. 2 100' min. 2 15.04.403.140
Live/Work 18' min.; 35' max. 18' min.; 35' max. 80' min. 80' min. 15.04.403.150
Main Street Building 50' min. 3 ; 150' max. 50' min. 3 ; 150' max. 100' min. 2 100' min. 2 15.04.403.160
Mid-Rise 100' min.; 200' max. 100' min.; 200' max. 100' min. 100' min. 15.04.403.170
1 Allowed only in the T5 Main Street-Open Sub-Zone.
2 80' min. allowed for existing lots. 2 80' min. allowed for existing lots. 2 80' min. allowed for existing lots. 2 80' min. allowed for existing lots. 2 80' min. allowed for existing lots. 2 80' min. allowed for existing lots.
3 25' min. allowed for existing lots. 3 25' min. allowed for existing lots. 3 25' min. allowed for existing lots. 3 25' min. allowed for existing lots. 3 25' min. allowed for existing lots. 3 25' min. allowed for existing lots.

D. Building Placement Build-to Lines (Distance from ROW / Lot Line)

Front 0' min.; 10' max. 4
Side Street 0' min.; 10' max. 4
BTL Defined by a Building: Front, lots < 50' wide Front, lots ≥ 50' wide Side Street 100% 75% min. 5 50% min. 5 100% 75% min. 5 50% min. 5
Setbacks (Distance from ROW / Lot Line) Setbacks (Distance from ROW / Lot Line) Setbacks (Distance from ROW / Lot Line)
Side 0' min.
Rear: Adjacent to T5N, T4N, or Residential Zone Adjacent to all other zone(s) Adjacent to Alley 10 ' min. 0' min. 0' min.
Miscellaneous Miscellaneous Miscellaneous
A building form with a chamfered corner is allowed on a corner lot if a corner entry is provided.
Fencing and/or gates shall be set behind max. front setback.
4 See Official Zoning Map for locations where 0' BTL is required. BTLs located within this range that do not match the location of an existing adjacent building require the Director's approval.
5 On corner lots, the BTL must be defined by a building for the first 50' from the corner.

[Figure]

E. Building Form Height

Stories Principal Structure 6 5 max. 7 5 max. 7
Overall Principal Structure 55' max. 7 55' max. 7
For T5MS-O zones along San Pablo Avenue, the max. height shall not exceed 3 stories or 35 feet when abutting a single family residential zone.
Ground Floor Finish Level: Residential, < 10' from ROW Residential, ≥ 10' from ROW Retail or Service 24" min. 0" min. 6" max. 24" min. 0" min. 6" max.
Ceiling Height, Ground Floor Residential Retail or Service 10' min. clear 12' min. clear 10' min. clear 12' min. clear
Ceiling Height, Upper Floor(s) 9' min. clear 9' min. clear
Footprint Footprint Footprint Footprint
Per Article 15.04.403 (Building Types) Per Article 15.04.403 (Building Types) Per Article 15.04.403 (Building Types) Per Article 15.04.403 (Building Types)
Depth, Ground-Floor Space 30' min. 30' min.
6 Max. height of building types may be less than max. height for zone. See Article 15.04.403 (Building Types).
7 35' max. within 50' of a T4N or Residential District.
Miscellaneous Miscellaneous Miscellaneous Miscellaneous
Distance Between Entries along the Front: Entries to Ground Floor Entries to Upper Floor(s) 50' max. 100' max. 50' max. 100' max. 50' max. 100' max.
Upper floors shall have a primary entrance along the front
Loading docks, overhead doors, and other service entries may not be located on street-facing facades.
Buildings wider than 150' shall be designed to read as a series of buildings no wider than 100' each.
Upper Floor Front/Side Street Setback Upper Floor Front/Side Street Setback Upper Floor Front/Side Street Setback Upper Floor Front/Side Street Setback
Floors 6+ 10' min.
F. Architectural Styles F. Architectural Styles F. Architectural Styles F. Architectural Styles
Allowed Architectural Styles Allowed Architectural Styles Standards Standards
Contemporary Contemporary 15.04.405.050 15.04.405.050
Art Deco Art Deco 15.04.405.060 15.04.405.060
Main Street Classical Main Street Classical 15.04.405.080 15.04.405.080
Spanish Revival Spanish Revival 15.04.405.090 15.04.405.090
Victorian Victorian 15.04.405.100 15.04.405.100

[Figure]

G. Encroachments and Frontage Types Allowed Encroachments 8,9

Front 14' max.
Side Street 14' max.
Rear 5' max.
Allowed Frontage Types Allowed Frontage Types Allowed Frontage Types
See Article 15.04.403 (Building Types) for allowed Frontage Types.
8 Maximum allowed encroachments: See Article 15.04.404 (Frontage Types) for further refinement of the allowed encroachments for frontage elements.
9 Encroachments into the ROW require the approval of an encroachment permit. Encroachments are not allowed in an alley ROW or across a lot line /design site boundary .

H. Parking Required Spaces 10

Residential Uses 1.25/unit max. 1.25/unit max. 1.25/unit max.
Lodging Uses 1/room max. 1/room max. 1/room max.
Retail or Service Uses 2/1,000 sf min. 11 2/1,000 sf min. 11 2/1,000 sf min. 11
Location (Distance from ROW / Lot Line) Location (Distance from ROW / Lot Line) Location (Distance from ROW / Lot Line) Location (Distance from ROW / Lot Line)
Front Setback: 30' min. (from BTL) 30' min. (from BTL)
Side Street Setback: Ground floor Upper floor(s) 30' min. (from BTL) 0' min. (from BTL) 30' min. (from BTL) 0' min. (from BTL)
Side Setback 0' min. 0' min.
Rear Setback: Adjacent to T5N or T4N Adjacent to all other zone(s) Adjacent to Alley 5' min. 0' min. 0' min. 5' min. 0' min. 0' min.
Miscellaneous Miscellaneous Miscellaneous Miscellaneous
Parking Drive Width: Front, ≤ 40 spaces Front, > 40 spaces Side Street/Alley % of Frontage along Front 12' max. 20' max. 20' max. 20% max. 12' max. 20' max. 20' max. 20% max.
See Article 15.04.612 (Transportation Demand Management) for applicability and requirements.
10 See Article 15.04.607 (Parking And Loading Standards) for uses not listed, general standards, and alternatives.
11 No parking spaces required for uses less than 5,000 sf.

(Ord. No. 04-23 N.S., § I(Exh. A), 4-18-2023)

Exceptions & meaning →

15.04.402.060 - T5 Core (T5C).

[Figure]

A. Intent A. Intent B. Sub-Zone(s)
To provide a high-density, vibrant, walkable urban downtown that provides locally- and regionally-serving commercial, retail, entertainment, and civic and public uses, as well as a variety of urban housing choices. Attached T5 Core-Open (T5C-O) The open sub-zone allows for a more diverse mix of uses and building types.
To provide a high-density, vibrant, walkable urban downtown that provides locally- and regionally-serving commercial, retail, entertainment, and civic and public uses, as well as a variety of urban housing choices. Lot Widths from 18' to 300'
To provide a high-density, vibrant, walkable urban downtown that provides locally- and regionally-serving commercial, retail, entertainment, and civic and public uses, as well as a variety of urban housing choices. Simple Wall Plane along Street
To provide a high-density, vibrant, walkable urban downtown that provides locally- and regionally-serving commercial, retail, entertainment, and civic and public uses, as well as a variety of urban housing choices. Small-to-Large Footprint
To provide a high-density, vibrant, walkable urban downtown that provides locally- and regionally-serving commercial, retail, entertainment, and civic and public uses, as well as a variety of urban housing choices. Buildings at or close to ROW
To provide a high-density, vibrant, walkable urban downtown that provides locally- and regionally-serving commercial, retail, entertainment, and civic and public uses, as well as a variety of urban housing choices. No Side Setback
To provide a high-density, vibrant, walkable urban downtown that provides locally- and regionally-serving commercial, retail, entertainment, and civic and public uses, as well as a variety of urban housing choices. Up to 135'
To provide a high-density, vibrant, walkable urban downtown that provides locally- and regionally-serving commercial, retail, entertainment, and civic and public uses, as well as a variety of urban housing choices. Flush Ground Floor
To provide a high-density, vibrant, walkable urban downtown that provides locally- and regionally-serving commercial, retail, entertainment, and civic and public uses, as well as a variety of urban housing choices. Primarily with Shopfronts

[Figure]

C. Allowed Building Types

Lot/Design Site
Width Depth Depth
Building Type Standards
Rowhouse 1 18' min.; 35' max. 18' min.; 35' max. 80' min. 80' min. 15.04.403.090
Multi-Plex: Small 1 50' min.; 75' max. 50' min.; 75' max. 80' min. 80' min. 15.04.403.100
Multi-Plex: Large 1 50' min.; 100' max. 50' min.; 100' max. 100' min. 2 100' min. 2 15.04.403.110
Stacked Flats 1 100' min.; 200' max. 100' min.; 200' max. 100' min. 2 100' min. 2 15.04.403.120
Courtyard Building: Large 75' min.; 100' max. 75' min.; 100' max. 100' min. 2 100' min. 2 15.04.403.140
Live/Work 18' min.; 35' max. 18' min.; 35' max. 80' min. 80' min. 15.04.403.150
Main Street Building 50' min. 3 ; 150' max. 50' min. 3 ; 150' max. 100' min. 2 100' min. 2 15.04.403.160
Mid-Rise 100' min.; 300' max. 100' min.; 300' max. 100' min. 100' min. 15.04.403.170
High-Rise 200' min. 200' min. 150' min. 150' min. 15.04.403.180
1 Allowed only in the T5 Core-Open Sub-Zone.
2 80' min. allowed for existing lots 2 80' min. allowed for existing lots 2 80' min. allowed for existing lots 2 80' min. allowed for existing lots 2 80' min. allowed for existing lots 2 80' min. allowed for existing lots
3 25' min. allowed for existing lots 3 25' min. allowed for existing lots 3 25' min. allowed for existing lots 3 25' min. allowed for existing lots 3 25' min. allowed for existing lots 3 25' min. allowed for existing lots

D. Building Placement Build-to Lines (Distance from ROW / Lot Line)

Front 0' min.; 10' max. 4
Side Street 0' min.; 10' max. 4
BTL Defined by a Building: Front Side Street 100% 80% min. 5
Setbacks (Distance from ROW / Lot Line) Setbacks (Distance from ROW / Lot Line) Setbacks (Distance from ROW / Lot Line)
Side 0' min.
Rear: Adjacent to T5N, T4N, or Residential Zone Adjacent to all other zone(s) Adjacent to Alley 10 ' min. 0' min. 0' min.
Miscellaneous Miscellaneous Miscellaneous
A building form with a chamfered corner is allowed on a corner lot if a corner entry is provided.
Fencing and/or gates shall be set behind max. front setback.
4 See Official Zoning Map for locations where 0' BTL is required. BTLs located within this range that do not match the location of an existing adjacent building require the Director's approval.
5 On corner lots, the BTL must be defined by a building for the first 50' from the corner.

[Figure]

E. Building Form Height

Stories Principal Structure 6 12 max. 7 12 max. 7
Overall Principal Structure 135' max. 7
Ground Floor Finish Level: Residential, < 10' from ROW Residential, ≥ 10' from ROW Retail or Service 24" min. 0" min. 6" max. 24" min. 0" min. 6" max.
Ceiling Height, Ground Floor: Residential Retail or Service 10' min. clear 12' min. clear 10' min. clear 12' min. clear
Ceiling Height, Upper Floor(s) 9' min. clear 9' min. clear
Footprint Footprint Footprint Footprint
Per Article 15.04.403 (Building Types) Per Article 15.04.403 (Building Types) Per Article 15.04.403 (Building Types) Per Article 15.04.403 (Building Types)
Depth, Ground-Floor Space: 30' min. 30' min.
Miscellaneous Miscellaneous Miscellaneous Miscellaneous
Distance Between Entries along the Front: Entries to Ground Floor Entries to Upper Floor(s) 50' max. 100' max. 50' max. 100' max. 50' max. 100' max.
Upper floors shall have a primary entrance along the front
Loading docks, overhead doors, and other service entries may not be located on street-facing facades.
6 Max. height of building types may be less than max. height for zone. See Article 15.04.403 (Building Types).
7 35' max. within 50' of a T4N or Residential District.
Buildings wider than 150' shall be designed to read as a series of buildings no wider than 100' each.
Upper Floor Front/Side Street Setback Upper Floor Front/Side Street Setback Upper Floor Front/Side Street Setback Upper Floor Front/Side Street Setback
Floors 6+ 10' min. 10' min.
F. Architectural Styles F. Architectural Styles F. Architectural Styles F. Architectural Styles
Allowed Architectural Styles Allowed Architectural Styles Standards Standards
Contemporary Contemporary 15.04.405.050 15.04.405.050
Art Deco Art Deco 15.04.405.060 15.04.405.060
Main Street Classical Main Street Classical 15.04.405.080 15.04.405.080
Spanish Revival Spanish Revival 15.04.405.090 15.04.405.090
Victorian Victorian 15.04.405.100 15.04.405.100

[Figure]

G. Encroachments and Frontage Types
Allowed Encroachments 8,9 Allowed Encroachments 8,9 Allowed Encroachments 8,9
Front 14' max.
Side Street 14' max.
Rear 5' max.
Allowed Frontage Types Allowed Frontage Types Allowed Frontage Types
See Article 15.04.403 (Building Types) for allowed Frontage Types.
8 Maximum allowed encroachments: See Article 15.04.404 (Frontage Types) for further refinement of the allowed encroachments for frontage elements.
9 Encroachments into the ROW require the approval of an encroachment permit. Encroachments are not allowed in an alley ROW or across a lot line /design site boundary .

H. Parking Required Spaces 10

Residential Uses 1.25/unit max. 1.25/unit max.
Lodging Uses 1/room max. 1/room max.
Retail or Service Uses 2/1,000 sf min. 11 2/1,000 sf min. 11
Location (Distance from ROW / Lot Line) Location (Distance from ROW / Lot Line) Location (Distance from ROW / Lot Line) Location (Distance from ROW / Lot Line)
Front Setback: 30' min. (from BTL) 30' min. (from BTL)
Side Street Setback: Ground floor Upper floor(s) 30' min. (from BTL) 0' min. (from BTL) 30' min. (from BTL) 0' min. (from BTL)
Side Setback 0' min. 0' min.
Rear Setback: Adjacent to T5N or T4N Adjacent to all other zone(s) Adjacent to Alley 5' min. 0' min. 0' min. 5' min. 0' min. 0' min.
Miscellaneous Miscellaneous Miscellaneous Miscellaneous
Parking Drive Width: Front, ≤ 40 spaces Front, > 40 spaces Side Street/Alley % of Frontage along Front 12' max. 20' max. 20' max. 20% max. 12' max. 20' max. 20' max. 20% max.
See Article 15.04.612 (Transportation Demand Management) for applicability and requirements.
10 See Article 15.04.607 (Parking And Loading Standards) for uses not listed, general standards, and alternatives.
11 No parking spaces required for uses less than 5,000 sf.

(Ord. No. 04-23 N.S., § I(Exh. A), 4-18-2023)

Exceptions & meaning →

15.04.402.070 - Land Use Table.

Table 15.05.040.A: Land Use 1 T4N T4N-O T4MS T4MS-O T5N T5MS T5MS-O T5C T5C-O
Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential
Single-Family, Attached or Detached 4 P P — A P — A P 2 P 2
Accessory Dwelling Units P P P 2 P P P 2 P P 2 P 2
Multi-Unit Dwellings 4 P P P 2 P P P 2 P P 2 A/P 3
Accessory Uses 5 P P P P P P P P P
Accessory Short-Term Rentals 6 ("Home-shares") P P P 2 P P P 2 P P 2 P
Group Residential A P P 2 P A P 2 P P 2 A/P 3
Congregate Housing A P P 2 P A P 2 P P 2 A/P 3
Senior Group Residential A P P 2 P A P 2 P P 2 A/P 3
Elderly and Long-Term Care A C C 2 C A C 2 C P 2 A/P 3
Family Day Care:
Small P P P 2 A P P 2 A P 2 P 2
Large C A C 2 A C C 2 A A 2 A
Residential Facility:
Residential Care, Limited P C A 2 A P A 2 A P 2 A/P 3
Residential Care, General/Senior A C C 2 C A C 2 C P 2 A/P 3
Hospice, Limited P P P 2 P P P 2 P P 2 A/P 3
Hospice, General C C C 2 C C C 2 C C 2 C
Supportive Housing P P P 2 P P P 2 P P 2 A/P 3
Transitional Housing P C C 2 C P C 2 C P 2 A/P 3
Key Key Key Key Key Key Key Key Key Key
P Permitted Use P Permitted Use P Permitted Use P Permitted Use P Permitted Use P Permitted Use P Permitted Use P Permitted Use P Permitted Use P Permitted Use
A Administrative Use Permit Required A Administrative Use Permit Required A Administrative Use Permit Required A Administrative Use Permit Required A Administrative Use Permit Required A Administrative Use Permit Required A Administrative Use Permit Required A Administrative Use Permit Required A Administrative Use Permit Required A Administrative Use Permit Required
C Conditional Use Permit Required C Conditional Use Permit Required C Conditional Use Permit Required C Conditional Use Permit Required C Conditional Use Permit Required C Conditional Use Permit Required C Conditional Use Permit Required C Conditional Use Permit Required C Conditional Use Permit Required C Conditional Use Permit Required
— Prohibited Use — Prohibited Use — Prohibited Use — Prohibited Use — Prohibited Use — Prohibited Use — Prohibited Use — Prohibited Use — Prohibited Use — Prohibited Use
End Notes End Notes End Notes End Notes End Notes End Notes End Notes End Notes End Notes End Notes
Uses not listed are specifically prohibited unless the Director interprets that a use is consistent pursuant to this Form-Based Code.
1 See Section 15.04.104.020 (Definitions) for use type definitions.
2 Use classification for use on upper floor(s) or behind an allowed ground-floor use.
3 Classification for use on ground-floor where non-residential or "active use" required as indicated in 15.04.101.070 (Official Zoning Map) / Classification for use on upper floor or behind an allowed ground-floor use.
4 May be a stand-alone use or a component of a mixed-use project.
5 See Zoning Ordinance Section 15.04.601.010 for standards for Accessory Uses and Structures.
6 See Zoning Ordinance Section 15.04.610.030 for standards for Accessory Short-Term Rentals ("Home-shares").
Commercial Commercial Commercial Commercial Commercial Commercial Commercial Commercial Commercial Commercial
Animal Sales and Services:
Boarding Kennel — C A 2 A — A 2 A A/P 3 A
Clinic/Hospital — A A/P 3 P — A/P 3 P A/P 3 P
Grooming — A P P — P P P P
Retail Sales (Pet Shops) — A P P — P P P P
Veterinary Services — A A/P 3 P — A/P 3 P A/P 3 P
Auto Vehicle Sales and Services:
Alternative Fuels and Recharging Facility — — A A — A A A A
Automobile Rentals — — — C — — C A A
Automobile/Vehicle Repair, Minor — — — A — — A A A
Automobile/Vehicle Repair, Major — — — C — — C C C
Automobile/Vehicle Washing — — A A — A A A A
Service Stations — — — C — — C — C
Banks and Financial Institutions:
Bank and Savings and Loan — — P P — P P P P
Nontraditional Financial — — C A — C A C A
Business Services — A P P — P P P P
Catering Service — A A A — A A A A
Commercial Entertainment and Recreation:
Cinema, Theater — — C C — C C C C
Small-scale Facility ≤5,000 sf — — P P — P P P P
Large-scale Facility >5,000 sf — — — C — — C C C
Eating and Drinking Establishments:
Bars/Night Clubs/Lounges — — A C — A C A A
Restaurants, Limited or Full Service — — P P — P P P A
Restaurant with Drive Through Service — — — C — — C — —
Outdoor Dining and Seating — — A A — A A P P
Key Key Key Key Key Key Key Key Key Key
P Permitted Use P Permitted Use P Permitted Use P Permitted Use P Permitted Use P Permitted Use P Permitted Use P Permitted Use P Permitted Use P Permitted Use
A Administrative Use Permit Required A Administrative Use Permit Required A Administrative Use Permit Required A Administrative Use Permit Required A Administrative Use Permit Required A Administrative Use Permit Required A Administrative Use Permit Required A Administrative Use Permit Required A Administrative Use Permit Required A Administrative Use Permit Required
C Conditional Use Permit Required C Conditional Use Permit Required C Conditional Use Permit Required C Conditional Use Permit Required C Conditional Use Permit Required C Conditional Use Permit Required C Conditional Use Permit Required C Conditional Use Permit Required C Conditional Use Permit Required C Conditional Use Permit Required
— Prohibited Use — Prohibited Use — Prohibited Use — Prohibited Use — Prohibited Use — Prohibited Use — Prohibited Use — Prohibited Use — Prohibited Use — Prohibited Use
End Notes End Notes End Notes End Notes End Notes End Notes End Notes End Notes End Notes End Notes
Uses not listed are specifically prohibited unless the Director interprets that a use is consistent pursuant to this Form-Based Code.
1 See Section 15.04.104.020 (Definitions) for use type definitions.
2 Use classification for use on upper floor(s) or behind an allowed ground-floor use.
3 Classification for use on ground-floor / Classification for use on upper floor or behind an allowed ground-floor use.
Commercial (continued) Commercial (continued) Commercial (continued) Commercial (continued) Commercial (continued) Commercial (continued) Commercial (continued) Commercial (continued) Commercial (continued) Commercial (continued)
Finance, Insurance and Real Estate Services — A P P — P P P P
Food and Beverage Sales: 7
Convenience Markets ≤5,000 sf — A P P — P P P P
Convenience Markets >5,000 sf — — A A — A A C C
Farmers Markets P P P P P P P P P
General Markets — — A A — P P P P
Liquor Stores — — C C — C C C C
Outdoor Vendors — — A A — A A A A
Funeral and Interment Services — C A A — A A A A
Live/Work — A P P — P P P P
Instructional Services — P P P — P P P P
Maintenance and Repair Services — — — A — — A — A
Media Production A C A 2 A A A 2 A A 2 P
Mobile Vending Unit — — A A — A A A A
Offices — A P P — P P P P
Parking Facility, Commercial — — P 2 P 2 — P 2 P 2 P 2 P 2
Personal Services, except — P P P — P P P P
Health/Fitness Facility — A/P 3 P P — P P P P
Printing and Publishing A C A 2 A A A 2 A A 2 P
Retail Sales:
General Retail Sales, ≤25,000 sf — A P P — P P P P
General Retail Sales, >25,000 sf — — — — — — — A A
Secondhand Store — A A A — A A C A
With Drive-Through — — — C — — C — —
Transient Lodging:
Bed and Breakfast Lodging P P P 2 P P P 2 P P 2 P
Hotel and Motel A — P 2 P A P 2 P P 2 P
Key Key Key Key Key Key Key Key Key Key
P Permitted Use P Permitted Use P Permitted Use P Permitted Use P Permitted Use P Permitted Use P Permitted Use P Permitted Use P Permitted Use P Permitted Use
A Administrative Use Permit Required A Administrative Use Permit Required A Administrative Use Permit Required A Administrative Use Permit Required A Administrative Use Permit Required A Administrative Use Permit Required A Administrative Use Permit Required A Administrative Use Permit Required A Administrative Use Permit Required A Administrative Use Permit Required
C Conditional Use Permit Required C Conditional Use Permit Required C Conditional Use Permit Required C Conditional Use Permit Required C Conditional Use Permit Required C Conditional Use Permit Required C Conditional Use Permit Required C Conditional Use Permit Required C Conditional Use Permit Required C Conditional Use Permit Required
— Prohibited Use — Prohibited Use — Prohibited Use — Prohibited Use — Prohibited Use — Prohibited Use — Prohibited Use — Prohibited Use — Prohibited Use — Prohibited Use
End Notes End Notes End Notes End Notes End Notes End Notes End Notes End Notes End Notes End Notes
Uses not listed are specifically prohibited unless the Director interprets that a use is consistent pursuant to this Form-Based Code.
1 See Section 15.04.104.020 (Definitions) for use type definitions.
2 Use classification for use on upper floor(s) or behind an allowed ground-floor use.
3 Classification for use on ground-floor / Classification for use on upper floor or behind an allowed ground-floor use.
7 Retail establishments selling alcoholic beverages are subject to Section 15.04.610.060 (Alcoholic Beverage Sales).
Institutional and Community Facilities Institutional and Community Facilities Institutional and Community Facilities Institutional and Community Facilities Institutional and Community Facilities Institutional and Community Facilities Institutional and Community Facilities Institutional and Community Facilities Institutional and Community Facilities Institutional and Community Facilities
College and Trade School C C C C C C C C C
Community Assembly P P P P P P P P P
Cultural Facility P P P P P P P P P
Day Care P P P P P P P P P
Emergency Shelter C C C 2 C C C 2 C C 2 C
Government Buildings C C A A C A A A A
Hospitals and Clinics
Hospital — — — C — — C — C
Clinic — — A 2 A — A 2 A A 2 A
Skilled Nursing Facility — C P 2 P — P 2 P P 2 P
Park and Recreation Facility — C A 2 A — A 2 A A 2 A
Public Safety Facility C A A A C A A A A
School C C C C C C C C C
Social Service Center C C C 2 C C C 2 C C 2 C
Industrial Industrial Industrial Industrial Industrial Industrial Industrial Industrial Industrial Industrial
Artisan/Small-scale Manufacturing — A/P 3 A/P 3 A/P 3 — A/P 3 A/P 3 A/P 3 A/P 3
Artist's Studio
Studio-Light A A A P A A P A P
Studio-Heavy — A A P — A P A P
Commercial Kitchen — — A A — A A A A
Industrial
Limited — — — A — — A — A/P 3
General — — — C — — C — —
Key Key Key Key Key Key Key Key Key Key
P Permitted Use P Permitted Use P Permitted Use P Permitted Use P Permitted Use P Permitted Use P Permitted Use P Permitted Use P Permitted Use P Permitted Use
A Administrative Use Permit Required A Administrative Use Permit Required A Administrative Use Permit Required A Administrative Use Permit Required A Administrative Use Permit Required A Administrative Use Permit Required A Administrative Use Permit Required A Administrative Use Permit Required A Administrative Use Permit Required A Administrative Use Permit Required
C Conditional Use Permit Required C Conditional Use Permit Required C Conditional Use Permit Required C Conditional Use Permit Required C Conditional Use Permit Required C Conditional Use Permit Required C Conditional Use Permit Required C Conditional Use Permit Required C Conditional Use Permit Required C Conditional Use Permit Required
— Prohibited Use — Prohibited Use — Prohibited Use — Prohibited Use — Prohibited Use — Prohibited Use — Prohibited Use — Prohibited Use — Prohibited Use — Prohibited Use
/ Separates requirements for ground floor uses and uses on upper floor(s) or behind an allowed ground floor use
End Notes End Notes End Notes End Notes End Notes End Notes End Notes End Notes End Notes End Notes
Uses not listed are specifically prohibited unless the Director interprets that a use is consistent pursuant to this Form-Based Code.
1 See Section 15.04.104.020 (Definitions) for use type definitions.
2 Use classification for use on upper floor(s) or behind an allowed ground-floor use.
3 Classification for use on ground-floor / Classification for use on upper floor or behind an allowed ground-floor use.
Industrial (continued) Industrial (continued) Industrial (continued) Industrial (continued) Industrial (continued) Industrial (continued) Industrial (continued) Industrial (continued) Industrial (continued) Industrial (continued)
Recycling Facilities
Collection Facilities A C A 2 A A A 2 A A A
Reverse Vending Machines — — A A — A A A A
Research and Development — — — A — — A A/P 3 A/P 3
Warehousing, Storage, and Distribution
Indoor Warehousing and Storage — — C 2 A 2 — C 2 A 2 — C
Outdoor Storage 8 — — — — — — — — —
Mini-Storage — — — A 2 — — A 2 — C
Transportation, Communications and Utilities
Communication Facilities
Antennas and Transmission Towers C C C C C C C C C
Equipment within Buildings C C C C C C C C C
Transportation Facilities
Transportation Passenger Terminal — — — — — — — C C
Utilities, Minor or Major C C C C C C C C C
Agriculture Agriculture Agriculture Agriculture Agriculture Agriculture Agriculture Agriculture Agriculture Agriculture
Community Gardens A P — A A — A — A
Agriculture: Indoor, Outdoor, or Urban 8 A P — A A — A — A
Animal Husbandry 8 A A — C A — C — C
Other Other Other Other Other Other Other Other Other Other
Home Occupations P P P P P P P P P
Key Key Key Key Key Key Key Key Key Key
P Permitted Use P Permitted Use P Permitted Use P Permitted Use P Permitted Use P Permitted Use P Permitted Use P Permitted Use P Permitted Use P Permitted Use
A Administrative Use Permit Required A Administrative Use Permit Required A Administrative Use Permit Required A Administrative Use Permit Required A Administrative Use Permit Required A Administrative Use Permit Required A Administrative Use Permit Required A Administrative Use Permit Required A Administrative Use Permit Required A Administrative Use Permit Required
C Conditional Use Permit Required C Conditional Use Permit Required C Conditional Use Permit Required C Conditional Use Permit Required C Conditional Use Permit Required C Conditional Use Permit Required C Conditional Use Permit Required C Conditional Use Permit Required C Conditional Use Permit Required C Conditional Use Permit Required
— Prohibited Use — Prohibited Use — Prohibited Use — Prohibited Use — Prohibited Use — Prohibited Use — Prohibited Use — Prohibited Use — Prohibited Use — Prohibited Use
/ Separates requirements for ground floor uses and uses on upper floor(s) or behind an allowed ground floor use
End Notes End Notes End Notes End Notes End Notes End Notes End Notes End Notes End Notes End Notes
Uses not listed are specifically prohibited unless the Director interprets that a use is consistent pursuant to this Form-Based Code.
1 See Section 15.04.104.020 (Definitions) for use type definitions.
2 Use classification for use on upper floor(s) or behind an allowed ground-floor use.
3 Classification for use on ground-floor / Classification for use on upper floor or behind an allowed ground-floor use.
8 Allowed only as an accessory use to a primary use.
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