Cincinnati Form-Based Code: Extract

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Chapter 1703 Form-Based Code

Table of Contents
Preamble: A Place-Based Approach to Zoning P-1
P.10 What is a Form-Based Code? P-1
P.20 The Rural-to-Urban Transect: The Framework for the FBC P-2
P.30 Creating a Solid Foundation for the Cincinnati Form-Based Code P-3
P.40 The Public Process for the Cincinnati Form-Based Code P-4
P.50 Guiding Principles for the Cincinnati Form-Based Code P-6
P.60 Classifications of Different Types of Places/Contexts in Cincinnati P-7
P.70 The Cincinnati Transect P-10

Section 1703-1: Overview and Guide to the Cincinnati Form-Based Code 1-1
1703-1.10 Purpose 1-1
1703-1.20 Applicability 1-1
1703-1.30 Organization of the Form-Based Code 1-2
1703-1.40 How to Use the Form-Based Code Document 1-3

Section 1703-2: Specific to Transect Zones 2-1

1703-2.10 Purpose 2-1
1703-2.20 Applicability 2-1
1703-2.30 Transect Overview 2-1
1703-2.40 T3 Estate (T3E) 2-5
1703-2.50 T3 Neighborhood (T3N) 2-11
1703-2.60 T4 Neighborhood Medium Footprint ([Link]) 2-17
1703-2.70 T4 Neighborhood Small Footprint ([Link]) 2-23
1703-2.80 T5 Main Street (T5MS) 2-29
1703-2.90 T5 Neighborhood Large Setback ([Link]) 2-35
1703-2.100 T5 Neighborhood Small Setback ([Link]) 2-41
1703-2.110 T5 Flex (T5F) 2-47
1703-2.120 T6 Core (T6C) 2-53

City of Cincinnati Form-Based Code Final Draft 2/15/13 i

1703 Table of Contents

Section 1703-3: Specific to Building Types 3-1

1703-3.10 Purpose 3-1
1703-3.20 Applicability 3-1
1703-3.30 Building Types Overview 3-1
1703-3.40 Carriage House 3-6
1703-3.50 Detached House: Medium 3-8
1703-3.60 Detached House: Compact 3-10
1703-3.70 Cottage Court 3-12
1703-3.80 Duplex 3-14
1703-3.90 Rowhouse 3-16
1703-3.100 Multi-plex: Small 3-18
1703-3.110 Multi-plex: Large 3-20
1703-3.120 Stacked Flats 3-22
1703-3.130 Live/Work 3-24
1703-3.140 Main Street Mixed-Use 3-26
1703-3.150 Flex 3-28
1703-3.160 Mid-Rise 3-30
1703-3.170 High-Rise 3-32
1703-3.180 Additional Standards for Mid-Rise and High-Rise Building Types 3-34

Section 1703-4: Specific to Frontage Types 4-1

1703-4.10 Purpose 4-1
1703-4.20 Applicability 4-1
1703-4.30 Frontage Types Overview 4-1
1703-4.40 Common Yard 4-5
1703-4.50 Porch: Projecting 4-6
1703-4.60 Porch: Engaged 4-7
1703-4.70 Stoop 4-8
1703-4.80 Forecourt 4-9
1703-4.90 Dooryard 4-10
1703-4.100 Lightwell 4-11
1703-4.110 Shopfront 4-12
1703-4.120 Terrace 4-13

ii Final Draft 2/15/13 City of Cincinnati Form-Based Code

Table of Contents 1703

Section 1703-5: Supplemental to Transect Zones 5-1

1703-5.10 Purpose 5-1
1703-5.20 Applicability 5-1
1703-5.30 Topography and Hillside Overlay Districts 5-1
1703-5.40 Historic Landmarks and Districts 5-6
1703-5.50 Parking 5-6
1703-5.60 Building Height 5-14
1703-5.70 Renovations and New Construction Compatibility 5-15
1703-5.80 Signs 5-16
1703-5.90 Corner Stores 5-32
1703-5.100 Additional Standards for Specific Uses 5-34
1703-5.110 Accessory Uses 5-40
1703-5.120 Temporary Uses 5-40

Section 1703-6: Specific to Creating a Walkable Neighborhood 6-1

1703-6.10 Purpose 6-1
1703-6.20 Applicability 6-2
1703-6.30 Walkable Neighborhood Plan Standards 6-2

Division 1453.70: Specific to Thoroughfares 7-1

1703-7.10 Purpose 7-1
1703-7.20 Applicability 7-1
1703-7.30 Thoroughfare Standards 7-1

Section 1703-8: Administration and Procedures 8-1

1703-8.10 Creating a Regulating Plan for the Establishment Of Transects for Your Neighborhood. 8-1
1703-8.20 Creating a Regulating Plan for the Establishment of Transects for Your Development Site 8-6
1703-8.30 Varying the Form: Administrative Variations 8-8
1703-8.40 Non-Conformities 8-12
1703-8.50 Relationship To Overlay Districts 8-12
1703-8.60 Appeals 8-12

Section 1703-9: Form-Based Code Glossary 9-1

1703-9.10 Glossary of General Terms and Phrases 9-1
1703-9.20 Glossary of Land Use Terms 9-12

City of Cincinnati Form-Based Code Final Draft 2/15/13 iii

Preamble: A Place-Based Approach to Zoning 1703-P.10

Preamble: A Place-Based Approach to Zoning

Subsections:
P.10 What is a Form-Based Code?
P.20 The Rural-to-Urban Transect: The Framework for the FBC
P.30 Creating a Solid Foundation for the Cincinnati Form-Based Code
P.40 The Public Process for the Cincinnati Form-Based Code
P.50 Guiding Principles for the Cincinnati Form-Based Code
P.60 Classifications of Different Types of Places/Contexts in Cincinnati
P.70 The Cincinnati Transect

P.10 What is a Form-Based Code?

Form-Based Coding (FBC) represents a paradigm shift in the way that we regulate
the built environment. This shift was necessary because the conventional, use-based
approach to zoning has been shown to be ineffective for regulating diverse, urban,
mixed-use environments. Cincinnati is using Form-Based Coding to help achieve the
overarching goal of the Comprehensive Plan which is "Thriving Re-Urbanization." The
formal short definition of a Form-Based Code is as follows:
Form-Based Codes foster predictable built results and a high-quality public realm by
using physical form (rather than separation of uses) as the organizing principle for
the code. These codes are adopted into city or county law as regulations, not mere
guidelines. Form-Based Codes are an alternative to conventional zoning.
~ Form-Based Codes Institute
Unlike conventional codes, FBCs use the intended form and character of a place (or
context) as the organizing principle or framework of the code, rather than use, and
regulate a series of important elements not just to create a good individual building, but
rather a high-quality place. The naming conventions in FBCs reflect the intended physical
form and hierarchy of different places, so instead of a zone being labeled “single-family
residential,” it might be called “traditional neighborhood,” and instead of a zone being
called “commercial” or “mixed use,” it might be called “neighborhood main street.” The
terms “neighborhood” and “main street” tie back to the intended physical form or place,
both of which may include a mix of uses and different building types that create vibrant
walkable urbanism.
It is also important to note that while FBCs primarily regulate an intended physical form,
they also regulate use secondarily. FBCs often allow a range of uses that are carefully
chosen to maximize compatibility between uses and the intended physical form of the
zone. The use tables are simplified and categorized by use type, and clearly defined, to
allow a greater degree of administrative decision-making related to particular uses.

City of Cincinnati Form-Based Code Final Draft 2/15/13 P-1

1703-P.20 Preamble: A Place-Based Approach to Zoning

P.20 The Rural-to-Urban Transect:The Framework for the FBC

The Rural-to-Urban Transect is an organizing principle used in Form-Based Coding (FBC)

that establishes a hierarchy of places/contexts from the most rural to the most urban. The
designation of each zone along this hierarchy is determined first by the character and form,
intensity of development, and type of place and secondly by the mix of uses within the area.
This hierarchy of places becomes the framework/organizing principle for the entire FBC,
replacing use as the organizing principle as is used in conventional or Euclidean zoning.
Transect zones are used to reinforce existing or to create new walkable mixed-use urban
environments.
The Rural-to-Urban Transect is a means for considering and organizing the human habitat
in a continuum of intensity that ranges from the most rural condition to the most urban.
It provides a standardized method for differentiating between the intentions for urban
form in various areas using gradual transitions rather than harsh distinctions. The zones
are primarily classified by the physical intensity of the built form, the relationship between
nature and the built environment, and the complexity of uses within the zone.
~ Form-Based Codes Institute
The model transect for American towns is divided into six transect zones or T-zones: Natural
(T1), Rural (T2), Sub-Urban (T3), General Urban (T4), Urban Center (T5), and Urban Core
(T6),
EASTtogether with a District (D), often refered to as a Special District, designation
QUADRANT for areas
INTRODUCTION
with specialized purposes (e.g., heavy industrial, transportation, entertainment, or university
DRAFT IN PROGRESS TRANSECT THEORY
districts, among other possibilities). Each T-zone is given a number: higher numbers
THE TRANSECT AND THE FORM-BASED CODING
designate progressively more urban zones, and lower numbers designate more rural zones.

RURAL I I I I I I I I I I TRANSECT I I I I I I I I I I URBAN

NATURAL TRANSECT ZONES URBAN TRANSECT ZONES DISTRICTS

T1 NATURAL T2 RURAL T3 SUB-URBAN T4 GENERAL URBAN T5 URBAN CENTER T6 URBAN CORE D DISTRICT

A natural transect diagram on top with the rural-to-urban transect below. This urban-to-rural
The transect is a geographical cross-section
transect diagram
which reveals a sequenceillustrates a continuum of places from the most rural to the most urban from
of environments.
left to right.
For human Images
environments, thiscourtesy of DPZ.
cross-section
can be used to identify a set of habitats that
vary by their urban character, in a continuum
P-2 ranging from ruralFinal Draft
to urban. 2/15/13
This range, City of Cincinnati Form-Based Code
rural to urban, provides a rational basis
for organizing the components of the built
work: buildings, lots, land use, open space,
1703-P.50 Preamble: A Place-Based Approach to Zoning

P.50 Guiding Principles for the Cincinnati Form-Based Code

The Cincinnati Form-Based Code is designed to be applied to neighborhoods across the City
on a voluntary basis to meet the following principles:
A. The City-Guiding Principles
1. Reinforce a pattern of walkable urban neighborhoods by supporting existing
walkable neighborhoods and providing a tool to retrofit those that are not walkable
or have been compromised;
2. Provide incentives and remove barriers for revitalization of neighborhoods;
3. Prevent the development of incompatible suburban development in urban areas;
4. Build upon and enhance the unique character of each neighborhood;
5. Encourage appropriately-scaled infill and development;
6. Provide context-sensitive design of thoroughfares that will reinforce the walkable
urban neighborhoods; and
7. Support a range of vibrant human habitats along the transect.
B. The Neighborhood-Guiding Principles
1. Enable neighborhood main streets to remain or become vibrant social and
commercial centers;
2. Support a diversity of urban housing choices appropriate to the determined location
along the transect;
3. Balance pedestrian comfort and placemaking with traffic efficiency along major
corridors;
4. Encourage and incubate small local businesses as an important part of the local
economy;
5. Place services within a safe, comfortable walking distance of homes; and
6. Create a framework of well-designed streets that are safe and secure for pedestrians
and bicycles.
C. The Block and Building-Guiding Principles
1. Build upon and reinforce the unique and diverse collection of urban bulding types
within the City;
2. Ensure that each building plays a role in creating a better whole, not just a good
building;
3. Meet the changing needs of residents;
4. Ensure that architecture and landscape grow from local climate, history, and
building practice; and
5. Choose important/prominent locations for civic buildings to make sure to reinforce
their civic stature.

P-6 Final Draft 2/15/13 City of Cincinnati Form-Based Code

1703-P.70 Preamble: A Place-Based Approach to Zoning

P.70 The Cincinnati Transect

As part of the creation of this Form-Based Code, the consultant team built upon the work
of the City in defining and refining the Cincinnati Transect as was introduced in Plan
Cincinnati. Work was completed to document different elements of the urban form in
different transect zones to extract the Cincinnati-specific "DNA" of the urban form for each
sampled area.
The Cincinnati Transect currently covers from T3-T6 zones.
A. T1 and T2 zones are not used in this Code. Cincinnati contains within the city limits
very few parcels of land that are rural in nature. In the future the code could be used for
rural and undeveloped lands.
B. The T3 zones applies primarily to pre-WWII single-family neighborhoods that are near
a neighborhood main street. The T3 is broken down into two zones primarily based on
allowed lot size:
1. T3 Estate (T3E) allowing only larger lots for single-family homes; and
2. T3 Neighborhood (T3N) allowing small- and medium-sized lots for single-family
homes.
C. The T4 zone applies to areas that have a mix of small- to medium-footprint, medium-
density housing types (attached and detached) and sometimes also a mix of single-family
homes. The T4 zone is broken down into two zones:
1. T4 Neighborhood Medium Footprint ([Link]) allowing medium footprint
buildings and larger front and side setbacks; and
2. T4 Neighborhood Small Footprint ([Link]) allowing only small footprint buildings.
D. The T5 zone applies to areas that are higher-density residential or commercial, often in
attached or slightly detached forms. The T5 is broken into four distinct zones:
1. T5 Main Street allows both residential and commercial uses
2. T5 Neighborhood Large Setback ([Link]) allows detached buildings with a medium
side and front setback and is primarily residential;
3. T5 Neighborhood Small Setback ([Link]) allows detached buildings with a small
side and front setback and is primarily residential;
4. T5 Flex (T5F) requires attached forms, but allows a broader range of uses that would
even include some uses that are currently categorized as light industrial. This last
zone would primarily apply to areas like Camp Washington to enable the corner
stores, residential, churches, and other non-industrial uses to continue to exist.
E. The T6 zone applies large mixed-use buildings or high-density residential primarily
within the downtown core of Cincinnati, but would also be appropriate around future
transit nodes.
In the Land Development Code, the non-transect zones will be regulated within the City's
zoning code document. These zones are typically more reliant on automobile and other
vehicle use and must be regulated with consideration for this context. These zones have been
updated to provide clearer standards.
The development regulations within this Form-Based Code have been carefully considered
in relation to their context or setting along the transect, including parking and building form.

P-10 Final Draft 2/15/13 City of Cincinnati Form-Based Code

Preamble: A Place-Based Approach to Zoning 1703-P.70

Table: 1703-P.70.A The Cincinnati Transect: Summary Table

Less Urban More Urban

T4 Neighborhood Medium Footprint

T3 Estate (T3E) T3 Neighborhood (T3N) ([Link])

City of Cincinnati Form-Based Code Final Draft 2/15/13 P-11

1703-P.70 Preamble: A Place-Based Approach to Zoning

Table: 1703-P.70.A The Cincinnati Transect: Summary Table (continued)

Less Urban More Urban

T4 Neighborhood Small T5 Neighborhood Large

T5 Main Street (T5MS)
Footprint ([Link]) Setback ([Link])

P-12 Final Draft 2/15/13 City of Cincinnati Form-Based Code

Preamble: A Place-Based Approach to Zoning 1703-P.70

Table: 1703-P.70.A The Cincinnati Transect: Summary Table (continued)

Less Urban More Urban

T5 Neighborhood Small
T5 Flex (T5F) T6 Core (T6C)
Setback ([Link])

City of Cincinnati Form-Based Code Final Draft 2/15/13 P-13

Section 1703-2: Specific to Transect Zones
Subsections:
1703-2.10 Purpose
1703-2.20 Applicability
1703-2.30 Transect Overview
1703-2.40 T3 Estate (T3E)
1703-2.50 T3 Neighborhood (T3N)
1703-2.60 T4 Neighborhood Medium Footprint ([Link])
1703-2.70 T4 Neighborhood Small Footprint ([Link])
1703-2.80 T5 Main Street (T5MS)
1703-2.90 T5 Neighborhood Large Setback ([Link])
1703-2.100 T5 Neighborhood Small Setback ([Link])
1703-2.110 T5 Flex (T5F)
1703-2.120 T6 Core (T6C)

1703-2.10 Purpose

This Section provides regulatory standards governing building form and other topics, such
as land use and signage, within the transect zones. The form-Based Code is a reflection of the
community vision for implementing the intent of the Comprehensive Plan to create places
of walkable urbanism. These standards are intended to ensure that proposed development is
compatible with existing and future development on neighboring properties, and produces an
environment of desirable character.

1703-2.20 Applicability

A. The standards of this Section shall apply to all proposed development within transect
zones, and shall be considered in combination with the standards in Sections 1703-
3 (Specific to Building Types), 1703-4 (Specific to Frontage Types), and 1703-5
(Supplemental to Transect Zones). If there is a conflict between any standards, the stricter
standards shall apply.
B. The standards of this Section shall be considered in combination with the standards
in Chapter 1433 (Hillside Development) and Chapter 1435 (Historic Landmarks
and Districts). If there is a conflict between this Section and Chapter 1433 (Hillside
Development) and Chapter 1435 (Historic Landmarks and Districts), please see Section
1709 to determine which regulation control and govern.
C. Uses not listed in a use table are not permitted in the transect zone.

1703-2.30 Transect Overview

The standards in this Section, provide building form standards, land use, parking and
signage standards for each Transect Zone. Some of the Transect Zones have a sub-zone that
allows the same built form but allow additional ground floor and upper floor land uses. The
Cincinnati Transect currently ranges from T3 Estate to T6 Core. Table A, below, provides an
overview of the Cincinnati Transect.
City of Cincinnati Form-Based Code Final Draft 2/15/13 2-1
1703-2.30 Specific to Transect Zones

Table: 1703-2.30.A The Cincinnati Transect: Summary Table

Less Urban

T3E T3N [Link]

Zone(s) Zone(s) Zone(s)

T3 Estate T3 Neighborhood T4 Neighborhood Medium Footprint
Sub-Zone: [Link]-Open
Desired form Desired form Desired form
Detached Detached Detached
Wide Lot Narrow-to-Medium Lot Width Medium-to-Large Lot Width
Medium-to-Large Footprint Small-to-Medium Footprint Medium Footprint
Large Front Setback Medium-to-Large Front Setback Medium-to-Large Front Setback
Medium-to-Large Side Setback Medium-to-Large Side Setback Small-to-Medium Side Setbacks
Up to 2½ Stories Up to 2½ Stories Up to 2½ Stories
Elevated Ground Floor Elevated Ground Floor Elevated Ground Floor
Primarily with Stoops and Porches Primarily with Stoops and Porches Primarily with Stoops and Porches

General Use General Use General Use

Primarily residential with smaller Primarily residential with smaller Primarily residential with smaller
neighborhood-supporting uses in neighborhood-supporting uses in neighborhood-supporting uses in
ancillary buildings. ancillary buildings. ancillary buildings.

Intent Intent Intent

To protect the integrity of existing, To protect the integrity of existing, To provide a variety of housing
large lot, detached homes and small-to-medium lot detached choices, in medium footprint,
reinforce their role within walkable homes and reinforce their role medium-density building types,
neighborhoods and to allow new within walkable neighborhoods and which reinforce the walkable nature
neighborhoods with this component. to allow new neighborhoods with of the neighborhood, support
this component. neighborhood-serving commercial
adjacent to this Zone, and support
public transportation alternatives.
The open sub-zone provides the
same building form but allows for a
more diverse mix of uses.

2-2 Final Draft 2/15/13 City of Cincinnati Form-Based Code

Specific to Transect Zones 1703-2.30

Table: 1703-2.30.A The Cincinnati Transect: Summary Table (continued)

More Urban

[Link] T5MS [Link]

Zone(s) Zone(s) Zone(s)

T4 Neighborhood Small Footprint T5 Main Street T5 Neighborhood Large Setback
Sub-Zone: [Link]-Open Sub-Zone: T5MS-Open Sub-Zone: [Link]-Open
Desired form Desired form Desired form
Detached or Attached Attached Attached or Detached
Narrow-to-Medium Lot Width Small-to-Medium Footprint Medium-to-Large Footprint
Small-to-Medium Footprint Simple Wall Plane along Street Simple Wall Plane setback from the
Building at or Close to ROW Buildings at the ROW Street
Small to No Side Setbacks Small to No Side Setbacks Medium-to-Large Front Setback
Up to 2½ Stories Up to 4 Stories Small to Medium Side Setbacks
Elevated Ground Floor Diverse Mix of Frontages Up to 4 Stories
Primarily with Stoops and Porches Diverse Mix of Frontages

General Use General Use General Use

Primarily residential with smaller Primarily ground floor commercial Primarily multi-unit residential with
neighborhood-supporting uses in uses with a mix of commercial and smaller neighborhood-supporting
ancillary buildings, existing corner residential uses on the floors above. uses on the ground floor of the
store buildings, and in the open sub- In the open sub-zone, the ground open sub-zone.
zone. floor can be a combination of
commercial and residential uses.
Intent Intent Intent
To provide variety of urban To provide a focal point for To provide a variety of urban
housing choices, in small-to- neighborhoods that accommodates housing choices, in medium-to-large
medium footprint, medium-to- neighborhood serving retail, service, footprint, medium-to-high density
high density building types, which and residential uses in compact, building types, which reinforce the
reinforce the walkable nature walkable urban form. neighborhood's walkable nature,
of the neighborhood, support support neighborhood-serving
The open sub-zone provides the
neighborhood-serving retail and retail and service uses adjacent
same building form but allows for
service uses adjacent to this Zone, to this Zone, and support public
a more diverse mix of uses on the
and support public transportation transportation alternatives.
ground floor, including residential,
alternatives.
thus enabling the retail and service The open sub-zone provides the
The open sub-zone provides the area to mature over time. same building form but allows for a
same building form but allows for a more diverse mix of uses.
more diverse mix of uses.
City of Cincinnati Form-Based Code Final Draft 2/15/13 2-3
1703-2.30 Specific to Transect Zones

Table: 1703-2.30.A The Cincinnati Transect: Summary Table (continued)

More Urban

[Link] T5F T6C

Zone(s) Zone(s) Zone(s)

T5 Neighborhood Small Setback T5 Flex T6 Core
Sub-Zone: [Link]-Open
Desired form Desired form Desired form
Attached or Detached Attached Attached
Small-to-Medium Footprint Small-to-Large Footprint Medium-to-Large Footprint
Simple Wall Plane along Street Simple Wall Plane along Street Simple Wall Plane along Street
Building at or Close to ROW Buildings at the ROW Building at ROW
Small to No Side Setbacks Small to No Side Setbacks No Side Setbacks
Up to 6 Stories Up to 4 Stories 4 Stories or More
Diverse Mix of Frontages Diverse Mix of Frontages Diverse Mix Of Frontages
Primarily Shopfronts

General Use General Use General Use

A diverse mix of residential building Vertical and horizontal mixed use: Vertical mixed use: retail, general
types, general retail, and small retail, commercial, residential commercial, and services on the
to medium-sized neighborhood and light industrial uses on any ground floors with residential or
supporting services and commercial floors. Ideal location for work/live commercial uses on upper floors.
uses. conditions.

Intent Intent Intent

To provide a variety of urban To provide an urban form that To reinforce and enhance the vibrant,
housing choices, in small-to-medium can accommodate a very diverse walkable urban, downtown and
footprint, medium-to-high density range of uses, including some light city core and to enable it to evolve
building types, which reinforce the industrial, to reinforce the pattern into a complete neighborhood that
neighborhood's walkable nature, of existing walkable neighborhoods provides locally and regionally serving
support neighborhood-serving and to encourage revitalization and service, retail, entertainment, civic,
retail and service uses adjacent investment. and public uses, as well as a variety of
to this Zone, and support public urban housing choices. This Zone can
transportation alternatives. also be used around transit nodes.
The open sub-zone provides the The open sub-zone provides the
same building form but allows for a same building form but allows for a
more diverse mix of uses. more diverse mix of uses.

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Specific to Transect Zones 1703-2.70

T4 Neighborhood Small Footprint ([Link])

1703-2.70 T4 Neighborhood Small Footprint ([Link])

A. Intent B. Sub-Zone(s)
To provide variety of urban Detached or Attached [Link]-Open Zone ([Link]-O)
housing choices, in small-to- Narrow-to-Medium Lot Width The open sub-zone provides the
medium footprint, medium-to-
Small-to-Medium Footprint same building form but allows for a
high density building types, which
more diverse mix of uses.
reinforce the walkable nature Building at or Close to ROW
of the neighborhood, support
Small to No Side Setbacks
neighborhood-serving retail and
service uses adjacent to this Zone, Up to 2½ Stories
and support public transportation Elevated Ground Floor
alternatives. The following are General note: The drawing above is
generally appropriate form elements Primarily with Stoops and Porches intended to provide a brief overview
in this Zone: of this Transect Zone and is
illustrative only.

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1703-2.70 Specific to Transect Zones
T4 Neighborhood Small Footprint ([Link])

Side Street
A A A
G

C D
H
F E

Street
ROW Line Street

Key Key
ROW / Lot Line ROW Line

C. Allowed Building Types D. Building Form

Lot Height
Building Type Standards
Width A Depth B Main Building
Carriage House n/a n/a 1703-3.40 Stories 2½ stories max.
Detached House: 30' min.; 75' min. 1703-3.60 To Eave/Parapet 24' max. C
Compact 50' max. Overall 35' max. D
Cottage Court 75' min.; 100' min. 1703-3.70 Accessory Structure(s)
100' max. Accessory Dwellings 2 stories max.
Duplex 40' min.; 100' min. 1703-3.80 Other 1 story max.
75' max. Ground Floor Finish Level 18" min.
Rowhouse 18' min.; 80' min. 1703-3.90 above Sidewalk E
35' max. Ground Floor Ceiling F
Multi-Plex: Small 50' min.; 100' min. 1703-3.100 Service or Retail 12' min.
100' max. Upper Floor(s) Ceiling 8' min. G
Live/Work 18' min.; 80' min. 1703-3.130 Ground floor lobbies and common areas in multi-unit
35' max. buildings may have a 0" to 6" ground floor finish level.
Footprint
Depth, Ground-Floor Space 24' min. H
Accessory Structure(s)
Width 24' max.
Depth 32' max.
Miscellaneous
Loading docks, overhead doors, and other service
entries shall be screened and not be located on primary
street facades.

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Specific to Transect Zones 1703-2.70
T4 Neighborhood Small Footprint ([Link])

Q
L M

Side Street
Side Street
K J P O
max.

J
min.
I I
max. max.
I
min.
I N
min.

R
Street Street

Key Buildable Area Key

ROW / Lot Line Acc. Structures Only ROW / Lot Line Parking Area
Building Setback Line Facade Zone Building Setback Line

E. Building Placement F. Parking

Setback (Distance from ROW / Lot Line) Required Spaces
Front I Residential Uses
Interior Lot 5' min.; 15' max. Studio or 1 Bedroom ½ per unit min.
Corner Lot 0' min.; 15' max. 2 or more Bedrooms 1 per unit min.
Side Street 0' min.; 15' max. J Service Uses
Side ≤ 3,500 sf No spaces required
Main Building1 3' min.; 9' max. K >3,500 sf 2 spaces/1,000 sf min.
Accessory Structure(s) 3' min. above first 3,500 sf
Rear Required parking may be reduced as set forth in
Main Building, Lot Depth ≤ 100' 20' min. L Subsection 1703-5.50 (Parking).
Main Building, Lot Depth > 100' Lot depth minus For uses not listed above, see Table 1703-5.50.A
80' min. (Parking Spaces Required).
Accessory Structure(s) 5' min. M No off-street parking required for uses within accessory
Facade within Facade Zone structure(s).
Front 75% min. Location (Distance from Lot Line)
Side Street 50% min. Front Setback 40' min. N
1 Side setback not required between attached rowhouse Side Street Setback 5' min. O
or duplex units along a common Lot Line. Side Setback 0' min. P
Where existing adjacent buildings are in front of the Rear Setback 0' min. Q
minimum front setback, the building may be set to align Miscellaneous
with the facade of the front most immediately adjacent Curb Cut or Parking Driveway Width R
property. ≤ 40 spaces 14' max.
> 40 spaces 18' max.
Driveways may be shared between adjacent parcels.

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1703-2.70 Specific to Transect Zones
T4 Neighborhood Small Footprint ([Link])

Side Street
U T

Street

Key
ROW / Lot Line Encroachment Area
Building Setback Line

G. Encroachments H. Signage
S T U V Allowed Total Number of Signs
Encroachment Type Front Side St. Side Rear Building Signs 1 per building max.
Frontage 10' max. 10' max. — — Ground Signs 1 per main building max.
Steps to Building Allowed Sign Types 4
Entrance 5' max. 5' max. — — Building Signs
Architectural Features 3' max. 3' max. 3' max. 3' max. Directory5 1703-5.80.L
Signage A A — — Wall5 1703-5.80.S
Landscaping A A A A Ground Signs
Fences or Freestanding Pole/Monument 5 1703-5.80.O
Wall A1 A1 A2 A2 Landscape Wall5 1703-5.80.M
Driveways, Walkways A A A A3 See Subsection 1703-5.80 (Signs) for additional
Utility Lines, Wires and standards.
Related Structures A A A A 4 Changeable copy sign allowed for public and semi-
Satellite Dish Antennas — — A A public uses only.
Encroachments are not allowed within a street ROW, 5 Allowed as identification sign for non-residential uses
alley ROW or across a Lot Line. only.
See Section 1703-4 (Specific to Frontage Types) for
further refinement of the allowed encroachments for
frontage elements.
1 4' max. height.
2 6' max. height.
3 Driveway only allowed when access is from an alley.
Key A = Allowed — = Not Allowed

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Specific to Transect Zones 1703-2.70
T4 Neighborhood Small Footprint ([Link])

I. [Link] Use Table

T4N T4N
Specific Use Specific Use
Use Type Standards Use Type Standards
SF SF-O SF SF-O

Residential Industry, Manufacturing & Processing

Dwelling P P Artisan Production UP MUP
Accessory Dwelling P P General Production — —
Home Occupation 1703-5.100.H P P Limited Production UP UP
Home Office MUP MUP Agriculture
Services Community Gardens 1703-5.100.D P P
Animal Services, except 1703-5.100.A Transportation, Communications, Infrastructure
with the following features: UP P Utility — —
Boarding UP UP Wireless 1703-5.100.K
Automatic Teller Machine 1703-5.100.B — P Telecommunications:
Day Care Center 1703-5.100.E P P Antenna ≤ 20' tall tall P P
Day Care Home: 1703-5.100.E Antenna > 20' tall MUP MUP
Adult P P Facility MUP MUP
Type A (7 - 12 Children) UP P Accessory
Type B (1 - 6 Children) P P Accessory Building/
Lodging: Bed & Breakfast 1703-5.100.C P P Structure P P
Medical Services:
Clinic — P
Doctor Office — P
Office: Professional — P
Personal Services — P
Recreation, Education, Public Assembly
Cultural Institution UP UP
Meeting Facilities P P
Park, Open Space,
Playground P P
Key
Public Safety Facility P P
P Permitted Use
Recreational Facility:
MUP Minor Use Permit Required
Indoor ≤ 1,000 sf P P
UP Use Permit Required
Indoor > 1,000 sf UP UP
— Use Not Allowed
Outdoor UP UP
End Notes
Religious Assembly P P 1
Only allowed in accessory structure.
School: Public or Private P P
Studio: Art, Music, Dance P1 P

City of Cincinnati Form-Based Code Final Draft 2/15/13 2-27

1703-2.70 Specific to Transect Zones

This page intentionally left blank

2-28 Final Draft 2/15/13 City of Cincinnati Form-Based Code

Specific to Transect Zones 1703-2.80

T5 Main Street (T5MS)

1703-2.80 T5 Main Street (T5MS)

A. Intent B. Sub-Zone(s)
To provide a focal point for Attached T5MS-Open Zone (T5MS-O)
neighborhoods that accommodates Small-to-Medium Footprint The open sub-zone provides the
neighborhood serving retail, service,
Simple Wall Plane along Street same building form but allows for
and residential uses in compact,
a more diverse mix of uses on the
walkable urban form. Buildings at the ROW ground floor, including residential,
The following are generally Small to No Side Setbacks thus enabling the retail and service
appropriate form elements in this Up to 4 Stories area to mature over time.
Zone:
Diverse Mix of Frontages
General note: The drawing above is
intended to provide a brief overview
of this Transect Zone and is
illustrative only.

City of Cincinnati Form-Based Code Final Draft 2/15/13 2-29

1703-2.80 Specific to Transect Zones
T5 Main Street (T5MS)

B F

Side Street
A A A C

G
E
D

Street
BTL,ROW Line Street

Key Key
ROW / Lot Line ROW Line

C. Allowed Building Types D. Building Form (continued)

Lot Footprint
Building Type Standards
Width A Depth B Depth, Ground-Floor Space 40' min. G
Main Street 25' min.; 100' min. 1703-3.140 Accessory Structure(s)
Mixed-Use 150' max. Width 24' max.
Mid-Rise 100' min.; 180' min. 1703-3.160, Depth 32' max.
200' max. 1703-3.180 Miscellaneous
D. Building Form Distance Between Entries, to
Height Ground Floor (Uses) 50' max.
Main Building 2 stories min.; C Loading docks, overhead doors, and other service
5 stories max. entries shall be screened and not be located on primary
Accessory Structure(s) 1 story max. street facades.
Ground Floor Finish Level 6" max. Any buildings wider than 150’ must be designed to read
above Sidewalk D as a series of buildings no wider than 75’ each.
Ground Floor Ceiling 14' min. E
Upper Floor(s) Ceiling 8' min. F
Ground floor lobbies and common areas in multi-unit
buildings may have a 0" to 6" ground floor finish level.
Within 20' of the rear Lot Line, buildings may not be
more than a half-story taller than the allowed height of
adjacent buildings.

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Specific to Transect Zones 1703-2.80
T5 Main Street (T5MS)

P
K

Side Street
Side Street
J I O N

H M

L Q
Street Street

Key Key
ROW / Lot Line Buildable Area ROW / Lot Line Parking Area
Building Setback Line Building Setback Line

E. Building Placement F. Parking

Build-to Line (Distance from ROW / Lot Line) Required Spaces
Front 0' H Residential Uses 1 per 1500 sf min.
Side Street 0' I Service or Retail Uses
BTL Defined by a Building ≤ 5,000 sf No spaces required
Front 90% min. >5,000 sf 2 spaces/1,000 sf min.
Side Street 60% min. above first 5,000 sf;
Setback (Distance from ROW / Lot Line) 4 per 1,000 sf max.
Side 0' min. J Required parking may be reduced as set forth in
Rear K Subsection 1703-5.50 (Parking).
Adjacent to Any T5 or T6 For uses not listed above, see Table 1703-5.50.A
Zone 0' min. (Parking Spaces Required).
Adjacent to Any Other Zone 5' min. Location (Distance from Lot Line)
Miscellaneous Front Setback 40' min. M
BTL must be defined by a building within 30' of L Side Street Setback 0' min. N
corner along the front. Side Setback 0' min. O
A building form with a chamfered corner is allowed only Rear Setback 0' min. P
on corner lots and only if a corner entry is provided. Miscellaneous
Entire BTL/ROW must be defined by a building or a 2' to Curb Cut or Parking Driveway Width Q
3' high fence or landscape wall. ≤ 40 Spaces 14' max.
Fence materials shall not include chain link, barbed or > 40 Spaces 18' max.
razor wire. All parking structures must be screened from the front
Landscape walls shall have a masonry or stucco finish. street by habitable space at least 40' deep from street.
No planting strips allowed between sidewalk and building. Driveways may be shared between adjacent parcels.

City of Cincinnati Form-Based Code Final Draft 2/15/13 2-31

1703-2.80 Specific to Transect Zones
T5 Main Street (T5MS)

Side Street
R
Street

Key
ROW / Lot Line Encroachment Area
Building Setback Line

G. Encroachments H. Signage
R S Maximum Sign Area Allowed
Encroachment Type Front Side St. Building Signs Max. 1 sf per linear foot of building
Frontage frontage
Shopfront: Awning1 14' max. 14' max. Ground Signs Max. 1 sf per linear foot of lot frontage
Other — — Allowed Sign Types
Architectural Features 3' max. 3' max. Building Signs
Signage1 A A Awning 1 per awning 1703-5.80.K
Encroachments are not allowed across a side or rear Directory 1 per building 1703-5.80.L
Lot Line, within an Alley ROW or across a curb. Marquee 1 per building 1703-5.80.N
See Section 1703-4 (Specific to Frontage Types) for Projecting 1 per entry door 1703-5.80.P
further refinement of the allowed encroachments for Suspended 1 per entry door 1703-5.80.R
frontage elements. Wall2 1 per establishment 1703-5.80.S
1 May encroach into the street ROW to within 2' of the Wall Mural 1 per building 1703-5.80.T
face of curb. Window 1 per shopfront 1703-5.80.U
Key A = Allowed — = Not Allowed Ground Signs
Landscape Wall 1 per building 1703-5.80.M
Sandwich Board 1 per establishment 1703-5.80.Q
See Subsection 1703-5.80 (Signs) for additional
standards.
2 Changeable copy signs allowed for public and semi-
public uses.

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Specific to Transect Zones 1703-2.80
T5 Main Street (T5MS)

I. T5MS Use Table

T5 T5
Specific Use Specific Use
Use Type Standards Use Type Standards
MS MS-O MS MS-O

Residential Services
1
Dwelling P P Animal Services, except with
Home Occupation 1703-5.100.H P 1
P any of the following features: P1 P
1
Home Office P P Boarding UP UP
Retail Automatic Teller Machine 1703-5.100.B P P
General Retail, except with Bank/Financial Services,
any of the following features: P P except with the following
Alcoholic Beverage Sales UP UP features: P P
Drive-Through Services 1703-5.100.F — — Drive-Through Services 1703-5.100.F P P
Floor Area over 10,000 sf UP UP Day Care Center 1703-5.100.E P P
Eating or Drinking Day Care Home: 1703-5.100.E
Establishment, except with Adult P P
any of the following features: P P Type A (7 - 12 Children) UP P
Alcoholic Beverage Sales UP UP Type B (1 - 6 Children) P P
Drive-Through Services 1703-5.100.F — — Lodging:
Floor Area over 10,000 sf UP UP Inn P1 P
1
Outdoor Entertainment 1703-5.100.I P MUP Hotel P P
Medical Services:
Clinic P1 P
1
Doctor Office P P
1
Office: Professional P P
Personal Services P P
Recreation, Education, Public Assembly
Cultural Institution P P
1
Meeting Facilities P P
Park, Open Space, Playground P P
Public Safety Facility P P
Recreational Facility:
Indoor ≤ 1,000 sf P P
Key Indoor > 1,000 sf UP UP
P Permitted Use Outdoor MUP MUP1 1

MUP Minor Use Permit Required Religious Assembly P P

UP Use Permit Required School: Public or Private P P
— Use Not Allowed Studio: Art, Music, Dance P P
End Notes Table Continues on Next Page
1
Not allowed on the ground floor, except when located
behind an allowed ground floor use.

City of Cincinnati Form-Based Code Final Draft 2/15/13 2-33

1703-2.80 Specific to Transect Zones
T5 Main Street (T5MS)

I. T5MS Use Table (continued)

T5 T5
Specific Use Specific Use
Use Type Standards Use Type Standards
MS MS-O MS MS-O

Agriculture Transportation, Communications, Infrastructure

Community Gardens 1703-5.100.D P P Parking Facility,
Industry, Manufacturing & Processing Public or Private UP UP
Artisan Production — P Utility — —
General Production — — Wireless Telecommunications: 1703-5.100.K
Limited Production — UP Antenna ≤ 20' tall P P
Furniture and Fixture Antenna > 20' tall MUP MUP
Manufacturing — P Facility MUP MUP
Media Production — P Accessory
Printing and Publishing — P Accessory Building/Structure P P

Key
P Permitted Use
MUP Minor Use Permit Required
UP Use Permit Required
— Use Not Allowed
End Notes
1
Not allowed on the ground floor, except when located
behind an allowed ground floor use.

2-34 Final Draft 2/15/13 City of Cincinnati Form-Based Code

Section 1703-3: Specific to Building Types

Subsections:
1703-3.10 Purpose
1703-3.20 Applicability
1703-3.30 Building Types Overview
1703-3.40 Carriage House
1703-3.50 Detached House: Medium
1703-3.60 Detached House: Compact
1703-3.70 Cottage Court
1703-3.80 Duplex
1703-3.90 Rowhouse
1703-3.100 Multi-plex: Small
1703-3.110 Multi-plex: Large
1703-3.120 Stacked Flats
1703-3.130 Live/Work
1703-3.140 Main Street Mixed-Use
1703-3.150 Flex
1703-3.160 Mid-Rise
1703-3.170 High-Rise
1703-3.180 Additional Standards for Mid-Rise and High-Rise Building Types

1703-3.10 Purpose

This Section sets forth the standards applicable to the development of each building type.
These standards supplement the standards for each zone that the building types are allowed
within. These standards are intended to ensure development that reinforces the highly-valued
existing character and scale of Cincinnati's neighborhoods and downtown.

1703-3.20 Applicability

A. The requirements of this Section shall apply to all proposed development with
Residential, Service, Retail Accessory, and Industry, Manufacturing & Processing uses
within the transect zones, and shall be considered in combination with the standards for
the applicable zone in Section 1703-2 (Specific to Transect Zones) and in the rest of this
Section.
B. Development with Recreation, Education, Public Assembly, Transportation,
Communications and/or Infrastructure uses shall comply with the standards for the
applicable zone in Section 1703-2 (Specific to Transect Zones), but shall not be required to
meet the standards of this Section.

1703-3.30 Building Types Overview

A. This Subsection provides an overview of the allowed building types. The names of the
building types are not intended to limit uses within a building type. For example, a
detached house may have non-residential uses within it, such as a restaurant or office.
City of Cincinnati Form-Based Code Final Draft 2/15/13 3-1
1703-3.30 Specific to Building Types

B. The lot size standards for each building type is set in the transect zones, see Section 1703-
2 (Specific to Transect Zones). The lot size designate the range of lot sizes that the given
building type is allowed to be built on. If the lot is smaller or larger than the allowed lot
size, a different building type shall be selected.
C. Each lot shall only have one building type, except as follows:
1. Where allowed by the for the applicable zone in Section 1703-2 (Specific to Transect
Zones) and primary building type, one Carriage House is also allowed; and/or
2. More than one building type is allowed on a lot if the submitted building permit
application includes a site plan with potential lot lines that meet all the requirements
of this Chapter.
D. The Carriage House Building Type is the only accessory structure in which accessory
dwelling units are allowed in transect zones.
E. Secondary wings and accessory structures shall have a smaller footprint, a narrower
width, and a depth not greater than the main building.
F. Table A (Building Types General) provides an overview of building types.

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Specific to Building Types 1703-3.30

Table 1703-3.30.A: Building Types General

Building Type Transect Zones
Carriage House. This Building Type is an accessory structure T3E T3N
typically located at the rear of a lot. It typically provides either a
[Link] [Link]
small residential unit, home office space, or other small commercial
or service use that may be above a garage or at ground level. This T5MS [Link]
Type is important for providing affordable housing opportunities [Link] T5F
and incubating small businesses within walkable neighborhoods.
T6C

Detached House: Medium. This Building Type is a medium-sized T3E T3N

detached structure on a medium-sized lot that incorporates one
[Link] [Link]
unit. It is typically located within a primarily single-family residential
neighborhood in a walkable urban setting, potentially near a T5MS [Link]
neighborhood main street. [Link] T5F

T6C

Detached House: Compact. This Building Type is a small T3E T3N

detached structure on a small lot that incorporates one unit.
[Link] [Link]
It is typically located within a primarily single-family residential
neighborhood in a walkable urban setting, potentially near a T5MS [Link]
neighborhood main street. This Type enables appropriately-scaled, [Link] T5F
well-designed higher densities and is important for providing a
T6C
broad choice of housing types and promoting walkability.

Cottage Court. This Building Type consists of a series of small, T3E T3N
detached structures, providing multiple units arranged to define
[Link] [Link]
a shared court that is typically perpendicular to the street. The
shared court takes the place of a private rear yard and becomes an T5MS [Link]
important community-enhancing element of this Type. This Type is [Link] T5F
appropriately-scaled to fit within primarily single-family or medium-
T6C
density neighborhoods. It enables appropriately-scaled, well-designed
higher densities and is important for providing a broad choice of
housing types and promoting walkability.
Duplex. This Building Type is a small- to medium-sized structure T3E T3N
that consists of two side-by-side or stacked dwelling units, both
[Link] [Link]
facing the street and within a single building massing. This Type
has the appearance of a medium to large single-family home T5MS [Link]
and is appropriately scaled to fit within primarily single-family [Link] T5F
neighborhoods or medium-density neighborhoods. It enables
T6C
appropriately-scaled, well-designed higher densities and is important
for providing a broad choice of housing types and promoting
walkability.

Key T# Allowed T# Not Allowed

City of Cincinnati Form-Based Code Final Draft 2/15/13 3-3

1703-3.30 Specific to Building Types

Table 1703-3.30.A: Building Types General (continued)

Building Type Transect Zones
Rowhouse. This Building Type is a small- to medium-sized typically T3E T3N
attached structure that consists of 2–8 Rowhouses placed side-
[Link] [Link]
by-side. In a feature unique to Cincinnati, this Type may also
occasionally be detached with minimal separations between the T5MS [Link]
buildings. This Type is typically located within medium-density [Link] T5F
neighborhoods or in a location that transitions from a primarily
T6C
single-family neighborhood into a neighborhood main street. This
Type enables appropriately-scaled, well-designed higher densities
and is important for providing a broad choice of housing types and
promoting walkability.
Syn: Townhouse
Multi-plex: Small. This Building Type is a medium structure that T3E T3N
consists of 3–6 side-by-side and/or stacked dwelling units, typically
[Link] [Link]
with one shared entry or individual entries along the front. This
Type has the appearance of a medium-sized family home and is T5MS [Link]
appropriately scaled to fit sparingly within primarily single-family [Link] T5F
neighborhoods or into medium-density neighborhoods. This Type
T6C
enables appropriately-scaled, well-designed higher densities and
is important for providing a broad choice of housing types and
promoting walkability.
Multi-plex: Large. This Building Type is a medium- to large-sized T3E T3N
structure that consists of 7–18 side-by-side and/or stacked dwelling
[Link] [Link]
units, typically with one shared entry. This Type is appropriately
scaled to fit in within medium-density neighborhoods or sparingly T5MS [Link]
within large lot predominantly single-family neighborhoods. This [Link] T5F
Type enables appropriately-scaled, well-designed higher densities
T6C
and is important for providing a broad choice of housing types and
promoting walkability.

Stacked Flats. This Building Type is a medium- to large-sized T3E T3N

structure that consists of multiple dwelling units accessed from
[Link] [Link]
a courtyard or series of courtyards. Each unit may have its own
individual entry, or may share a common entry. This Type is T5MS [Link]
appropriately scaled to fit adjacent to neighborhood serving main [Link] T5F
streets and walkable urban neighborhoods. It enables appropriately-
T6C
scaled, well-designed higher densities and is important for providing a
broad choice of housing types and promoting walkability. This building
type may include a courtyard.
Live/Work. This Building Type is a small to medium-sized attached T3E T3N
or detached structure that consists of one dwelling unit above
[Link] [Link]
and/or behind a flexible ground floor space that can be used for
residential, service, or retail uses. Both the ground-floor flex space T5MS [Link]
and the unit above are owned by one entity. This Type is typically [Link] T5F
located within medium-density neighborhoods or in a location that
T6C
transitions from a neighborhood into a neighborhood main street. It
is especially appropriate for incubating neighborhood-serving retail
and service uses and allowing neighborhood main streets to expand
as the market demands.

Key T# Allowed T# Not Allowed

3-4 Final Draft 2/15/13 City of Cincinnati Form-Based Code
Specific to Building Types 1703-3.30

Table 1703-3.30.A: Building Types General (continued)

Building Type Transect Zones
Main Street Mixed-Use. This Building Type is a small- to T3E T3N
medium-sized structure, typically attached, intended to provide a
[Link] [Link]
vertical mix of uses with ground-floor retail, or service uses and
upper-floor service, or residential uses. This Type makes up the T5MS [Link]
primary component of a neighborhood main street and portions [Link] T5F
of a downtown main street, therefore being a key component to
T6C
providing walkability.

Flex. This Building Type is a medium- to large-sized structure, 1–3 T3E T3N
stories tall, and built on a large lot that incorporates structured
[Link] [Link]
parking. It can be used to provide a vertical mix of uses with
ground-floor industrial, service, or retail uses and upper-floor T5MS [Link]
service or residential uses; or may be a single-use building, typically [Link] T5F
industrial, service or residential, where ground floor retail is not
T6C
appropriate. This Type is a primary component of an urban flexible
neighborhood that provides a mix of buildings.

Mid-Rise. This Building Type is a medium- to large-sized structure, T3E T3N

4–8 stories tall, built on a large lot that typically incorporates
[Link] [Link]
structured parking. It can be used to provide a vertical mix of uses
with ground-floor retail, or service uses and upper-floor service, T5MS [Link]
or residential uses; or may be a single-use building, typically service [Link] T5F
or residential, where ground floor retail is not appropriate. This
T6C
Type is a primary component of an urban downtown providing high-
density buildings.

High-Rise. This Building Type is a large-sized structure with T3E T3N

portions or all of the building more than eight stories tall, built on
[Link] [Link]
a large lot that typically incorporates structured parking. It is used
to provide a vertical mix of uses with ground-floor retail, or service T5MS [Link]
uses and upper-floor service, or residential uses. This Type is a [Link] T5F
primary component of an urban downtown providing high-density
T6C
buildings.

Key T# Allowed T# Not Allowed

City of Cincinnati Form-Based Code Final Draft 2/15/13 3-5

1703-3.90 Specific to Building Types

1703-3.90 Rowhouse

Classically detailed brick Rowhouses are stepped down a steep sidewalk.

A. Description
The Rowhouse Building Type is a small- to medium-
sized typically attached structure that consists of
2–8 Rowhouses placed side-by-side. In a feature
unique to Cincinnati, this Type may also occasionally
be detached with minimal separations between
the buildings. This Type is typically located within
medium-density neighborhoods or in a location that
transitions from a primarily single-family neighborhood
into a neighborhood main street. This Type enables
appropriately-scaled, well-designed higher densities and
is important for providing a broad choice of housing
Rowhouses with covered stoops acting as a single building types and promoting walkability.
Syn: Townhouse
T3E T3N

[Link] [Link]

T5MS [Link] [Link] T5F

T6C

Key
T# Allowed T# Not Allowed

General Note: Photos on this page are illustrative, not

A row of minimally-detached three-bay Rowhouses regulatory.

3-16 Final Draft 2/15/13 City of Cincinnati Form-Based Code

Specific to Building Types 1703-3.90
Rowhouse

Alley Alley

D D
C C

Side Street

Side Street
A A A

B B B

Front Street Front Street

Key Key
ROW / Lot Line Setback Line ROW / Lot Line Frontage
Shared LotLine1 Building Setback Line Private Open Space
1Rowhouses may have a shared Lot Line.

B. Number of Units D. Allowed Frontage Types

Units per Rowhouse 1 per floor max. Porch: Engaged 1703-4.60
Rowhouses per Lot 1 max. Porch: Projecting 1703-4.50
Rowhouses per run 2 min.; 8 max. Stoop 1703-4.70
C. Building Size and Massing E. Pedestrian Access
Height Main Entrance Location Front street B
Per transect zone standards in Section 1703-2 (Specific Each unit shall have an individual entry facing a street.
to Transect Zones). F. Private Open Space
Main Body Width 8' per unit min. C
Width per Rowhouse 18' min.; 36' max. A Depth 8' per unit min. D
The footprint area of an accessory structure may not Area 100 sf min.
exceed the footprint area of the main body of the Required street setbacks and driveways shall not be
building. included in the private open space area calculation.
Required private open space shall be located behind the
main body of the building.

City of Cincinnati Form-Based Code Final Draft 2/15/13 3-17

1703-3.100 Specific to Building Types

1703-3.100 Multi-plex: Small

A Multi-plex, scaled to a medium-density neighborhood, with all units accessed from a central entry
A. Description
The Multi-plex: Small Building Type is a medium structure
that consists of 3–6 side-by-side and/or stacked dwelling
units, typically with one shared entry or individual entries
along the front. This Type has the appearance of a
medium-sized family home and is appropriately scaled to
fit sparingly within primarily single-family neighborhoods
or into medium-density neighborhoods. This Type enables
appropriately-scaled, well-designed higher densities and is
important for providing a broad choice of housing types
and promoting walkability.

A small Multi-plex with front entrance porch and balcony T3E T3N

[Link] [Link]

T5MS [Link] [Link] T5F

T6C

Key
T# Allowed T# Not Allowed

General Note: Photos on this page are illustrative, not

A Multi-plex with unique Art Deco entrance detailing regulatory.

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Specific to Building Types 1703-3.100
Multi-plex: Small

G
F
G
C
D F

Side Street

Side Street
A A
B B

E E
Front Street Front Street

Key Key
ROW / Lot Line Building ROW / Lot Line Frontage
Setback Line Setback Line Private Open Space

B. Number of Units D. Allowed Frontage Types

Units per Building 3 min.; 6 max. Porch: Engaged 1703-4.60
Small Multi-plexes per Lot 1 max. Porch: Projecting 1703-4.50
C. Building Size and Massing Stoop 1703-4.70
Height E. Pedestrian Access
Per transect zone standards in Section 1703-2 (Specific Main Entrance Location Front street E
to Transect Zones). Each unit may have an individual entry.
Main Body F. Private Open Space
Width 48' max. A Width 8' min. F
Depth 48' max. B Depth 8' min. G
Secondary Wing(s) Area 100 sf min.
Width 30' max. C Required street setbacks and driveways shall not be
Depth 30' max. D included in the private open space area calculation.
The footprint area of an accessory structure may not Required private open space shall be located behind the
exceed the footprint area of the main body of the main body of the building.
building.

City of Cincinnati Form-Based Code Final Draft 2/15/13 3-19

1703-3.110 Specific to Building Types

1703-3.110 Multi-plex: Large

A Large Multi-plex offers denser living options while still maintaining great wooded neighborhoods and green yards.
A. Description
The Multi-plex: Large Building Type is a medium-to-
large-sized structure that consists of 7–18 side-by-side
and/or stacked dwelling units, typically with one shared
entry. This Type is appropriately scaled to fit within
medium-density neighborhoods or sparingly within large
lot predominantly single-family neighborhoods. This
Type enables appropriately-scaled, well-designed higher
densities and is important for providing a broad choice of
housing types and promoting walkability.
T3E T3N
A large Multi-plex engaging a street corner [Link] [Link]

T5MS [Link] [Link] T5F

T6C

Key
T# Allowed T# Not Allowed

General Note: Photos on this page are illustrative, not

Multi-plex with classical entrance and symmetrical side wings regulatory.

3-20 Final Draft 2/15/13 City of Cincinnati Form-Based Code

Specific to Building Types 1703-3.110
Multi-plex: Large

D
C

Side Street

Side Street
A
B

E
Front Street Front Street

Key Key
ROW / Lot Line Building ROW / Lot Line Frontage
Setback Line Setback Line Private Open Space

B. Number of Units D. Allowed Frontage Types

Units per Building 7 min.; 18 max. Porch: Projecting 1703-4.50
Large Multi-plexes per Lot 1 max. Stoop 1703-4.70
C. Building Size and Massing E. Pedestrian Access
Height Main Entrance Location Front street E
Per transect zone standards in Section 1703-2 (Specific Units located in the main body shall be accessed by a
to Transect Zones). common entry along the front street.
Main Body On corner lots, units in a secondary wing may enter
Width 80' max. A from the side street.
Depth 75' max. B F. Private Open Space
Secondary Wing(s) No private open space requirement.
Width 48' max. C
Depth 36' max. D
The footprint area of an accessory structure may not
exceed the footprint area of the main body of the
building.

City of Cincinnati Form-Based Code Final Draft 2/15/13 3-21

Section 1703-4: Specific to Frontage Types

Subsections:
1703-4.10 Purpose
1703-4.20 Applicability
1703-4.30 Frontage Types Overview
1703-4.40 Common Yard
1703-4.50 Porch: Projecting
1703-4.60 Porch: Engaged
1703-4.70 Stoop
1703-4.80 Forecourt
1703-4.90 Dooryard
1703-4.100 Lightwell
1703-4.110 Shopfront
1703-4.120 Terrace

1703-4.10 Purpose

This Section sets forth the standards applicable to the development of private frontages.
Private frontages are the components of a building that provide an important transition
and interface between the public realm (street and sidewalk) and the private realm (yard or
building). These standards supplement the standards for each zone that the frontage types
are allowed within. For each frontage type, a description, a statement of the type's intent,
and design standards are provided. These standards are intended to ensure development that
reinforces the highly-valued existing character and scale of Cincinnati's neighborhoods and
downtown.

1703-4.20 Applicability

These standards work in combination with the standards found in Section 1703-2 (Specific
to Transect Zones) and Section 1703-3 (Specific to Building Types) and are applicable to all
private frontages within transect zones.

1703-4.30 Frontage Types Overview

Table A (Frontage Types General) provides an overview of the allowed frontage types.

City of Cincinnati Form-Based Code Final Draft 2/15/13 4-1

1703-4.30 Specific to Frontage Types

Table 1703-4.30.A: Frontage Types General

The private frontage is the area between the building facade and the lot line.
SECTION PLAN
LOT/ LOT/
PRIVATE › ‹ PRIVATE › ‹
FRONTAGE › ‹ R.O.W. FRONTAGE › ‹ R.O.W.

Common Yard. The main facade of the building

has a large planted setback from the frontage
line providing a buffer from the higher-speed
thoroughfares. The front yard created remains
unfenced and is visually continuous with adjacent
yards, supporting a common landscape and working
in conjunction with the other private frontages.

Porch: Projecting. The main facade of the building

has a small-to-medium setback from the frontage line.
The resulting front yard is typically very small and can
be defined by a fence or hedge to spatially maintain
the edge of the street. The projecting porch is open
on three sides and all habitable space is located
behind the setback line.

Porch: Engaged. The main facade of the building has

a small-to-medium setback from the frontage line. The
resulting front yard is typically very small and can be
defined by a fence or hedge to spatially maintain the edge
of the street. The engaged porch has two adjacent sides
of the porch that are engaged to the building while the
other two sides are open.

Stoop. The main facade of the building is near

the frontage line and the elevated stoop engages
the sidewalk. The stoop shall be elevated above
the sidewalk to ensure privacy within the building.
Stairs or ramps from the stoop may lead directly
to the sidewalk or may be side-loaded. This Type is
appropriate for residential uses with small setbacks.

Forecourt. The main facade of the building is at or

near the frontage line and a small percentage is set
back, creating a small court space. The space could
be used as an entry court or shared garden space for
apartment buildings, or as an additional shopping or
restaurant seating area within retail and service areas.

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Specific to Frontage Types 1703-4.30

Table 1703-4.30.A: Frontage Types General (continued)

The private frontage is the area between the building facade and the lot line.
SECTION PLAN
LOT/ LOT/
PRIVATE › ‹ PRIVATE › ‹
FRONTAGE › ‹ R.O.W. FRONTAGE › ‹ R.O.W.

Dooryard. The main facade of the building is set

back a small distance and the frontage line is defined
by a low wall or hedge, creating a small dooryard. The
dooryard shall not provide public circulation along
a ROW. The dooryard may be raised, sunken, or at
grade and is intended for ground-floor residential.

Lightwell. The main facade of the building is set back

from the frontage line by an elevated terrace or a
sunken lightwell. This Type buffers residential, retail
or service uses from urban sidewalks and removes
the private yard from public encroachment.

Shopfront. The main facade of the building is at or

near the frontage line with an at-grade entrance along
the public way. This Type is intended for retail use. It
has substantial glazing at the sidewalk level and may
include an awning that may overlap the sidewalk. It
may be used in conjunction with other frontage types.
Syn: Retail Frontage, Awning.

Terrace. The main facade of the building is at or near

the frontage line with an elevated terrace providing
public circulation along the facade. This Type can be used
to provide at-grade access while accommodating a grade
change. Frequent steps up to the terrace are necessary
to avoid dead walls and maximize access. This Type may
also be used in historic industrial areas to mimic historic
loading docks.

City of Cincinnati Form-Based Code Final Draft 2/15/13 4-3

1703-4.30 Specific to Frontage Types

This page intentionally left blank

4-4 Final Draft 2/15/13 City of Cincinnati Form-Based Code

Specific to Frontage Types 1703-4.100

1703-4.100 Lightwell

A
A

Setback/BTL ROW Street Setback/BTL ROW Street

Key
ROW / Lot Line Setback Line/BTL

A. Description
In the Lightwell Frontage Type, the main facade of
the building is set back from the frontage line by an
elevated terrace or a sunken lightwell. This Type buffers
residential, retail or service uses from urban sidewalks
and removes the private yard from public encroachment.
B. Size
Depth, Clear 5' min. A
Height
Landing (above Sidewalk) 6' max. B
Lightwell (below Sidewalk) 6' max. C
C. Miscellaneous Lightwells providing space for second entrances in rowhouses

A short fence shall be placed along the BTL or setback

where it is not defined by a building.

A lightwell frontage for a rowhouse building

City of Cincinnati Form-Based Code Final Draft 2/15/13 4-11

1703-4.110 Specific to Frontage Types

1703-4.110 Shopfront

B C A

BTL, ROW Street BTL, ROW Street

Key
ROW / Lot Line Setback Line/BTL

A. Description
In the Shopfront Frontage Type, the main facade of the
building is at or near the frontage line with an at-grade
entrance along the public way. This Type is intended for
retail use. It has substantial glazing at the sidewalk level and
may include an awning that may overlap the sidewalk. It
may be used in conjunction with other frontage types.
B. Size
Distance between Glazing 2' max. A
Ground Floor Transparency 75% min.
Depth of Recessed Entries 5' max.
C. Awning An example of a shopfront with a recessed doorway
Depth 4' min. B
Setback from Curb 2' min. C
Height, Clear 8' min. D
D. Miscellaneous
Residential windows shall not be used.
Doors may be recessed as long as main facade is at BTL.
Operable awnings are encouraged.
Open-ended awnings are encouraged.
Rounded and hooped awnings are discouraged.
Shopfronts with accordion-style doors/windows or
other operable windows that allow the space to open to An example of a shopfront with formal pilastered bays
the street are encouraged.

4-12 Final Draft 2/15/13 City of Cincinnati Form-Based Code

Specific to Frontage Types 1703-4.120

1703-4.120 Terrace

A C

A B

Setback/BTL ROW Street Setback/BTL ROW Street

Key
ROW / Lot Line Setback Line/BTL

A. Description
In the Terrace Frontage Type, the main facade is at or
near the frontage line with an elevated terrace providing
public circulation along the facade. This Type can be used
to provide at-grade access while accommodating a grade
change. Frequent steps up to the terrace are necessary to C
avoid dead walls and maximize access. This Type may also
be used in historic industrial areas to mimic historic loading
A B
docks. BT L

B. Size ROW S ide

wa lk
Depth, Clear 8' min. A
St re
et
Finish Level above Sidewalk 3' 6" max. B
A terrace accommodating a grade change along a series of
Length of Terrace 150' max.
shopfronts
Distance between Stairs 50' max. C
C. Miscellaneous
These standards are to be used in conjunction with
those for the Shopfront Frontage Type. In case of conflict
between them, the Terrace Frontage Type standards shall
prevail.
Low walls used as seating are encouraged.

The terrace is being used to accommodate a change in grade.

The low walls are used to provide seating.

City of Cincinnati Form-Based Code Final Draft 2/15/13 4-13

Section 1703-5: Supplemental to Transect Zones

Subsections:
1703-5.10 Purpose
1703-5.20 Applicability
1703-5.30 Topography and Hillside Overlay Districts
1703-5.40 Historic Landmarks and Districts
1703-5.50 Parking
1703-5.60 Building Height
1703-5.70 Renovations and New Construction Compatibility
1703-5.80 Signs
1703-5.90 Corner Stores
1703-5.100 Additional Standards for Specific Uses
1703-5.110 Accessory Uses
1703-5.120 Temporary Uses

1703-5.10 Purpose

The purpose of this Section is to provide standards that are supplemental to the regulations
of each transect zone, and are specific to particular aspects of development, such as
parking and signage among others. These standards are intended to promote development
that compliments and helps reinforce the vibrant, mixed-use pedestrian environment of
Cincinnati.

1703-5.20 Applicability

This Section applies to all development in transect zones. Each Subsection within this Section
further refines the applicability of the standards.

1703-5.30 Topography and Hillside Overlay Districts

A. Purpose. The standards within this Subsection are intended to provide standards and
guidance for development on sites with steep topography.
B. Applicability
1. The standards in this Subsection shall apply in all transect zones.
2. The standards in this Subsection shall supplement those found in Chapter 1433
(Hillside Overlay Districts). If there is a conflict between any standards, the
provisions of this Subsection supersede Chapter 1433 (Hillside Overlay District).
City of Cincinnati Form-Based Code Final Draft 2/15/13 5-1
1703-5.30 Supplemental to Transect Zones

C. Building Height. Sites with steep topography present unique issues in relation to
building height.
1. The Form-Based Code addresses building height in the following locations:
a. Maximum and/or Minimum Building Height. Building heights are regulated
by the transect zone. See Section 1703-2 (Specific to Transect Zones).
b. Overall Building Height. The maximum height of a building follows the existing
topography of a site. This ensures that buildings comply with the building height
across an entire site. See Subsection 1703-5.60 (Building Height).
c. Exposed Basements. The maximum amount a basement may be exposed before
it counts as a building story is set forth in Subsection 1703-5.60.E.2.
D. Location of Parking. Steep topography can present issues with locating parking on a lot.
Table 1703-8.30.A (Allowable Variations) provides findings and allowed administrative
variations for issues arising from steep topography preventing parking spaces from being
provided in accordance with the standards in Section 1703-2 (Specific to Transect Zones).
E. Grading or Regrading of Sites. When site topography is modified, sites shall be graded
in such a way to avoid the following features:
1. The creation of retaining walls or blank walls taller than four feet in height within
required front street or side street setbacks or build-to lines;
2. Retaining walls on rear or side lot lines; and
3. Mass grading of a site that results in buildings not reflecting the topography of the
site.
The following drawings, see next three pages, illustrate methods of inappropriate and
appropriate site grading methods.
F. Massing. Buildings on steep slopes should reflect the topography of the site.
1. Buildings with footprints 36 feet wide or narrower shall have a simple water table or
change in material between the basement and the ground floor.
2. Buildings with footprints wider than 36 feet and 3 stories or taller shall have a
minimum of one story tall defined base. The base shall be defined through the use
one of the following methods:
a. Change in material;
b. Use of a continuous shopfront frontage; and/or
c. A continuous horizontal band between the base and upper floors.
G. Administrative Relief. Subsection 1703-8.30 (Varying The Form; Administrative
Variations) provides a process to obtain minor adjustments to standards found in this
Chapter due to topographic constraints.

5-2 Final Draft 2/15/13 City of Cincinnati Form-Based Code

Supplemental to Transect Zones 1703-5.30

Parking Access on Uphill and Downhill Sites. The following examples illustrate appropriate methods of providing access
to parking areas on uphill and downhill sites.

Example of appropriate
grading of an uphill site
that has alley access for
parking.
Garage Alley
Backyard 1:12 Slope or
Series of Small less, where practicable
Retaining Walls
Street

Example of appropriate
grading of an uphill site
that has access to parking
from the front of the lot.
Garage
Driveway along the Backyard 1:12 Slope or
Series of Small Side Lot line less, where practicable
Street Retaining Walls

Example of appropriate
grading of an downhill
site that has alley access
for parking.

Street Series of Small

Retaining Walls
Front Access
Visitability Garage Alley

Example of appropriate
grading of an downhill
site that has access to
parking from the front of
the lot.
Street Series of Small
Retaining Walls
Front Access
Visitability Basement Garage

City of Cincinnati Form-Based Code Final Draft 2/15/13 5-3

1703-5.30 Supplemental to Transect Zones

Inappropriate and Appropriate Site Grading. The following examples apply to detached or narrow attached building
forms such as detached houses, duplexes, rowhouses, multi-plex and main street mixed use building types.

Elevation

Cincinnati Form-Based Code

Inappropriate. An inappropriate mass
grading of a site that does not allow for
narrow footprint building types to follow and
reflect the topography of the site.

Internal Draft - March 6, 2012

Axonometric Detail

Mass Grading
Small Footprint

Elevation
Cincinnati Form-Based Code

Appropriate. An appropriate grading of a site

to allow for narrow footprint building types to
step up and follow the topography of the site.
Internal Draft - March 6, 2012

Axonometric Detail

Medium Slope
Small Footprint
5-4 Final Draft 2/15/13 City of Cincinnati Form-Based Code
Supplemental to Transect Zones 1703-5.80

G. Removal of Illegal Signs

1. An owner of property where an illegal sign is displayed has the duty to remove all
illegal signs.
2. If the Director of Buildings and Inspections finds an illegal sign, the Director has the
duty to issue an order for the sign to be removed within 60 days and issue a notice
of civil violation to an owner who fails to comply with an order to remove an illegal
sign.
3. If the property owner is found guilty of failing to comply with an order to remove
an illegal sign, the Director has the duty to give notice to the owner that the sign is
a public nuisance and to cause the illegal signs to be removed pursuant to § 1101-57,
Demolition of Buildings and Removal of Illegal Signs by the Director of Buildings
and Inspections, of the Cincinnati Building Code.
H. Nonconforming Signs
1. A nonconforming sign must be brought into conformity with the provisions of the
this Code, when:
a. The sign is structurally altered, rebuilt, enlarged, extended, or relocated; or
b. When the principal use of the property is changed from a commercial use to a
residential use.
2. Provided, however, the repainting or refacing of an existing nonconforming sign is
not considered an alteration within the meaning of this subsection.
I. Maintenance, Abandonment and Removal
1. All signs must be maintained in a condition or state of equivalent quality to which
was approved or required by the City.
2. An on-premise sign advertising an activity, business, service or product must be
removed or the sign face replaced with a blank face within 60 days of the activity,
business, or service promoted by the sign being discontinued on the premises where
the sign is displayed
3. If the use is not reestablished or a new use is not established within two years and
a replacement sign face conforming to this Code installed, then the entire sign
structure and mounting hardware must be removed.
J. Penalties. See Chapter 1451. Enforcement.

City of Cincinnati Form-Based Code Final Draft 2/15/13 5-21

1703-5.80 Supplemental to Transect Zones

Table 1703-5.80.B: Sign Types General

Specific Sign Type Illustration Zones Standards
Building Signs
Awning Sign. This Sign Type is a T3E T3N 1703-5.80.K
traditional shopfront fitting and can be
[Link] [Link]
used to protect merchants' wares and keep
shopfront interiors shaded and cool in hot T5MS [Link]
weather. [Link] T5F

T6C

Directory Sign. This Sign Type provides T3E T3N 1703-5.80.L

a listing of establishments within a building
[Link] [Link]
or series of buildings.
T5MS [Link]

[Link] T5F

T6C

Marquee Sign. This Sign Type is a vertical T3E T3N 1703-5.80.N

sign that is located either along the face,
[Link] [Link]
where it projects perpendicular to the
facade, or at the corner of the building, T5MS [Link]
where it projects at a 45 degree angle. [Link] T5F

T6C

Projecting Sign. This Sign Type is T3E T3N 1703-5.80.P

mounted perpendicular to a building's
[Link] [Link]
facade. These signs are small, pedestrian
scaled, and easily read from both sides. T5MS [Link]

[Link] T5F

T6C

Suspended Sign. This Sign Type is T3E T3N 1703-5.80.R

mounted to the underside of beams or
[Link] [Link]
ceilings of a porch, breezeway or similar
covered area. These signs are small, T5MS [Link]
pedestrian scaled, and easily read from [Link] T5F
both sides.
T6C

Wall Sign. This Sign Type is flat against T3E T3N 1703-5.80.S
the facade consisting of individual cut
[Link] [Link]
letters applied directly to the building,
or painted directly on the surface of the T5MS [Link]
building. [Link] T5F

T6C

Key
# Allowed # Allowed with Restrictions # Not Allowed

5-22 Final Draft 2/15/13 City of Cincinnati Form-Based Code

Supplemental to Transect Zones 1703-5.80

Table 1703-5.80.B: Sign Types General (continued)

Specific Sign Type Illustration Zones Standards
Building Signs (continued)
Wall Mural Sign. This Sign Type is flat T3E T3N 1703-5.80.T
against a secondary facade, typically along a
[Link] [Link]
side street, alley, or paseo. These signs are
typically painted directly on the building T5MS [Link]
and contain a combination of text and [Link] T5F
graphic elements.
T6C

Window Sign. This Sign Type is T3E T3N 1703-5.80.U

professionally painted consisting of
[Link] [Link]
individual letters and designs or gold leaf
individual letters and designs, applied T5MS [Link]
directly on the inside of a window. [Link] T5F

T6C

Ground Signs
Landscape Wall Sign. This Sign Type is T3E T3N 1703-5.80.M
attached to freestanding walls and is often
[Link] [Link]
used to mark a place of significance or the
entrance to a location. T5MS [Link]

[Link] T5F

T6C

Pole/Monument Sign. This Sign Type T3E T3N 1703-5.80.O

encompass a variety of signs that are not
[Link] [Link]
attached to a building and have an integral
support structure. Two varieties include: T5MS [Link]
Pole/Monument and Pole. [Link] T5F

T6C

Sandwich Board Sign. This Sign Type T3E T3N 1703-5.80.Q

provides secondary signage and may be
[Link] [Link]
used to announce daily specials, sales, or
point to shops off the sidewalk (i.e. a shop T5MS [Link]
located along a paseo). [Link] T5F

T6C

Yard Sign. This Sign Type is mounted on T3E T3N 1703-5.80.V

a porch or in a yard between the public
[Link] [Link]
ROW and the building facade.
T5MS [Link]

[Link] T5F

T6C

Key
# Allowed # Allowed with Restrictions # Not Allowed

City of Cincinnati Form-Based Code Final Draft 2/15/13 5-23

1703-5.80 Supplemental to Transect Zones

K. Awning Sign
T3E T3N [Link] [Link] T5MS [Link] [Link] T5F T6C

F E
H

I A
G

J C

Description Size (continued)

The Awning Sign Type is a traditional shopfront fitting Valance
and can be used to protect merchants' wares and keep Signable Area 75% coverage max. F
shopfront interiors shaded and cool in hot weather.
Retail tenant signs may be painted, screen printed, or Width Shopfront width, max. G
appliquéed on the awnings. Height 8" min.; 16" max. H
Size Lettering Height 8" max. I
Projecting Location
Signable Area 1 sf per linear foot of Clear Height 8' min. J
shopfront max. A Signs per Awning 1 projecting, or 1 valance
Lettering Height 16" max. B and 1 sloping plane, max.
Lettering Thickness 6" max. C Miscellaneous
Sloping Plane Only the tenant's store name, logo, and/or address
Signable Area 25% coverage max. D shall be applied to the awning. Additional information is
prohibited.
Lettering Height 18" max. E
Open-ended awnings are strongly encouraged.
Vinyl or plastic awnings are strongly discouraged.

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Section 1703-6: Specific to Creating a Walkable
Neighborhood
Subsections:
1703-6.10 Purpose
1703-6.20 Applicability
1703-6.30 Traditional Neighborhood Plan Standards

1703-6.10 Purpose

A. Purpose. The purpose of this Section is to provide standards for applying the Form-
Based Code to development sites in order to create new walkable urban neighborhoods.
1. Walkable Neighborhood Plans (WNP) are intended to create and reinforce walkable
urban environments with a mix of housing, civic, retail and service choices within a
compact, walkable, and transit friendly environment.
2. This Section shall be used to achieve the following goals and objectives:
a. Improve the built environment and human habitat.
b. Promote development patterns that support safe, effective, and multi-modal
transportation options, including auto, pedestrian, bicycle, and ultimately
transit. This may reduce vehicle traffic by providing for a mixture of land uses,
walkability, and compact community form.
c. Provide neighborhoods with a variety of housing types to serve the needs of a
diverse population.
d. Remove barriers and provide incentives for walkable urban projects.
e. Promote the greater health benefits of a pedestrian-oriented environment.
f. Reinforce the character and quality of downtown, neighborhood business
districts and adjacent neighborhoods.
g. Reduce sprawling, auto-dependent development.
h. Protect and enhance real property values.
i. Reinforce the unique identity of Cincinnati that builds upon the local context,
climate, and history.
j. Encourage projects that reinforce the walkable urban patterns of existing
neighborhoods that will also support new transit investments.

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1703-6.20 Specific to Creating a Walkable Neighborhood

1703-6.20 Applicability

A. Applicability
1. This Section shall apply to all petitions to establish transect zones for a development
site greater than two acres in total area and under common ownership as established
in Section 1703-8.20 (Creating a Regulating Plan for the Establishment of Transects
for Your Development Site).
2. In the event that any of the standards in this Section conflict with other standards in
this Code, the standards in this Section override.

1703-6.30 Walkable Neighborhood Plan Standards

A. Walkable Neighborhood Plan (WNP) Requirements

1. Each WNP shall:
a. Be structured with pedestrian sheds, as described in Subsection B below, to
determine the scale and center, according to Subsection B.
b. Allocate transect zones according to Subsection C, and Table A (Required
Allocation Mix of Transect Zones).
c. Layout a block and thoroughfare network according to standards in Subsection
D and E.
d. Allocate open space, civic spaces and civic buildings according to the standards
in Subsection F.
e. Provide neighborhood centers/main streets to meet the standards in Subsection
G.
f. Provide a mix of building types to meet the standards in Subsection H.
g. Provide appropriate transitions to the scale and character of the surrounding
area.
h. The WNP shall be calibrated to suit specific topographical, environmental, site
layout, and design constraints unique to the site or its location within the City,
yet each WNP shall be consistent in terms of structure and content based on the
provisions of this Subsection.
B. Pedestrian Sheds. Pedestrian sheds are useful as they provide an understanding of how
far a typical pedestrian might be willing to walk. They are based on the understanding
that most people are willing to walk up to five minutes before they will choose to drive
and up to ten minutes to a major destination or transit stop. WNPs use pedestrian
sheds to define the boundaries and the relationship of development patterns to create
walkable environments. Existing or porposed pedestrian sheds should be mappeds on
development applications to show the relationship of new development to the existing
neighborhood.
1. Center. Pedestrian sheds shall be centered on a neighborhood center or a main street.
2. Types of Pedestrian Sheds

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Specific to Creating a Walkable Neighborhood 1703-6.30

a. Standard Pedestrian Shed. A pedestrian shed that is based on a one-quarter

mile (1320 feet) radius around a node. Standard pedestrian sheds are useful in
planning neighborhoods. See Figure 1.
b. Linear Pedestrian Shed. A pedestrian shed that is based on a one-quarter mile
(1320 feet) radius around a series of block lengths. Linear pedestrian sheds are
useful in planning neighborhood main streets or neighborhoods with multiple
nodes. See Figure 2.
c. Long Pedestrian Shed. A pedestrian shed that is based on a one-half mile (2640
feet) radius around a series of block lengths. Long pedestrian sheds are useful in
planning major destinations and downtowns. See Figure 3.

t ic a l 5 mi nut e w a lk
e ore a lk te w
Th inu
m
5
1/4

l
ic a

1/
4
m

ret

m
ile

ile
Theo
Ra

R
ad
di

iu
us

s
Network based Network based
5 minute walk 5 minute walk

Figure 1: Standard Pedestrian Shed Figure 2: Linear Pedestrian Shed

a l 10 minute w
oret ic a lk
The
1/
2
m
ile
Ra
di
us

Network based
10 minute walk

Figure 3: Long Pedestrian Shed

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1703-6.30 Specific to Creating a Walkable Neighborhood

3. Maximum Size of Pedestrian Shed. The development site or planning area may be
smaller than its associated pedestrian shed, but in no case shall a pedestrin shed be
greater than the following:
a. Individual standard pedestrian sheds shall be no more than 160 acres;
b. Linear pedestrian sheds shall be no more than 200 acres; and
c. Long pedestrian sheds shall be no more than 510 acres.
4. Remnants. Portions of the site outside the pedestrian sheds shall meet the following
requirements:
a. Remnant areas outside of a pedestrian shed shall be assigned transect zones, civic
spaces, or non-transect zones; and
b. If the remnant areas assigned as T3, T4 and T5 transect zones exceed 35 acres, an
additional pedestrian shed shall be created to encompass these remnant areas.
The Pedestrian shed shall be centered around a main street or neighborhood
center. See Subsection 1703-6.30.G.2.
5. Mapping. The pedestrian shed(s) shall be mapped on the regulating plan.
C. Transect Zone Mix
1. General
a. Only transect zones established in Section 1703-2 (Specific to Transect Zones)
shall be used for the regulating plan.
2. Allocation of Transect Zones
a. WNPs for new neighborhoods shall assign and map transect zones to each
pedestrian shed according to the percentages allocated in Table A (Required
Allocation Mix of Transect Zones).
3. Transect Organization. Transect zones shall be organized in a manner that responds
appropriately to a site’s context. More intense transect zones shall be organized
around neighborhood centers and neighborhood main streets in visible and
accessible locations suitable for greater intensities, typically at or near the center of a
pedestrian shed. See Subsection G.
4. Transition of Transect Zones. When applying transect zones, transitions between
transect zones containing the neighborhood designation ([Link], [Link], T3N,
T3E) are encouraged to occur within the block or across alleys, but may occur across
a street.

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Specific to Creating a Walkable Neighborhood 1703-6.30

Table 1703-6.30.A: Required Allocation Mix of Transect Zones

Percentage of Land Assign to Zone

Transect Zone Urban Neighborhood Traditional Neighborhood

Minimum Maximum Minimum Maximum

Traditional Neighborhood Development (between 10 - 30 acres)

T3 Estate (T3E) no min. 30% max. no min. 30% max.
T3 Neighborhood (T3N) no min. 30% max. no min. 30% max.
T4 Neighborhood Medium Footprint ([Link]) 25% min. 70% max. 25% min. 70% max.
T4 Neighborhood Small Footprint ([Link]) 10% min. 30% max. 10% min. 30% max.
T5 Main Street (T5MS) no min. 15% max.1 no min. 15% max.1
T5 Neighborhood Large Setback ([Link]) no min. 35% max.1,2 no min. 35% max.1,2
T5 Neighborhood Small Setback ([Link]) no min. 35% max.1,2 no min. 35% max.1,2
T6 Core (T6C) no min. 15% max.1 NA NA
Traditional Neighborhood Development (greater than or equal to 30 acres)
T3 Estate (T3E) no min. 30% max. no min. 30% max.
T3 Neighborhood (T3N) 10% min. 30% max. 10% min. 30% max.
T4 Neighborhood Medium Footprint ([Link]) 25% min. 70% max. 25% min. 70% max.
T4 Neighborhood Small Footprint ([Link]) 10% min. 30% max. 10% min. 30% max.
T5 Main Street (T5MS) no min. 30% max.2 no min. 30% max.2
T5 Neighborhood Large Setback ([Link]) no min. 35% max.1,2 no min. 35% max.1,2
T5 Neighborhood Small Setback ([Link]) no min. 30% max.2 no min. 30% max.2
T6 Core (T6C) no min. 15% max.1 NA NA
Transit-Oriented Development
T3 Estate (T3E) NA NA NA NA
T3 Neighborhood (T3N) NA NA NA NA
T4 Neighborhood Medium Footprint ([Link]) no min. 20% max. no min. 20% max.
T4 Neighborhood Small Footprint ([Link]) no min. 30% max. no min. 50% max.
T5 Main Street (T5MS) no min. 80% max.3 no min. 80% max.
T5 Neighborhood Large Setback ([Link]) no min. 35% max.1,2 no min. 35% max.1,2
T5 Neighborhood Small Setback ([Link]) no min. 30% max.3 no min. 80% max.
T6 Core (T6C) 10% min. 15% max.1 NA NA
End Notes:
1 Allocation of transect zone requires Director approval.
2 Allocation of T5N and/or T5F requires an allocation of T5MS.
3 With Director approval, may be as high as 100%.
4 With Director approval, may be as low as 0% if the site is not along a major corridor.
5 With Director approval, may be up to 100% if the site is adjacent to the main street.

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1703-6.30 Specific to Creating a Walkable Neighborhood

D. Thoroughfares. Thoroughfares define the public streets that refine pedestrian sheds into
walkable environments. Care should be taken in the layout and sizing of thoroughfares,
as wide thoroughfares and a lack of connectivity reduce the pedestrian friendliness of the
area.
1. Design
a. Thoroughfares shall consist of vehicular lanes and public frontages as established
in Section 1703-7 (Specific to Thoroughfares).
b. The design of thoroughfares shall meet the standards set forth in Section 1703-7
(Specific to Thoroughfares).
c. Thoroughfares that pass from one transect zone to another shall adjust their
public frontages to match the character of the transect zone. For example, while
a thoroughfare within an urban transect zone with retail shops may have wide
sidewalks with trees in tree grates, it may transition to a narrower sidewalk
with a planting strip within a less urban transect zone with various residential
building types.
d. The thoroughfare network shall be mapped on a regulating plan and shall
indicate the layout of thoroughfares and the block network according to
standards in this Subsection and Subsection E (Blocks).
2. External Connectivity
a. The arrangement of thoroughfares in a development shall provide for the
alignment and continuation of existing or proposed thoroughfares into adjoining
lands in those cases in which the adjoining lands are undeveloped and intended
for future development or in which the adjoining lands are developed and include
opportunities for such connections.
b. Road rights-of-way shall be extended to or along adjoining property boundaries
such that a roadway connection or thoroughfare stub shall be provided for
development:
(1) At least every 1,500 feet for each direction (north, south, east, and west) in
which development abuts vacant lands; or
(2) The minimum block length as defined in Subsection E.
c. The regulating plan shall identify all stubs for thoroughfares and include a
notation that all stubs are intended for connection with future thoroughfares on
adjoining undeveloped property.
3. Dead-End Streets and Cul-de-Sacs. The creation of new dead-end streets
and cul-de-sacs shall not be included in plans. Cul-de-sacs may be approved
by administrative modulation to accommodate a site specific environmental
feature requiring protection and/or preservation only. Cul-de-sacs approved by
administrative modulation shall meet the following standards:
a. Permanent dead-end streets shall be no longer than 300 feet and shall be
provided with a cul-de-sac;
b. Temporary dead-end streets shall be provided with a temporary turnaround area
which shall be designed considering traffic usage, maintenance, and removal;
c. Cul-de-sacs shall have a minimum right-of-way radius of 50 feet and a paved
circular area with a minimum radius of 40 feet;

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Specific to Creating a Walkable Neighborhood 1703-6.30

d. Cul-de-sacs shall contain a central planted median; and

e. Whenever cul-de-sac thoroughfares are created, at least one pedestrian access
easement shall be provided, to the extent practicable, between each cul-de-sac
head or road turnaround and the sidewalk system of the closest adjacent road or
pedestrian pathway. The access easement shall be direct with a minimum width
of 12 feet.
E. Block Size
1. Individual block faces and the total block perimeter shall follow the standards
established in Table B below. If a block contains multiple transect zones, the most
intense transect zone shall be used to establish the requirements for block size.
2. Blocks should be a minimum width, such that two tiers of developable lots are
provided.

Table 1703-6.30.B: Block Size

Block
Transect Zone Face Length Perimeter Length
T3 900 ft. max. 2,400 ft. max.
T4 600 ft. max. 2,000 ft. max.
T5 600 ft. max. 1,800 ft. max.
T6 400 ft. max 1,600 ft max.
F. Open Space, Civic Space and Civic Buildings. Open spaces, civic spaces and civic
buildings provide important gathering places for communities and access to outdoor
activities. The open spaces, civic spaces and civic buildings should be carefully located
within the pedestrian shed and be accessible to all. The following standards shall be met
for providing and locating open spaces, civic spaces and civic buildings.
1. General
a. WNPs shall designate open spaces, civic spaces and civic buildings on a
regulating plan.
b. Public access and visibility along public parks, civic uses, and natural open
spaces, including creeks and drainages, shall be maintained through the use of:
(1) Single-loaded frontage streets (those with development on one side and open
space on the other);
(2) Bike and pedestrian paths; or
(3) Other methods of frontage that provides similar access and visibility to the
open space that are appropriate in the transect zone.
c. The design of civic and open spaces shall meet the standards set forth in
Subsection 4 (Specific to Civic and Open Space Types).
2. Civic and Open Space Allocation
a. WNPs shall set aside a minimum of 10 percent of the project area as civic or open
space. This number shall be calculated after street rights-of-way are subtracted
from the project area. The following are exceptions:

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1703-6.30 Specific to Creating a Walkable Neighborhood

(1) For sites less than four acres, no civic spaces beyond the playground
requirements of Subsection 3 are required; and
(2) For sites less than eight acres and within 1,000 feet of an existing public park
of at least one acre, no civic spaces beyond the playground requirements of
Subsection (1) above are required.
b. For sites greater than 15 acres, the required amount of civic or open space shall
be distributed throughout the neighborhood as multiple smaller civic spaces.
c. Each residential lot shall be within 1,000 feet of an existing or proposed
playground.
3. Civic Building Allocation. Sites greater than four acres or providing 100 units or
more shall provide an indoor community space, available for public use. This may be
a freestanding building or integrated within another building. This requirement may
be waived if an existing public meeting space is located within 1,000 feet of the site.
a. Schools that are integrated into the regulating plan shall be located near the
designated center of the pedestrian shed.
4. Civic and Open Spaces Types
a. The standards established in this Section provide the transect zones with
a diverse palette of parks and other publicly accessible civic spaces that are
essential components of walkable urban environments.
b. The civic space types are defined in Table A (Civic Space Type Standards).
Two of the civic space types, Playgrounds and Community Gardens, may be
incorporated into any of the other types or may stand alone.
c. In Table A (Civic Space Type Standards), the illustration and description of each
civic space type are illustrative in nature and not regulatory.
d. The service area, size, frontage and disposition of elements standards of each
civic space type is regulatory.
(1) Service Area. Describes how the civic space relates to the City as a whole and
the area that will be served by the civic space.
(2) Size. The overall range of allowed sizes of the civic space.
(3) Frontage. The relationship along lot lines of a civic space to adjacent
buildings or lots.
(a) Building. Civic spaces that are listed as having a “building” frontage
shall have the fronts of buildings, either attached to the park or across
a thoroughfare, facing onto the civic space for a minimum of three
quarters of the perimeter.
(b) Independent. Civic spaces that are listed as having an “independent”
frontage shall have the fronts of buildings, either attached to the park or
across a thoroughfare, facing onto the civic space to the maximum extent
possible, but may have the side or rear of a building or lot front onto the
civic space.
(4) Disposition of Elements. The placement of objects within the civic space.
(a) Natural. Civic spaces with natural character are designed in a natural
manner with no formal arrangement of elements.

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Specific to Creating a Walkable Neighborhood 1703-6.30

(b) Formal. Civic spaces with a formal character have a more rigid layout
that follows geometric forms and have trees and other elements arranged
in formal patterns.
(c) Informal. Civic spaces with an informal character have a mix of formal
and natural characteristics.
e. Typical Facilities. A list of the typical facilities found within the civic space. This
list is not intended to be a complete list of facilities allowed nor is it intended that
every civic space would contain each of the facilities listed.
f. Accessory Structures. All accessory structures within parks and open spaces,
including, but not limited to, restrooms, open-air pavilions, gazebos, picnic
shelters and outdoor theaters, shall not be subject to the physical requirements
of the standards in Section 1703-2 (Specific to Transect Zones). They shall be
designed and furnished to be consistent with the character of the transect zone
in which they are located. Such consistency may require accessory structures to
maintain building setbacks, frontage, massing, disposition and character similar
to adjacent development as determined by the Director.
g. The civic spaces specified in Table C (Civic Space Type Standards) are allowed by
right or with the specified approvals in the designated transect zones.

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 1703-6.30 Specific to Creating a Walkable Neighborhood

rts Sports Sports Community

CommunityCommunity
GreenwayGreenway Greenway
Green Green Green
Square Square Square
Plaza Plaza Plaza
Pocket Poc
plex Complex Complex Park Park Park Plaza Pla
Table 1703-6.30.C: Civic and Open Space Type Standards (continued)
Transect Zone T3 T4 T5 T6 T3 T4 T5 T6 T3 T4 T5 T6

Civic Space Type Greenway Green Square

Illustration

Description A linear open space An open space available for An open space available
that may follow natural unstructured and limited for civic purposes,
corridors providing amounts of structured unstructured and limited
unstructured and limited recreation. amounts of structured
amounts of structured recreation.
recreation.

Location and Size

Location
Service Area Multiple neighborhoods Neighborhood Neighborhood
Size
Minimum 8 acres 1 acre 1/2 acre
Maximum - 15 acres 5 acres
Character
Frontage Independent or Building Building Building
Disposition of Elements Natural or Informal Informal Formal
Typical Facilities
Passive and Active Passive and Active Passive and Active
Recreation, Accessory (unstructured or (unstructured or
Structure, Drinking structured) Recreation, structured) Recreation,
Fountains, Community Accessory Structure, Accessory Structure,
Facility < 5,000 gsf, Paths Drinking Fountains, Drinking Fountains,
and Trails Community Facility < 5,000 Community Facility < 5,000
gsf, Paths and Trails gsf, Paths and Trails

Key T# Allowed T# By Director T# Not Allowed

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 Specific to Creating a Walkable Neighborhood 1703-6.30

unity
Greenway Greenway Greenway
Green Green Green
Square Square Square
Plaza Plaza Pocket
Plaza Pocket Pocket
PocketParkPocket Park Pocket
Playground
ParkPlayground Playground
CommunityComm
k Plaza Plaza Plaza Garden Gard
Table 1703-6.30.C: Civic and Open Space Type Standards (continued)
Transect Zone T3 T4 T5 T6 T3 T4 T5 T6 T3 T4 T5 T6

Civic Space Type Plaza Pocket Plaza Pocket Park

Illustration

Description A formal open space A formal open space An open space available for
available for civic purposes available for civic purposes informal activities in close
and commercial activities. and commercial activities. proximity to neighborhood
Plazas are typically Pocket Plazas are typically residences.
hardscaped. hardscaped.

Location and Size

Location
Service Area Neighborhood Neighborhood Neighborhood
Size
Minimum 1/2 acre 4,000 sf 4,000 sf
Maximum 2-1/2 acres 1/2 acre 1 acre
Character
Frontage Building Building Building
Disposition of Elements Formal Formal Formal or Informal
Typical Facilities
Passive Recreation, Passive Recreation, Passive Recreation,
Accessory Structure, Accessory Structure, Accessory Structure,
Drinking Fountains, Paths Drinking Fountains, Paths Drinking Fountains, Paths
and Trails and Trails and Trails

Key T# Allowed T# By Director T# Not Allowed

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 1703-6.30 Specific to Creating a Walkable Neighborhood

Plaza Plaza Pocket Pocket Pocket Park Pocket Park Playground Playground Community Community
Plaza Plaza Garden Garden
Table 1703-6.30.C: Civic and Open Space Type Standards (continued)
Transect Zone T3 T4 T5 T6 T3 T4 T5 T6

Civic Space Type Playground Community Garden

Illustration

Description An open space designed An open space designed as

and equipped for the a grouping of garden plots
recreation of children. that are available to nearby
A Playground should be residents for small-scale
fenced and may include an cultivation. Community
open shelter. Playgrounds Gardens may be included
may be included within within other civic spaces.
other civic spaces.
Location and Size
Location
Service Area Neighborhood Neighborhood
Size
Minimum - -
Maximum - -
Character
Frontage Independent or Building Independent or Building
Disposition of Elements Formal or Informal Formal or Informal
Typical Facilities
Accessory Structure, Accessory Structure,
Drinking Fountains, Paths Drinking Fountains, Paths
and Trails and Trails

Key T# Allowed T# By Director T# Not Allowed

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G. Neighborhood Centers/Main Streets

1. Location
a. Main streets and neighborhood centers shall be located near the center of each
pedestrian shed.
b. Main streets shall meet the following locational standards:
(1) Along both sides of a thoroughfare; and
(2) Along a primary through thoroughfare; or
(3) Perpendicular to and directly engaging a primary through thoroughfare.
2. Elements. Neighborhood centers shall contain one or more of the following elements:
a. Civic buildings and/or uses;
b. Civic or open spaces; and
c. Limited retail or service uses.
3. Lot Depth. Lots designated as part of new neighborhood centers/main streets within
a WNPs shall have a minimum depth of 130 feet; lots less than 130 feet may be
approved by the Director.
4. Allocation. A new neighborhood center or main street outside the context of an
established main street shall have a minimum of 400 linear feet of frontage as
measured from the edge of lots.
5. Phasing. A minimum of one lot designated as part of a main street shall be included
and built during the first phase of a project.
H. Mix of Building Types
1. A mix of building types introduces variety into the character of WNPs. Blocks
shall provide a diversity of residential and mixed-use building types in a manner
that fulfills the intent of each transect zone as they are described in Section 1703-
2 (Specific to Transect Zones) and the following formulas below. In the event
that blocks are composed of more than one transect zone, the minimum mixing
requirements of the most intense transect zone shall apply across the block.
2. T3 Estate. Blocks within the T3E Transect Zone are intended to be composed of
detached house building types and shall have no minimum mixing requirement. See
Subsection 1703-2.40 for a list of allowed building types in T3E.

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1703-6.30 Specific to Creating a Walkable Neighborhood

3. T3 Neighborhood. Blocks within the T3N Transect Zone are intended to

be primarily composed of detached house and duplex building types, while
accommodating limited multi-unit building types, small multi-plexes and large
multi-plexes that are compatible with detached house forms. See Subsection 1703-
2.50 for a list of allowed building types in T3N.
a. Blocks within the T3N Transect Zone shall provide a minimum of two distinct
building types per block.
b. At least 50 percent of the residential units on a block shall be located within
detached house and/or duplex building types.
4. T4 Neighborhood Medium and Small Footprint. Blocks within the T4N Transect
Zones are intended to provide a mix of detached house, duplex and multi-unit types.
See Subsection 1703-2.60 and 1703-2.70 for a list of allowed building types in T4N.
MF and [Link].
a. Blocks within the T4N Transect Zones shall provide a minimum of two distinct
building types per block.
b. No more than 50 percent of the residential units on a block shall be located
within detached house or duplex building types.
5. T5 Main Street and T5 Neighborhood Large and Small Setback. Blocks within
the T5MS, [Link] or [Link] Transect Zone are intended to provide the greatest
diversity of building types. See Subsection 1703-2.80, 1703-2.90 and 1703-2.100 for a
list of allowed building types in T5MS, [Link] and [Link].
a. Blocks within the T5N, [Link] or T5MS Transect Zone shall provide a
minimum of three distinct building types per block.
b. No more than 50% of the residential units on a block shall be located within
detached house or duplex building types.
6. T6 Core. Blocks within the T6C Transect Zone are intended to be composed of
attached building types and shall have no minimum mixing requirement. See
Subsection 1703-2.120 for a list of allowed building types in T6C.

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Specific to Thoroughfares 1703-7.30

Table 1. THOROUGHFARES AND FRONTAGES

A. TYPICAL SECTION IN T3

Building Private Public Transportation Way Public Private Building

frontage frontage (Table 7) frontage frontage
(Table 4) (Table 4)
Private lot (Chapter 6) Thoroughfare Assembly (Table 7) Private lot (Chapter 6)

B. TYPICAL SECTION IN T5 WITH GALLERY FRONTAGE ENCROACHMENTS

Building Public Transportation Way Public Building

frontage (Table 7) frontage
Private (Table 4) (Table Private
frontage 4) frontage
Private lot (Chapter 6) Thoroughfare Assembly (Table 7) Private lot (Chapter 6)

C. TYPICAL PUBLIC FRONTAGES (FROM TABLE 4)

Frontage Frontage Frontage
Type A Type D Type F
Public Frontage
a. Walkway
Public Transportation Public Transportation Public Transportation b. Planter
Frontage Way Frontage Way Frontage Way
c. Verge

Transportation Way
b c d e a b+c d e a b+c d e d. Parking Lane
e. Vehicular Lane

note: these drawings

are illustrative

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1703-7.30 Specific to Thoroughfares

Table 2. THOROUGHFARE ASSEMBLY TYPES

OFFICIAL THROUGH
THOROUGHFARE TYPE T1 T2 T3 T4 T5 T6 DESCRIPTION STREET CLASS - COMPACT
URBAN
A long-distance, high-speed, free-
movement thoroughfare traversing
open countryside. A highway
HIGHWAY (HW) g g Class 2 Principal Arterial
should be relatively free of inter-
sections, driveways, and adjacent
buildings.
A highway designed in conjunc-
tion with naturalistic landscaping,
including a variable-width median.
PARKWAY (PW) g g g g Class 2 Principal Arterial
A parkway should include a wide
right-of-way landscaped on both
sides of vehicular lanes.
A local, slow-movement thor-
oughfare suitable for low density
ROAD (RD) g g g environments. Roads tend to be Class 5 Local
rural in character without curbs
or striping.
A local, slow-movement thor-
oughfare suitable for general
Class 4 or 4a Collector, or Class
STREET (ST) g g g g urban areas. Streets are urban in
5 Local
character, and flexible in the types
of public frontages they support.
A thoroughfare along the bound-
ary between an urbanized and a
natural condition, usually along a
waterfront, a park, or a promontory. Class 4 or 4a Collector, or Class
DRIVE (DR) g g g g
One side of a drive has the urban 5 Local
character of a street or boulevard,
while the other has the qualities of
a road or parkway.
A limited distance, free-movement
thoroughfare connecting civic
locations within an urbanized area.
Class 3 Minor Arterial, Class 4 or
AVENUE (AV) g g g g Unlike a boulevard, its length is
4a Collector
finite and its axis is terminated. An
avenue may be conceived as an
elongated square.
A local, slow-movement thorough-
fare suitable for high-intensity
urban areas. Commercial streets
COMMERCIAL STREET Class 3 Minor Arterial, Class 4 or
g g are urban in character, supporting
(CS) 4a Collector
parallel or angled parking on both
sides and narrow lanes appropri-
ate for a commercial environment.

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THOROUGHFARE ASSEMBLY TYPES CONTINUED

COMPACT URBAN FUNC-
THOROUGHFARE TYPE T1 T2 T3 T4 T5 T6 DESCRIPTION TIONAL CLASSIFICATION

A long-distance, free-movement
thoroughfare traversing an urban-
ized area. A boulevard often
includes a wide median and a
BOULEVARD (BV) g g g wide public frontage and therefor Class 3 Minor Arterial
a wide right-of-way. Access lanes
are often provided to separate
public frontages from the higher
speed lanes.
A vehicular access way located to
the rear of a lot providing access to
parking and outbuildings as well as
REAR LANE g g
easements for utilities. Rear lanes
Class 6 Alley
are paved as lightly as possible to
driveway standards or with gravel.
A narrow service access to the
rear of more urban buildings pro-
viding service and parking areas
and utility easements. Alleys, as
ALLEY g g g they are used by trucks and must Class 6 Alley
accommodate dumpsters, should
be paved from building face to
building face, with drainage by
inverted crown at the center.

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1703-7.30 Specific to Thoroughfares

Table 3. TRANSPORTATION WAY. These dimensions may be used for infill or retrofit thoroughfares
CONTEXT
T R AV E L L A N E
WIDTH T1 T2 T3 T4 T5 T6
PUBLIC FRONTAGE MOVEMENT
(SEE TABLE 4) TYPE TARGET SPEED (MPH) TRAVEL LANE WIDTH
A, B, C Yield 20 or less 8 ft. g g g c

A, B, C, D Slow 20 – 25 9 ft. g g g g

A, B, C, D, E, F Free 25 – 30 10 ft. g g g g g g

A, B, C, D, E, F Speed 30 – 35 11 – 12 ft. g g g c c c

A Rural above 35 12 ft. g g

PA R K I N G LANE
WIDTH
PARKING LANE WIDTH
PUBLIC FRONTAGE TARGET SPEED (MPH) PARALLEL ANGLED
Yield 20 or less 6 ft NA
C, D Slow 20 – 25 7 ft. g g

D, E, F Free 20 – 30 17 ft. g g g g

C, D, E, F Speed, Rural 25 – 35 8 ft. g g g g g

CURB RADIUS
CURB RADIUS (NO BULB-
PUBLIC FRONTAGE TARGET SPEED (MPH) OUT) *
A, B, C Yield 20 or less 5 – 10 ft. g g g

A, B, C, D Slow 20 – 25 10 – 15 ft. c g g g g g

A, B, C, D, E, F Free 25 – 30 15 – 20 ft. c g g g g g

A, B, C, D, E, F Speed 30 – 35 20 – 30 ft. g

* Dimensions with parking on each leg of intersection. Both tangent sections adjacent to the curb return must be parked,
or else curb radii must be evaluated using “design vehicle” and AutoTurn or turning templates. For uncurbed streets add
1' of travel lane width.

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Table 4. PUBLIC FRONTAGE TYPES

Public Frontage Type A B C D E F
Transect 1,2 1,2,3 3,4 3,4,5 4,5 4,5,6

i. Assembly: The principal variables are the type

and dimension of curbs, walkways, planters and
landscape.

Total Width 14-24 feet 12-24 feet 12-18 feet 12-18 feet 14-24 feet 14-24 feet

ii. Curbing: The detailing of the edge of the

vehicular way, incorporating drainage.

Type Open Swale Open Swale Raised Curb Raised Curb Raised Curb Raised Curb
Cuts Radius @ 10 - Ramp at 1:12 Ramp at 1:12 Ramp at 1:12 Ramp at 1:12 Ramp at 1:12
30 feet slope slope slope slope slope
iii. Walkway: The portion of the thoroughfare
dedicated exclusively to pedestrian activity

Type Path Optional Path Sidewalk Sidewalk Sidewalk Sidewalk

Width n/a 4 - 6 feet 4 - 6 feet 4 - 8 feet 8 - 18 feet 10 - 20 feet

iv. Planter: The portion of the thoroughfare

accommodating street trees and other landscape.

Arrangement Clustered Clustered Regular Regular Regular Opportunistic

Type Dissimilar Dissimilar Dissimilar Similar Similar Similar
Species Alternating Alternating Alternating Alternating Alternating Single
Spacing n/a n/a n/a Regular Regular Regular / Irregular
Planter Type Continuous Swale Continuous Swale Continuous Planter Continuous Planter Continuous Planter Tree Well
Planter Width 14 - 24 feet 8 - 20 feet 8 -12 feet 8 - 14 feet 6 - 16 feet 4 - 6 feet
Public Planting Type Columnar, Oval, Columnar, Oval, Rounded, Coni- Columnar, Columnar, Columnar,
Rounded, Coni- Rounded, Coni- cal, Spreading, Rounded, Rounded, Pole Rounded, Pole
cal, Spreading, cal, Spreading, Vase, Pole Vase, Pole
Vase, Pole Vase, Pole
v. Verge: Provides allowable locations for public
infrastructure and public furniture outside of
access ways

Verge Width 3 feet* 3 feet*

4 feet* 4 feet* 5 feet* 5 feet*
Verge Material match planter match planter
match planter match planter match planter match sidewalk
or pervious
pavement
Lighting Type Pipe, Cobra- Pipe, Cobra- P o s t , P i p e , Pipe, Column Pipe, Column, C o l u m n ,
(Table 7P) head head Column Bollard Double Column
* Verge should begin within 2 feet of the curbe or edge of pavement.

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1703-7.30 Specific to Thoroughfares

Table 5. UTILITY EASEMENTS

A. TYPICAL SECTION WITH ALLEY

None Wet Utilities None

Public Transportation Way Public

frontage frontage

Private lot Thoroughfare Assembly Private lot

B. TYPICAL SECTION WITHOUT ALLEY

Dry Utilities (alt.) Wet Utilities

Dry Utilities
Public Transportation Way Public
frontage frontage

Private lot Thoroughfare Assembly Private lot

B. TYPICAL ALLEY SECTION

Dry Utilities

Transportation
Way

Private lot Thoroughfare Private lot

Assembly

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Table 6. EFFECTIVE TURN RADIUS

On-street parking creates wider turning radius, the "effective turn radius", than provided by the physical curb
radius alone.

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1703-7.30 Specific to Thoroughfares

Table 7. PRE-APPROVED ASSEMBLIES

KEY ST-57-20-SH 44’ 50’
24’ 28’
Thoroughfare Type

Right of Way Width

Parking Lane

Parking Lane
Travel Lane
Travel Lane
Yield Lane
Frontage

Frontage
Pavement Width

Frontage

Frontage
(face of curb to face of curb)

Public

Public

Public

Public
Transportation
10’ 8’ 16’ 10’ 11’ 8’ 10’ 10’ 11’
THOROUGHFARE TYPES
Avenue: AV
Boulevard: BV
Parkway: PW
Commercial Street: CS
Drive: DR
Street: ST
Rear Alley: RA
Rear Lane: RL

Assembly Designation ST-44-24 ST-50-28

Thoroughfare Type Street Street
Transect T3, T4* T4, T5
Right-of-Way Width 44 ft. 50 ft.
Pavement Width 24 ft. 28 ft.
Transportation Way
Vehicular Lane(s) Yield Lane: Two way @ 16 ft. Two @ 20 ft.
Parking Lanes One lane parallel @ 8 ft. One lane parallel @ 8 ft.
Movement Type Yield Slow
Median Width n/a n/a
Median Planting n/a n/a
Median Surface n/a n/a
Target Speed 15 mph 20 mph
Bicycle Provision Shared lane Shared lane
Transit Provision n/a n/a
Public Frontage D D
Assembly Width 11 ft. 11 ft. 12ft.
Public Frontage Type D D F
Transect T3 T4 T4, T5

Type Vertical Vertical Vertical Curb

Curbing Curb Cut Radius Radius Radius
Radius 10 ft. 10 ft. 10 ft.
Width 5 ft. 5 – 6 ft. 5 ft.
Walkway
Surface Concrete Concrete Concrete
Type | Size Continuous | 6 ft. Continuous | 5 – 6 ft. Treewells | 5 ft.
Arrangement Regular Regular Regular
Species Alternating Alternating Alternating
Planter
Spacing 40 ft. o.c. avg. 30 ft. o.c. 30 ft. o.c.
Surface Ground cover or grass Ground cover or grass Grate
Street Tree Size Medium Shade Medium Shade Medium Shade
Width 3 ft. 3 ft. 5 ft.
Verge Lighting Type Post Post Post
Lighting Spacing At intersections At intersections At intersections

ST-44 -24 Note: Structures on this thoroughfare must be within 150' of a 20' clear fire access road

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Specific to Thoroughfares 1703-7.30

PRE-APPROVED ASSEMBLIES CONT.

KEY ST-57-20-SH 60’ 54’
36’ 36’
Thoroughfare Type

Public Frontage
Parking Lane

Parking Lane

Parking Lane

Parking Lane
Right of Way Width

Travel Lane

Travel Lane

Travel Lane
Travel Lane
Frontage

Frontage

Frontage
Pavement Width

Public
(face of curb to face of curb)

Public

Public
Transportation
12’ 8’ 10’ 10’ 8’ 12’ 12’ 8’ 10’ 10’ 8’ 6’
1
THOROUGHFARE TYPES
Avenue: AV
Boulevard: BV
Parkway: PW
Commercial Street: CS
Drive: DR
Street: ST
Rear Alley: RA
Rear Lane: RL

Assembly Designation ST-60-36 CS-55-36

Thoroughfare Type Street Commercial Street
Transect T4, T5 T4, T5
Right-of-Way Width 60 ft. 55 ft.
Pavement Width 36 ft. 36 ft.
Transportation Way
Vehicular Lane(s) Two Lanes: Two way, one lane each way @ 10 ft. Two Lanes: Two way, one lane each way @ 10 ft.
Parking Lanes Two lanes parallel @ 8 ft. Two lane parallel @ 8 ft.
Movement Type Free Free
Median Width n/a n/a
Median Planting n/a n/a
Median Surface n/a n/a
Target Speed 25 mph 25 mph
Bicycle Provision Sharrow Sharrow
Transit Provision Bus route Bus route
Public Frontage D, F F
Assembly Width 12 ft. 12 ft. 12 ft.
Public Frontage Type D F F
Transect T4 T4, T5 T4, T5

Type Vertical Vertical Vertical Curb

Curbing Curb Cut Radius Radius Radius
Radius 5 ft. 5 ft. 5 ft.
Width 6 ft. 6 ft. 9.5 ft.
Walkway
Surface Concrete Concrete Concrete
Type | Size Continuous | 6 ft. Tree well | 6 ft. Tree well | 4 ft.
Arrangement Regular Regular Regular
Species Alternating Alternating Alternating
Planter
Spacing 40 ft. o.c. avg. 30 ft. o.c. avg. 30 ft. o.c. avg.
Surface Ground cover or grass Pervious paving Pervious paving
Street Tree Size Large Shade Large Shade Large Shade
Width 6 ft. 6 ft. 6 ft.
Verge Lighting Type Pipe, Column Column Column
Lighting Spacing 80 ft. o.c. 60 ft. o.c. 60 ft. o.c.

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1703-7.30 Specific to Thoroughfares

PUBLIC PLANTING (cont.)

Tree Canopy Characteristics (cont.)

Specific Name Size (height Transect Planting Produce / Special

Type CS Native
(Botanical Name) x spread) District Pattern Color in Bloom Instructions

MEDIUM Pyramidal Euro-

PK, GR, Allee
SHADE pean Hornbeam T2, T3, Nut /
TREES 30’ x 20’ SQ, PG, No Regular
(Carpinus betulus T4, T5 N/A
(45 ft - PZ Clustered
30 ft at
fastigiata) Vase
maturity) PK, GR, Allee
Sargent Cherry T2, T3, Drupe /
30’ x 30’ SQ, PG, No Regular
(Prunus sargentii) T4, T5 Pink
PZ Clustered
Vase

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Specific to Thoroughfares 1703-7.30

PUBLIC PLANTING (cont.)

Tree Canopy Characteristics

Specific Name Size (height Planting Produce / Special

Type Transect Native
(Botanical Name) x spread) Pattern Color in Bloom Instructions

ORN- Eastern Redbud Allee

MEN- Pod / Good for natu-
TAL (Cercis canaden- 20' x 25' All Yes Regular
Pink ralized areas.
TREES sis) Clustered
Rounded
Witchhazel
Regular Capsule / Good for natu-
(Hamamelis vir- 15’ x 15’ All Yes
Clustered Yellow ralized areas.
giniana)
Rounded

Mountain Laurel Regular Capsule / Good for natu-

10’ x 10’ All Yes
(Kalmia latifolia) Clustered White-Pink ralized areas.
Rounded

Cornelian Cherry T2, T3, Regular Drupe /

20’ x 15’ No
(Cornus mas) T4, Clustered Yellow
Rounded
Siberian Crabap- Allee
T3, T4, Drupe /
plen 25' x 25' No Regular
T5 Pink
(Malus baccata) Clustered
Spreading
Upright Siberian
Allee
Crabappler T2, T3, Drupe /
30' x 10' No Regular
(Malus baccata T4, T5 Cream
Clustered
columnaris) Columnar
Radiant Cra- Allee
T3, T4, Drupe /
bapple 25' x 25' No Regular
T5 Red-Pink
(Malus 'radiant') Clustered
Rounded
Snowdrift Cra- Allee
T2, T3, Drupe /
bapple 20’ x 20’ No Regular
T4, T5 White
(Malus snowdrift) Clustered
Rounded

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1703-7.30 Specific to Thoroughfares

PUBLIC PLANTING (cont.)

Tree Canopy Characteristics (cont.)

Specific Name Size (height Planting Produce / Special

Type Transect Native
(Botanical Name) x spread) Pattern Color in Bloom Instructions

CONIF- Requires both

EROUS American Holly
TREES (Ilex opaca) 20’ x 15’ All yes Clustered Drupe/White female and
(Not to male for fruit.
be used Pyramidal
as street Intolerant of
trees.) Eastern White Pine
50'x20' All yes Clustered Cone/NA air pollutants &
(Pinus strobus)
salts.
Pyramidal

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Table 9. TREE PLANTING PATTERN

Regular Naturalistic / Clustered
a. Arrangement
Opportunistic arrangement is not
illustrated.

Single Varied
b. Type Mix

Single Alternating
c. Species

Regular Irregular
d. Spacing

City of Cincinnati Form-Based Code Final Draft 7-25